601 Maumus St · New Iberia, LA 70563

$169,900

3 bd · 2.0 ba · 2,350 sqft · Other · 84 Days on market

Built 1965 0.34 ac lot $72/sqft · 11% below area Est $191k · 11% under

---

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 +21.6/30.0
• ARV discount +12.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• 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

New Iberia is known for its unique architecture, and this one-of-a-kind Art Deco home truly stands out. The property has been thoughtfully updatedwith a refreshed kitchen, brand-new appliances, refinished wood floors, and a new hot water heater, making it move-in ready for its next owners.Two bedrooms are conveniently located on the first floor along with a massive living room that offers plenty of space to relax or entertain.Upstairs, you'll find the third bedroom with a door that leads to a rooftop sitting area covered by an awning--an ideal spot to unwind and watchthe sunset. With its distinctive style and character, there's simply nothing else quite like it in Acadiana. Located in Flood Zone X and has never flooded.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.9% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 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.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $30k (15%) 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.97% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $190,652
• List price: $169,900
• Delta: -10.88%
• Verdict: UNDERPRICED
• Comps: 20 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: 0.76×
• Total profit: $-11,193
• Equity at exit: $25,333

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $11,142
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $257

Break-even live

Break-even rent $1,325

Max offer price $169,900

Occupancy floor 79%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   price $169,900 Active 84 DOM
2. 2026-06-18
   days on market $179,900 Active 84 DOM
3. 2026-06-17
   days on market $179,900 Active 83 DOM
4. 2026-06-16
   days on market $179,900 Active 82 DOM
5. 2026-06-15
   days on market $179,900 Active 81 DOM
6. 2026-06-14
   days on market $179,900 Active 79 DOM
7. 2026-06-13
   days on market $179,900 Active 78 DOM
8. 2026-06-10
   days on market $179,900 Active 76 DOM
9. 2026-06-09
   days on market $179,900 Active 75 DOM
10. 2026-06-08
    days on market $179,900 Active 74 DOM
11. 2026-06-07
    days on market $179,900 Active 73 DOM
12. 2026-06-05
    days on market $179,900 Active 70 DOM
13. 2026-06-03
    days on market $179,900 Active 69 DOM
14. 2026-06-02
    days on market $179,900 Active 68 DOM
15. 2026-06-01
    days on market $179,900 Active 67 DOM
16. 2026-05-31
    days on market $179,900 Active 66 DOM
17. 2026-05-30
    days on market $179,900 Active 65 DOM
18. 2026-05-19
    price $179,900 729-char remark

    Show marketing remark (729 chars)

    New Iberia is known for its unique architecture, and this one-of-a-kind Art Deco home truly stands out. The property has been thoughtfully updatedwith a refreshed kitchen, brand-new appliances, refinished wood floors, and a new hot water heater, making it move-in ready for its next owners.Two bedrooms are conveniently located on the first floor along with a massive living room that offers plenty of space to relax or entertain.Upstairs, you'll find the third bedroom with a door that leads to a rooftop sitting area covered by an awning--an ideal spot to unwind and watchthe sunset. With its distinctive style and character, there's simply nothing else quite like it in Acadiana. Located in Flood Zone X and has never flooded.

19. 2026-05-05
    price $189,900 729-char remark

    Show marketing remark (729 chars)

    New Iberia is known for its unique architecture, and this one-of-a-kind Art Deco home truly stands out. The property has been thoughtfully updatedwith a refreshed kitchen, brand-new appliances, refinished wood floors, and a new hot water heater, making it move-in ready for its next owners.Two bedrooms are conveniently located on the first floor along with a massive living room that offers plenty of space to relax or entertain.Upstairs, you'll find the third bedroom with a door that leads to a rooftop sitting area covered by an awning--an ideal spot to unwind and watchthe sunset. With its distinctive style and character, there's simply nothing else quite like it in Acadiana. Located in Flood Zone X and has never flooded.

20. 2026-03-26
    listed $199,900 Active 729-char remark

    Show marketing remark (729 chars)

    New Iberia is known for its unique architecture, and this one-of-a-kind Art Deco home truly stands out. The property has been thoughtfully updatedwith a refreshed kitchen, brand-new appliances, refinished wood floors, and a new hot water heater, making it move-in ready for its next owners.Two bedrooms are conveniently located on the first floor along with a massive living room that offers plenty of space to relax or entertain.Upstairs, you'll find the third bedroom with a door that leads to a rooftop sitting area covered by an awning--an ideal spot to unwind and watchthe sunset. With its distinctive style and character, there's simply nothing else quite like it in Acadiana. Located in Flood Zone X and has never flooded.

21. 2018-10-03
    soldstatus $153,000
22. 2018-08-21
    listed $153,000
23. 2017-11-30
    listed $145,000
24. 2016-11-23
    soldstatus $50,000
25. 2016-08-11
    listed $59,900
26. 2016-03-30
    listed $68,600
27. 2002-08-29
    soldstatus
28. 2002-08-14
    soldstatus $71,500
29. 2002-08-09
    soldstatus $71,500
30. 2002-04-23
    listed $71,500
31. 2001-04-11
    listed $86,000

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 4/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $19,806
• − Mortgage interest: −$9,517
• − Property taxes: −$1,017
• − Insurance: −$850
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,943
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $3,014/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

+109.2% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $179,900 AcadianaMLS
• 2026-05-05 Price Changed $189,900 AcadianaMLS
• 2026-03-26 Listed $199,900 AcadianaMLS
• 2018-10-03 Sold (MLS) $153,000 AcadianaMLS
• 2018-08-21 Listed $153,000 AcadianaMLS
• 2017-11-30 Listed $145,000 AcadianaMLS
• 2016-11-23 Sold (MLS) $50,000 AcadianaMLS
• 2016-08-11 Listed $59,900 AcadianaMLS
• 2016-03-30 Listed $68,600 AcadianaMLS
• 2002-08-29 Sold (Public Records) — Public Records
• 2002-08-14 Sold (Public Records) $71,500 Public Records
• 2002-08-09 Sold (MLS) $71,500 AcadianaMLS
• 2002-04-23 Listed $71,500 AcadianaMLS
• 2001-04-11 Listed $86,000 AcadianaMLS

Property tax history

-2.6%/yr

Latest (2025): $1,017 · +3.7% YoY. Source: county tax records.