719 Lillian St · New Iberia, LA 70560

$117,500

4 bd · 1.5 ba · 2,150 sqft · SingleFamily · 90 Days on market

10,454 sqft lot $55/sqft · 50% below area ↓ 7% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great starter home with plenty of room to grow! This 4-bedroom, 1.5-bath property features a spacious den--perfect for a ''man cave'' or entertaining guests. The home is equipped with a durable metal roof and energy-efficient windows for added comfort and savings. Updates include a 4-ton Trane HVAC system with furnace and coil installed in 2016, plus a new outside unit in 2023. Step outside to a large, fully fenced backyard complete with a storage shed, offering space for outdoor activities, hobbies, or future improvements. Whether you're looking for an investment opportunity or a place to make your own, this home offers endless possibilities! ** Seller offering $3,500 in flooring allowance.

Key facts

• Metal roof
• Storage shed
• Spacious den

Tags

• SPACIOUS DEN
• METAL ROOF
• ENERGY EFFICIENT WINDOWS
• 4 TON TRANE HVAC SYSTEM
• FULLY FENCED BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $37 ($450/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $110k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Market conditions: 237 active listings in the ZIP; 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 $812 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

• It's been on market 90 days — a 6% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $110,450 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.31% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $235,784
• List price: $117,500
• Delta: -50.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Erath St	0.19mi	4/2.5	2,336 (+9%)	3mo	$119,000	$51	70

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-16,405
• Equity at exit: $17,520

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-10,206
• Equity at exit: $10,159

Cash invested: $32,900 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$49
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $37

Break-even live

Break-even rent $1,490

Max offer price $117,500

Occupancy floor 93%

Sensitivity live

Price	-10% $104	-5% $71	+0% $37	+5% $4	+10% $-29
Rent	-10% $-84	-5% $-23	+0% $37	+5% $98	+10% $159
Rate	-1.0pp $97	-0.5pp $67	base $37	+0.5pp $7	+1.0pp $-24

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $117,500 Active 90 DOM
2. 2026-06-17
   days on market $117,500 Active 89 DOM
3. 2026-06-16
   days on market $117,500 Active 88 DOM
4. 2026-06-15
   days on market $117,500 Active 87 DOM
5. 2026-06-14
   days on market $117,500 Active 85 DOM
6. 2026-06-13
   days on market $117,500 Active 84 DOM
7. 2026-06-10
   days on market $117,500 Active 82 DOM
8. 2026-06-09
   days on market $117,500 Active 81 DOM
9. 2026-06-08
   days on market $117,500 Active 80 DOM
10. 2026-06-07
    days on market $117,500 Active 79 DOM
11. 2026-06-05
    days on market $117,500 Active 76 DOM
12. 2026-06-03
    days on market $117,500 Active 75 DOM
13. 2026-06-02
    days on market $117,500 Active 74 DOM
14. 2026-06-01
    days on market $117,500 Active 73 DOM
15. 2026-05-31
    days on market $117,500 Active 72 DOM
16. 2026-05-30
    days on market $117,500 Active 71 DOM
17. 2026-04-28
    price $117,500 703-char remark

    Show marketing remark (703 chars)

    Great starter home with plenty of room to grow! This 4-bedroom, 1.5-bath property features a spacious den--perfect for a ''man cave'' or entertaining guests. The home is equipped with a durable metal roof and energy-efficient windows for added comfort and savings. Updates include a 4-ton Trane HVAC system with furnace and coil installed in 2016, plus a new outside unit in 2023. Step outside to a large, fully fenced backyard complete with a storage shed, offering space for outdoor activities, hobbies, or future improvements. Whether you're looking for an investment opportunity or a place to make your own, this home offers endless possibilities! ** Seller offering $3,500 in flooring allowance.

18. 2026-03-18
    listed $120,000 Active 703-char remark

    Show marketing remark (703 chars)

    Great starter home with plenty of room to grow! This 4-bedroom, 1.5-bath property features a spacious den--perfect for a ''man cave'' or entertaining guests. The home is equipped with a durable metal roof and energy-efficient windows for added comfort and savings. Updates include a 4-ton Trane HVAC system with furnace and coil installed in 2016, plus a new outside unit in 2023. Step outside to a large, fully fenced backyard complete with a storage shed, offering space for outdoor activities, hobbies, or future improvements. Whether you're looking for an investment opportunity or a place to make your own, this home offers endless possibilities! ** Seller offering $3,500 in flooring allowance.

19. 2026-02-20
    price $115,000
20. 2026-02-06
    price $117,000
21. 2025-12-01
    price $119,900
22. 2025-10-28
    price $126,000
23. 2025-09-10
    listed $127,000 Active

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $1,027 · $86/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 9/10 Extreme FEMA zone AE · 99% 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: $18,451
• − Mortgage interest: −$6,582
• − Property taxes: −$1,027
• − Insurance: −$5,706
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$3,418
• Taxable loss: −$1,234
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $746/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

• 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

-7.5% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $117,500 AcadianaMLS
• 2026-03-18 Listed $120,000 AcadianaMLS
• 2026-02-20 Price Changed $115,000 AcadianaMLS
• 2026-02-06 Price Changed $117,000 AcadianaMLS
• 2025-12-01 Price Changed $119,900 AcadianaMLS
• 2025-10-28 Price Changed $126,000 AcadianaMLS
• 2025-09-10 Listed $127,000 AcadianaMLS

Property tax history

+3.2%/yr

Latest (2025): $1,027 · +1.7% YoY. Source: county tax records.