1108 Coteau Rd · Cade, LA 70560

$175,500

3 bd · 2.0 ba · 1,490 sqft · Other · 21 Days on market

0.67 ac lot

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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 +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An investment opportunity offering solid bones, room to add value, and set in the country! This 3-bedroom, 2-bath home has potential for cozy living spaces featuring wood flooring, a flex/office area, & utility room, all sitting on a spacious lot with unlimited outdoor possibilities.Exterior highlights include a brand-new fence, two sheds, an attached garage, & a basketball court-- then much more space for a backyard daydream. This home is in need of TLC, presenting an excellent chance to reimagine, refresh, + restore. Rendering photos provide inspiration for lower budget options. More designs readily available to serious buyers.

Key facts

• Generous lot
• Brand new fence
• Private oasis

Tags

• EXPANSIVE OUTDOOR SPACE
• MAJOR MECHANICAL UPGRADES
• PRIVATE OASIS
• GENEROUS LOT
• BRAND NEW FENCE
• HANDY STORAGE SHED

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles; 2 covered parking spaces; 2 total parking spaces
• Utilities: Septic tank for sewer; Electric service: SLEMCO
• Home design: Single family residence; Highway frontage
• Construction: Brick veneer and wood siding construction; Metal roof
• Exterior features: Full wood fencing; Metal roof; Brick veneer and wood siding

Interior

• Kitchen: Dishwasher; Microwave; Electric stove/oven
• Flooring: Tile; Vinyl plank; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crown molding; Multi-head shower; Other counters
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $176k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $176k).
• Recommended offer: $173k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 5.3% in Cade — 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 53/100 on livability (#389 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B; Watch: amenities F, commute F, housing 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: Coteau Elementary School (math 47% / reading 52%, grade D, #129 of 646 statewide, top 21%, 272 students, 71% FRL); Anderson Middle School (math 19% / reading 38%, grade F, #119 of 218 statewide, top 57%, 399 students, 86% FRL); Westgate High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 993 students, 77% FRL).
• Market conditions: 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago 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.
• Current owner paid $75k; list at $176k implies a 134% gain — meaningful room to come down on a strong offer.

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 $172,867 (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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.28% ✓
• Cap rate: 20.58%
• Cash-on-cash: 51.01%
• DSCR: 3.27
• GRM: 3.7

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $104,576
• Equity at exit: $26,168

10-year hold

• IRR: 54.4%
• Equity multiple: 6.34×
• Total profit: $262,267
• Equity at exit: $15,174

Cash invested: $49,140 (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: 3.7×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$920
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $2,089

Break-even live

Break-even rent $1,356

Max offer price $175,500

Occupancy floor 43%

Sensitivity live

Price	-10% $2,188	-5% $2,139	+0% $2,089	+5% $2,039	+10% $1,990
Rent	-10% $1,773	-5% $1,931	+0% $2,089	+5% $2,247	+10% $2,405
Rate	-1.0pp $2,177	-0.5pp $2,134	base $2,089	+0.5pp $2,043	+1.0pp $1,997

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: $43,875
• Closing costs: $5,265
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Saddle Back Rdg New Iberia, LA	4.0	2.0	1874	$4,000	$2.13	22d	1	1.02mi

Listing history 30 events

1. 2026-06-07
   statusdays on market $175,500 Pending 21 DOM
2. 2026-06-05
   days on market $175,500 Active 19 DOM
3. 2026-06-03
   days on market $175,500 Active 18 DOM
4. 2026-06-02
   pricedays on market $175,500 Active 17 DOM
5. 2026-06-01
   days on market $179,500 Active 16 DOM
6. 2026-05-31
   days on market $179,500 Active 15 DOM
7. 2026-05-30
   days on market $179,500 Active 14 DOM
8. 2026-05-15
   listed $179,500 Active
9. 2026-01-16
   soldstatus $75,000 Sold 645-char remark

   Show marketing remark (645 chars)

   An investment opportunity offering solid bones, room to add value, and set in the country! This 3-bedroom, 2-bath home has potential for cozy living spaces featuring wood flooring, a flex/office area, & utility room, all sitting on a spacious lot with unlimited outdoor possibilities.Exterior highlights include a brand-new fence, two sheds, an attached garage, & a basketball court-- then much more space for a backyard daydream. This home is in need of TLC, presenting an excellent chance to reimagine, refresh, + restore. Rendering photos provide inspiration for lower budget options. More designs readily available to serious buyers.

10. 2026-01-16
    soldstatus $75,000

    Show marketing remark (645 chars)

    An investment opportunity offering solid bones, room to add value, and set in the country! This 3-bedroom, 2-bath home has potential for cozy living spaces featuring wood flooring, a flex/office area, & utility room, all sitting on a spacious lot with unlimited outdoor possibilities.Exterior highlights include a brand-new fence, two sheds, an attached garage, & a basketball court-- then much more space for a backyard daydream. This home is in need of TLC, presenting an excellent chance to reimagine, refresh, + restore. Rendering photos provide inspiration for lower budget options. More designs readily available to serious buyers.

11. 2026-01-02
    status Pending 645-char remark

    Show marketing remark (645 chars)

    An investment opportunity offering solid bones, room to add value, and set in the country! This 3-bedroom, 2-bath home has potential for cozy living spaces featuring wood flooring, a flex/office area, & utility room, all sitting on a spacious lot with unlimited outdoor possibilities.Exterior highlights include a brand-new fence, two sheds, an attached garage, & a basketball court-- then much more space for a backyard daydream. This home is in need of TLC, presenting an excellent chance to reimagine, refresh, + restore. Rendering photos provide inspiration for lower budget options. More designs readily available to serious buyers.

12. 2025-12-26
    listed $80,000 Active 645-char remark

    Show marketing remark (645 chars)

    An investment opportunity offering solid bones, room to add value, and set in the country! This 3-bedroom, 2-bath home has potential for cozy living spaces featuring wood flooring, a flex/office area, & utility room, all sitting on a spacious lot with unlimited outdoor possibilities.Exterior highlights include a brand-new fence, two sheds, an attached garage, & a basketball court-- then much more space for a backyard daydream. This home is in need of TLC, presenting an excellent chance to reimagine, refresh, + restore. Rendering photos provide inspiration for lower budget options. More designs readily available to serious buyers.

13. 2025-11-26
    soldstatus $63,000 Sold 331-char remark

    Show marketing remark (331 chars)

    Solid home located on a large lot in Coteau! Home features 3 bedrooms, 2 full bathrooms, large living room, 2 exterior storage sheds and a large back yard. Call for your showing today! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

14. 2025-11-16
    status Pending 331-char remark

    Show marketing remark (331 chars)

    Solid home located on a large lot in Coteau! Home features 3 bedrooms, 2 full bathrooms, large living room, 2 exterior storage sheds and a large back yard. Call for your showing today! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

15. 2025-11-01
    price $69,900 331-char remark

    Show marketing remark (331 chars)

    Solid home located on a large lot in Coteau! Home features 3 bedrooms, 2 full bathrooms, large living room, 2 exterior storage sheds and a large back yard. Call for your showing today! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

16. 2025-10-13
    price $79,900 331-char remark

    Show marketing remark (331 chars)

    Solid home located on a large lot in Coteau! Home features 3 bedrooms, 2 full bathrooms, large living room, 2 exterior storage sheds and a large back yard. Call for your showing today! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

17. 2025-09-08
    listed $94,900 Active 331-char remark

    Show marketing remark (331 chars)

    Solid home located on a large lot in Coteau! Home features 3 bedrooms, 2 full bathrooms, large living room, 2 exterior storage sheds and a large back yard. Call for your showing today! To help visualize this home's floorplan and to highlight its potential, virtual furnishings may have been added to photos found in this listing.

18. 2023-07-31
    price $150,000
19. 2023-05-20
    price $170,000
20. 2023-05-04
    status Active
21. 2023-05-04
    price $185,000
22. 2023-01-16
    listed $234,000 Active
23. 2016-08-02
    soldstatus $133,000
24. 2016-01-25
    listed $133,000
25. 2010-05-18
    soldstatus $123,000
26. 2010-05-17
    soldstatus $123,000
27. 2010-03-16
    listed $126,000
28. 2009-05-14
    soldstatus $100,000
29. 2009-05-13
    soldstatus $100,000
30. 2009-03-23
    listed $113,000

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$33/yr (+$3/mo · 3.6%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$9,831
• − Property taxes: −$932
• − Insurance: −$878
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$5,105
• Taxable income: $23,574
• Est. tax owed @ 24.0%: −$5,658
• After-tax cash flow: $19,409/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 — Cade

• Score: 53/100
• State rank: #389
• US rank: #24247

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 87
• 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

+58.8% since first listed

23 events — show timeline

• 2026-05-15 Listed $179,500 AcadianaMLS
• 2026-01-16 Sold (Public Records) $75,000 Public Records
• 2026-01-16 Sold (MLS) $75,000 AcadianaMLS
• 2026-01-02 Pending — AcadianaMLS
• 2025-12-26 Listed $80,000 AcadianaMLS
• 2025-11-26 Sold (MLS) $63,000 AcadianaMLS
• 2025-11-16 Pending — AcadianaMLS
• 2025-11-01 Price Changed $69,900 AcadianaMLS
• 2025-10-13 Price Changed $79,900 AcadianaMLS
• 2025-09-08 Listed $94,900 AcadianaMLS
• 2023-07-31 Price Changed $150,000 AcadianaMLS
• 2023-05-20 Price Changed $170,000 AcadianaMLS
• 2023-05-04 Relisted — AcadianaMLS
• 2023-05-04 Price Changed $185,000 AcadianaMLS
• 2023-01-16 Listed $234,000 AcadianaMLS
• 2016-08-02 Sold (MLS) $133,000 AcadianaMLS
• 2016-01-25 Listed $133,000 AcadianaMLS
• 2010-05-18 Sold (Public Records) $123,000 Public Records
• 2010-05-17 Sold (MLS) $123,000 AcadianaMLS
• 2010-03-16 Listed $126,000 AcadianaMLS
• 2009-05-14 Sold (Public Records) $100,000 Public Records
• 2009-05-13 Sold (MLS) $100,000 AcadianaMLS
• 2009-03-23 Listed $113,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $932 · +1.6% YoY. Source: county tax records.