Denton Plan · Cade, LA 70560

$234,500

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 918 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

Experience the Denton, a new home floor plan at Coteau Ridge in New Iberia, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warr

Key facts

• 2 garage spots
• Listed 918 days

🏗️ New construction. The $234,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,345.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. 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 $234k).
• Recommended offer: $206k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $7k 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 918 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 918 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: 1.61% ✓
• Cap rate: 13.27%
• Cash-on-cash: 24.91%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (median comp): $248,345
• List price: $234,500
• Delta: -5.57%
• 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
1517 Colonel Rdg	0.08mi	3/2.0	1,616 (0%)	2mo	$234,500	$145	95
1609 Penrose Rdg	0.10mi	3/2.0	1,613 (-0%)	4mo	$237,000	$147	92
1600 Ashland Rdg	0.21mi	3/2.0	1,613 (-0%)	5mo	$234,500	$145	86
1519 Colonel Rdg	0.10mi	4/2.0 (+1)	1,706 (+6%)	3mo	$240,500	$141	79
1516 Colonel Rdg	0.11mi	3/2.0	1,447 (-10%)	2mo	$224,500	$155	76
1607 Penrose Rdg	0.12mi	3/2.0	1,447 (-10%)	4mo	$227,000	$157	74
1513 Ashland Rdg	0.16mi	3/2.0	1,447 (-10%)	6mo	$224,500	$155	70
1601 Ashland Rdg	0.23mi	4/2.0 (+1)	1,706 (+6%)	6mo	$242,500	$142	70
1602 Ashland Rdg	0.22mi	3/2.0	1,447 (-10%)	4mo	$224,500	$155	69
1513 Colonel Rdg	0.10mi	4/2.0 (+1)	1,836 (+14%)	1mo	$247,500	$135	67
1518 Colonel Rdg	0.08mi	4/2.0 (+1)	1,836 (+14%)	2mo	$250,000	$136	67
1516 Ashland Rdg	0.23mi	4/2.0 (+1)	1,836 (+14%)	5mo	$247,500	$135	58

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: 18.4%
• Equity multiple: 1.74×
• Total profit: $51,771
• Equity at exit: $37,029

10-year hold

• IRR: 26.8%
• Equity multiple: 3.35×
• Total profit: $163,730
• Equity at exit: $21,472

Cash invested: $69,537 (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: 4.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,302
• Tax est. 1.5%: −$310 /mo · $3,725/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,444

Break-even live

Break-even rent $2,172

Max offer price $248,345

Occupancy floor 59%

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: $62,086
• Closing costs: $7,450
• 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 $234,500 Active 918 DOM
2. 2026-06-17
   days on market $234,500 Active 917 DOM
3. 2026-06-16
   days on market $234,500 Active 916 DOM
4. 2026-06-15
   days on market $234,500 Active 915 DOM
5. 2026-06-14
   days on market $234,500 Active 913 DOM
6. 2026-06-13
   days on market $234,500 Active 912 DOM
7. 2026-06-10
   days on market $234,500 Active 910 DOM
8. 2026-06-09
   days on market $234,500 Active 909 DOM
9. 2026-06-08
   days on market $234,500 Active 908 DOM
10. 2026-06-07
    days on market $234,500 Active 907 DOM
11. 2026-06-05
    days on market $234,500 Active 904 DOM
12. 2026-06-03
    days on market $234,500 Active 903 DOM
13. 2026-06-02
    days on market $234,500 Active 902 DOM
14. 2026-06-01
    days on market $234,500 Active 901 DOM
15. 2026-05-31
    days on market $234,500 Active 900 DOM
16. 2026-05-30
    days on market $234,500 Active 899 DOM
17. 2024-03-14
    price $234,500 1494-char remark

    Show marketing remark (1494 chars)

    Experience the Denton, a new home floor plan at Coteau Ridge in New Iberia, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warr

18. 2023-12-13
    listed $229,500 Active 1494-char remark

    Show marketing remark (1494 chars)

    Experience the Denton, a new home floor plan at Coteau Ridge in New Iberia, Louisiana. The Denton is our highly sought after 3-bedroom, 2-bathroom home with 2 car garage- designed with space and affordability in mind. Upon entrance into the Denton, you will be greeted with 1,616 square feet of comfortable living. Inside you will notice hard surface flooring throughout the main areas, tile flooring in the wet areas, and carpet in the bedrooms. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and the stainless-steel appliances that include gas range, micro hood, and dishwasher. Located right next to the dining area, this makes serving meals or hosting any occasion a breeze. The primary bedroom has an ensuite bathroom that features a granite vanity, private commode, and a large walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest full bathroom, linen closet, laundry room and garage access. The charming brick exterior of the Denton is one of a kind, being the only plan with a brick column entry way, it is sure to catch your eye. Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warr

ⓘ 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: −$13,911
• − Property taxes: −$3,725
• − Insurance: −$1,242
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,225
• Taxable income: $14,217
• Est. tax owed @ 24.0%: −$3,412
• After-tax cash flow: $13,913/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

The Denton Plan at Cade LA is a well-maintained, move-in-ready home with good condition throughout. Minor updates to exterior and landscaping would further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

+2.2% since first listed

2 events — show timeline

• 2024-03-14 Price Changed $234,500 Zillow
• 2023-12-13 Listed $229,500 Zillow