1428 Anderson St · New Iberia, LA 70560

$185,000

5 bd · 4.0 ba · 2,908 sqft · Other · 31 Days on market

0.65 ac lot

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two homes for the price of one! Well-maintained home featuring 5 bedrooms, 4 baths, 2 living areas, and 2 kitchens -- perfect for an extended family! Home includes a lifetime metal roof, 2-year-old A/C, and sits on 3 lots with a large yard. Property also includes an additional cottage with 2 bedrooms and 1 bath at no extra cost. Corner lot location!

Key facts

• 0.65 acre lot
• 2 parking spots
• Listed 31 days

Property features AI

Exterior

• Parking: Covered 2-space carport; Total 2 parking spaces
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence; Fronts to a city street
• Construction: Brick veneer and frame construction; Metal roof
• Exterior features: Full wood fencing; Open patio/porch

Interior

• Kitchen: Gas stove connector
• Flooring: Carpet; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Multiple cooling units
• Interior features: Guest suite; Formica counters; Aluminum window frames
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $66 ($798/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (17.1% below list).
• Recommended offer: $153k (17.1% below list) — sets the bar for 1% rule.

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: Johnston Hopkins Elementary School (math 11% / reading 16%, grade F, #539 of 646 statewide, top 84%, 548 students, 93% 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) — zoned schools average 85% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Iberia Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 238 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $4k; list at $185k implies a 4525% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,300 (17.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-25,803
• Equity at exit: $27,584

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-17,258
• Equity at exit: $15,995

Cash invested: $51,800 (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: 238
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $66

Break-even live

Break-even rent $1,449

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $171	-5% $119	+0% $66	+5% $14	+10% $-38
Rent	-10% $-55	-5% $6	+0% $66	+5% $127	+10% $188
Rate	-1.0pp $160	-0.5pp $114	base $66	+0.5pp $19	+1.0pp $-30

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $185,000 Active 31 DOM
2. 2026-06-18
   days on market $185,000 Active 28 DOM
3. 2026-06-17
   days on market $185,000 Active 27 DOM
4. 2026-06-16
   days on market $185,000 Active 26 DOM
5. 2026-06-15
   days on market $185,000 Active 25 DOM
6. 2026-06-14
   days on market $185,000 Active 23 DOM
7. 2026-06-13
   days on market $185,000 Active 22 DOM
8. 2026-06-10
   days on market $185,000 Active 20 DOM
9. 2026-06-09
   days on market $185,000 Active 19 DOM
10. 2026-06-08
    days on market $185,000 Active 18 DOM
11. 2026-06-07
    days on market $185,000 Active 17 DOM
12. 2026-06-05
    days on market $185,000 Active 14 DOM
13. 2026-06-03
    days on market $185,000 Active 13 DOM
14. 2026-06-02
    days on market $185,000 Active 12 DOM
15. 2026-06-01
    days on market $185,000 Active 11 DOM
16. 2026-05-31
    days on market $185,000 Active 10 DOM
17. 2026-05-30
    days on market $185,000 Active 9 DOM
18. 2026-05-21
    listed $185,000 Active
19. 2026-05-18
    historical $185,000
20. 2004-01-15
    soldstatus
21. 2004-01-14
    soldstatus
22. 1998-05-22
    soldstatus $4,000
23. 1998-05-22
    soldstatus $92,000

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,168 · $97/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $18,396
• − Mortgage interest: −$10,363
• − Property taxes: −$1,168
• − Insurance: −$925
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,382
• Taxable loss: −$2,385
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $1,370/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

+4525.0% since first listed

6 events — show timeline

• 2026-05-21 Listed $185,000 AcadianaMLS
• 2026-05-18 Coming Soon $185,000 AcadianaMLS
• 2004-01-15 Sold (Public Records) — Public Records
• 2004-01-14 Sold (Public Records) — Public Records
• 1998-05-22 Sold (Public Records) $92,000 Public Records
• 1998-05-22 Sold (Public Records) $4,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,168 · +2.0% YoY. Source: county tax records.