505 Dodson St · New Iberia, LA 70563

$135,000

3 bd · 1.0 ba · 1,395 sqft · SingleFamily · 7 Days on market

0.26 ac lot Est $149k · 10% under

---

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 +25.7/30.0
• ARV discount +11.8/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• 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

Cute cottage within walking distance of CIty Park. Home features granite tile counter tops, updated bathroom, new roof and real wood floors. The electrical and plumbing has also been updated. Central A/C unit and duct work was installed in 2012. There is a screened-in porch located in rear of home. The above ground pool will remain with home. This home is perfect for a first time home buyer or a nice, cozy starter home. Call for your private showing today.

Key facts

• 0.26 acre lot
• Parking
• Listed 6 days

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence; Road frontage on paved city street
• Construction: Asbestos and frame construction materials; Composition roof
• Exterior features: Exterior lighting; Covered and screened porch/patio; On-site storage structure

Interior

• Kitchen: Dishwasher
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Granite tile counters; Wood window frames

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.2% 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: 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $933 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.22%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $149,265
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Missouri St	0.26mi	3/1.5	1,446 (+4%)	7mo	$154,500	$107	74
501 Ernest St	0.34mi	3/1.5	1,431 (+3%)	5mo	$143,000	$100	74
414 Ashton St	0.17mi	3/1.5	1,496 (+7%)	5mo	$165,000	$110	74
603 Missouri St	0.39mi	3/1.5	1,538 (+10%)	0mo	$159,000	$103	62
609 Missouri St	0.42mi	3/1.5	1,476 (+6%)	8mo	$157,500	$107	62
709 Leroy St	0.26mi	4/3.0 (+1)	1,288 (-8%)	2mo	$148,000	$115	60
402 Azalea Dr	0.44mi	3/2.0	1,576 (+13%)	1mo	$145,000	$92	53
333 Indest St	0.52mi	3/2.0	1,545 (+11%)	3mo	$165,000	$107	51
317 Indest St	0.56mi	3/2.0	1,572 (+13%)	4mo	$199,500	$127	45
603 Vicnaire St	0.59mi	3/2.0	1,242 (-11%)	8mo	$32,000	$26	44
405 S Jacqueline Dr	0.49mi	2/2.0 (-1)	1,600 (+15%)	1mo	$190,000	$119	42
711 Vicnaire St. St	0.61mi	3/2.0	1,200 (-14%)	4mo	$140,000	$117	41

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,421
• Equity at exit: $20,129

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $24,974
• Equity at exit: $11,672

Cash invested: $37,800 (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 70563

• Home prices YoY: -35.0%
• Active inventory: 141
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $322

Break-even live

Break-even rent $1,041

Max offer price $135,000

Occupancy floor 73%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	13d	1	1.13mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	43d	1	1.23mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	1.28mi

Listing history 6 events

1. 2026-06-08
   days on market $135,000 Coming Soon 7 DOM
2. 2026-06-07
   days on market $135,000 Coming Soon 6 DOM
3. 2026-06-05
   days on market $135,000 Coming Soon 3 DOM
4. 2026-06-03
   days on market $135,000 Coming Soon 2 DOM
5. 2026-06-01
   remarks 70-char remark
6. 2026-06-01
   listed $135,000 Coming Soon 1 DOM

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$42/yr (+$4/mo · 6.0%)

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

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 ≥108°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: $17,384
• − Mortgage interest: −$7,562
• − Property taxes: −$700
• − Insurance: −$675
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,927
• Taxable income: $1,738
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,446/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): 19,947

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 19% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 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: ▼ -78.52%
• Current HPI: 146.1556
• 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

+26.2% since first listed

12 events — show timeline

• 2026-06-01 Coming Soon $135,000 AcadianaMLS
• 2020-11-02 Sold (Public Records) $120,000 Public Records
• 2020-10-27 Sold (MLS) $120,000 AcadianaMLS
• 2020-08-24 Listed $125,000 AcadianaMLS
• 2019-05-03 Listed $115,000 AcadianaMLS
• 2014-05-22 Sold (Public Records) $95,000 Public Records
• 2014-05-20 Sold (MLS) $95,000 AcadianaMLS
• 2013-08-29 Listed $104,000 AcadianaMLS
• 2006-03-31 Sold (Public Records) $96,900 Public Records
• 2006-03-15 Sold (MLS) $96,900 AcadianaMLS
• 2005-11-08 Listed $99,900 AcadianaMLS
• 2004-10-27 Listed $107,000 AcadianaMLS

Property tax history

-1.7%/yr

Latest (2025): $700 · +2.0% YoY. Source: county tax records.