611 Angers St · New Iberia, LA 70563

$159,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 20 Days on market

9,583 sqft lot $102/sqft · at area comps Est $155k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +6.3/15.0
• 1% rule +5.4/10.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bathroom home situated on a spacious corner lot ! This property features a 1-car carport, a 2-car garage with a built-in workbench and separate storage room, plus convenient backyard access. Step inside to a warm and inviting living room with real wood flooring that flows into the kitchen. The kitchen is equipped with granite countertops, a gas range, under-cabinet lighting, and all appliances remain! Down the hall, you'll find three bedrooms that share an updated bathroom. Just off the kitchen is a laundry/storage area that leads into a large second living room or flex space filled with possibilities! Whether you need a primary suite, home o

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Listed 20 days

Property features AI

Exterior

• Parking: Attached garage; Detached carport; Open parking; 3 covered parking spaces; Total parking for 3 vehicles
• Utilities: Public sewer; Electric service with CLECO
• Home design: Single-family residence; City street frontage on a paved road
• Construction: Frame construction; Asbestos siding material; Composition and metal roof
• Exterior features: Open porch; Outdoor lighting; Chain link and wood fencing with gate

Interior

• Kitchen: Gas stove; Refrigerator
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Crown molding; Solid surface counters; Window treatments; Double-pane windows; Lighting
• Laundry & utility: Washer hookup; Washer included; Washer and dryer hookups for electric and gas; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: North Lewis Elementary School (math 43% / reading 57%, grade D+, #125 of 646 statewide, top 20%, 520 students, 54% FRL); Belle Place Middle School (math 31% / reading 54%, grade D-, #57 of 218 statewide, top 26%, 413 students, 65% 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: 141 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $159k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major 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 $156,615 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.04% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (median comp): $154,802
• List price: $159,000
• Delta: 2.71%
• 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
603 Missouri St	0.10mi	3/1.5	1,538 (-1%)	0mo	$159,000	$103	91
402 Azalea Dr	0.34mi	3/2.0	1,576 (+1%)	1mo	$145,000	$92	82
609 Missouri St	0.12mi	3/1.5	1,476 (-5%)	8mo	$157,500	$107	77
425 Missouri St	0.12mi	3/1.5	1,446 (-7%)	7mo	$154,500	$107	74
631 Everette St	0.12mi	3/2.0	1,730 (+11%)	2mo	$155,000	$90	74
414 Ashton St	0.34mi	3/1.5	1,496 (-4%)	5mo	$165,000	$110	71
501 Ernest St	0.26mi	3/1.5	1,431 (-8%)	5mo	$143,000	$100	68
307 Dodson St	0.49mi	3/2.0	1,641 (+5%)	6mo	$150,000	$91	63
405 S Jacqueline Dr	0.65mi	2/2.0 (-1)	1,600 (+3%)	2mo	$190,000	$119	59
227 Pollard Ave	0.68mi	3/2.0	1,650 (+6%)	4mo	$219,500	$133	56
311 Live Oak Ln	0.63mi	3/2.0	1,700 (+9%)	9mo	$201,000	$118	48
1002 Rue De Pierre	0.59mi	2/2.0 (-1)	1,337 (-14%)	9mo	$142,000	$106	36

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-6,563
• Equity at exit: $23,707

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $18,923
• Equity at exit: $13,747

Cash invested: $44,520 (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 70563

• Home prices YoY: -35.0%
• Active inventory: 141
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$66
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $302

Break-even live

Break-even rent $1,275

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $392	-5% $347	+0% $302	+5% $257	+10% $212
Rent	-10% $171	-5% $237	+0% $302	+5% $367	+10% $433
Rate	-1.0pp $382	-0.5pp $342	base $302	+0.5pp $261	+1.0pp $219

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	15d	1	1.23mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	22d	1	1.43mi

Listing history 19 events

1. 2026-06-18
   days on market $159,000 Active 20 DOM
2. 2026-06-17
   days on market $159,000 Active 19 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   days on market $159,000 Active 18 DOM
5. 2026-06-15
   days on market $159,000 Active 17 DOM
6. 2026-06-14
   days on market $159,000 Active 15 DOM
7. 2026-06-13
   days on market $159,000 Active 14 DOM
8. 2026-06-10
   days on market $159,000 Active 12 DOM
9. 2026-06-09
   days on market $159,000 Active 11 DOM
10. 2026-06-08
    days on market $159,000 Active 10 DOM
11. 2026-06-07
    days on market $159,000 Active 9 DOM
12. 2026-06-05
    days on market $159,000 Active 6 DOM
13. 2026-06-03
    days on market $159,000 Active 5 DOM
14. 2026-06-02
    days on market $159,000 Active 4 DOM
15. 2026-06-01
    days on market $159,000 Active 3 DOM
16. 2026-05-31
    days on market $159,000 Active 2 DOM
17. 2026-05-30
    pricestatusdays on market $159,000 Active 1 DOM
18. 2006-04-21
    soldstatus
19. 1996-08-02
    soldstatus $37,000

ⓘ 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: $486 · $41/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$388/yr (+$32/mo · 79.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $19,884
• − Mortgage interest: −$8,906
• − Property taxes: −$486
• − Insurance: −$1,592
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,625
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,362/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): 19,947

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Common ancestry: Lithuanian 19% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 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: ▼ -78.52%
• Current HPI: 146.1556
• 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

+329.7% since first listed

4 events — show timeline

• 2026-05-29 Listed $159,000 AcadianaMLS
• 2026-05-29 Price Changed $159,000 AcadianaMLS
• 2006-04-21 Sold (Public Records) — Public Records
• 1996-08-02 Sold (Public Records) $37,000 Public Records

Property tax history

-4.2%/yr

Latest (2025): $486 · +2.0% YoY. Source: county tax records.