1503 Colonel Rdg · Cade, LA 70560

$234,500

3 bd · 2.0 ba · 1,616 sqft · SingleFamily · 43 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 MLS

Experience the Denton, a new home at Coteau Ridge in New Iberia, Louisiana. The Denton is our highly sought after 3-bed, 2-bath home with 2 car garage- designed with space and affordability in mind. Upon entrance, you will be greeted with 1,616 square feet of comfortable living. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and stainless-steel appliances. The primary bedroom has an ensuite bathroom that features a spacious vanity, private commode, and a oversized walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest bathroom, linen closet, laundry room and garage access. The charming brick exteriors are one of a kind, being the only plan with a brick column entry way, that is sure to catch your eye! Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warranties and Energy Star certification, so you can rest assured knowing your home is as energy efficient as possible! Reach out to us today and find your Denton!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Listed 43 days

Property features AI

Finance

• HOA & community: Community association with management; Annual association fee of 400

Exterior

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

Interior

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

🏗️ New construction. The $234,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,868.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $234k).
• Recommended offer: $227k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 $7k 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 $68k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $227,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.64% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $243,868
• List price: $234,500
• Delta: -3.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1517 Colonel Rdg	0.02mi	3/2.0	1,616 (0%)	2mo	$234,500	$145	98
1609 Penrose Rdg	0.00mi	3/2.0	1,613 (-0%)	4mo	$237,000	$147	96
1600 Ashland Rdg	0.12mi	3/2.0	1,613 (-0%)	5mo	$234,500	$145	90
1519 Colonel Rdg	0.01mi	4/2.0 (+1)	1,706 (+6%)	3mo	$240,500	$141	83
1516 Colonel Rdg	0.02mi	3/2.0	1,447 (-10%)	2mo	$224,500	$155	80
1607 Penrose Rdg	0.03mi	3/2.0	1,447 (-10%)	4mo	$227,000	$157	78
1513 Ashland Rdg	0.07mi	3/2.0	1,447 (-10%)	6mo	$224,500	$155	74
1601 Ashland Rdg	0.14mi	4/2.0 (+1)	1,706 (+6%)	6mo	$242,500	$142	74
1602 Ashland Rdg	0.13mi	3/2.0	1,447 (-10%)	4mo	$224,500	$155	73
1513 Colonel Rdg	0.01mi	4/2.0 (+1)	1,836 (+14%)	1mo	$247,500	$135	71
1518 Colonel Rdg	0.01mi	4/2.0 (+1)	1,836 (+14%)	2mo	$250,000	$136	70
1516 Ashland Rdg	0.14mi	4/2.0 (+1)	1,836 (+14%)	5mo	$247,500	$135	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: 18.9%
• Equity multiple: 1.77×
• Total profit: $52,385
• Equity at exit: $36,362

10-year hold

• IRR: 27.3%
• Equity multiple: 3.40×
• Total profit: $164,178
• Equity at exit: $21,085

Cash invested: $68,283 (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: 4.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,279
• Tax est. 1.5%: −$305 /mo · $3,658/yr
• Insurance: −$102
• HOA: −$33
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,442

Break-even live

Break-even rent $2,175

Max offer price $243,868

Occupancy floor 59%

Sensitivity live

Price	-10% $1,610	-5% $1,526	+0% $1,442	+5% $1,357	+10% $1,273
Rent	-10% $1,126	-5% $1,284	+0% $1,442	+5% $1,600	+10% $1,758
Rate	-1.0pp $1,564	-0.5pp $1,504	base $1,442	+0.5pp $1,378	+1.0pp $1,314

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: $60,967
• Closing costs: $7,316
• 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 $234,500 Active 43 DOM
2. 2026-06-17
   days on market $234,500 Active 42 DOM
3. 2026-06-16
   days on market $234,500 Active 41 DOM
4. 2026-06-15
   days on market $234,500 Active 40 DOM
5. 2026-06-14
   days on market $234,500 Active 38 DOM
6. 2026-06-13
   days on market $234,500 Active 37 DOM
7. 2026-06-10
   days on market $234,500 Active 35 DOM

   Show marketing remark (1324 chars)

   Experience the Denton, a new home at Coteau Ridge in New Iberia, Louisiana. The Denton is our highly sought after 3-bed, 2-bath home with 2 car garage- designed with space and affordability in mind. Upon entrance, you will be greeted with 1,616 square feet of comfortable living. The open concept kitchen has a center island that is perfect for serving kids or guests, granite countertops, painted cabinetry, walk-in pantry, and stainless-steel appliances. The primary bedroom has an ensuite bathroom that features a spacious vanity, private commode, and a oversized walk-in closet. Additionally, the other 2 bedrooms are conveniently located on the other side of the home near the guest bathroom, linen closet, laundry room and garage access. The charming brick exteriors are one of a kind, being the only plan with a brick column entry way, that is sure to catch your eye! Enjoy relaxation or entertainment in the evenings from your covered back patio while admiring your fully sodded yard and lovely landscape. Find both security and control from your fingertips with our Smart Home Technology Package. On top of that the Denton plan includes our unrivaled warranties and Energy Star certification, so you can rest assured knowing your home is as energy efficient as possible! Reach out to us today and find your Denton!

8. 2026-06-09
   days on market $234,500 Active 34 DOM
9. 2026-06-08
   days on market $234,500 Active 33 DOM
10. 2026-06-07
    days on market $234,500 Active 32 DOM
11. 2026-06-05
    days on market $234,500 Active 29 DOM
12. 2026-06-03
    days on market $234,500 Active 28 DOM
13. 2026-06-02
    days on market $234,500 Active 27 DOM
14. 2026-06-01
    days on market $234,500 Active 26 DOM
15. 2026-05-31
    days on market $234,500 Active 25 DOM
16. 2026-05-30
    days on market $234,500 Active 24 DOM
17. 2026-05-06
    listed $234,500 Active 1598-char remark

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

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$13,660
• − Property taxes: −$3,658
• − Insurance: −$1,219
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$396
• − Depreciation: −$7,094
• Taxable income: $14,292
• Est. tax owed @ 24.0%: −$3,430
• After-tax cash flow: $13,870/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 a new owner and would benefit from a fresh coat of paint and some landscaping.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both landscape front yard — improves curb appeal and adds value
• Both install smart home devices — increases home's marketability and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both landscape front yard — improves curb appeal and adds value ↑
• Both install smart home devices — increases home's marketability and adds 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

• City population: 87
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $234,500 Zillow
• 2026-05-06 Listed $234,500 AcadianaMLS