700 San Jacinto Cir · New Iberia, LA 70563

$167,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 12 Days on market

0.30 ac lot Est $168k · 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.4/15.0
• 1% rule +4.9/10.0
• 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 opportunity in the heart of New Iberia! This 3-bedroom, 2-bath single-story home hasan open layout and tons of potential to make it your own. The kitchen opens to the living room and features ample cabinetry. Sitting on a generous lot within city limits, the oversized yard provides endless possibilities. With a 1-car carport and room to grow, this property is ideal for anyone looking for space and value in a great location.

Key facts

• New a/c
• Corner lot
• New roof

Tags

• CORNER LOT
• NEW ROOF
• NEW A/C

Property features AI

Finance

• Other: Directions: Turn off of Jane St onto E Santa Clara St, then left at the stop sign onto San Jacinto Circle
• HOA & community: No association fee

Exterior

• Parking: Attached carport (1 covered space)
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single family residence
• Construction: HardiPlank and frame construction; Composition roof
• Exterior features: Paved road frontage

Interior

• Kitchen: Electric stove/conventional
• Flooring: Vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; Butcher block counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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 $166k (1.0% below list).
• Recommended offer: $166k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 8.7% 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: Daspit Road Elementary School (math 42% / reading 41%, grade F, #212 of 646 statewide, top 33%, 478 students, 73% FRL); Belle Place Middle School (math 31% / reading 54%, grade D-, #57 of 218 statewide, top 26%, 413 students, 65% FRL); Westgate High School (math 17% / reading 37%, grade F, #136 of 265 statewide, top 55%, 993 students, 77% FRL).
• Market conditions: 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $30k; list at $168k implies a 460% 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 $166,156 (1.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $167,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 San Jacinto Cir	0.00mi	3/2.0	1,300 (0%)	0mo	$168,000	$129	100
905 & Tbd Doucet St	0.14mi	3/2.0	1,288 (-1%)	6mo	$129,900	$101	86
124 Alameda St	0.20mi	3/2.0	1,259 (-3%)	5mo	$161,650	$128	81
904 Russo St	0.24mi	3/2.0	1,392 (+7%)	3mo	$205,000	$147	75
304 Valley View St	0.58mi	3/2.0	1,309 (+1%)	1mo	$210,000	$160	71
1005 Russo St	0.38mi	3/2.0	1,245 (-4%)	8mo	$200,000	$161	68
126 Santa Ines St	0.27mi	3/1.5	1,405 (+8%)	9mo	$152,800	$109	64
1006 Christopher St	0.40mi	3/2.0	1,399 (+8%)	6mo	$215,000	$154	64
1016 Christopher St	0.44mi	3/2.0	1,368 (+5%)	10mo	$160,000	$117	63
912 Russo St	0.28mi	3/2.0	1,453 (+12%)	8mo	$199,500	$137	60
98 Santa Ines St	0.45mi	3/1.5	1,120 (-14%)	2mo	$131,500	$117	52
1419 Fremont St	0.59mi	3/1.5	1,185 (-9%)	6mo	$132,000	$111	50

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,058
• Equity at exit: $25,034

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $21,718
• Equity at exit: $14,517

Cash invested: $47,012 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $333

Break-even live

Break-even rent $1,240

Max offer price $167,900

Occupancy floor 75%

Sensitivity live

Price	-10% $428	-5% $381	+0% $333	+5% $94	+10% $36
Rent	-10% $202	-5% $268	+0% $333	+5% $399	+10% $465
Rate	-1.0pp $418	-0.5pp $376	base $333	+0.5pp $290	+1.0pp $246

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	22d	1	0.32mi
211 San Jose St New Iberia, LA	3.0	2.0	1397	$1,595	$1.14	14d	1	0.38mi
309 Springfield St New Iberia, LA	3.0	2.0	1192	$1,500	$1.26	14d	1	0.62mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	14d	23	1.31mi

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   listed $167,900 Active
3. 2025-08-28
   soldstatus $30,000 Sold 433-char remark

   Show marketing remark (433 chars)

   Great opportunity in the heart of New Iberia! This 3-bedroom, 2-bath single-story home hasan open layout and tons of potential to make it your own. The kitchen opens to the living room and features ample cabinetry. Sitting on a generous lot within city limits, the oversized yard provides endless possibilities. With a 1-car carport and room to grow, this property is ideal for anyone looking for space and value in a great location.

4. 2025-08-21
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Great opportunity in the heart of New Iberia! This 3-bedroom, 2-bath single-story home hasan open layout and tons of potential to make it your own. The kitchen opens to the living room and features ample cabinetry. Sitting on a generous lot within city limits, the oversized yard provides endless possibilities. With a 1-car carport and room to grow, this property is ideal for anyone looking for space and value in a great location.

5. 2025-08-04
   listed $35,000 Active 433-char remark

   Show marketing remark (433 chars)

   Great opportunity in the heart of New Iberia! This 3-bedroom, 2-bath single-story home hasan open layout and tons of potential to make it your own. The kitchen opens to the living room and features ample cabinetry. Sitting on a generous lot within city limits, the oversized yard provides endless possibilities. With a 1-car carport and room to grow, this property is ideal for anyone looking for space and value in a great location.

6. 2013-04-09
   soldstatus $5,000
7. 2011-04-08
   soldstatus $5,000
8. 2005-06-22
   soldstatus
9. 2002-04-15
   soldstatus
10. 2002-04-12
    soldstatus $3,300

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$578/yr (+$48/mo · 167.4%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $19,939
• − Mortgage interest: −$9,405
• − Property taxes: −$345
• − Insurance: −$840
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,884
• Taxable income: $1,274
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $3,695/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

+4987.9% since first listed

10 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-16 Listed $167,900 AcadianaMLS
• 2025-08-28 Sold (MLS) $30,000 AcadianaMLS
• 2025-08-21 Pending — AcadianaMLS
• 2025-08-04 Listed $35,000 AcadianaMLS
• 2013-04-09 Sold (Public Records) $5,000 Public Records
• 2011-04-08 Sold (Public Records) $5,000 Public Records
• 2005-06-22 Sold (Public Records) — Public Records
• 2002-04-15 Sold (Public Records) — Public Records
• 2002-04-12 Sold (Public Records) $3,300 Public Records

Property tax history

-5.7%/yr

Latest (2025): $345 · -43.1% YoY. Source: county tax records.