1613 Iberia St · New Iberia, LA 70560

$99,500

3 bd · 1.0 ba · 1,167 sqft · Other · 6 Days on market

9,583 sqft lot $85/sqft · 11% below area Est $112k · 11% under ↓ 5% since listing

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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 +20.2/30.0
• ARV discount +12.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• 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

Beautifully updated 3-bedroom, 1-bath home offering modern touches and everyday functionality. Enjoy brand new flooring throughout--no carpet--and all new lighting that gives the home a fresh, bright feel. The layout provides comfortable living with well-sized bedrooms and a functional flow. Outside, the large lot offers plenty of space for entertaining, storage, or future additions, while the double gate access makes it easy to park boats, trailers, or other equipment. Move-in ready and full of potential with a potential for a great investment also. Owner/Agent

Key facts

• New flooring
• Large lot
• Updated home

Tags

• UPDATED HOME
• NEW FLOORING
• DOUBLE GATE ACCESS
• LARGE LOT

Property features AI

Exterior

• Parking: Carport (1 covered space, total parking for 1)
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence; City street frontage (paved)
• Construction: Vinyl siding over frame construction
• Exterior features: Chain link fence with gate; Full yard fencing; Covered porch/patio; Shed/storage on property

Interior

• Kitchen: Gas cooktop; Gas stove
• Flooring: Vinyl plank flooring; Vinyl tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Wall/window cooling units (multiple)
• Interior features: Crown molding; Formica counters; Aluminum frame windows
• Laundry & utility: Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (8.7% below list).
• Recommended offer: $91k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Zoned schools: Center Street Elementary School (math 37% / reading 37%, grade F, #251 of 646 statewide, top 41%, 421 students, 77% FRL); Iberia Middle School (math 20% / reading 40%, grade F, #114 of 218 statewide, top 53%, 498 students, 77% FRL); New Iberia Senior High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,449 students, 62% FRL).
• Market conditions: 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $688 of loan paydown is wiped out by about $3k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $90,822 (8.7% below list)

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: 0.91% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $111,810
• List price: $99,500
• Delta: -11.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,155
• Equity at exit: $14,836

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,033
• Equity at exit: $8,603

Cash invested: $27,860 (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: 9.1×

Monthly cashflow live

• Estimated rent: $908 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $126

Break-even live

Break-even rent $749

Max offer price $99,500

Occupancy floor 81%

Sensitivity live

Price	-10% $182	-5% $154	+0% $126	+5% $98	+10% $69
Rent	-10% $54	-5% $90	+0% $126	+5% $162	+10% $198
Rate	-1.0pp $176	-0.5pp $151	base $126	+0.5pp $100	+1.0pp $74

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Adam St New Iberia, LA	2.0	1.0	800	$850	$1.06	44d	1	0.79mi
713 W Admiral Doyle Dr New Iberia, LA	2.0	1.0	830	$938	$1.13	14d	5	1.09mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	44d	1	1.14mi

Listing history 6 events

1. 2026-06-19
   status $99,500 Active 6 DOM
2. 2026-05-11
   status Pending 567-char remark
3. 2026-05-05
   price $99,500 567-char remark
4. 2026-05-05
   listed $105,000 Active 567-char remark
5. 2005-12-28
   soldstatus
6. 2003-04-24
   soldstatus

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $547 · $46/mo
• Expected delta: +$206/yr (+$17/mo · 60.4%)

ⓘ 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) · 23% 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: $10,899
• − Mortgage interest: −$5,574
• − Property taxes: −$341
• − Insurance: −$498
• − Repairs & maintenance: −$872
• − Management: −$872
• − Depreciation: −$2,895
• Taxable loss: −$152
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,546/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): 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

-5.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-05 Price Changed $99,500 AcadianaMLS
• 2026-05-05 Listed $105,000 AcadianaMLS
• 2005-12-28 Sold (Public Records) — Public Records
• 2003-04-24 Sold (Public Records) — Public Records

Property tax history

-4.6%/yr

Latest (2025): $341 · +2.0% YoY. Source: county tax records.