4114 South Dr · New Iberia, LA 70563

$115,400

4 bd · 3.0 ba · 2,360 sqft · SingleFamily · 379 Days on market

Fair condition 0.34 ac lot $49/sqft · 44% below area Est $206k · 44% under ↓ 6% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Uncover exceptional investment potential at 4114 South Drive, New Iberia, LA. This robust 4-bedroom, 3-bathroom residence presents a rare opportunity for the savvy investor. Boasting a generously sized yard, it offers ample outdoor space for families, pets, or future expansion possibilities. With its versatile layout and solid bones, this property is perfectly poised for immediate rental income, a profitable flip, or a long-term value-add strategy. Don't miss your chance to secure a prime asset in a desirable New Iberia location.

Key facts

• Profitable flip
• Solid bones
• Versatile layout

Tags

• GENEROUSLY SIZED YARD
• OUTDOOR SPACE
• VERSATILE LAYOUT
• SOLID BONES
• IMMEDIATE RENTAL INCOME
• PROFITABLE FLIP

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 5.3% 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: 209 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 $798 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 379 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $115k implies a 65% gain — meaningful room to come down on a strong offer.

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 $101,552 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.37% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $206,351
• List price: $115,400
• Delta: -44.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4109 Pratt Dr	0.12mi	4/2.5	2,480 (+5%)	14mo	$237,000	$96	72
3916 Avenue Bonne Terre Ave	0.46mi	3/2.5 (-1)	2,414 (+2%)	4mo	$265,000	$110	64
105 East Dr	0.09mi	4/3.0	2,711 (+15%)	12mo	$195,000	$72	60
4004 Pratt Dr	0.23mi	3/2.0 (-1)	2,238 (-5%)	15mo	$215,000	$96	59
4106 Walnut Dr	0.21mi	3/2.0 (-1)	2,183 (-8%)	13mo	$225,000	$103	58
301 Cypress Ridge Dr	0.49mi	4/2.0	2,056 (-13%)	2mo	$404,200	$197	50
2104 Avenue Belle Terre	0.66mi	3/2.5 (-1)	2,131 (-10%)	1mo	$325,000	$153	45
2402 Terre Ruelle Dr	0.68mi	4/2.0	2,088 (-12%)	4mo	$295,000	$141	42

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $14,262
• Equity at exit: $17,207

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $54,809
• Equity at exit: $9,978

Cash invested: $32,312 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 5 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $302,500 ($113/sqft)
• Median days on market: 48 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -22.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70563

• Home prices YoY: -35.0%
• Active inventory: 209
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$605
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $518

Break-even live

Break-even rent $920

Max offer price $115,400

Occupancy floor 62%

Sensitivity live

Price	-10% $583	-5% $551	+0% $518	+5% $485	+10% $453
Rent	-10% $393	-5% $456	+0% $518	+5% $580	+10% $642
Rate	-1.0pp $576	-0.5pp $547	base $518	+0.5pp $488	+1.0pp $458

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: $28,850
• Closing costs: $3,462
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $115,400 Active 379 DOM
2. 2026-09-24
   status $115,400 Active 378 DOM
3. 2026-09-12
   status $115,400 Pending 378 DOM
4. 2026-09-11
   days on market $115,400 Active 378 DOM
5. 2026-09-05
   days on market $115,400 Active 372 DOM
6. 2026-09-04
   days on market $115,400 Active 371 DOM
7. 2026-09-03
   days on market $115,400 Active 370 DOM
8. 2026-08-31
   days on market $115,400 Active 367 DOM
9. 2026-08-30
   days on market $115,400 Active 366 DOM
10. 2026-08-29
    days on market $115,400 Active 365 DOM
11. 2026-08-28
    pricedays on market $115,400 Active 364 DOM
12. 2026-08-27
    days on market $115,900 Active 363 DOM
13. 2026-08-25
    days on market $115,900 Active 361 DOM
14. 2026-08-24
    days on market $115,900 Active 360 DOM
15. 2026-08-23
    days on market $115,900 Active 359 DOM
16. 2026-08-22
    days on market $115,900 Active 358 DOM
17. 2026-08-21
    days on market $115,900 Active 357 DOM
18. 2026-08-20
    days on market $115,900 Active 356 DOM
19. 2026-08-19
    days on market $115,900 Active 355 DOM
20. 2026-08-18
    days on market $115,900 Active 354 DOM
21. 2026-08-17
    days on market $115,900 Active 353 DOM
22. 2026-08-16
    days on market $115,900 Active 352 DOM
23. 2026-08-15
    days on market $115,900 Active 351 DOM
24. 2026-08-15
    pricedays on market $115,900 Active 350 DOM
25. 2026-08-13
    days on market $116,400 Active 349 DOM
26. 2026-08-12
    days on market $116,400 Active 348 DOM
27. 2026-08-11
    days on market $116,400 Active 347 DOM
28. 2026-08-10
    days on market $116,400 Active 346 DOM
29. 2026-08-09
    days on market $116,400 Active 345 DOM
30. 2026-08-08
    days on market $116,400 Active 344 DOM
31. 2026-08-07
    days on market $116,400 Active 343 DOM
32. 2026-08-06
    days on market $116,400 Active 342 DOM
33. 2026-08-05
    days on market $116,400 Active 341 DOM
34. 2026-08-04
    days on market $116,400 Active 340 DOM
35. 2026-08-03
    days on market $116,400 Active 339 DOM
36. 2026-08-01
    price $116,400 Active 336 DOM
37. 2026-07-31
    days on market $116,900 Active 336 DOM
38. 2026-07-30
    days on market $116,900 Active 335 DOM
39. 2026-07-29
    days on market $116,900 Active 334 DOM
40. 2026-07-27
    days on market $116,900 Active 332 DOM
41. 2026-07-25
    days on market $116,900 Active 330 DOM
42. 2026-07-24
    days on market $116,900 Active 329 DOM
43. 2026-07-23
    days on market $116,900 Active 328 DOM
44. 2026-07-22
    days on market $116,900 Active 327 DOM
45. 2026-07-21
    pricedays on market $116,900 Active 326 DOM
46. 2026-07-18
    days on market $117,900 Active 323 DOM
47. 2026-07-16
    days on market $117,900 Active 321 DOM
48. 2026-07-16
    days on market $117,900 Active 320 DOM
49. 2026-07-14
    days on market $117,900 Active 319 DOM
50. 2026-07-13
    days on market $117,900 Active 318 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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 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: $18,906
• − Mortgage interest: −$6,464
• − Property taxes: −$883
• − Insurance: −$577
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,357
• Taxable income: $4,600
• Est. tax owed @ 24.0%: −$1,104
• After-tax cash flow: $5,110/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $59,000–$106,200 screening

This property requires moderate renovations to improve its condition and appeal to buyers and renters. A kitchen and bathroom renovation, along with landscaping, would significantly increase its value.

Components & finishes AI

Roof metal · good Flooring tile

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated appearance.
• Major Bathroom fixtures — Worn and dated appearance.
• Major Landscaping — Needs trimming and planting.

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen will appeal to both buyers and renters. ↑
• Both Bathroom renovation — Updating bathrooms will attract more buyers and renters. ↑
• Both Landscaping — A well-maintained yard will enhance curb appeal and attract more interest. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Belle Place Elementary School F LA #176/646 Nat'l #16,061/41,679 Middle Belle Place Middle School D- LA #57/218 Nat'l #5,285/14,009 High New Iberia Senior High School F LA #64/265 Nat'l #7,376/17,239

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

B Composite livability gradescore 73/100

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

• County: Iberia · 74,632 people
• Population (ZIP): 19,947
• Household income: $73,555
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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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

-5.7% since first listed

21 events — show timeline

• 2026-04-17 Relisted — AcadianaMLS
• 2026-04-09 Pending — AcadianaMLS
• 2026-01-12 Price Changed $117,900 AcadianaMLS
• 2025-12-08 Price Changed $119,900 AcadianaMLS
• 2025-11-14 Price Changed $124,400 AcadianaMLS
• 2025-10-23 Price Changed $124,900 AcadianaMLS
• 2025-08-21 Listed $130,000 AcadianaMLS
• 2024-11-13 Sold (Public Records) $70,000 Public Records
• 2024-04-03 Relisted — AcadianaMLS
• 2023-10-21 Price Changed $120,000 AcadianaMLS
• 2023-04-24 Price Changed $140,000 AcadianaMLS
• 2023-03-23 Price Changed $120,000 AcadianaMLS
• 2023-02-09 Price Changed $134,000 AcadianaMLS
• 2023-02-04 Price Changed $145,000 AcadianaMLS
• 2023-01-16 Listed $165,000 AcadianaMLS
• 2009-03-10 Sold (Public Records) $65,000 Public Records
• 2009-02-27 Sold (MLS) $65,000 AcadianaMLS
• 2008-11-12 Listed $65,000 AcadianaMLS
• 2007-06-15 Listed $149,900 AcadianaMLS
• 2007-05-08 Listed $196,200 AcadianaMLS
• 2001-06-06 Sold (Public Records) $125,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $883 · +0.8% YoY. Source: county tax records.