102 Myrtle Oak Dr · New Iberia, LA 70563

$154,900

4 bd · 2.0 ba · 2,267 sqft · Other · 252 Days on market

9,583 sqft lot ↓ 8% since listing

---

Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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 MLS

Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

Key facts

• Extensive remodeled
• Rear den
• Double pain windows

Tags

• EXTENSIVE REMODELED
• MAIN LIVING ROOM
• REAR DEN
• LARGE KITCHEN
• DOUBLE PAIN WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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; 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 7.3

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,856
• Equity at exit: $23,096

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $36,246
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $424

Break-even live

Break-even rent $1,240

Max offer price $154,900

Occupancy floor 71%

Sensitivity live

Price	-10% $511	-5% $468	+0% $424	+5% $380	+10% $336
Rent	-10% $283	-5% $354	+0% $424	+5% $494	+10% $564
Rate	-1.0pp $502	-0.5pp $463	base $424	+0.5pp $384	+1.0pp $343

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-13
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

2. 2026-04-01
   status Active 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

3. 2026-03-26
   historical Contingent (Show) 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

4. 2025-12-24
   status Active 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

5. 2025-12-19
   historical Contingent (Show) 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

6. 2025-11-25
   price $154,900 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

7. 2025-09-02
   listed $164,900 Active 484-char remark

   Show marketing remark (484 chars)

   Recently extensive remodeled New Iberia residence on a dead end street under majestic live oak trees. This home offers a main living room and rear den. The fourth bedroom could easily be an office. The large kitchen and rear den area are open to each other. New roof, appliances, floors fresh paint, etc. There are also double pain windows. To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing

8. 2025-03-18
   status Active
9. 2025-03-11
   status Pending
10. 2025-02-14
    price $164,900
11. 2024-11-05
    price $186,900
12. 2024-09-26
    status Active
13. 2024-09-09
    status Pending
14. 2024-08-26
    price $199,900
15. 2024-07-26
    price $219,900
16. 2024-07-01
    status Active
17. 2024-01-19
    price $229,900
18. 2024-01-19
    status Active
19. 2023-02-01
    listed $169,900 Active
20. 2015-10-02
    listed $220,000
21. 2007-10-09
    soldstatus $162,000
22. 2007-10-08
    soldstatus $162,000
23. 2007-08-29
    listed $163,000
24. 2006-12-28
    listed $169,000

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 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: $21,316
• − Mortgage interest: −$8,677
• − Property taxes: −$1,233
• − Insurance: −$774
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,506
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $4,433/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

-8.3% since first listed

24 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-04-01 Relisted — AcadianaMLS
• 2026-03-26 Contingent — AcadianaMLS
• 2025-12-24 Relisted — AcadianaMLS
• 2025-12-19 Contingent — AcadianaMLS
• 2025-11-25 Price Changed $154,900 AcadianaMLS
• 2025-09-02 Listed $164,900 AcadianaMLS
• 2025-03-18 Relisted — AcadianaMLS
• 2025-03-11 Pending — AcadianaMLS
• 2025-02-14 Price Changed $164,900 AcadianaMLS
• 2024-11-05 Price Changed $186,900 AcadianaMLS
• 2024-09-26 Relisted — AcadianaMLS
• 2024-09-09 Pending — AcadianaMLS
• 2024-08-26 Price Changed $199,900 AcadianaMLS
• 2024-07-26 Price Changed $219,900 AcadianaMLS
• 2024-07-01 Relisted — AcadianaMLS
• 2024-01-19 Price Changed $229,900 AcadianaMLS
• 2024-01-19 Relisted — AcadianaMLS
• 2023-02-01 Listed $169,900 AcadianaMLS
• 2015-10-02 Listed $220,000 AcadianaMLS
• 2007-10-09 Sold (Public Records) $162,000 Public Records
• 2007-10-08 Sold (MLS) $162,000 AcadianaMLS
• 2007-08-29 Listed $163,000 AcadianaMLS
• 2006-12-28 Listed $169,000 AcadianaMLS

Property tax history

+1.1%/yr

Latest (2025): $1,233 · +2.0% YoY. Source: county tax records.