206 Trotter St · New Iberia, LA 70563

$89,000

3 bd · 1.0 ba · 1,148 sqft · Other · 4 Days on market

6,098 sqft lot

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Cute cottage style home with three bedrooms and a large living room and kitchen. Enjoy your morning coffee, tea or other refreshing beverage on the lovely front porch, enjoy an evening meal on the back porch overlooking the large yard. This home is being sold, ''AS IS''. Great opportunity to also purchase this home as an investment property

Key facts

• Front porch
• Large yard
• Back porch

Tags

• FRONT PORCH
• BACK PORCH
• LARGE YARD

Property features AI

Exterior

• Parking: Carport (2 spaces); Open parking (2 total spaces, 2 covered)
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single family residence
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Chain link fencing; Covered patio/porch; Deck; Porch; City street frontage

Interior

• Kitchen: Refrigerator; Gas stove
• Flooring: Vinyl tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formica counters; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 10.5% 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 lingering (median 46d 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 $615 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 ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $3k; list at $89k implies a 2867% gain — meaningful room to come down on a strong offer.

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 $89,000

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: 1.22% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $5,308
• Equity at exit: $13,270

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $29,962
• Equity at exit: $7,695

Cash invested: $24,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $310

Break-even live

Break-even rent $696

Max offer price $89,000

Occupancy floor 67%

Sensitivity live

Price	-10% $361	-5% $335	+0% $310	+5% $285	+10% $260
Rent	-10% $224	-5% $267	+0% $310	+5% $353	+10% $396
Rate	-1.0pp $355	-0.5pp $333	base $310	+0.5pp $287	+1.0pp $264

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: $22,250
• Closing costs: $2,670
• 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	15d	1	1.14mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	45d	1	1.18mi
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	45d	1	1.48mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $89,000 Pending 4 DOM
2. 2026-06-14
   days on market $89,000 Active 3 DOM
3. 2026-06-13
   remarks 342-char remark
4. 2026-06-13
   listed $89,000 Active 2 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,069
• − Mortgage interest: −$4,985
• − Property taxes: −$557
• − Insurance: −$445
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,589
• Taxable income: $2,401
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,145/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

+53.4% since first listed

10 events — show timeline

• 2026-06-10 Listed $89,000 AcadianaMLS
• 2025-05-24 Rental Removed $950 TENANTTURNER2
• 2025-05-16 Price Changed $950 TENANTTURNER2
• 2025-05-01 Listed for Rent $995 TENANTTURNER2
• 2009-10-08 Sold (Public Records) $3,000 Public Records
• 2007-03-19 Sold (Public Records) — Public Records
• 2006-08-22 Sold (Public Records) $58,000 Public Records
• 2006-07-05 Sold (Public Records) — Public Records
• 2005-01-10 Sold (Public Records) — Public Records
• 2004-09-22 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $557 · +2.0% YoY. Source: county tax records.