1125 Jane St · New Iberia, LA 70563

$99,900

1 bd · 1.0 ba · 1,350 sqft · SingleFamily · 31 Days on market

Poor condition 7,405 sqft lot $74/sqft · 33% above area

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Multi-family opportunity in the heart of New Iberia. This former commercial building has been converted into a residence, featuring two 1 bed/1 bath units on the downstairs. Upstairs features an additional unit that was destroyed by fire, but could be rebuilt. In the rear is a mobile home that could be renovated or replaced. Building 2 is a metal shop that was converted into a 1 bed/1 bath residence with a rollup door for additional storage. All of this sits on over half an acre and zoned C-1. Call for your showing today!

Key facts

• Zoned c-1
• Metal building
• 7,405 sq ft lot

Tags

• METAL BUILDING
• CONVERTED INTO RESIDENCE
• ZONED C-1

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $87k (12.5% below list).
• Recommended offer: $87k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 5.9% in New Iberia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Park Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 275 students, 88% 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 84% FRL vs 66% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 171 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($74k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 ($97k) is reasonable based on typical stale-listing flexibility.
• 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 $40k; list at $100k implies a 150% 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 $87,461 (12.5% 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 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $250,802
• List price: $99,900
• Delta: -24.64%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 W St. Peter St	0.49mi	2/2.0 (+1)	1,320 (-2%)	17mo	$55,000	$42	51
115 Woodcrest Cir	0.52mi	1/1.0	1,139 (-16%)	0mo	$41,200	$36	50
213 N Landry Dr	0.33mi	2/1.0 (+1)	1,128 (-16%)	20mo	$75,000	$66	38
206 Pollard Ave	1.09mi	2/1.0 (+1)	1,400 (+4%)	22mo	$141,000	$101	36
119 Indest St	0.73mi	2/1.0 (+1)	1,119 (-17%)	1mo	$169,000	$151	35
305 Daspit Rd	0.41mi	2/2.0 (+1)	1,541 (+14%)	16mo	$15,500	$10	35
115 Indest St	0.73mi	2/1.0 (+1)	1,188 (-12%)	10mo	$145,000	$122	32
1513 Howard St	1.09mi	2/1.5 (+1)	1,200 (-11%)	21mo	$72,000	$60	22
214 San Jose St	0.83mi	2/2.0 (+1)	1,147 (-15%)	13mo	$146,900	$128	20
329 Magnolia Ave	1.12mi	2/2.0 (+1)	1,600 (+18%)	21mo	$149,000	$93	14

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-9,519
• Equity at exit: $14,895

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $157
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 3 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $69,900 ($62/sqft)
• Median days on market: 33 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +199.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70563

• Home prices YoY: -35.0%
• Active inventory: 171
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $106

Break-even live

Break-even rent $741

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $162	-5% $134	+0% $106	+5% $77	+10% $49
Rent	-10% $36	-5% $71	+0% $106	+5% $140	+10% $175
Rate	-1.0pp $156	-0.5pp $131	base $106	+0.5pp $80	+1.0pp $53

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	93d	1	0.55mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,175	$1.16	62d	23	0.92mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	93d	1	1.28mi

Property features AI

Finance

• Other: Zoned C-1

Exterior

• Parking: Open parking
• Utilities: Public sewerElectric service by CLECO
• Home design: Single family residenceCity street frontage
• Construction: Aluminum sidingMetal sidingMetal roof
• Exterior features: Exterior lightingPartial fencing

Interior

• Kitchen: Electric stove
• Flooring: Tile flooringWood laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit coolingOther heating
• Interior features: Formica countersAluminum window frames
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $99,900 Active 31 DOM
2. 2026-08-07
   days on market $99,900 Active 30 DOM
3. 2026-08-06
   days on market $99,900 Active 29 DOM
4. 2026-08-05
   days on market $99,900 Active 28 DOM
5. 2026-08-04
   days on market $99,900 Active 27 DOM
6. 2026-08-03
   days on market $99,900 Active 26 DOM
7. 2026-07-31
   days on market $99,900 Active 23 DOM
8. 2026-07-30
   days on market $99,900 Active 22 DOM
9. 2026-07-29
   days on market $99,900 Active 21 DOM
10. 2026-07-27
    days on market $99,900 Active 19 DOM
11. 2026-07-25
    days on market $99,900 Active 17 DOM
12. 2026-07-24
    days on market $99,900 Active 16 DOM
13. 2026-07-23
    days on market $99,900 Active 15 DOM
14. 2026-07-22
    days on market $99,900 Active 14 DOM
15. 2026-07-21
    days on market $99,900 Active 13 DOM
16. 2026-07-18
    days on market $99,900 Active 10 DOM
17. 2026-07-16
    days on market $99,900 Active 8 DOM
18. 2026-07-16
    days on market $99,900 Active 7 DOM
19. 2026-07-14
    days on market $99,900 Active 6 DOM
20. 2026-07-13
    days on market $99,900 Active 5 DOM
21. 2026-07-12
    days on market $99,900 Active 4 DOM
22. 2026-07-11
    days on market $99,900 Active 3 DOM
23. 2026-07-10
    days on market $99,900 Active 2 DOM
24. 2026-07-09
    pricedays on marketlisting id $99,900 Active 1 DOM
25. 2026-07-06
    days on market $189,000 Active 180 DOM
26. 2026-07-05
    days on market $189,000 Active 179 DOM
27. 2026-07-04
    days on market $189,000 Active 178 DOM
28. 2026-07-03
    days on market $189,000 Active 177 DOM
29. 2026-07-02
    days on market $189,000 Active 176 DOM
30. 2026-07-01
    days on market $189,000 Active 175 DOM
31. 2026-06-30
    days on market $189,000 Active 174 DOM
32. 2026-06-29
    days on market $189,000 Active 173 DOM
33. 2026-06-28
    days on market $189,000 Active 172 DOM
34. 2026-06-28
    days on market $189,000 Active 171 DOM
35. 2026-06-27
    days on market $189,000 Active 170 DOM
36. 2026-06-25
    days on market $189,000 Active 168 DOM
37. 2026-06-23
    days on market $189,000 Active 166 DOM
38. 2026-06-22
    days on market $189,000 Active 165 DOM
39. 2026-06-18
    days on market $189,000 Active 162 DOM
40. 2026-06-17
    days on market $189,000 Active 161 DOM
41. 2026-06-16
    days on market $189,000 Active 160 DOM
42. 2026-06-15
    days on market $189,000 Active 159 DOM
43. 2026-06-14
    days on market $189,000 Active 157 DOM
44. 2026-06-13
    days on market $189,000 Active 156 DOM
45. 2026-06-10
    days on market $189,000 Active 154 DOM
46. 2026-06-09
    days on market $189,000 Active 153 DOM
47. 2026-06-08
    days on market $189,000 Active 152 DOM
48. 2026-06-07
    days on market $189,000 Active 151 DOM
49. 2026-06-05
    days on market $189,000 Active 148 DOM
50. 2026-06-03
    days on market $189,000 Active 147 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: $239 · $20/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$311/yr (+$26/mo · 130.0%)

ⓘ 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: $10,495
• − Mortgage interest: −$5,596
• − Property taxes: −$239
• − Insurance: −$500
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,906
• Taxable loss: −$424
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,368/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.

Condition & rehab AI · 10 photos

Poor 20/100 Extensive rehab Est. rehab $67,500–$121,500 screening

This multi-family property requires extensive repairs and updates to improve its condition and value. The home is in poor condition and requires major work to bring it up to code and attract buyers.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — rooftop appears to be in poor condition with visible damage
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear to be old and possibly not sealed properly
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears to be old and possibly not up to code
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — plumbing fixtures appear to be old and possibly not up to code
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior walls appear to be in poor condition with visible damage
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — other areas of the house appear to be in poor condition with visible damage

Repairs flagged

• Major Kitchen appliances — Outdated and worn, need replacement.
• Major Bathroom fixtures — Old and in need of replacement.
• Major Exterior siding — Peeling and in need of repainting.
• Major Windows — Old and in poor condition.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — In need of painting and repair.
• Major HVAC units — Old and may need replacement.
• Major Landscaping — Overgrown and in need of trimming and maintenance.
• Major Foundation — In need of inspection and potential repair.

Value-add opportunities

• Resale Kitchen appliances — Upgrading to modern appliances will attract buyers. ↑
• Resale Bathroom fixtures — Replacing old fixtures will improve the home's appeal. ↑
• Resale Exterior siding and painting — Updating the exterior will improve curb appeal and attract buyers. ↑
• Resale Windows — Replacing old windows will improve energy efficiency and appearance. ↑
• Resale Flooring — Replacing worn flooring will improve the home's overall appearance and functionality. ↑
• Resale Interior walls and painting — Painting and repairing interior walls will improve the home's appearance and attract buyers. ↑
• Resale HVAC units — Replacing old HVAC units will improve energy efficiency and attract buyers. ↑
• Resale Landscaping — Trimming and maintaining the landscaping will improve curb appeal and attract buyers. ↑
• Resale Foundation inspection and repair — Ensuring the foundation is in good condition will attract buyers and prevent future issues. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Park Elementary School F LA #359/646 Nat'l #28,475/41,679 Middle Anderson Middle School F LA #119/218 Nat'l #9,410/14,009 High Westgate High School F LA #136/265 Nat'l #11,887/17,239

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

B Composite livability gradescore 73/100

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
• County: Iberia · 74,632 people
• Population (ZIP): 19,947
• Household income: $73,555
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Zoned C-1

Exterior

• Parking: Open parking
• Utilities: Public sewerElectric service by CLECO
• Home design: Single family residenceCity street frontage
• Construction: Aluminum sidingMetal sidingMetal roof
• Exterior features: Exterior lightingPartial fencing

Interior

• Kitchen: Electric stove
• Flooring: Tile flooringWood laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit coolingOther heating
• Interior features: Formica countersAluminum window frames
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+149.8% since first listed

4 events — show timeline

• 2026-07-08 Listed $99,900 AcadianaMLS
• 2026-02-18 Price Changed $189,000 AcadianaMLS
• 2026-01-07 Listed $199,000 AcadianaMLS
• 2006-08-10 Sold (Public Records) $40,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $239 · +2.0% YoY. Source: county tax records.