208 Acadian St · New Iberia, LA 70560

$149,900

3 bd · 2.0 ba · 1,592 sqft · SingleFamily · 94 Days on market

Built 1956 0.35 ac lot $94/sqft · at area comps Est $147k · at est.

---

Why this score? — see what drove the C+ 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +6.7/15.0
• 1% rule +6.3/10.0
• 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

Great starter home featuring 3 bedrooms and 2 bathrooms. This charming property offers original hardwood flooring that adds warmth and character throughout. Enjoy outdoor living with a large covered patio overlooking the fenced backyard--perfect for relaxing or entertaining. A wonderful opportunity for first-time buyers or those looking to downsize.

Key facts

• Large covered patio
• Fenced backyard
• 0.35 acre lot

Tags

• ORIGINAL HARDWOOD FLOORING
• LARGE COVERED PATIO
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

• ARV (median comp): $147,133
• List price: $149,900
• Delta: 1.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Eckart Dr	0.47mi	3/2.0	1,600 (+0%)	0mo	$150,000	$94	77
129 Dalton Dr	0.45mi	3/2.0	1,750 (+10%)	12mo	$199,000	$114	52
830 W Main St	0.60mi	3/1.0	1,466 (-8%)	6mo	$87,000	$59	50
305 Daspit Rd	0.61mi	2/2.0 (-1)	1,541 (-3%)	15mo	$15,500	$10	49
1406 Willow St	0.69mi	3/2.0	1,600 (+0%)	24mo	$133,000	$83	47
405 Howard St	0.67mi	3/2.0	1,514 (-5%)	21mo	$122,000	$81	43
1211 Lombard St	0.64mi	3/2.0	1,384 (-13%)	11mo	$104,000	$75	39
834 W St. Peter St	0.60mi	3/2.0	1,769 (+11%)	18mo	$50,000	$28	38
111 W Saltilla St	0.75mi	3/2.0	1,766 (+11%)	14mo	$175,000	$99	35

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $4,817
• Equity at exit: $22,351

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $41,475
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $458

Break-even live

Break-even rent $1,110

Max offer price $149,900

Occupancy floor 68%

Sensitivity live

Price	-10% $543	-5% $501	+0% $458	+5% $416	+10% $373
Rent	-10% $325	-5% $391	+0% $458	+5% $525	+10% $592
Rate	-1.0pp $534	-0.5pp $496	base $458	+0.5pp $419	+1.0pp $380

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	14d	23	0.52mi
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	14d	1	0.85mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $149,900 Active 94 DOM
2. 2026-06-17
   days on market $149,900 Active 93 DOM
3. 2026-06-16
   days on market $149,900 Active 92 DOM
4. 2026-06-15
   days on market $149,900 Active 91 DOM
5. 2026-06-14
   days on market $149,900 Active 89 DOM
6. 2026-06-13
   days on market $149,900 Active 88 DOM
7. 2026-06-10
   days on market $149,900 Active 86 DOM
8. 2026-06-09
   days on market $149,900 Active 85 DOM
9. 2026-06-08
   days on market $149,900 Active 84 DOM
10. 2026-06-07
    days on market $149,900 Active 83 DOM
11. 2026-06-05
    days on market $149,900 Active 80 DOM
12. 2026-06-03
    days on market $149,900 Active 79 DOM
13. 2026-06-02
    days on market $149,900 Active 78 DOM
14. 2026-06-01
    days on market $149,900 Active 77 DOM
15. 2026-05-31
    days on market $149,900 Active 76 DOM
16. 2026-05-30
    days on market $149,900 Active 75 DOM
17. 2026-03-12
    listed $149,900 Active 351-char remark

    Show marketing remark (351 chars)

    Great starter home featuring 3 bedrooms and 2 bathrooms. This charming property offers original hardwood flooring that adds warmth and character throughout. Enjoy outdoor living with a large covered patio overlooking the fenced backyard--perfect for relaxing or entertaining. A wonderful opportunity for first-time buyers or those looking to downsize.

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$482/yr (+$40/mo · 140.5%)

ⓘ 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 ≥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: $20,282
• − Mortgage interest: −$8,397
• − Property taxes: −$343
• − Insurance: −$750
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$4,361
• Taxable income: $3,187
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $4,733/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

1 event — show timeline

• 2026-03-12 Listed $149,900 AcadianaMLS

Property tax history

-2.2%/yr

Latest (2025): $343 · +2.0% YoY. Source: county tax records.