507 Weldon St · New Iberia, LA 70560

$95,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 8 Days on market

Built 1959 7,405 sqft lot Est $78k · 22% over

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Why this score? — see what drove the D+ 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located three-bedroom, two-bath home offering comfort, convenience, and plenty of space. The home features new flooring in the living room, a large primary bedroom with its own private exterior entrance, a new AC unit, and a new hot water heater for added peace of mind. The workshop/garage includes a full bathroom, its own hot water heater, and a washing machine, providing excellent flexibility for hobbies, projects, or additional workspace. Outside, you'll find covered parking and ample covered outdoor space, perfect for entertaining family and friends year-round.

Key facts

• New ac unit
• Full bathroom
• New flooring

Tags

• NEW FLOORING
• PRIVATE EXTERIOR ENTRANCE
• NEW AC UNIT
• NEW HOT WATER HEATER
• WORKSHOP GARAGE
• FULL BATHROOM

Property features AI

Exterior

• Parking: Carport (1 covered space, 1 total parking space)
• Utilities: Public sewer; Electric service: CLECO
• Home design: Single-family residence
• Construction: Vinyl siding with frame construction; Composition roof
• Exterior features: Chain link and wood fencing; Workshop on the property; City street frontage

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Crown molding; Dual closets; Formica counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $95k).
• Cap rate 8.4% 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: 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 $657 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $95,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $78,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1307 Park Ave	0.07mi	3/1.0	1,190 (-8%)	1mo	$75,000	$63	78
512 Albert St	0.11mi	3/2.0	1,481 (+14%)	2mo	$40,000	$27	70
1010 E Pershing St	0.32mi	3/1.0	1,400 (+8%)	10mo	$7,000	$5	60
121 Lee St	0.42mi	3/2.0	1,395 (+7%)	15mo	$205,000	$147	56
711 Maumus St	0.57mi	3/1.0	1,400 (+8%)	1mo	$54,500	$39	56
535 Park Ave	0.67mi	2/1.0 (-1)	1,247 (-4%)	1mo	$56,000	$45	52
306 Bayard St	0.54mi	2/2.0 (-1)	1,400 (+8%)	7mo	$157,000	$112	52
705 Hacker St	0.59mi	3/1.0	1,385 (+6%)	9mo	$37,000	$27	50
419 Caroline St	0.51mi	3/2.0	1,107 (-15%)	9mo	$69,000	$62	44
722 Ann St	0.50mi	2/2.0 (-1)	1,424 (+10%)	14mo	$8,000	$6	44
609 Maumus St	0.69mi	3/1.0	1,154 (-11%)	9mo	$69,105	$60	38
410 Bank Ave	0.75mi	3/1.5	1,440 (+11%)	12mo	$133,500	$93	35

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: 0.83×
• Total profit: $-4,574
• Equity at exit: $14,165

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $9,859
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $170

Break-even live

Break-even rent $734

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	43d	1	1.07mi

Listing history 7 events

1. 2026-06-18
   days on market $95,000 Active 8 DOM
2. 2026-06-17
   days on market $95,000 Active 7 DOM
3. 2026-06-16
   days on market $95,000 Active 6 DOM
4. 2026-06-15
   days on market $95,000 Active 5 DOM
5. 2026-06-14
   days on market $95,000 Active 3 DOM
6. 2026-06-13
   remarks 584-char remark
7. 2026-06-13
   listed $95,000 Active 2 DOM

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$15/yr (+$1/mo · 2.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 23% 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: $11,400
• − Mortgage interest: −$5,321
• − Property taxes: −$508
• − Insurance: −$475
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,764
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,923/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): 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

+11.8% since first listed

2 events — show timeline

• 2026-06-08 Listed $95,000 AcadianaMLS
• 2024-10-21 Sold (Public Records) $85,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $508 · +2.2% YoY. Source: county tax records.