407 Donald St · New Iberia, LA 70563

$120,000

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 35 Days on market

6,534 sqft lot $80/sqft · 23% below area Est $156k · 23% under ↓ 4% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Super cute home located in the heart of New Iberia. Perfect for first time home buyer.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Listed 35 days

Property features AI

Exterior

• Parking: 2 covered spaces; 2-car carport
• Utilities: Public sewer
• Home design: Single-family residence
• Construction: Vinyl siding and frame construction; Metal roof
• Exterior features: Wood fencing; Paved city street frontage

Interior

• Kitchen: Dishwasher; Gas cooktop; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile countertops; Aluminum window frames
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• 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: 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 $830 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.19%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (median comp): $155,645
• List price: $120,000
• Delta: -22.90%
• 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 (+5%)	1mo	$145,000	$92	86
501 Ernest St	0.12mi	3/1.5	1,431 (-5%)	5mo	$143,000	$100	81
414 Ashton St	0.33mi	3/1.5	1,496 (-0%)	5mo	$165,000	$110	78
603 Missouri St	0.42mi	3/1.5	1,538 (+2%)	0mo	$159,000	$103	74
609 Missouri St	0.42mi	3/1.5	1,476 (-2%)	8mo	$157,500	$107	70
425 Missouri St	0.45mi	3/1.5	1,446 (-4%)	7mo	$154,500	$107	65
403 Mcilhenny St	0.17mi	3/2.0	1,282 (-14%)	8mo	$155,000	$121	57
307 Dodson St	0.44mi	3/2.0	1,641 (+9%)	6mo	$150,000	$91	55
708 Oswald St	0.38mi	3/1.5	1,275 (-15%)	9mo	$148,000	$116	48
227 Pollard Ave	0.62mi	3/2.0	1,650 (+10%)	4mo	$219,500	$133	48
612 Victory Dr	0.38mi	2/1.0 (-1)	1,300 (-13%)	9mo	$145,000	$112	47
709 Leroy St	0.39mi	4/3.0 (+1)	1,288 (-14%)	2mo	$148,000	$115	44

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $16,531
• Equity at exit: $17,892

10-year hold

• IRR: 21.3%
• Equity multiple: 2.80×
• Total profit: $60,637
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $565

Break-even live

Break-even rent $937

Max offer price $120,000

Occupancy floor 61%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $120,000 Pending 35 DOM
2. 2026-06-17
   days on market $120,000 Active 35 DOM
3. 2026-06-16
   days on market $120,000 Active 34 DOM
4. 2026-06-15
   days on market $120,000 Active 33 DOM
5. 2026-06-14
   days on market $120,000 Active 31 DOM
6. 2026-06-13
   days on market $120,000 Active 30 DOM
7. 2026-06-10
   days on market $120,000 Active 28 DOM
8. 2026-06-09
   days on market $120,000 Active 27 DOM
9. 2026-06-09
   price $120,000 Active 26 DOM
10. 2026-06-08
    days on market $122,500 Active 26 DOM
11. 2026-06-07
    days on market $122,500 Active 25 DOM
12. 2026-06-05
    pricedays on market $122,500 Active 22 DOM
13. 2026-06-03
    days on market $125,000 Active 21 DOM
14. 2026-06-02
    days on market $125,000 Active 20 DOM
15. 2026-06-01
    days on market $125,000 Active 19 DOM
16. 2026-05-31
    days on market $125,000 Active 18 DOM
17. 2026-05-30
    days on market $125,000 Active 17 DOM
18. 2026-05-13
    listed $125,000 Active 87-char remark
19. 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: $19,829
• − Mortgage interest: −$6,722
• − Property taxes: −$729
• − Insurance: −$600
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$3,491
• Taxable income: $5,114
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $5,557/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

-4.0% since first listed

5 events — show timeline

• 2026-06-17 Pending — 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.