6102 N Freetown Rd · Cade, LA 70560

$145,000

3 bd · 2.0 ba · 1,658 sqft · SingleFamily · 27 Days on market

Built 1975 0.55 ac lot Est $134k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.9/15.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home on half an acre. This comfortable well-maintained home has a warm, welcoming atmosphere. The bedrooms are large with double walk-in closets in the master bedroom, and large closets in the other two bedrooms. Three sheds in the large fenced in backyard with plenty of room for toys. If you have children or love to walk, the Coteau Park is just around the corner. The park includes a walking path, playground, library and baseball fields. Metal roof is 6 years old. Floors January 2016. Wood burning fireplace was capped off when the roof was replaced.

Key facts

• 0.55 acre lot
• 2 parking spots
• Built 1975

Property features AI

Finance

• HOA & community: Acreage community feature

Exterior

• Parking: Carport (covered, 2 spaces)
• Security: Gate
• Utilities: Electric service: Entergy
• Home design: Single family residence; Parish road frontage (paved); Residential zoning
• Construction: Brick and brick veneer construction; Metal roof
• Exterior features: Outdoor lighting; Covered patio/porch; Shed(s); Storage

Interior

• Kitchen: Refrigerator; Gas stove
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning
• Interior features: Built-in features; Crown molding; Double vanity; Formica counters; Window treatments; 1 fireplace
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.9% 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: amenities F, commute F, housing 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.
• Zoned schools: Jefferson Island Road Elementary (math 44% / reading 45%, grade F, #176 of 646 statewide, top 29%, 440 students, 74% FRL); Anderson Middle School (math 19% / reading 38%, grade F, #119 of 218 statewide, top 57%, 399 students, 86% FRL); Westgate High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 993 students, 77% FRL).
• 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $125k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.76% ✓
• Cap rate: 24.88%
• Cash-on-cash: 66.39%
• DSCR: 3.95
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $134,298
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Snapper Rd	0.60mi	3/2.0	1,800 (+9%)	12mo	$145,000	$81	48

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: 65.6%
• Equity multiple: 3.94×
• Total profit: $119,564
• Equity at exit: $21,620

10-year hold

• IRR: 69.9%
• Equity multiple: 8.10×
• Total profit: $288,344
• Equity at exit: $12,537

Cash invested: $40,600 (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: 3.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $2,246

Break-even live

Break-even rent $1,157

Max offer price $145,000

Occupancy floor 39%

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: $36,250
• Closing costs: $4,350
• 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	1.10mi

Listing history 19 events

1. 2026-06-18
   days on market $145,000 Coming Soon 27 DOM
2. 2026-06-17
   days on market $145,000 Coming Soon 26 DOM
3. 2026-06-16
   days on market $145,000 Coming Soon 25 DOM
4. 2026-06-15
   days on market $145,000 Coming Soon 24 DOM
5. 2026-06-14
   days on market $145,000 Coming Soon 22 DOM
6. 2026-06-13
   days on market $145,000 Coming Soon 21 DOM
7. 2026-06-10
   days on market $145,000 Coming Soon 19 DOM
8. 2026-06-09
   days on market $145,000 Coming Soon 18 DOM
9. 2026-06-08
   days on market $145,000 Coming Soon 17 DOM
10. 2026-06-07
    days on market $145,000 Coming Soon 16 DOM
11. 2026-06-05
    days on market $145,000 Coming Soon 13 DOM
12. 2026-06-03
    days on market $145,000 Coming Soon 12 DOM
13. 2026-06-02
    days on market $145,000 Coming Soon 11 DOM
14. 2026-06-01
    days on market $145,000 Coming Soon 10 DOM
15. 2026-05-31
    days on market $145,000 Coming Soon 9 DOM
16. 2026-05-30
    days on market $145,000 Coming Soon 8 DOM
17. 2026-05-22
    historical $145,000
18. 2018-02-15
    soldstatus $125,000 565-char remark

    Show marketing remark (565 chars)

    Spacious home on half an acre. This comfortable well-maintained home has a warm, welcoming atmosphere. The bedrooms are large with double walk-in closets in the master bedroom, and large closets in the other two bedrooms. Three sheds in the large fenced in backyard with plenty of room for toys. If you have children or love to walk, the Coteau Park is just around the corner. The park includes a walking path, playground, library and baseball fields. Metal roof is 6 years old. Floors January 2016. Wood burning fireplace was capped off when the roof was replaced.

19. 2017-10-09
    listed $130,000 565-char remark

    Show marketing remark (565 chars)

    Spacious home on half an acre. This comfortable well-maintained home has a warm, welcoming atmosphere. The bedrooms are large with double walk-in closets in the master bedroom, and large closets in the other two bedrooms. Three sheds in the large fenced in backyard with plenty of room for toys. If you have children or love to walk, the Coteau Park is just around the corner. The park includes a walking path, playground, library and baseball fields. Metal roof is 6 years old. Floors January 2016. Wood burning fireplace was capped off when the roof was replaced.

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 X (unshaded) · 26% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$8,122
• − Property taxes: −$1,117
• − Insurance: −$725
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$4,218
• Taxable income: $26,137
• Est. tax owed @ 24.0%: −$6,273
• After-tax cash flow: $20,680/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 — 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

+11.5% since first listed

3 events — show timeline

• 2026-05-22 Coming Soon $145,000 AcadianaMLS
• 2018-02-15 Sold (MLS) $125,000 AcadianaMLS
• 2017-10-09 Listed $130,000 AcadianaMLS

Property tax history

+9.9%/yr

Latest (2025): $1,117 · +1.6% YoY. Source: county tax records.