407 Donald St · New Iberia, LA 70563

$125,000

3 bd · 1.0 ba · 1,550 sqft · SingleFamily · 16 Days on market

Average condition 6,534 sqft lot $81/sqft · 19% below area Est $154k · 19% under

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 1 bath home located close to New Iberia City Park! Home features living room, bonus play room, a seperate office that could be used as a 4th bedroom, covered patio in the rear a seperate storage building and a fenced in back yard. Seller offering a $600 one year home warranty with accepted offer. Call for your showing today!

Key facts

• Separate office
• Bonus play room
• Storage building

Tags

• BONUS PLAY ROOM
• SEPARATE OFFICE
• COVERED PATIO
• STORAGE BUILDING
• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.2% 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.
• Zoned schools: North Lewis Elementary School (math 43% / reading 57%, grade D+, #125 of 646 statewide, top 20%, 520 students, 54% FRL); Belle Place Middle School (math 31% / reading 54%, grade D-, #57 of 218 statewide, top 26%, 413 students, 65% FRL); New Iberia Senior High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,449 students, 62% FRL).
• Market conditions: 257 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 $864 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) 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

• 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 $123,125 (1.5% below list)

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: 1.16% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.05%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $153,564
• List price: $125,000
• Delta: -18.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Azalea Dr	0.03mi	3/2.0	1,576 (+2%)	6mo	$145,000	$92	87
603 Missouri St	0.42mi	3/1.5	1,538 (-1%)	5mo	$159,000	$103	73
501 Ernest St	0.12mi	3/1.5	1,431 (-8%)	9mo	$143,000	$100	72
308 Oak St	0.50mi	3/2.0	1,550 (0%)	4mo	$208,000	$134	69
414 Ashton St	0.34mi	3/1.5	1,496 (-4%)	10mo	$165,000	$110	68
609 Missouri St	0.41mi	3/1.5	1,476 (-5%)	12mo	$157,500	$107	60
307 Dodson St	0.44mi	3/2.0	1,641 (+6%)	11mo	$150,000	$91	57
425 Missouri St	0.45mi	3/1.5	1,446 (-7%)	11mo	$154,500	$107	56
631 Everette St	0.40mi	3/2.0	1,730 (+12%)	7mo	$155,000	$90	52
227 Pollard Ave	0.62mi	3/2.0	1,650 (+6%)	8mo	$219,500	$133	50
809 Prioux St	0.58mi	3/2.0	1,334 (-14%)	4mo	$110,000	$82	42
1002 Rue De Pierre	0.75mi	2/2.0 (-1)	1,337 (-14%)	14mo	$142,000	$106	22

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,942
• Equity at exit: $18,638

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $34,489
• Equity at exit: $10,808

Cash invested: $35,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 24 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $167,500 ($119/sqft)
• Median days on market: 16 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -16.9% vs current asking $/sqft

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

ZIP-level market 70563

• Home prices YoY: -35.0%
• Active inventory: 257
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $380

Break-even live

Break-even rent $973

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $451	-5% $416	+0% $380	+5% $345	+10% $310
Rent	-10% $266	-5% $323	+0% $380	+5% $438	+10% $495
Rate	-1.0pp $443	-0.5pp $412	base $380	+0.5pp $348	+1.0pp $315

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: $31,250
• Closing costs: $3,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Carport2 parking spaces
• Utilities: Public sewerElectric service through CLECO
• Home design: Single-family residence
• Construction: Frame and vinyl sidingMetal roof
• Exterior features: LightingWood fencingCovered patio or porchShed

Interior

• Kitchen: DishwasherRefrigerator
• Flooring: CarpetTileWood laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BookcasesBuilt-in featuresVaried ceiling heightsTile countersDouble-pane windows
• Laundry & utility: Washer hookupGas dryer hookup

Listing history 50 events

1. 2026-11-06
   days on market $125,000 Active 16 DOM
2. 2026-11-05
   days on market $125,000 Active 15 DOM
3. 2026-11-04
   days on marketlisting id $125,000 Active 14 DOM
4. 2026-11-02
   days on market $125,000 Active 10 DOM
5. 2026-11-01
   days on market $125,000 Active 9 DOM
6. 2026-10-31
   days on market $125,000 Active 8 DOM
7. 2026-10-30
   days on market $125,000 Active 7 DOM
8. 2026-10-29
   days on market $125,000 Active 6 DOM
9. 2026-10-28
   days on market $125,000 Active 5 DOM
10. 2026-10-27
    days on market $125,000 Active 4 DOM
11. 2026-10-26
    days on market $125,000 Active 3 DOM
12. 2026-10-25
    days on marketlisting id $125,000 Active 2 DOM
13. 2026-10-24
    days on market $125,000 Active 3 DOM
14. 2026-10-23
    days on market $125,000 Active 2 DOM
15. 2026-10-21
    remarks 334-char remark
16. 2026-10-21
    pricestatusdays on marketlisting id $125,000 Active 1 DOM
17. 2026-09-04
    status $120,000 Pending 48 DOM
18. 2026-09-03
    days on market $120,000 Active 48 DOM
19. 2026-08-31
    days on market $120,000 Active 45 DOM
20. 2026-08-30
    days on market $120,000 Active 44 DOM
21. 2026-08-29
    days on market $120,000 Active 43 DOM
22. 2026-08-28
    days on market $120,000 Active 42 DOM
23. 2026-08-27
    days on market $120,000 Active 41 DOM
24. 2026-08-25
    remarks 145-char remark
25. 2026-08-25
    days on market $120,000 Active 39 DOM
26. 2026-08-24
    days on market $120,000 Active 38 DOM
27. 2026-08-23
    status $120,000 Active 37 DOM
28. 2026-08-15
    status $120,000 Pending 37 DOM
29. 2026-08-13
    statusdays on market $120,000 Active 37 DOM
30. 2026-07-30
    status $120,000 Pending 36 DOM
31. 2026-07-29
    statusdays on market $120,000 Active 36 DOM
32. 2026-06-17
    status $120,000 Pending 35 DOM
33. 2026-06-17
    days on market $120,000 Active 35 DOM
34. 2026-06-16
    days on market $120,000 Active 34 DOM
35. 2026-06-15
    days on market $120,000 Active 33 DOM
36. 2026-06-14
    days on market $120,000 Active 31 DOM
37. 2026-06-13
    days on market $120,000 Active 30 DOM
38. 2026-06-10
    days on market $120,000 Active 28 DOM
39. 2026-06-09
    days on market $120,000 Active 27 DOM
40. 2026-06-09
    price $120,000 Active 26 DOM
41. 2026-06-08
    days on market $122,500 Active 26 DOM
42. 2026-06-07
    days on market $122,500 Active 25 DOM
43. 2026-06-05
    pricedays on market $122,500 Active 22 DOM
44. 2026-06-03
    days on market $125,000 Active 21 DOM
45. 2026-06-02
    days on market $125,000 Active 20 DOM
46. 2026-06-01
    days on market $125,000 Active 19 DOM
47. 2026-05-31
    days on market $125,000 Active 18 DOM
48. 2026-05-30
    days on market $125,000 Active 17 DOM
49. 2026-05-13
    listed $125,000 Active 87-char remark
50. 2001-08-15
    soldstatus

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $729 · $61/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 · 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: $17,451
• − Mortgage interest: −$7,002
• − Property taxes: −$729
• − Insurance: −$625
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,636
• Taxable income: $2,666
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,926/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 · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $7,750–$23,250 screening

This home is in average condition with cosmetic updates needed. It has potential for increased value with exterior painting and kitchen updates.

Components & finishes AI

Roof metal · good Flooring tile Appliances black HVAC central · new lt5

Repairs flagged

• Minor kitchen cabinets — dated and could be updated
• Minor kitchen countertops — could be replaced for a fresh look

Value-add opportunities

• Both paint exterior — enhances curb appeal and value ↑
• Both replace air conditioning unit — improves comfort and energy efficiency ↑
• Both update kitchen cabinets and countertops — modernizes the space and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 45/100

Zoned Schools

Elementary North Lewis Elementary School D+ LA #125/646 Nat'l #12,529/41,679 Middle Belle Place Middle School D- LA #57/218 Nat'l #5,285/14,009 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

• Census place: New Iberia, LA
• County: Iberia · 74,632 people
• Population (ZIP): 19,947
• Household income: $73,555
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9% 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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 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: ▼ -78.52%
• Current HPI: 146.1556
• 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

Property features AI

Exterior

• Parking: Carport2 parking spaces
• Utilities: Public sewerElectric service through CLECO
• Home design: Single-family residence
• Construction: Frame and vinyl sidingMetal roof
• Exterior features: LightingWood fencingCovered patio or porchShed

Interior

• Kitchen: DishwasherRefrigerator
• Flooring: CarpetTileWood laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: BookcasesBuilt-in featuresVaried ceiling heightsTile countersDouble-pane windows
• Laundry & utility: Washer hookupGas dryer hookup

Price history

+0.0% since first listed

5 events — show timeline

• 2026-10-21 Listed $125,000 AcadianaMLS
• 2026-06-08 Price Changed $120,000 AcadianaMLS
• 2026-06-04 Price Changed $122,500 AcadianaMLS
• 2026-05-13 Listed $125,000 AcadianaMLS
• 2001-08-15 Sold (Public Records) — Public Records

Property tax history

-0.3%/yr

Latest (2025): $729 · +2.0% YoY. Source: county tax records.