1502 Colonel Rdg · Cade, LA 70560

$250,500

4 bd · 2.0 ba · 1,874 sqft · SingleFamily · 23 Days on market

Good condition 6,098 sqft lot $33/mo HOA · 1% of rent

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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
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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Key facts

• Advanced thermostats
• Energy efficiency
• Ring doorbells

Tags

• SMART HOME TECHNOLOGY
• RING DOORBELLS
• ADVANCED THERMOSTATS
• ROBUST SECURITY SYSTEMS
• ENERGY EFFICIENCY
• EXPANSIVE WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Association management included; Annual association fee of 400

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage
• Utilities: Public sewer; Electric service by Entergy
• Home design: Single-family residence
• Construction: Brick veneer and vinyl siding construction
• Exterior features: Brick veneer and vinyl siding; Under construction

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Central air conditioning; Natural gas heating

🏗️ New construction. The $250,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $254,864.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $247k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 $2k of loan paydown is wiped out by about $8k 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 $71k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,742 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.57% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $254,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1514 Colonel Rdg	0.03mi	4/2.0	1,874 (0%)	1mo	$250,500	$134	98
1601 Colonel Rdg	0.04mi	4/2.0	1,874 (0%)	2mo	$255,500	$136	96
1513 Colonel Rdg	0.01mi	4/2.0	1,836 (-2%)	1mo	$247,500	$135	96
1518 Colonel Rdg	0.01mi	4/2.0	1,836 (-2%)	2mo	$250,000	$136	95
1519 Colonel Rdg	0.01mi	4/2.0	1,706 (-9%)	3mo	$240,500	$141	82
1515 Colonel Rdg	0.01mi	5/3.0 (+1)	2,087 (+11%)	1mo	$267,500	$128	71
1517 Colonel Rdg	0.02mi	3/2.0 (-1)	1,616 (-14%)	2mo	$234,500	$145	70
1605 Penrose Rdg	0.03mi	5/3.0 (+1)	2,087 (+11%)	3mo	$272,500	$131	68
1609 Penrose Rdg	0.00mi	3/2.0 (-1)	1,613 (-14%)	4mo	$237,000	$147	68
1518 Ashland Rdg	0.08mi	5/3.0 (+1)	2,087 (+11%)	3mo	$267,500	$128	66
1507 Highland Dr	0.09mi	5/3.0 (+1)	2,087 (+11%)	4mo	$267,500	$128	64
1600 Ashland Rdg	0.12mi	3/2.0 (-1)	1,613 (-14%)	5mo	$234,500	$145	62

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $45,763
• Equity at exit: $38,001

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $152,180
• Equity at exit: $22,036

Cash invested: $71,362 (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: 5.2×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,823/yr
• Insurance: −$106
• HOA: −$33
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,366

Break-even live

Break-even rent $2,271

Max offer price $254,864

Occupancy floor 61%

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: $63,716
• Closing costs: $7,646
• 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	21d	1	0.06mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: security

Listing history 17 events

1. 2026-06-18
   days on market $250,500 Active 23 DOM
2. 2026-06-17
   days on market $250,500 Active 22 DOM
3. 2026-06-16
   days on market $250,500 Active 21 DOM
4. 2026-06-15
   days on market $250,500 Active 20 DOM
5. 2026-06-14
   days on market $250,500 Active 18 DOM
6. 2026-06-13
   days on market $250,500 Active 17 DOM
7. 2026-06-10
   days on market $250,500 Active 15 DOM
8. 2026-06-09
   days on market $250,500 Active 14 DOM
9. 2026-06-08
   days on market $250,500 Active 13 DOM
10. 2026-06-07
    days on market $250,500 Active 12 DOM
11. 2026-06-05
    days on market $250,500 Active 9 DOM
12. 2026-06-03
    days on market $250,500 Active 8 DOM
13. 2026-06-02
    days on market $250,500 Active 7 DOM
14. 2026-06-01
    days on market $250,500 Active 6 DOM
15. 2026-05-31
    days on market $250,500 Active 5 DOM
16. 2026-05-30
    days on market $250,500 Active 4 DOM
17. 2026-05-26
    listed $250,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥109°F today · 23 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: $48,000
• − Mortgage interest: −$14,276
• − Property taxes: −$3,823
• − Insurance: −$1,274
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$396
• − Depreciation: −$7,414
• Taxable income: $13,136
• Est. tax owed @ 24.0%: −$3,153
• After-tax cash flow: $13,236/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a good curb appeal. It is ready for move-in and would benefit from a fresh coat of paint and some landscaping to further enhance its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Trim landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-05-26 Listed $250,500 AcadianaMLS