2913 Avery Island Rd · New Iberia, LA 70560

$98,000

4 bd · 2.5 ba · 2,560 sqft · SingleFamily · 155 Days on market

Fair condition 1.16 ac lot $38/sqft · 59% 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
• Schools +3.7/10.0
• Livability +3.7/5.0
• 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 $450 ($5k/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: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.9% 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: 296 active listings in the ZIP; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($86k) 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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.54% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $240,298
• List price: $98,000
• Delta: -59.22%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Weeks Island Rd	0.84mi	4/2.0	2,608 (+2%)	8mo	$147,000	$56	54
2515 Erath St	0.80mi	4/2.5	2,336 (-9%)	4mo	$119,000	$51	47
1621 Elm St	1.49mi	3/2.5 (-1)	2,350 (-8%)	11mo	$230,000	$98	37
3907 Robicheaux Rd	1.03mi	4/2.0	2,016 (-21%)	9mo	$94,000	$47	31
1714 Highland Dr	0.57mi	4/3.0	2,087 (-18%)	36mo	$259,500	$124	26
400 Weeks Island Rd	0.93mi	4/2.0	2,038 (-20%)	33mo	$206,000	$101	18
2718 S Curtis Dr	0.67mi	3/2.0 (-1)	2,189 (-14%)	29mo	$239,000	$109	18
1605 S Gibbs Ln	1.40mi	3/2.0 (-1)	2,000 (-22%)	26mo	$158,000	$79	13
710 Weeks Island Rd	0.85mi	3/2.0 (-1)	2,108 (-18%)	31mo	$125,000	$59	13

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $12,815
• Equity at exit: $14,612

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $48,286
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $240,000 ($93/sqft)
• Median days on market: 60 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70560

• Home prices YoY: -29.8%
• Active inventory: 296
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,510 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: −$317
• Net cashflow: $450

Break-even live

Break-even rent $941

Max offer price $98,000

Occupancy floor 65%

Sensitivity live

Price	-10% $517	-5% $483	+0% $450	+5% $416	+10% $382
Rent	-10% $330	-5% $390	+0% $450	+5% $509	+10% $569
Rate	-1.0pp $499	-0.5pp $474	base $450	+0.5pp $424	+1.0pp $398

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $98,000 Active 155 DOM
2. 2026-08-07
   days on market $98,000 Active 154 DOM
3. 2026-08-06
   days on market $98,000 Active 153 DOM
4. 2026-08-05
   days on market $98,000 Active 152 DOM
5. 2026-08-04
   days on market $98,000 Active 151 DOM
6. 2026-08-03
   days on market $98,000 Active 150 DOM
7. 2026-07-31
   days on market $98,000 Active 147 DOM
8. 2026-07-30
   days on market $98,000 Active 146 DOM
9. 2026-07-29
   days on market $98,000 Active 145 DOM
10. 2026-07-27
    days on market $98,000 Active 143 DOM
11. 2026-07-25
    days on market $98,000 Active 141 DOM
12. 2026-07-24
    days on market $98,000 Active 140 DOM
13. 2026-07-23
    days on market $98,000 Active 139 DOM
14. 2026-07-22
    days on market $98,000 Active 138 DOM
15. 2026-07-21
    days on market $98,000 Active 137 DOM
16. 2026-07-18
    days on market $98,000 Active 134 DOM
17. 2026-07-16
    days on market $98,000 Active 132 DOM
18. 2026-07-16
    days on market $98,000 Active 131 DOM
19. 2026-07-14
    days on market $98,000 Active 130 DOM
20. 2026-07-13
    days on market $98,000 Active 129 DOM
21. 2026-07-12
    days on market $98,000 Active 128 DOM
22. 2026-07-11
    days on market $98,000 Active 127 DOM
23. 2026-07-10
    days on market $98,000 Active 126 DOM
24. 2026-07-09
    days on market $98,000 Active 125 DOM
25. 2026-07-08
    days on market $98,000 Active 124 DOM
26. 2026-07-07
    days on market $98,000 Active 123 DOM
27. 2026-07-06
    days on market $98,000 Active 122 DOM
28. 2026-07-05
    days on market $98,000 Active 121 DOM
29. 2026-07-04
    days on market $98,000 Active 120 DOM
30. 2026-07-03
    days on market $98,000 Active 119 DOM
31. 2026-07-02
    days on market $98,000 Active 118 DOM
32. 2026-07-01
    days on market $98,000 Active 117 DOM
33. 2026-06-30
    days on market $98,000 Active 116 DOM
34. 2026-06-29
    days on market $98,000 Active 115 DOM
35. 2026-06-28
    days on market $98,000 Active 114 DOM
36. 2026-06-28
    days on market $98,000 Active 113 DOM
37. 2026-06-27
    days on market $98,000 Active 112 DOM
38. 2026-06-25
    days on market $98,000 Active 110 DOM
39. 2026-06-23
    days on market $98,000 Active 108 DOM
40. 2026-06-22
    days on market $98,000 Active 107 DOM
41. 2026-06-18
    days on market $98,000 Active 104 DOM
42. 2026-06-17
    days on market $98,000 Active 103 DOM
43. 2026-06-16
    days on market $98,000 Active 102 DOM
44. 2026-06-15
    days on market $98,000 Active 101 DOM
45. 2026-06-14
    days on market $98,000 Active 99 DOM
46. 2026-06-13
    days on market $98,000 Active 98 DOM
47. 2026-06-10
    days on market $98,000 Active 96 DOM
48. 2026-06-09
    days on market $98,000 Active 95 DOM
49. 2026-06-08
    days on market $98,000 Active 94 DOM
50. 2026-06-07
    days on market $98,000 Active 93 DOM

ⓘ 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: $18,126
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$1,288
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$2,851
• Taxable income: $4,128
• Est. tax owed @ 24.0%: −$991
• After-tax cash flow: $4,404/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 Est. rehab $64,000–$115,200 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 37/100

Zoned Schools

Elementary Center Street Elementary School F LA #251/646 Nat'l #21,438/41,679 Middle Iberia Middle School F LA #114/218 Nat'l #8,861/14,009 High New Iberia Senior High School F LA #64/265 Nat'l #7,376/17,239

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

B Composite livability gradescore 73/100

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

• County: Iberia · 74,632 people
• Population (ZIP): 37,589
• Household income: $48,296
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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