409 Silver St · New Iberia, LA 70560

$90,000

3 bd · 1.5 ba · 1,476 sqft · SingleFamily · 7 Days on market

6,534 sqft lot Est $94k · at est.

---

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 +9.6/15.0
• 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

Clean and well-maintained 3-bedroom, 1.5-bath home featuring a functional layout design for everyday living. This property offers a spacious backyard with plenty of room for outdoor activities, along with a single carport for convenient covered parking. A great option for those seeking a simple, practical home. Also a great find for anyone looking to get into investment property.

Key facts

• Spacious backyard
• Single carport
• 6,534 sq ft lot

Tags

• SPACIOUS BACKYARD
• SINGLE CARPORT

Property features AI

Exterior

• Parking: Carport (covered, 1 space); Open parking (total 1 space)
• Utilities: Gas service: DEMCO; Electric service: DEMCO; Public sewer
• Home design: Single family residence; City street frontage
• Construction: Brick veneer and brick with wood siding and frame construction
• Exterior features: Chain link, full, and wood fencing; Composition roof; Lighting

Interior

• Kitchen: Electric and gas stove connections (no appliances included)
• Flooring: Vinyl tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Formica counters; Storm door(s); Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 18.0% 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: Magnolia Elementary (math 31% / reading 34%, grade F, #300 of 646 statewide, top 47%, 465 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; 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

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: 2.00% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.78%
• DSCR: 2.86
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $94,464
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Copper Rd	0.05mi	3/1.5	1,600 (+8%)	13mo	$115,000	$72	72
315 Silver St	0.13mi	3/1.5	1,335 (-10%)	15mo	$55,000	$41	66
322 Fontelieu Dr	0.13mi	3/1.5	1,298 (-12%)	13mo	$51,000	$39	63
306 Bayard St	0.41mi	2/2.0 (-1)	1,400 (-5%)	7mo	$157,000	$112	60
403 Caroline St	0.36mi	3/2.0	1,420 (-4%)	20mo	$175,000	$123	58
416 Caroline St	0.38mi	3/2.0	1,407 (-5%)	19mo	$100,000	$71	57
323 Caroline St	0.38mi	3/2.0	1,392 (-6%)	20mo	$88,500	$64	54
603 Fontelieu Dr	0.29mi	3/1.0	1,260 (-15%)	8mo	$50,000	$40	53
1611 E Main St	0.54mi	3/2.0	1,587 (+8%)	23mo	$93,000	$59	42

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $41,275
• Equity at exit: $13,419

10-year hold

• IRR: 44.9%
• Equity multiple: 5.28×
• Total profit: $107,813
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $877

Break-even live

Break-even rent $689

Max offer price $90,000

Occupancy floor 46%

Sensitivity live

Price	-10% $928	-5% $903	+0% $877	+5% $852	+10% $826
Rent	-10% $735	-5% $806	+0% $877	+5% $948	+10% $1,020
Rate	-1.0pp $923	-0.5pp $900	base $877	+0.5pp $854	+1.0pp $830

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3618 E Admiral Doyle Dr New Iberia, LA	3.0	1.5	1575	$1,800	$1.14	14d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $90,000 Active 7 DOM
2. 2026-06-17
   days on market $90,000 Active 6 DOM
3. 2026-06-16
   days on market $90,000 Active 5 DOM
4. 2026-06-15
   days on market $90,000 Active 4 DOM
5. 2026-06-14
   days on market $90,000 Active 2 DOM
6. 2026-06-13
   remarks 382-char remark
7. 2026-06-13
   listed $90,000 Active 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: $422 · $35/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$73/yr (+$6/mo · 17.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $21,600
• − Mortgage interest: −$5,041
• − Property taxes: −$422
• − Insurance: −$450
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,618
• Taxable income: $9,612
• Est. tax owed @ 24.0%: −$2,307
• After-tax cash flow: $8,221/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

1 event — show timeline

• 2026-06-10 Listed $90,000 AcadianaMLS

Property tax history

-3.5%/yr

Latest (2025): $422 · +2.0% YoY. Source: county tax records.