409 Brian St · New Iberia, LA 70560

$39,500

2 bd · 1.0 ba · 851 sqft · SingleFamily · 118 Days on market

Fair condition 8,276 sqft lot $46/sqft · 43% below area Est $70k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of New Iberia, this income producing property is calling your name! Situated on nearly a quarter acre lot, this 851 square foot, 1 story home features 2 Beds & 1 Bath. This property presents a strong opportunity for portfolio growth with an existing rental agreement in place. It is currently leased for $700.00 monthly. This property can be purchased individually or as part of a package that includes 10 properties. Call today for more information!

Key facts

• 8,276 sq ft lot
• Parking
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 5.9% 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: 296 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 $273 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,945 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.34% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.44%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

• ARV (median comp): $69,500
• List price: $39,500
• Delta: -43.17%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Silver St	0.23mi	2/2.0	836 (-2%)	12mo	$92,500	$111	73
511 Weldon St	0.68mi	2/1.0	822 (-3%)	4mo	$60,000	$73	59
803 20 Arpent Rd	0.98mi	2/1.0	883 (+4%)	2mo	$135,000	$153	57
405 Mcilhenny St	1.47mi	2/1.0	748 (-12%)	3mo	$98,000	$131	42
416 Donald St	1.37mi	2/1.0	780 (-8%)	14mo	$105,000	$135	39
242 Woodland Cir	0.98mi	2/2.0	1,046 (+23%)	4mo	$117,000	$112	33
534 Park Ave	1.34mi	3/1.0 (+1)	988 (+16%)	6mo	$17,500	$18	30
115 Mcilhenny St	1.40mi	2/2.0	947 (+11%)	15mo	$115,000	$121	30
1619 Dehart Dr Unit B	1.28mi	2/1.5	1,000 (+18%)	14mo	$120,000	$120	26
623 Malain St	1.27mi	1/1.0 (-1)	1,000 (+18%)	11mo	$14,000	$14	26
625 Malain St	1.27mi	1/1.0 (-1)	1,000 (+18%)	11mo	$12,000	$12	26
805 Edna St	1.13mi	3/2.0 (+1)	1,040 (+22%)	11mo	$13,500	$13	22

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: 35.1%
• Equity multiple: 2.49×
• Total profit: $16,483
• Equity at exit: $5,890

10-year hold

• IRR: 42.0%
• Equity multiple: 4.98×
• Total profit: $44,025
• Equity at exit: $3,415

Cash invested: $11,060 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $85,250 ($89/sqft)
• Median days on market: 108 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.2% vs 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: 296
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$16
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $358

Break-even live

Break-even rent $469

Max offer price $39,500

Occupancy floor 56%

Sensitivity live

Price	-10% $381	-5% $369	+0% $358	+5% $347	+10% $336
Rent	-10% $285	-5% $322	+0% $358	+5% $395	+10% $431
Rate	-1.0pp $378	-0.5pp $368	base $358	+0.5pp $348	+1.0pp $337

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: $9,875
• Closing costs: $1,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-08-08
   days on market $39,500 Active 118 DOM
2. 2026-08-07
   days on market $39,500 Active 117 DOM
3. 2026-08-06
   days on market $39,500 Active 116 DOM
4. 2026-08-05
   days on market $39,500 Active 115 DOM
5. 2026-08-04
   days on market $39,500 Active 114 DOM
6. 2026-08-03
   days on market $39,500 Active 113 DOM
7. 2026-07-31
   days on market $39,500 Active 110 DOM
8. 2026-07-30
   days on market $39,500 Active 109 DOM
9. 2026-07-29
   days on market $39,500 Active 108 DOM
10. 2026-07-27
    days on market $39,500 Active 106 DOM
11. 2026-07-25
    days on market $39,500 Active 104 DOM
12. 2026-07-24
    days on market $39,500 Active 103 DOM
13. 2026-07-23
    days on market $39,500 Active 102 DOM
14. 2026-07-22
    days on market $39,500 Active 101 DOM
15. 2026-07-21
    days on market $39,500 Active 100 DOM
16. 2026-07-18
    days on market $39,500 Active 97 DOM
17. 2026-07-16
    days on market $39,500 Active 95 DOM
18. 2026-07-16
    days on market $39,500 Active 94 DOM
19. 2026-07-14
    days on market $39,500 Active 93 DOM
20. 2026-07-13
    days on market $39,500 Active 92 DOM
21. 2026-07-12
    days on market $39,500 Active 91 DOM
22. 2026-07-11
    statusdays on market $39,500 Active 90 DOM
23. 2026-06-27
    statusdays on market $39,500 Pending 89 DOM
24. 2026-06-25
    days on market $39,500 Active 87 DOM
25. 2026-06-23
    days on market $39,500 Active 85 DOM
26. 2026-06-22
    days on market $39,500 Active 84 DOM
27. 2026-06-18
    days on market $39,500 Active 81 DOM
28. 2026-06-17
    days on market $39,500 Active 80 DOM
29. 2026-06-16
    days on market $39,500 Active 79 DOM
30. 2026-06-15
    days on market $39,500 Active 78 DOM
31. 2026-06-14
    days on market $39,500 Active 76 DOM
32. 2026-06-13
    days on market $39,500 Active 75 DOM
33. 2026-06-10
    days on market $39,500 Active 73 DOM
34. 2026-06-09
    days on market $39,500 Active 72 DOM
35. 2026-06-08
    days on market $39,500 Active 71 DOM
36. 2026-06-07
    days on market $39,500 Active 70 DOM
37. 2026-06-05
    days on market $39,500 Active 67 DOM
38. 2026-06-03
    days on market $39,500 Active 66 DOM
39. 2026-06-02
    days on market $39,500 Active 65 DOM
40. 2026-06-01
    days on market $39,500 Active 64 DOM
41. 2026-05-31
    days on market $39,500 Active 63 DOM
42. 2026-05-30
    days on market $39,500 Active 62 DOM
43. 2026-03-29
    listed $39,500 Active 475-char remark

    Show marketing remark (475 chars)

    Located in the heart of New Iberia, this income producing property is calling your name! Situated on nearly a quarter acre lot, this 851 square foot, 1 story home features 2 Beds & 1 Bath. This property presents a strong opportunity for portfolio growth with an existing rental agreement in place. It is currently leased for $700.00 monthly. This property can be purchased individually or as part of a package that includes 10 properties. Call today for more information!

44. 2013-06-05
    soldstatus $70,000
45. 2004-05-21
    soldstatus $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: $261 · $22/mo
• Projected year-2 tax: $261 · $22/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone A · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $11,069
• − Mortgage interest: −$2,213
• − Property taxes: −$261
• − Insurance: −$1,700
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$1,149
• Taxable income: $3,975
• Est. tax owed @ 24.0%: −$954
• After-tax cash flow: $3,344/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $21,275–$38,295 screening

This single-family home requires moderate repairs and maintenance to improve its curb appeal and resale value.

Repairs flagged

• Minor exterior siding — Light wear
• Minor interior walls — Paint appears worn
• Minor landscaping — Overgrown areas

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both trim exterior siding — Improves home's appearance and resale value ↑
• Both prune landscaping — Enhances curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 35/100

Zoned Schools

Elementary Magnolia Elementary F LA #300/646 Nat'l #24,773/41,679 Middle Iberia Middle School F LA #114/218 Nat'l #8,861/14,009 High New Iberia Senior High School F LA #64/265 Nat'l #7,376/17,239

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

• Census place: New Iberia, LA
• 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

Price history

-64.1% since first listed

3 events — show timeline

• 2026-03-29 Listed $39,500 AcadianaMLS
• 2013-06-05 Sold (Public Records) $70,000 Public Records
• 2004-05-21 Sold (Public Records) $110,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $261 · +2.0% YoY. Source: county tax records.