4204 Sarah St · New Iberia, LA 70563

$124,990

3 bd · 1.0 ba · 980 sqft · Other · 279 Days on market

Built 1962 0.32 ac lot $128/sqft · 7% above area Est $117k · 7% over ↓ 9% since listing

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +4.5/15.0
• 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

Welcome to this lovely move in ready ranch-style home nestled in a serene New Iberia neighborhood. Granite countertops in Kitchen and Bath, original hardwood vintage parquet flooring in living and bedrooms. Set on a generous lot, this residence offers both privacy and curb appeal. Within 10 minutes of both of the areas hospitals and medical offices. Never flooded (Zone X). Within 10 minutes of charming downtown with it's historic architecture and shopping. Primary/Secondary schools listed in U.S. News and World Reports Best Schools.

Key facts

• Generous lot
• Never flooded
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• GENEROUS LOT
• NEVER FLOODED
• HISTORIC ARCHITECTURE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $109,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.8

CMA / ARV

• ARV (median comp): $117,200
• List price: $124,990
• Delta: 6.65%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.24×
• Total profit: $8,566
• Equity at exit: $18,636

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $44,445
• Equity at exit: $10,807

Cash invested: $34,997 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $453

Break-even live

Break-even rent $953

Max offer price $124,990

Occupancy floor 65%

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: $31,248
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $124,990 Active 279 DOM
2. 2026-06-17
   days on market $124,990 Active 278 DOM
3. 2026-06-16
   days on market $124,990 Active 277 DOM
4. 2026-06-15
   days on market $124,990 Active 276 DOM
5. 2026-06-14
   days on market $124,990 Active 274 DOM
6. 2026-06-13
   days on market $124,990 Active 273 DOM
7. 2026-06-10
   days on market $124,990 Active 271 DOM
8. 2026-06-09
   days on market $124,990 Active 270 DOM
9. 2026-06-08
   days on market $124,990 Active 269 DOM
10. 2026-06-07
    days on market $124,990 Active 268 DOM
11. 2026-06-05
    days on market $124,990 Active 265 DOM
12. 2026-06-03
    days on market $124,990 Active 264 DOM
13. 2026-06-02
    days on market $124,990 Active 263 DOM
14. 2026-06-01
    days on market $124,990 Active 262 DOM
15. 2026-05-31
    days on market $124,990 Active 261 DOM
16. 2026-05-30
    days on market $124,990 Active 260 DOM
17. 2026-01-20
    price $124,990 538-char remark

    Show marketing remark (539 chars)

    Welcome to this lovely move in ready ranch-style home nestled in a serene New Iberia neighborhood. Granite countertops in Kitchen and Bath, original hardwood vintage parquet flooring in living and bedrooms. Set on a generous lot, this residence offers both privacy and curb appeal. Within 10 minutes of both of the areas hospitals and medical offices. Never flooded (Zone X). Within 10 minutes of charming downtown with it's historic architecture and shopping. Primary/Secondary schools listed in U. S. News and World Reports Best Schools.

18. 2026-01-20
    price $124,990 539-char remark

    Show marketing remark (539 chars)

    Welcome to this lovely move in ready ranch-style home nestled in a serene New Iberia neighborhood. Granite countertops in Kitchen and Bath, original hardwood vintage parquet flooring in living and bedrooms. Set on a generous lot, this residence offers both privacy and curb appeal. Within 10 minutes of both of the areas hospitals and medical offices. Never flooded (Zone X). Within 10 minutes of charming downtown with it's historic architecture and shopping. Primary/Secondary schools listed in U. S. News and World Reports Best Schools.

19. 2025-09-12
    listed $137,900 Active 539-char remark

    Show marketing remark (538 chars)

    Welcome to this lovely move in ready ranch-style home nestled in a serene New Iberia neighborhood. Granite countertops in Kitchen and Bath, original hardwood vintage parquet flooring in living and bedrooms. Set on a generous lot, this residence offers both privacy and curb appeal. Within 10 minutes of both of the areas hospitals and medical offices. Never flooded (Zone X). Within 10 minutes of charming downtown with it's historic architecture and shopping. Primary/Secondary schools listed in U.S. News and World Reports Best Schools.

20. 2025-09-12
    listed $137,900 Active 538-char remark

    Show marketing remark (538 chars)

    Welcome to this lovely move in ready ranch-style home nestled in a serene New Iberia neighborhood. Granite countertops in Kitchen and Bath, original hardwood vintage parquet flooring in living and bedrooms. Set on a generous lot, this residence offers both privacy and curb appeal. Within 10 minutes of both of the areas hospitals and medical offices. Never flooded (Zone X). Within 10 minutes of charming downtown with it's historic architecture and shopping. Primary/Secondary schools listed in U.S. News and World Reports Best Schools.

21. 2025-09-12
    listed $137,900 Active

    Show marketing remark (538 chars)

    Welcome to this lovely move in ready ranch-style home nestled in a serene New Iberia neighborhood. Granite countertops in Kitchen and Bath, original hardwood vintage parquet flooring in living and bedrooms. Set on a generous lot, this residence offers both privacy and curb appeal. Within 10 minutes of both of the areas hospitals and medical offices. Never flooded (Zone X). Within 10 minutes of charming downtown with it's historic architecture and shopping. Primary/Secondary schools listed in U.S. News and World Reports Best Schools.

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$145/yr (+$12/mo · 26.6%)

ⓘ 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 · 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: $18,319
• − Mortgage interest: −$7,001
• − Property taxes: −$543
• − Insurance: −$625
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$3,636
• Taxable income: $3,583
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $4,579/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

• 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

-9.4% since first listed

5 events — show timeline

• 2026-01-20 Price Changed $124,990 AcadianaMLS
• 2026-01-20 Price Changed $124,990 GBRMLS
• 2025-09-12 Listed $137,900 GBRMLS
• 2025-09-12 Listed $137,900 AcadianaMLS
• 2025-09-12 Listed $137,900 AcadianaMLS

Property tax history

-0.3%/yr

Latest (2025): $543 · +1.6% YoY. Source: county tax records.