809 Prioux St · New Iberia, LA 70563

$118,000

3 bd · 2.0 ba · 1,334 sqft · SingleFamily · 72 Days on market

8,712 sqft lot $88/sqft · 21% below area Est $149k · 21% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.5/10.0
• 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

Adorable cottage in a desirable area of New Iberia, loved by the same owner since 1972! Large backyard with covered patio suitable for gatherings and meals! Entire interior has fresh paint, exterior pressure washed, newer double pane windows, hearty metal roof and lots of space! Seller has installed new toilets, faucets and sink! Air conditioner is from 2024, and all systems have been maintained. Flood zone X and never flooded!

Key facts

• New toilets
• Fresh paint
• Large backyard

Tags

• LARGE BACKYARD
• COVERED PATIO
• FRESH PAINT
• NEWER DOUBLE PANE WINDOWS
• HEARTY METAL ROOF
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $111k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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; 2 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 $816 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $118k implies a 1738% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.05% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $149,076
• List price: $118,000
• Delta: -20.85%
• 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
711 Vicnaire St. St	0.15mi	3/2.0	1,200 (-10%)	4mo	$140,000	$117	73
1002 Rue De Pierre	0.31mi	2/2.0 (-1)	1,337 (+0%)	9mo	$142,000	$106	72
708 Oswald St	0.26mi	3/1.5	1,275 (-4%)	9mo	$148,000	$116	71
612 Victory Dr	0.20mi	2/1.0 (-1)	1,300 (-2%)	9mo	$145,000	$112	70
603 Vicnaire St	0.27mi	3/2.0	1,242 (-7%)	8mo	$32,000	$26	70
709 Leroy St	0.35mi	4/3.0 (+1)	1,288 (-3%)	2mo	$148,000	$115	67
609 Missouri St	0.20mi	3/1.5	1,476 (+11%)	8mo	$157,500	$107	65
425 Missouri St	0.35mi	3/1.5	1,446 (+8%)	7mo	$154,500	$107	62
403 Mcilhenny St	0.64mi	3/2.0	1,282 (-4%)	8mo	$155,000	$121	57
501 Ernest St	0.55mi	3/1.5	1,431 (+7%)	5mo	$143,000	$100	56
414 Ashton St	0.66mi	3/1.5	1,496 (+12%)	5mo	$165,000	$110	43
411 Mcilhenny St	0.60mi	2/2.0 (-1)	1,188 (-11%)	10mo	$142,000	$120	40

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,632
• Equity at exit: $17,594

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $20,961
• Equity at exit: $10,202

Cash invested: $33,040 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$619
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $275

Break-even live

Break-even rent $891

Max offer price $118,000

Occupancy floor 73%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 E Dale St New Iberia, LA	1.0–2.0	1.0–2.0	843	$875	$1.04	13d	5	1.25mi
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	13d	1	1.26mi

Listing history 20 events

1. 2026-06-16
   status $118,000 Pending 72 DOM
2. 2026-06-16
   days on market $118,000 Active 72 DOM
3. 2026-06-15
   days on market $118,000 Active 71 DOM
4. 2026-06-14
   days on market $118,000 Active 69 DOM
5. 2026-06-13
   days on market $118,000 Active 68 DOM
6. 2026-06-10
   days on market $118,000 Active 66 DOM
7. 2026-06-09
   days on market $118,000 Active 65 DOM
8. 2026-06-08
   days on market $118,000 Active 64 DOM
9. 2026-06-07
   days on market $118,000 Active 63 DOM
10. 2026-06-05
    days on market $118,000 Active 60 DOM
11. 2026-06-03
    days on market $118,000 Active 59 DOM
12. 2026-06-02
    days on market $118,000 Active 58 DOM
13. 2026-06-01
    remarks 591-char remark
14. 2026-06-01
    days on market $118,000 Active 57 DOM
15. 2026-05-31
    days on market $118,000 Active 56 DOM
16. 2026-05-30
    pricedays on market $118,000 Active 55 DOM
17. 2026-04-09
    status Active 431-char remark

    Show marketing remark (431 chars)

    Adorable cottage in a desirable area of New Iberia, loved by the same owner since 1972! Large backyard with covered patio suitable for gatherings and meals! Entire interior has fresh paint, exterior pressure washed, newer double pane windows, hearty metal roof and lots of space! Seller has installed new toilets, faucets and sink! Air conditioner is from 2024, and all systems have been maintained. Flood zone X and never flooded!

18. 2026-04-06
    status Pending 431-char remark

    Show marketing remark (431 chars)

    Adorable cottage in a desirable area of New Iberia, loved by the same owner since 1972! Large backyard with covered patio suitable for gatherings and meals! Entire interior has fresh paint, exterior pressure washed, newer double pane windows, hearty metal roof and lots of space! Seller has installed new toilets, faucets and sink! Air conditioner is from 2024, and all systems have been maintained. Flood zone X and never flooded!

19. 2026-04-02
    listed $140,000 Active 431-char remark

    Show marketing remark (431 chars)

    Adorable cottage in a desirable area of New Iberia, loved by the same owner since 1972! Large backyard with covered patio suitable for gatherings and meals! Entire interior has fresh paint, exterior pressure washed, newer double pane windows, hearty metal roof and lots of space! Seller has installed new toilets, faucets and sink! Air conditioner is from 2024, and all systems have been maintained. Flood zone X and never flooded!

20. 2010-10-22
    soldstatus $6,421

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $649 · $54/mo
• Expected delta: +$214/yr (+$18/mo · 49.4%)

ⓘ 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: $14,879
• − Mortgage interest: −$6,610
• − Property taxes: −$435
• − Insurance: −$590
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,433
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,961/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

+2080.3% since first listed

4 events — show timeline

• 2026-04-09 Relisted — AcadianaMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-04-02 Listed $140,000 AcadianaMLS
• 2010-10-22 Sold (Public Records) $6,421 Public Records

Property tax history

-2.2%/yr

Latest (2025): $435 · +2.0% YoY. Source: county tax records.