510 Albert St · New Iberia, LA 70560

$120,000

4 bd · 3.0 ba · 2,514 sqft · SingleFamily · 3 Days on market

Built 1958 2,178 sqft lot Est $143k · 16% under ↓ 4% 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 +29.8/30.0
• ARV discount +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Eligible for 100% Rural Development financing! 510 Albert Street New Iberia, LA 70560 is a spacious 4 bedroom 3 bath, completely handicap accessible home just minutes away from historic downtown Main Street. This home is perfect for entertaining with two large living rooms and a huge kitchen. The kitchen has more than enough cabinet, counter and storage space as well as a bar for seating. Kitchen opens up to the dining room which leads to a massive living room. This living room has a beautiful brick fireplace and a wet bar. The sizable master bedroom has his & her closets and a sitting area making it nice to curl up and enjoy your favorite book. The backyard is not only equipped with a large covered patio, nice grass yard but also TONS of added on storage space with 2 separate rooms for lawnmowers, extra fridge, fishing equipment, etc. and a separate large workshop including a window unit. The master bathroom has been completely updated and made handicap accessible. Don't wait, make your appointment to see this memorable home today!

Key facts

• Generous countertops
• Oversized kitchen
• Breakfast bar

Tags

• TWO LARGE LIVING AREAS
• OVERSIZED KITCHEN
• ABUNDANT CABINET SPACE
• GENEROUS COUNTERTOPS
• AMPLE STORAGE
• BREAKFAST BAR

Property features AI

Exterior

• Parking: Carport with 4 covered spaces; Open parking for 4 vehicles
• Utilities: Gas service by Entex; Electric service by CLECO; Public sewer
• Home design: Single family residence
• Construction: Vinyl siding on frame construction; Composition roof; Includes shed(s), storage and workshop
• Exterior features: Outdoor lighting; Covered and open porch

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Refrigerator
• Flooring: Wood flooring; Wood laminate flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air; Window unit(s)
• Interior features: Built-in bookcases; Special bath; Wet bar; Formica counters; Storm door(s); Handicap accessible; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.7% 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.
• Zoned schools: Magnolia Elementary (math 31% / reading 34%, grade F, #300 of 646 statewide, top 47%, 465 students, 77% FRL); Iberia Middle School (math 20% / reading 40%, grade F, #114 of 218 statewide, top 53%, 498 students, 77% FRL); New Iberia Senior High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,449 students, 62% FRL).
• Market conditions: 237 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago 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.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $120,000

Questions for the listing agent

1. Built in 1958 — 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. 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: 1.27% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $143,298
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Virginia St	0.08mi	5/3.0 (+1)	2,238 (-11%)	13mo	$50,000	$22	62
201 Marquette St	0.71mi	3/2.5 (-1)	2,680 (+7%)	4mo	$322,500	$120	45
102 Myrtle Oak Dr	0.73mi	4/2.0	2,267 (-10%)	1mo	$130,000	$57	45
722 S Lewis St	0.34mi	3/2.5 (-1)	2,200 (-12%)	23mo	$158,500	$72	38
519 Charles St	0.60mi	3/1.5 (-1)	2,392 (-5%)	24mo	$75,000	$31	33

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $8,586
• Equity at exit: $17,892

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $43,525
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $440

Break-even live

Break-even rent $967

Max offer price $120,000

Occupancy floor 66%

Sensitivity live

Price	-10% $508	-5% $474	+0% $440	+5% $406	+10% $372
Rent	-10% $320	-5% $380	+0% $440	+5% $501	+10% $561
Rate	-1.0pp $501	-0.5pp $471	base $440	+0.5pp $409	+1.0pp $378

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $120,000 Active 3 DOM
2. 2026-06-17
   days on market $120,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $120,000 Active 1 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: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/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 5/10 Major FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $18,298
• − Mortgage interest: −$6,722
• − Property taxes: −$1,020
• − Insurance: −$600
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$3,491
• Taxable income: $3,538
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $4,435/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

-4.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $120,000 AcadianaMLS
• 2016-03-18 Sold (MLS) $110,000 AcadianaMLS
• 2015-12-16 Listed $125,000 AcadianaMLS

Property tax history

+8.0%/yr

Latest (2025): $1,020 · +2.0% YoY. Source: county tax records.