1506 Colonel Rdg · Cade, LA 70560

$247,500

4 bd · 2.0 ba · 1,836 sqft · SingleFamily · 65 Days on market

Excellent condition 6,098 sqft lot $135/sqft · at area comps Est $245k · at est. $33/mo HOA · 1% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.1/15.0
• Condition / age +4.8/5.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the epitome of Louisiana living with DR Horton, where innovation, elegance, and unparalleled value converge. As America's premier homebuilder, DR Horton offers exceptional homeownership opportunities across various captivating neighborhoods. Each home reflects their commitment to quality, designed to exceed expectations. Benefits include a minimum of $5000 towards closing costs and highly competitive interest rates, making your dream home more attainable.Experience the future of home living with cutting-edge smart home technology. Each residence features intuitive devices like Ring doorbells, smart garage controls, advanced thermostats, and robust security systems, all managed effortlessly through Alexa and your mobile device. This blend of convenience and innovation enriches your daily life and promotes energy efficiency, ensuring your home is as cost-effective as it is comfortable.DR Horton homes cater to your lifestyle with versatile floor plans, expansive walk-in closets, open living spaces, convenient 2-car garages, and serene covered patios. These spaces provide the perfect backdrop for relaxation and entertainment.Join the legacy of excellence with DR Horton in Louisiana. Explore a world where your home is a foundation for adventure and tranquility, crafted with precision and care for the modern homeowner. Call today and step into a future where your home is not just a place to reside, but a place to thrive.With DR Horton, let's build not just houses, but homes filled with memories, dreams, and a sense of belonging.Estimated ready to close date - July 21st

Key facts

• Advanced thermostats
• Energy efficiency
• Ring doorbells

Tags

• SMART HOME TECHNOLOGY
• RING DOORBELLS
• SMART GARAGE CONTROLS
• ADVANCED THERMOSTATS
• ROBUST SECURITY SYSTEMS
• ENERGY EFFICIENCY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $248k).
• Recommended offer: $233k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 5.3% in Cade — 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 53/100 on livability (#389 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: schools F, amenities F, commute 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: 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.62% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.53%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $245,139
• List price: $247,500
• Delta: 0.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1513 Colonel Rdg	0.02mi	4/2.0	1,836 (0%)	1mo	$247,500	$135	98
1518 Colonel Rdg	0.01mi	4/2.0	1,836 (0%)	2mo	$250,000	$136	98
1514 Colonel Rdg	0.05mi	4/2.0	1,874 (+2%)	1mo	$250,500	$134	94
1601 Colonel Rdg	0.03mi	4/2.0	1,874 (+2%)	2mo	$255,500	$136	93
1519 Colonel Rdg	0.02mi	4/2.0	1,706 (-7%)	3mo	$240,500	$141	85
1517 Colonel Rdg	0.02mi	3/2.0 (-1)	1,616 (-12%)	2mo	$234,500	$145	73
1609 Penrose Rdg	0.02mi	3/2.0 (-1)	1,613 (-12%)	4mo	$237,000	$147	71
1515 Colonel Rdg	0.01mi	5/3.0 (+1)	2,087 (+14%)	1mo	$267,500	$128	67
1600 Ashland Rdg	0.14mi	3/2.0 (-1)	1,613 (-12%)	5mo	$234,500	$145	64
1605 Penrose Rdg	0.04mi	5/3.0 (+1)	2,087 (+14%)	3mo	$272,500	$131	64
1518 Ashland Rdg	0.10mi	5/3.0 (+1)	2,087 (+14%)	3mo	$267,500	$128	61
1507 Highland Dr	0.10mi	5/3.0 (+1)	2,087 (+14%)	4mo	$267,500	$128	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 1.72×
• Total profit: $50,198
• Equity at exit: $36,903

10-year hold

• IRR: 26.4%
• Equity multiple: 3.31×
• Total profit: $160,216
• Equity at exit: $21,399

Cash invested: $69,300 (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 70560

• Home prices YoY: -29.8%
• Active inventory: 237
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,298
• Tax est. 1.5%: −$309 /mo · $3,712/yr
• Insurance: −$103
• HOA: −$33
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,417

Break-even live

Break-even rent $2,207

Max offer price $247,500

Occupancy floor 60%

Sensitivity live

Price	-10% $1,588	-5% $1,502	+0% $1,417	+5% $1,331	+10% $1,246
Rent	-10% $1,101	-5% $1,259	+0% $1,417	+5% $1,575	+10% $1,733
Rate	-1.0pp $1,541	-0.5pp $1,480	base $1,417	+0.5pp $1,352	+1.0pp $1,287

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Saddle Back Rdg New Iberia, LA	4.0	2.0	1874	$4,000	$2.13	22d	1	0.06mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-18
   days on market $247,500 Active 65 DOM
2. 2026-06-17
   days on market $247,500 Active 64 DOM
3. 2026-06-16
   days on market $247,500 Active 63 DOM
4. 2026-06-15
   days on market $247,500 Active 62 DOM
5. 2026-06-14
   days on market $247,500 Active 60 DOM
6. 2026-06-13
   days on market $247,500 Active 59 DOM
7. 2026-06-10
   days on market $247,500 Active 57 DOM
8. 2026-06-09
   days on market $247,500 Active 56 DOM
9. 2026-06-08
   days on market $247,500 Active 55 DOM
10. 2026-06-07
    days on market $247,500 Active 54 DOM
11. 2026-06-05
    days on market $247,500 Active 51 DOM
12. 2026-06-03
    days on market $247,500 Active 50 DOM
13. 2026-06-02
    days on market $247,500 Active 49 DOM
14. 2026-06-01
    days on market $247,500 Active 48 DOM
15. 2026-05-31
    days on market $247,500 Active 47 DOM
16. 2026-05-30
    days on market $247,500 Active 46 DOM
17. 2026-04-14
    listed $247,500 Active 1598-char remark

    Show marketing remark (1598 chars)

    Discover the epitome of Louisiana living with DR Horton, where innovation, elegance, and unparalleled value converge. As America's premier homebuilder, DR Horton offers exceptional homeownership opportunities across various captivating neighborhoods. Each home reflects their commitment to quality, designed to exceed expectations. Benefits include a minimum of $5000 towards closing costs and highly competitive interest rates, making your dream home more attainable.Experience the future of home living with cutting-edge smart home technology. Each residence features intuitive devices like Ring doorbells, smart garage controls, advanced thermostats, and robust security systems, all managed effortlessly through Alexa and your mobile device. This blend of convenience and innovation enriches your daily life and promotes energy efficiency, ensuring your home is as cost-effective as it is comfortable.DR Horton homes cater to your lifestyle with versatile floor plans, expansive walk-in closets, open living spaces, convenient 2-car garages, and serene covered patios. These spaces provide the perfect backdrop for relaxation and entertainment.Join the legacy of excellence with DR Horton in Louisiana. Explore a world where your home is a foundation for adventure and tranquility, crafted with precision and care for the modern homeowner. Call today and step into a future where your home is not just a place to reside, but a place to thrive.With DR Horton, let's build not just houses, but homes filled with memories, dreams, and a sense of belonging.Estimated ready to close date - July 21st

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $48,000
• − Mortgage interest: −$13,864
• − Property taxes: −$3,712
• − Insurance: −$1,238
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$396
• − Depreciation: −$7,200
• Taxable income: $13,910
• Est. tax owed @ 24.0%: −$3,338
• After-tax cash flow: $13,661/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Smart home technology installation — Enhances convenience and adds value to the home

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Smart home technology installation — Enhances convenience and adds value to the home ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cade

• Score: 53/100
• State rank: #389
• US rank: #24247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 87
• Population (ZIP): 37,589

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 52% Black 35% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 11% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Spanish 2% Other Asian/Pacific 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: ▼ -65.82%
• Current HPI: 154.9018
• 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

1 event — show timeline

• 2026-04-14 Listed $247,500 AcadianaMLS