315 Belaire Dr · New Iberia, LA 70563

$140,000

3 bd · 2.0 ba · 1,489 sqft · Other · 128 Days on market

0.28 ac lot $94/sqft · 19% below area Est $174k · 19% under ↓ 3% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom home offers the perfect blend of established neighborhood character and the rare luxury of open-space living. Situated on a generous 82' x 150' lot, this property provides a sense of scale and privacy that is hard to find in modern developments. A massive additional room serves as the ultimate ''choose your own adventure'' space--perfect for a secondary living area, a dedicated media room, or a rowdy game room. Tucked off to the side is a specialized open area designed for projects, hobbies, or a home office. Beyond the bedrooms, the one-car garage features ample built-in storage to keep your gear organized and out of sight. The backyard is where this property truly shines. Because it borders an open field, you get the benefit of a neighborhood feel in the front and total tranquility in the back.A large covered patio acts as an outdoor living room--perfect for hosting summer BBQs or simply sipping coffee while watching the sun set over the field.

Key facts

• Open space living
• Large covered patio
• 0.28 acre lot

Tags

• OPEN SPACE LIVING
• MASSIVE ADDITIONAL ROOM
• SPECIALIZED OPEN AREA
• AMPLE BUILT IN STORAGE
• LARGE COVERED PATIO
• BORDERS AN OPEN FIELD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.8% in New Iberia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#33 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, crime F, employment F.
• Iberia Parish (other): math 32% / reading 43% proficiency, ranked #27 of 98 in LA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Iberia County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $173,739
• List price: $140,000
• Delta: -19.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,870
• Equity at exit: $20,874

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $39,630
• Equity at exit: $12,105

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70563

• Home prices YoY: -35.0%
• Active inventory: 141
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $433

Break-even live

Break-even rent $1,104

Max offer price $140,000

Occupancy floor 69%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 128 DOM
2. 2026-06-17
   price $140,000 Active 127 DOM
3. 2026-06-17
   days on market $150,000 Active 127 DOM
4. 2026-06-16
   days on market $150,000 Active 126 DOM
5. 2026-06-15
   days on market $150,000 Active 125 DOM
6. 2026-06-14
   days on market $150,000 Active 123 DOM
7. 2026-06-13
   days on market $150,000 Active 122 DOM
8. 2026-06-10
   days on market $150,000 Active 120 DOM
9. 2026-06-09
   days on market $150,000 Active 119 DOM
10. 2026-06-08
    days on market $150,000 Active 118 DOM
11. 2026-06-07
    days on market $150,000 Active 117 DOM
12. 2026-06-05
    days on market $150,000 Active 114 DOM
13. 2026-06-03
    days on market $150,000 Active 113 DOM
14. 2026-06-02
    days on market $150,000 Active 112 DOM
15. 2026-06-01
    days on market $150,000 Active 111 DOM
16. 2026-05-31
    days on market $150,000 Active 110 DOM
17. 2026-05-30
    days on market $150,000 Active 109 DOM
18. 2026-04-09
    status Active 996-char remark

    Show marketing remark (996 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of established neighborhood character and the rare luxury of open-space living. Situated on a generous 82' x 150' lot, this property provides a sense of scale and privacy that is hard to find in modern developments. A massive additional room serves as the ultimate ''choose your own adventure'' space--perfect for a secondary living area, a dedicated media room, or a rowdy game room. Tucked off to the side is a specialized open area designed for projects, hobbies, or a home office. Beyond the bedrooms, the one-car garage features ample built-in storage to keep your gear organized and out of sight. The backyard is where this property truly shines. Because it borders an open field, you get the benefit of a neighborhood feel in the front and total tranquility in the back.A large covered patio acts as an outdoor living room--perfect for hosting summer BBQs or simply sipping coffee while watching the sun set over the field.

19. 2026-04-06
    status Pending 996-char remark

    Show marketing remark (996 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of established neighborhood character and the rare luxury of open-space living. Situated on a generous 82' x 150' lot, this property provides a sense of scale and privacy that is hard to find in modern developments. A massive additional room serves as the ultimate ''choose your own adventure'' space--perfect for a secondary living area, a dedicated media room, or a rowdy game room. Tucked off to the side is a specialized open area designed for projects, hobbies, or a home office. Beyond the bedrooms, the one-car garage features ample built-in storage to keep your gear organized and out of sight. The backyard is where this property truly shines. Because it borders an open field, you get the benefit of a neighborhood feel in the front and total tranquility in the back.A large covered patio acts as an outdoor living room--perfect for hosting summer BBQs or simply sipping coffee while watching the sun set over the field.

20. 2026-02-25
    price $150,000 996-char remark

    Show marketing remark (996 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of established neighborhood character and the rare luxury of open-space living. Situated on a generous 82' x 150' lot, this property provides a sense of scale and privacy that is hard to find in modern developments. A massive additional room serves as the ultimate ''choose your own adventure'' space--perfect for a secondary living area, a dedicated media room, or a rowdy game room. Tucked off to the side is a specialized open area designed for projects, hobbies, or a home office. Beyond the bedrooms, the one-car garage features ample built-in storage to keep your gear organized and out of sight. The backyard is where this property truly shines. Because it borders an open field, you get the benefit of a neighborhood feel in the front and total tranquility in the back.A large covered patio acts as an outdoor living room--perfect for hosting summer BBQs or simply sipping coffee while watching the sun set over the field.

21. 2026-02-06
    listed $155,000 Active 996-char remark

    Show marketing remark (996 chars)

    This charming 3-bedroom, 2-bathroom home offers the perfect blend of established neighborhood character and the rare luxury of open-space living. Situated on a generous 82' x 150' lot, this property provides a sense of scale and privacy that is hard to find in modern developments. A massive additional room serves as the ultimate ''choose your own adventure'' space--perfect for a secondary living area, a dedicated media room, or a rowdy game room. Tucked off to the side is a specialized open area designed for projects, hobbies, or a home office. Beyond the bedrooms, the one-car garage features ample built-in storage to keep your gear organized and out of sight. The backyard is where this property truly shines. Because it borders an open field, you get the benefit of a neighborhood feel in the front and total tranquility in the back.A large covered patio acts as an outdoor living room--perfect for hosting summer BBQs or simply sipping coffee while watching the sun set over the field.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $956 · $80/mo
• Projected year-2 tax: $956 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,829
• − Mortgage interest: −$7,842
• − Property taxes: −$956
• − Insurance: −$700
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$4,073
• Taxable income: $3,085
• Est. tax owed @ 24.0%: −$740
• After-tax cash flow: $4,458/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Iberia Parish
• NCES district ID: 2200720
• Math proficiency: 32% ▼ -43.00%
• Reading proficiency: 43% ▼ -35.00%
• Median HH income: $43,289
• Composite: 31.74/100
• National rank: #5904
• State rank: #27 of 98 in LA

Livability — New Iberia

• Score: 73/100
• State rank: #33
• US rank: #5376

Category grades

Amenities C Commute D+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,947

Population outlook (Iberia County) Hauer SSP2

• Today (2025): 74,632 people
• By 2030: 74,368 · -0.4%
• By 2040: 73,223 · -1.9%
• By 2050: 71,728 · -3.9%
• By 2075: 69,028 · -7.5%
• By 2100: 65,018 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 19% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Iberia

• 2024 margin: Solid R (+34.1) · D 32.4% · R 66.5% · Other 1.1%
• 2008→2024 swing: -11.1pp toward R · 2008: -23.0pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+31.2 2016: R+31.4 2012: R+26.2 2008: R+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.52%
• Current HPI: 146.1556
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-3.2% since first listed

4 events — show timeline

• 2026-04-09 Relisted — AcadianaMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-02-25 Price Changed $150,000 AcadianaMLS
• 2026-02-06 Listed $155,000 AcadianaMLS

Property tax history

+4.5%/yr

Latest (2025): $956 · +1.6% YoY. Source: county tax records.