707 Compton St · New Iberia, LA 70560

$139,000

3 bd · 2.0 ba · 1,588 sqft · SingleFamily · 324 Days on market

9,147 sqft lot $88/sqft · 62% above area

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Why this score? — see what drove the D+ 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• 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

Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

Key facts

• New roof on garage
• Fresh paint
• Above garage loft

Tags

• ABOVE GARAGE LOFT
• NEW ROOF ON GARAGE
• NEW LIGHT FIXTURES
• NEW APPLIANCES
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (9.6% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 238 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 $961 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.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $20k (13%) 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $85,931
• List price: $139,000
• Delta: 61.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 E Pershing St	0.40mi	3/1.0	1,570 (-1%)	2mo	$47,000	$30	74
711 Maumus St	0.12mi	3/1.0	1,400 (-12%)	1mo	$54,500	$39	70
813 Broussard St	0.32mi	3/2.0	1,707 (+8%)	6mo	$250,000	$146	67
609 Albert St	0.53mi	3/2.0	1,593 (+0%)	9mo	$108,000	$68	67
705 Hacker St	0.06mi	3/1.0	1,385 (-13%)	9mo	$37,000	$27	64
333 Weeks St	0.44mi	3/2.0	1,486 (-6%)	6mo	$32,000	$22	64
918 Inez Ave	0.49mi	3/2.0	1,521 (-4%)	9mo	$117,000	$77	62
512 Albert St	0.53mi	3/2.0	1,481 (-7%)	2mo	$40,000	$27	62
916 Inez Ave	0.47mi	3/2.0	1,752 (+10%)	4mo	$95,000	$54	58
1010 E Pershing St	0.38mi	3/1.0	1,400 (-12%)	10mo	$7,000	$5	51
719 Julia St	0.50mi	3/1.0	1,400 (-12%)	11mo	$60,000	$43	44
107 W St Peter St	0.66mi	3/2.0	1,368 (-14%)	7mo	$180,000	$132	40

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-11,417
• Equity at exit: $20,725

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,170
• Equity at exit: $12,018

Cash invested: $38,920 (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: 238
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $175

Break-even live

Break-even rent $1,035

Max offer price $139,000

Occupancy floor 81%

Sensitivity live

Price	-10% $254	-5% $215	+0% $175	+5% $136	+10% $97
Rent	-10% $76	-5% $126	+0% $175	+5% $225	+10% $275
Rate	-1.0pp $245	-0.5pp $211	base $175	+0.5pp $139	+1.0pp $103

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $139,000 Active 324 DOM
2. 2026-06-18
   days on market $139,000 Active 321 DOM
3. 2026-06-17
   days on market $139,000 Active 320 DOM
4. 2026-06-16
   days on market $139,000 Active 319 DOM
5. 2026-06-15
   days on market $139,000 Active 318 DOM
6. 2026-06-14
   days on market $139,000 Active 316 DOM
7. 2026-06-13
   days on market $139,000 Active 315 DOM
8. 2026-06-10
   days on market $139,000 Active 313 DOM
9. 2026-06-09
   days on market $139,000 Active 312 DOM
10. 2026-06-08
    days on market $139,000 Active 311 DOM
11. 2026-06-07
    days on market $139,000 Active 310 DOM
12. 2026-06-05
    days on market $139,000 Active 307 DOM
13. 2026-06-03
    days on market $139,000 Active 306 DOM
14. 2026-06-02
    days on market $139,000 Active 305 DOM
15. 2026-06-01
    days on market $139,000 Active 304 DOM
16. 2026-05-31
    days on market $139,000 Active 303 DOM
17. 2026-05-30
    days on market $139,000 Active 302 DOM
18. 2026-03-09
    status Active 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

19. 2026-03-03
    status Pending 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

20. 2026-02-02
    status Active 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

21. 2025-11-10
    price $139,000 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

22. 2025-10-15
    price $145,000 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

23. 2025-08-22
    price $149,000 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

24. 2025-08-07
    price $155,000 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

25. 2025-06-23
    listed $159,000 Active 418-char remark

    Show marketing remark (418 chars)

    Welcome home to this freshly updated gem in the heart of New Iberia. Complete with an above garage loft with bathroom, this property is sure to impress!! Renovations include: New roof on garage, all new light fixtures, faucets, toilets, vinyl plank flooring in loft, refurbished natural wood floors throughout, new appliances, and fresh paint throughout. Don't miss your chance to see this one... it won't last long!!!

26. 2022-06-23
    status Active
27. 2022-06-23
    status Pending
28. 2022-04-29
    listed $99,000 Active
29. 2016-06-15
    listed $100,000
30. 2015-10-24
    listed $110,000

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$396/yr (+$33/mo · 107.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $15,084
• − Mortgage interest: −$7,786
• − Property taxes: −$368
• − Insurance: −$695
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,044
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,159/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

• Census place: New Iberia, LA
• 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

+26.4% since first listed

13 events — show timeline

• 2026-03-09 Relisted — AcadianaMLS
• 2026-03-03 Pending — AcadianaMLS
• 2026-02-02 Relisted — AcadianaMLS
• 2025-11-10 Price Changed $139,000 AcadianaMLS
• 2025-10-15 Price Changed $145,000 AcadianaMLS
• 2025-08-22 Price Changed $149,000 AcadianaMLS
• 2025-08-07 Price Changed $155,000 AcadianaMLS
• 2025-06-23 Listed $159,000 AcadianaMLS
• 2022-06-23 Relisted — AcadianaMLS
• 2022-06-23 Pending — AcadianaMLS
• 2022-04-29 Listed $99,000 AcadianaMLS
• 2016-06-15 Listed $100,000 AcadianaMLS
• 2015-10-24 Listed $110,000 AcadianaMLS

Property tax history

-3.3%/yr

Latest (2025): $368 · +5.9% YoY. Source: county tax records.