413 Hebert St · Jeanerette, LA 70544

$90,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 34 Days on market

Built 2004 0.32 ac lot Est $78k · 15% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

413 Hebert St sits on a prime corner lot beneath gorgeous mature trees, offering both charm and curb appeal. This well maintained 3 bedroom, 2 bath mobile home features a new roof in 2026, just over 1,200 square feet of comfortable living space, and is positioned on an oversized lot with endless possibilities. Whether you're searching for a cozy home, an investment property, or a spacious lot with room for growth, this property delivers exceptional potential. Enjoy peaceful mornings under the shade trees, plenty of outdoor space for entertaining or gardening, and the opportunity for future build. .. .all while being conveniently located near shopping, dining, and everyday essentials. Don't

Key facts

• Outdoor space
• Oversized lot
• Corner lot

Tags

• CORNER LOT
• MATURE TREES
• NEW ROOF
• OVERSIZED LOT
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Carport (2 covered spaces, total parking 2)
• Utilities: Public sewer; Electric service: CLECO
• Home design: Manufactured home; City street frontage; Dead-end street; Paved road
• Construction: Vinyl siding; Composition roof
• Exterior features: Open porch; Shed(s); Lighting

Interior

• Kitchen: Dishwasher; Electric stove; Microwave; Refrigerator; Kitchen island; Walk-in pantry; Formica counters
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Kitchen island; Walk-in pantry; Formica counters; Window treatments; Double pane windows; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#320 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute 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: Jeanerette Senior High School (math 8% / reading 27%, grade F, #197 of 265 statewide, top 76%, 322 students, 85% FRL) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 38% district-wide (-20 pts) — the specific schools serving this property underperform the Iberia Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 33 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) 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.
• Current owner paid $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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: 1.17% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $78,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Druilhet St	0.18mi	2/2.0 (-1)	1,321 (+3%)	23mo	$45,000	$34	62
905 Martin Luther King Dr	0.34mi	3/2.0	1,363 (+6%)	15mo	$119,700	$88	60
223 Cooper St	0.30mi	2/1.5 (-1)	1,397 (+9%)	12mo	$85,000	$61	54
527 Canal St	0.28mi	3/1.0	1,403 (+10%)	23mo	$35,000	$25	47

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $4,465
• Equity at exit: $13,419

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $28,307
• Equity at exit: $7,782

Cash invested: $25,200 (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 70544

• Home prices YoY: -17.8%
• Active inventory: 33
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $300

Break-even live

Break-even rent $674

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $351	-5% $325	+0% $300	+5% $274	+10% $249
Rent	-10% $217	-5% $258	+0% $300	+5% $341	+10% $383
Rate	-1.0pp $345	-0.5pp $323	base $300	+0.5pp $276	+1.0pp $253

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $90,000 Active 34 DOM
2. 2026-06-17
   days on market $90,000 Active 33 DOM
3. 2026-06-16
   days on market $90,000 Active 32 DOM
4. 2026-06-15
   days on market $90,000 Active 31 DOM
5. 2026-06-14
   days on market $90,000 Active 29 DOM
6. 2026-06-13
   days on market $90,000 Active 28 DOM
7. 2026-06-10
   days on market $90,000 Active 26 DOM
8. 2026-06-09
   days on market $90,000 Active 25 DOM
9. 2026-06-08
   days on market $90,000 Active 24 DOM
10. 2026-06-07
    days on market $90,000 Active 23 DOM
11. 2026-06-05
    days on market $90,000 Active 20 DOM
12. 2026-06-03
    days on market $90,000 Active 19 DOM
13. 2026-06-02
    days on market $90,000 Active 18 DOM
14. 2026-06-01
    days on market $90,000 Active 17 DOM
15. 2026-05-31
    days on market $90,000 Active 16 DOM
16. 2026-05-30
    days on market $90,000 Active 15 DOM
17. 2026-05-15
    listed $90,000 Active 791-char remark
18. 2026-02-26
    status Pending
19. 2026-02-10
    listed $90,000 Active
20. 2002-03-08
    soldstatus $75,000

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$224/yr (+$19/mo · 82.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $12,635
• − Mortgage interest: −$5,041
• − Property taxes: −$271
• − Insurance: −$450
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,618
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $3,061/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 — Jeanerette

• Score: 57/100
• State rank: #320
• US rank: #21825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeanerette, LA
• Population (ZIP): 10,407

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 0.64)
• Race & ethnicity: Black 48% White 35% Two or more races 6% Native American 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 8%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 3% Korean 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: ▼ -23.88%
• Current HPI: 110.2806
• 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

+20.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $90,000 AcadianaMLS
• 2026-02-26 Pending — AcadianaMLS
• 2026-02-10 Listed $90,000 AcadianaMLS
• 2002-03-08 Sold (Public Records) $75,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $271 · +2.0% YoY. Source: county tax records.