1019 French St · New Iberia, LA 70560

$23,456

2 bd · 2.0 ba · 784 sqft · Manufactured · 60 Days on market

Fair condition 6,969 sqft lot $30/sqft · 59% below area

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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
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid mobile home investment property bringing in $325 per month with long-term, happy tenants who would like to stay in place, offering immediate and stable cash flow for the next owner.This 2-bedroom, 2-bath home features a durable metal exterior, window AC units, and professional property management, making it an easy, low-maintenance investment that comfortably aligns with the 1% rule. The property also offers a large gravel driveway and a carport on the left side, currently being used for gym and storage space.Conveniently located with an easy commute to downtown New Iberia, this property combines affordability, tenant stability, and simple upkeep--making it a strong addition to any investment portfolio.

Key facts

• Carport on left side
• 6,969 sq ft lot
• Parking

Tags

• DURABLE METAL EXTERIOR
• LARGE GRAVEL DRIVEWAY
• CARPORT ON LEFT SIDE
• EASY COMMUTE TO DOWNTOWN

🏷️ Possibly a rental listed for sale. The $23,456 price doesn't fit this home's estimated sale value (~$57,758) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $23k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($791 rent vs $23k).
• Recommended offer: $23k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.0% 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: 237 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $162 of loan paydown is wiped out by about $704 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($23k) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,752 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.37% ✓
• Cap rate: 29.96%
• Cash-on-cash: 84.54%
• DSCR: 4.76
• GRM: 2.5

CMA / ARV

• ARV (median comp): $57,758
• List price: $23,456
• Delta: -59.39%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 85.0%
• Equity multiple: 4.91×
• Total profit: $25,679
• Equity at exit: $3,497

10-year hold

• IRR: 88.1%
• Equity multiple: 10.19×
• Total profit: $60,354
• Equity at exit: $2,028

Cash invested: $6,568 (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: 2.5×

Monthly cashflow live

• Estimated rent: $791 high
• Mortgage (P&I): −$123
• Tax est. 1.5%: −$29 /mo · $352/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $463

Break-even live

Break-even rent $205

Max offer price $23,456

Occupancy floor 36%

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: $5,864
• Closing costs: $704
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	43d	1	0.46mi
1500 Adam St New Iberia, LA	2.0	1.0	800	$850	$1.06	43d	1	0.49mi
606 Yvonne St Unit B New Iberia, LA	2.0	1.5	625	$625	$1.00	43d	1	0.67mi
419 Charles St New Iberia, LA	1.0	1.0	800	$600	$0.75	43d	1	0.90mi
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	43d	1	1.00mi
713 W Admiral Doyle Dr New Iberia, LA	2.0	1.0	830	$938	$1.13	13d	5	1.05mi

Listing history 17 events

1. 2026-06-18
   days on market $23,456 Active 60 DOM
2. 2026-06-17
   days on market $23,456 Active 59 DOM
3. 2026-06-16
   days on market $23,456 Active 58 DOM
4. 2026-06-15
   days on market $23,456 Active 57 DOM
5. 2026-06-14
   days on market $23,456 Active 55 DOM
6. 2026-06-13
   days on market $23,456 Active 54 DOM
7. 2026-06-10
   days on market $23,456 Active 52 DOM
8. 2026-06-09
   days on market $23,456 Active 51 DOM
9. 2026-06-08
   days on market $23,456 Active 50 DOM
10. 2026-06-07
    days on market $23,456 Active 49 DOM
11. 2026-06-05
    days on market $23,456 Active 46 DOM
12. 2026-06-03
    days on market $23,456 Active 45 DOM
13. 2026-06-02
    days on market $23,456 Active 44 DOM
14. 2026-06-01
    days on market $23,456 Active 43 DOM
15. 2026-05-31
    days on market $23,456 Active 42 DOM
16. 2026-05-30
    days on market $23,456 Active 41 DOM
17. 2026-04-18
    listed $23,456 Active 718-char remark

    Show marketing remark (718 chars)

    Solid mobile home investment property bringing in $325 per month with long-term, happy tenants who would like to stay in place, offering immediate and stable cash flow for the next owner.This 2-bedroom, 2-bath home features a durable metal exterior, window AC units, and professional property management, making it an easy, low-maintenance investment that comfortably aligns with the 1% rule. The property also offers a large gravel driveway and a carport on the left side, currently being used for gym and storage space.Conveniently located with an easy commute to downtown New Iberia, this property combines affordability, tenant stability, and simple upkeep--making it a strong addition to any investment portfolio.

ⓘ 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 · 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: $9,490
• − Mortgage interest: −$1,314
• − Property taxes: −$352
• − Insurance: −$117
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$682
• Taxable income: $5,506
• Est. tax owed @ 24.0%: −$1,322
• After-tax cash flow: $4,231/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with a focus on the bathrooms and kitchen. Painting and new flooring would significantly enhance its curb appeal and interior functionality, making it a solid investment.

Repairs flagged

• Major bathroom tile — severely damaged
• Major bathroom fixtures — missing
• Moderate kitchen cabinets — dated and worn

Value-add opportunities

• Both painting — enhances curb appeal and interior
• Both new flooring — improves aesthetics and functionality
• Both new bathroom fixtures — restores functionality and enhances value
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom tile · severely damaged	Major	$15,000–50,000
bathroom fixtures · missing	Major	$15,000–50,000
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Both painting — enhances curb appeal and interior ↑
• Both new flooring — improves aesthetics and functionality ↑
• Both new bathroom fixtures — restores functionality and enhances value ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ 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 — 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

1 event — show timeline

• 2026-04-18 Listed $23,456 AcadianaMLS