2913 Avery Island Rd · New Iberia, LA 70560

$98,000

4 bd · 2.5 ba · 2,560 sqft · SingleFamily · 104 Days on market

Fair condition 1.16 ac lot $38/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This great investment property features accommodations for two separate dwellings situated on over an acre of land. The primary residence offers a spacious four-bedroom, 2.5-bathroom layout, ideal for a variety of living arrangements. Enjoy a private, expansive lot with the convenience of being minutes away from local shopping and dining. Whether for multi-generational living or rental income, this property is a must-see. Call today to schedule your private showing.

Key facts

• Investment property
• Over an acre of land
• 1.16 acre lot

Tags

• INVESTMENT PROPERTY
• TWO SEPARATE DWELLINGS
• OVER AN ACRE OF LAND
• PRIVATE EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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.
• 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 $678 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($89k) 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 $66/mo.
• Climate carrying-cost: severe 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 $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.20%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $245,653
• List price: $98,000
• Delta: -60.11%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $13,733
• Equity at exit: $14,612

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $50,267
• Equity at exit: $8,473

Cash invested: $27,440 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $464

Break-even live

Break-even rent $941

Max offer price $98,000

Occupancy floor 65%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $98,000 Active 104 DOM
2. 2026-06-17
   days on market $98,000 Active 103 DOM
3. 2026-06-16
   days on market $98,000 Active 102 DOM
4. 2026-06-15
   days on market $98,000 Active 101 DOM
5. 2026-06-14
   days on market $98,000 Active 99 DOM
6. 2026-06-13
   days on market $98,000 Active 98 DOM
7. 2026-06-10
   days on market $98,000 Active 96 DOM
8. 2026-06-09
   days on market $98,000 Active 95 DOM
9. 2026-06-08
   days on market $98,000 Active 94 DOM
10. 2026-06-07
    days on market $98,000 Active 93 DOM
11. 2026-06-05
    days on market $98,000 Active 90 DOM
12. 2026-06-03
    days on market $98,000 Active 89 DOM
13. 2026-06-02
    days on market $98,000 Active 88 DOM
14. 2026-06-01
    days on market $98,000 Active 87 DOM
15. 2026-05-31
    days on market $98,000 Active 86 DOM
16. 2026-05-30
    days on market $98,000 Active 85 DOM
17. 2026-03-06
    status Active 470-char remark

    Show marketing remark (470 chars)

    This great investment property features accommodations for two separate dwellings situated on over an acre of land. The primary residence offers a spacious four-bedroom, 2.5-bathroom layout, ideal for a variety of living arrangements. Enjoy a private, expansive lot with the convenience of being minutes away from local shopping and dining. Whether for multi-generational living or rental income, this property is a must-see. Call today to schedule your private showing.

18. 2026-03-03
    listed $98,000 Active 470-char remark

    Show marketing remark (470 chars)

    This great investment property features accommodations for two separate dwellings situated on over an acre of land. The primary residence offers a spacious four-bedroom, 2.5-bathroom layout, ideal for a variety of living arrangements. Enjoy a private, expansive lot with the convenience of being minutes away from local shopping and dining. Whether for multi-generational living or rental income, this property is a must-see. Call today to schedule your private showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,344
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$1,288
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$2,851
• Taxable income: $4,311
• Est. tax owed @ 24.0%: −$1,035
• After-tax cash flow: $4,533/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This property requires extensive repairs and maintenance to improve its condition and increase its value. The roof, exterior siding, flooring, interior walls, and HVAC system are all in poor condition and need to be repaired.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Major flooring — The flooring in the interior appears to be in poor condition, with visible wear and tear.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and potential issues.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible damage and potential issues.

Value-add opportunities

• Resale repair roof — A repaired roof will significantly increase the home's value by addressing a major issue and improving the home's appearance.
• Resale repair exterior siding — A repaired exterior siding will improve the home's appearance and increase its value by addressing a major issue.
• Resale repair flooring — A repaired flooring will improve the home's appearance and increase its value by addressing a major issue.
• Resale repair interior walls — A repaired interior walls will improve the home's appearance and increase its value by addressing a major issue.
• Resale repair HVAC system — A repaired HVAC system will improve the home's comfort and increase its value by addressing a major issue.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting.	Major	$15,000–50,000
flooring · The flooring in the interior appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible damage and potential issues.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible damage and potential issues.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale repair roof — A repaired roof will significantly increase the home's value by addressing a major issue and improving the home's appearance. ↑
• Resale repair exterior siding — A repaired exterior siding will improve the home's appearance and increase its value by addressing a major issue. ↑
• Resale repair flooring — A repaired flooring will improve the home's appearance and increase its value by addressing a major issue. ↑
• Resale repair interior walls — A repaired interior walls will improve the home's appearance and increase its value by addressing a major issue. ↑
• Resale repair HVAC system — A repaired HVAC system will improve the home's comfort and increase its value by addressing a major issue. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-03-06 Relisted — AcadianaMLS
• 2026-03-03 Listed $98,000 AcadianaMLS