Kingston Plan · Cade, LA 70560

$260,500

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 919 Days on market

Good condition

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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 +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Kingston, a new home floor plan in New Iberia, Louisiana, located in Coteau Ridge. You'll have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hard surface flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed

Key facts

• 2 garage spots
• Listed 919 days

🏗️ New construction. The $260,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $250,278.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.

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 $260k).
• Recommended offer: $229k (12.0% 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 $8k 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 $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 919 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 919 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 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.49%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $250,278
• List price: $260,500
• Delta: 4.08%
• 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
1515 Colonel Rdg	0.09mi	5/3.0 (+1)	2,087 (+0%)	1mo	$267,500	$128	85
1605 Penrose Rdg	0.12mi	5/3.0 (+1)	2,087 (+0%)	3mo	$272,500	$131	82
1518 Ashland Rdg	0.18mi	5/3.0 (+1)	2,087 (+0%)	3mo	$267,500	$128	80
1507 Highland Dr	0.17mi	5/3.0 (+1)	2,087 (+0%)	4mo	$267,500	$128	79
1601 Colonel Rdg	0.07mi	4/2.0	1,874 (-10%)	2mo	$255,500	$136	78
1514 Colonel Rdg	0.13mi	4/2.0	1,874 (-10%)	1mo	$250,500	$134	77
1513 Colonel Rdg	0.10mi	4/2.0	1,836 (-12%)	1mo	$247,500	$135	75
1518 Colonel Rdg	0.08mi	4/2.0	1,836 (-12%)	2mo	$250,000	$136	75
1515 Ashland Rdg	0.17mi	4/2.0	1,874 (-10%)	6mo	$252,500	$135	71
1503 Highland Dr	0.17mi	4/2.0	1,836 (-12%)	7mo	$247,500	$135	67
1511 Highland Dr	0.17mi	4/2.0	1,836 (-12%)	7mo	$247,500	$135	67
1516 Ashland Rdg	0.23mi	4/2.0	1,836 (-12%)	5mo	$247,500	$135	66

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $50,606
• Equity at exit: $37,317

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $161,620
• Equity at exit: $21,639

Cash invested: $70,078 (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: 5.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,312
• Tax est. 1.5%: −$313 /mo · $3,754/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,430

Break-even live

Break-even rent $2,189

Max offer price $250,278

Occupancy floor 59%

Sensitivity live

Price	-10% $1,603	-5% $1,517	+0% $1,430	+5% $1,344	+10% $1,257
Rent	-10% $1,114	-5% $1,272	+0% $1,430	+5% $1,588	+10% $1,746
Rate	-1.0pp $1,556	-0.5pp $1,494	base $1,430	+0.5pp $1,366	+1.0pp $1,300

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: $62,570
• Closing costs: $7,508
• 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	21d	1	0.04mi

Listing history 18 events

1. 2026-06-18
   days on market $260,500 Active 919 DOM
2. 2026-06-17
   days on market $260,500 Active 918 DOM
3. 2026-06-16
   days on market $260,500 Active 917 DOM
4. 2026-06-15
   days on market $260,500 Active 916 DOM
5. 2026-06-14
   days on market $260,500 Active 914 DOM
6. 2026-06-13
   days on market $260,500 Active 913 DOM
7. 2026-06-10
   days on market $260,500 Active 911 DOM
8. 2026-06-09
   days on market $260,500 Active 910 DOM
9. 2026-06-08
   days on market $260,500 Active 909 DOM
10. 2026-06-07
    days on market $260,500 Active 908 DOM
11. 2026-06-05
    days on market $260,500 Active 905 DOM
12. 2026-06-03
    days on market $260,500 Active 904 DOM
13. 2026-06-02
    days on market $260,500 Active 903 DOM
14. 2026-06-01
    days on market $260,500 Active 902 DOM
15. 2026-05-31
    days on market $260,500 Active 901 DOM
16. 2026-05-30
    days on market $260,500 Active 900 DOM
17. 2024-03-14
    price $260,500 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Kingston, a new home floor plan in New Iberia, Louisiana, located in Coteau Ridge. You'll have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hard surface flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed

18. 2023-12-13
    listed $255,500 Active 1495-char remark

    Show marketing remark (1495 chars)

    Welcome to the Kingston, a new home floor plan in New Iberia, Louisiana, located in Coteau Ridge. You'll have plenty of room to comfortably accommodate friends and family within the 4-bedroom, 2-bathroom, open concept, split floorplan with 2 car garage. As you enter the Kingston you will be greeted with two bedrooms at the front of the home that are near the full guest bathroom, while the main bedroom suite and ensuite bathroom is located at the back of the home for privacy. The fourth bedroom is next to the kitchen and can serve as an optional den, office, guest bedroom, nursery, or game room, providing extra space for work or for play. The Kingston has a spacious family room with windows that overlook the covered patio and backyard, contributing to plenty of natural light. The kitchen has ample countertop space and an oversized island, that easily fits 5 bar stools, ideal for breakfast time and casual dining. The kitchen is open to the dining space which is open to the living space. A few of the modern finishes included are granite kitchen and bathroom countertops, subway tile backsplash, hard surface flooring in the main areas, tile flooring in the wet areas, stainless steel gas range, dishwasher, and micro hood and recessed lighting. Enjoy peace of mind knowing your new home has an Energy Star certification, which makes it as energy efficient as possible! This home will receive our top-notch warranties and complimentary Smart Home Automation System, which is designed

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

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$14,019
• − Property taxes: −$3,754
• − Insurance: −$1,251
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,281
• Taxable income: $14,014
• Est. tax owed @ 24.0%: −$3,363
• After-tax cash flow: $13,801/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a modern kitchen and bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — Improves curb appeal and adds value for both resale and rental. ↑

ⓘ 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

+2.0% since first listed

2 events — show timeline

• 2024-03-14 Price Changed $260,500 Zillow
• 2023-12-13 Listed $255,500 Zillow