907 West End Dr · New Iberia, LA 70560

$90,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily · 173 Days on market

Good condition 7,405 sqft lot $66/sqft · 14% below area Est $104k · 14% under $55/mo HOA · 5% of rent

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +13.7/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fence and ALL appliances included!! Welcome Home! This affordable 3-bedroom, 2-bathroom brick home is located in a peaceful subdivision, offering the perfect blend of comfort and convenience. Enjoy the covered carport for 1 car, and a slab foundation ensuring a stable and solid living space. Step inside to find a galley style kitchen featuring all appliances, ample counterspace perfect for meal preparation and an abundance of cabinets for extra storage. The dining is located off the kitchen and seamlessly flows into the spacious living room. Down the hall, you'll find two guest bedrooms and a guest bathroom, a separate laundry closet (washer and dryer included!) and the primary bedroom.

Key facts

• Slab foundation
• Covered carport
• Ample counterspace

Tags

• COVERED CARPORT
• SLAB FOUNDATION
• GALLEY STYLE KITCHEN
• AMPLE COUNTERSPACE
• ABUNDANCE OF CABINETS
• PRIVATE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.3% 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.
• Zoned schools: Park Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 275 students, 88% FRL); Anderson Middle School (math 19% / reading 38%, grade F, #119 of 218 statewide, top 57%, 399 students, 86% FRL); Westgate High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 993 students, 77% FRL) — zoned schools average 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 352 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.12% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (median comp): $104,488
• List price: $90,000
• Delta: -13.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 West End Dr	0.02mi	3/2.0	1,384 (+2%)	12mo	$104,000	$75	86
903 West End Dr	0.18mi	3/2.0	1,360 (0%)	10mo	$95,600	$70	83
1211 Lombard St	0.34mi	3/2.0	1,384 (+2%)	14mo	$104,000	$75	70
911 West End Dr	0.00mi	4/2.0 (+1)	1,500 (+10%)	10mo	$105,000	$70	69
905 West End Dr	0.18mi	4/2.0 (+1)	1,500 (+10%)	3mo	$110,000	$73	67
1000 Verna St	0.46mi	3/2.0	1,305 (-4%)	18mo	$176,000	$135	57
1519 Anderson St	0.44mi	3/2.0	1,515 (+11%)	16mo	$187,990	$124	48

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-6,980
• Equity at exit: $13,419

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $3,850
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 6 under contract
• Months of supply: 38.0 mo (3%/mo absorbed)
• Median asking: $90,000 ($65/sqft)
• Median days on market: 87 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +18.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70560

• Home prices YoY: -29.8%
• Active inventory: 352
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$55
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $119

Break-even live

Break-even rent $857

Max offer price $90,000

Occupancy floor 83%

Sensitivity live

Price	-10% $181	-5% $150	+0% $119	+5% $88	+10% $56
Rent	-10% $39	-5% $79	+0% $119	+5% $158	+10% $198
Rate	-1.0pp $164	-0.5pp $142	base $119	+0.5pp $95	+1.0pp $72

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	139d	1	0.62mi
405 Johnston St New Iberia, LA	3.0	1.0	1677	$750	$0.45	4d	1	0.98mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,579	$1.56	0d	25	1.00mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	139d	1	1.49mi

Property features AI

Finance

• HOA & community: Association with managementAssociation fee $55 monthly

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Community sewerElectric service by CLECO
• Home design: Single family residenceCity street frontagePaved road frontage
• Construction: Brick veneer/brick constructionComposition roof
• Exterior features: Exterior lightingCovered patio/porch

Interior

• Kitchen: DishwasherRefrigerator
• Flooring: Vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Walk-in closetsCultured marble countersFormica countersWindow treatments
• Laundry & utility: Washer hookupElectric dryer hookupWasherDryer

Listing history 50 events

1. 2026-09-24
   days on market $90,000 Active 173 DOM
2. 2026-09-24
   days on market $90,000 Active 172 DOM
3. 2026-09-22
   days on market $90,000 Active 171 DOM
4. 2026-09-21
   days on market $90,000 Active 170 DOM
5. 2026-09-20
   days on market $90,000 Active 169 DOM
6. 2026-09-18
   days on market $90,000 Active 167 DOM
7. 2026-09-17
   days on market $90,000 Active 166 DOM
8. 2026-09-16
   days on market $90,000 Active 165 DOM
9. 2026-09-15
   days on market $90,000 Active 164 DOM
10. 2026-09-14
    days on market $90,000 Active 163 DOM
11. 2026-09-13
    days on market $90,000 Active 162 DOM
12. 2026-09-12
    days on market $90,000 Active 161 DOM
13. 2026-09-11
    days on market $90,000 Active 160 DOM
14. 2026-09-05
    days on market $90,000 Active 154 DOM
15. 2026-09-04
    days on market $90,000 Active 153 DOM
16. 2026-09-03
    days on market $90,000 Active 152 DOM
17. 2026-08-31
    days on market $90,000 Active 149 DOM
18. 2026-08-30
    days on market $90,000 Active 148 DOM
19. 2026-08-29
    days on market $90,000 Active 147 DOM
20. 2026-08-28
    days on market $90,000 Active 146 DOM
21. 2026-08-27
    days on market $90,000 Active 145 DOM
22. 2026-08-25
    days on market $90,000 Active 143 DOM
23. 2026-08-24
    days on market $90,000 Active 142 DOM
24. 2026-08-23
    days on market $90,000 Active 141 DOM
25. 2026-08-22
    days on market $90,000 Active 140 DOM
26. 2026-08-21
    days on market $90,000 Active 139 DOM
27. 2026-08-20
    days on market $90,000 Active 138 DOM
28. 2026-08-19
    days on market $90,000 Active 137 DOM
29. 2026-08-18
    days on market $90,000 Active 136 DOM
30. 2026-08-17
    days on market $90,000 Active 135 DOM
31. 2026-08-16
    days on market $90,000 Active 134 DOM
32. 2026-08-15
    days on market $90,000 Active 133 DOM
33. 2026-08-15
    days on market $90,000 Active 132 DOM
34. 2026-08-13
    days on market $90,000 Active 131 DOM
35. 2026-08-12
    days on market $90,000 Active 130 DOM
36. 2026-08-11
    days on market $90,000 Active 129 DOM
37. 2026-08-10
    days on market $90,000 Active 128 DOM
38. 2026-08-09
    days on market $90,000 Active 127 DOM
39. 2026-08-08
    days on market $90,000 Active 126 DOM
40. 2026-08-07
    days on market $90,000 Active 125 DOM
41. 2026-08-06
    days on market $90,000 Active 124 DOM
42. 2026-08-05
    days on market $90,000 Active 123 DOM
43. 2026-08-04
    days on market $90,000 Active 122 DOM
44. 2026-08-03
    days on market $90,000 Active 121 DOM
45. 2026-07-31
    days on market $90,000 Active 118 DOM
46. 2026-07-30
    days on market $90,000 Active 117 DOM
47. 2026-07-29
    days on market $90,000 Active 116 DOM
48. 2026-07-27
    days on market $90,000 Active 114 DOM
49. 2026-07-25
    days on market $90,000 Active 112 DOM
50. 2026-07-24
    days on market $90,000 Active 111 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $12,085
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$967
• − Management: −$967
• − HOA: −$660
• − Depreciation: −$2,618
• Taxable income: $32
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $1,416/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 · 14 photos

Good 80/100 Cosmetic rehab Est. rehab $6,800–$20,400 screening

This 3-bedroom, 2-bathroom home is in good condition with all appliances included. It has a brick facade, a covered carport, and hardwood flooring. The home is located in a peaceful subdivision and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Updating the flooring in the kitchen and living areas — Replacing worn-out or outdated flooring can improve the overall look and feel of the home, making it more appealing to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Park Elementary School F LA #359/646 Nat'l #28,475/41,679 Middle Anderson Middle School F LA #119/218 Nat'l #9,410/14,009 High Westgate High School F LA #136/265 Nat'l #11,887/17,239

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

B Composite livability gradescore 73/100

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

• County: Iberia · 74,632 people
• Population (ZIP): 37,589
• Household income: $48,296
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

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

Property features AI

Finance

• HOA & community: Association with managementAssociation fee $55 monthly

Exterior

• Parking: Carport (1 covered space, total 1 parking space)
• Utilities: Community sewerElectric service by CLECO
• Home design: Single family residenceCity street frontagePaved road frontage
• Construction: Brick veneer/brick constructionComposition roof
• Exterior features: Exterior lightingCovered patio/porch

Interior

• Kitchen: DishwasherRefrigerator
• Flooring: Vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: Walk-in closetsCultured marble countersFormica countersWindow treatments
• Laundry & utility: Washer hookupElectric dryer hookupWasherDryer

Price history

3 events — show timeline

• 2026-05-24 Relisted — AcadianaMLS
• 2026-03-03 Pending — AcadianaMLS
• 2026-01-12 Listed $90,000 AcadianaMLS