605 Rosalie St · New Iberia, LA 70560

$14,900

3 bd · 1.0 ba · 960 sqft · SingleFamily · 59 Days on market

Built 1960 1,742 sqft lot $16/sqft · 67% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1-bath home is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

Key facts

• Close to parks
• Close to schools
• Close to restaurants

Tags

• CENTRAL LOCATION
• CLOSE TO PARKS
• CLOSE TO SHOPS
• CLOSE TO SCHOOLS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($850 rent vs $15k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 52.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $103 of loan paydown is wiped out by about $447 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($14k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $14,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 5.70% ✓
• Cap rate: 52.83%
• Cash-on-cash: 166.21%
• DSCR: 8.40
• GRM: 1.5

CMA / ARV

• ARV (median comp): $45,000
• List price: $14,900
• Delta: -66.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Sylvia St	0.13mi	3/1.5	950 (-1%)	3mo	$25,000	$26	87
616 Rosalie St	0.05mi	3/1.0	936 (-2%)	13mo	$45,000	$48	83
1231 S Hopkins St	0.11mi	3/1.0	1,050 (+9%)	13mo	$60,000	$57	69
512 French St	0.62mi	3/1.0	947 (-1%)	13mo	$54,000	$57	58
221 Saint Mary St	0.45mi	2/1.0 (-1)	1,000 (+4%)	13mo	$32,000	$32	57
1018 French St	0.48mi	3/1.0	888 (-8%)	13mo	$38,000	$43	54
502 Frenzel St	0.44mi	2/1.0 (-1)	850 (-12%)	2mo	$15,000	$18	54
1104 Rene St	0.47mi	3/1.0	1,007 (+5%)	20mo	$19,000	$19	53
1502 Adam St	0.29mi	3/1.0	1,068 (+11%)	18mo	$30,000	$28	53
1504 S Hopkins St	0.33mi	2/1.0 (-1)	844 (-12%)	22mo	$59,500	$70	42
1112 Julia St	0.74mi	2/1.0 (-1)	1,022 (+6%)	20mo	$62,000	$61	33
717 Julia St	0.74mi	2/1.0 (-1)	1,094 (+14%)	10mo	$22,000	$20	29

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: —
• Equity multiple: 9.24×
• Total profit: $34,397
• Equity at exit: $2,222

10-year hold

• IRR: —
• Equity multiple: 19.55×
• Total profit: $77,371
• Equity at exit: $1,288

Cash invested: $4,172 (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: 1.5×

Monthly cashflow live

• Estimated rent: $850 high
• Mortgage (P&I): −$78
• Tax from tax record: −$9 /mo · $107/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $578

Break-even live

Break-even rent $118

Max offer price $14,900

Occupancy floor 27%

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: $3,725
• Closing costs: $447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Adam St New Iberia, LA	2.0	1.0	800	$850	$1.06	43d	1	0.28mi
606 Yvonne St Unit B New Iberia, LA	2.0	1.5	625	$625	$1.00	43d	1	0.35mi
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	43d	1	0.55mi
713 W Admiral Doyle Dr New Iberia, LA	2.0	1.0	830	$938	$1.13	13d	5	0.67mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	43d	1	0.83mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	13d	23	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $14,900 Active 59 DOM
2. 2026-06-17
   pricedays on market $14,900 Active 58 DOM
3. 2026-06-16
   days on market $19,900 Active 57 DOM
4. 2026-06-15
   days on market $19,900 Active 56 DOM
5. 2026-06-14
   days on market $19,900 Active 54 DOM
6. 2026-06-13
   days on market $19,900 Active 53 DOM
7. 2026-06-10
   days on market $19,900 Active 51 DOM
8. 2026-06-09
   days on market $19,900 Active 50 DOM
9. 2026-06-08
   days on market $19,900 Active 49 DOM
10. 2026-06-07
    days on market $19,900 Active 48 DOM
11. 2026-06-05
    days on market $19,900 Active 45 DOM
12. 2026-06-03
    days on market $19,900 Active 44 DOM
13. 2026-06-02
    days on market $19,900 Active 43 DOM
14. 2026-06-01
    days on market $19,900 Active 42 DOM
15. 2026-05-31
    days on market $19,900 Active 41 DOM
16. 2026-05-30
    days on market $19,900 Active 40 DOM
17. 2026-04-16
    listed $19,900 Active 188-char remark

    Show marketing remark (188 chars)

    This 3-bedroom, 1-bath home is full of potential. Central location close to parks, shops, schools, and restaurants. It's an opportunity not to be missed. Schedule your personal tour today!

18. 2006-11-29
    soldstatus
19. 2005-08-04
    soldstatus
20. 2003-11-19
    soldstatus
21. 2002-11-20
    soldstatus
22. 2002-11-20
    soldstatus
23. 2002-11-20
    soldstatus
24. 2002-11-20
    soldstatus
25. 2002-11-20
    soldstatus

ⓘ 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: $107 · $9/mo
• Projected year-2 tax: $107 · $9/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 21 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: $10,194
• − Mortgage interest: −$835
• − Property taxes: −$107
• − Insurance: −$74
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$433
• Taxable income: $7,114
• Est. tax owed @ 24.0%: −$1,707
• After-tax cash flow: $5,227/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

9 events — show timeline

• 2026-04-16 Listed $19,900 AcadianaMLS
• 2006-11-29 Sold (Public Records) — Public Records
• 2005-08-04 Sold (Public Records) — Public Records
• 2003-11-19 Sold (Public Records) — Public Records
• 2002-11-20 Sold (Public Records) — Public Records
• 2002-11-20 Sold (Public Records) — Public Records
• 2002-11-20 Sold (Public Records) — Public Records
• 2002-11-20 Sold (Public Records) — Public Records
• 2002-11-20 Sold (Public Records) — Public Records

Property tax history

-5.0%/yr

Latest (2025): $107 · +2.0% YoY. Source: county tax records.