238 Pollard Ave · New Iberia, LA 70563

$39,000

1 bd · 1.0 ba · 618 sqft · SingleFamily · 98 Days on market

Fair condition 6,534 sqft lot $63/sqft · 53% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of New Iberia, this income producing property is calling your name! This 618 square foot, 1 story home features 1 Bed & 1 Bath. Situated on just over a tenth of an acre lot, its charming front porch is perfect to unwind on. This property presents a strong opportunity for portfolio growth with an existing rental agreement in place. This property can be purchased individually or as part of a package that includes 10 properties. Call today for more information!

Key facts

• Charming front porch
• 6,534 sq ft lot
• Parking

Tags

• CHARMING FRONT PORCH
• EXISTING RENTAL AGREEMENT
• PORTFOLIO GROWTH OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $39k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.3% vs local median 5.9% 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: 171 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($35k) 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.

Risks & watch-outs

• Climate carrying-cost: 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 $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.99% ✓
• Cap rate: 27.28%
• Cash-on-cash: 74.95%
• DSCR: 4.33
• GRM: 2.8

CMA / ARV

• ARV (median comp): $82,982
• List price: $39,000
• Delta: -53.00%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Mcilhenny St	0.43mi	2/1.0 (+1)	748 (+21%)	3mo	$98,000	$131	48
612 Ashton St	0.45mi	2/1.0 (+1)	719 (+16%)	8mo	$21,000	$29	42
323 Field St	0.84mi	1/1.0	697 (+13%)	12mo	$34,000	$49	33
1119 Eden St	1.34mi	2/1.0 (+1)	650 (+5%)	43mo	$25,000	$38	31
416 Donald St	0.61mi	2/1.0 (+1)	780 (+26%)	14mo	$105,000	$135	30
513 Armentor St	1.32mi	2/1.0 (+1)	712 (+15%)	10mo	$35,000	$49	27
406 Frederick St	1.70mi	1/1.0	735 (+19%)	16mo	$50,000	$68	27
722 S Weeks St	1.01mi	2/1.0 (+1)	800 (+29%)	40mo	$45,000	$56	15
427 S Lasalle St	1.18mi	2/1.0 (+1)	720 (+16%)	44mo	$58,000	$81	15
620 Hebert St	1.35mi	2/1.0 (+1)	717 (+16%)	48mo	$14,000	$20	15
151 S Richelieu Cir	1.48mi	2/1.0 (+1)	803 (+30%)	51mo	$70,000	$87	15
224 Colgin St	1.55mi	2/1.0 (+1)	784 (+27%)	54mo	$25,000	$32	15

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: 74.8%
• Equity multiple: 4.40×
• Total profit: $37,118
• Equity at exit: $5,815

10-year hold

• IRR: 78.5%
• Equity multiple: 9.08×
• Total profit: $88,251
• Equity at exit: $3,372

Cash invested: $10,920 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $34,999 ($48/sqft)
• Median days on market: 132 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +180.1% 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: 2.8×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$18 /mo · $220/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $682

Break-even live

Break-even rent $303

Max offer price $39,000

Occupancy floor 36%

Sensitivity live

Price	-10% $704	-5% $693	+0% $682	+5% $671	+10% $660
Rent	-10% $590	-5% $636	+0% $682	+5% $728	+10% $774
Rate	-1.0pp $702	-0.5pp $692	base $682	+0.5pp $672	+1.0pp $662

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: $9,750
• Closing costs: $1,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $39,000 Active 98 DOM
2. 2026-08-07
   days on market $39,000 Active 97 DOM
3. 2026-08-06
   days on market $39,000 Active 96 DOM
4. 2026-08-05
   days on market $39,000 Active 95 DOM
5. 2026-08-04
   days on market $39,000 Active 94 DOM
6. 2026-08-03
   days on market $39,000 Active 93 DOM
7. 2026-07-31
   days on market $39,000 Active 90 DOM
8. 2026-07-30
   days on market $39,000 Active 89 DOM
9. 2026-07-29
   days on market $39,000 Active 88 DOM
10. 2026-07-27
    days on market $39,000 Active 86 DOM
11. 2026-07-25
    days on market $39,000 Active 84 DOM
12. 2026-07-24
    days on market $39,000 Active 83 DOM
13. 2026-07-23
    days on market $39,000 Active 82 DOM
14. 2026-07-22
    days on market $39,000 Active 81 DOM
15. 2026-07-21
    days on market $39,000 Active 80 DOM
16. 2026-07-18
    days on market $39,000 Active 77 DOM
17. 2026-07-16
    days on market $39,000 Active 75 DOM
18. 2026-07-16
    days on market $39,000 Active 74 DOM
19. 2026-07-14
    days on market $39,000 Active 73 DOM
20. 2026-07-13
    days on market $39,000 Active 72 DOM
21. 2026-07-12
    days on market $39,000 Active 71 DOM
22. 2026-07-11
    days on market $39,000 Active 70 DOM
23. 2026-07-10
    days on market $39,000 Active 69 DOM
24. 2026-07-09
    days on market $39,000 Active 68 DOM
25. 2026-07-08
    days on market $39,000 Active 67 DOM
26. 2026-07-07
    days on market $39,000 Active 66 DOM
27. 2026-07-06
    days on market $39,000 Active 65 DOM
28. 2026-07-05
    days on market $39,000 Active 64 DOM
29. 2026-07-04
    days on market $39,000 Active 63 DOM
30. 2026-07-03
    days on market $39,000 Active 62 DOM
31. 2026-07-02
    days on market $39,000 Active 61 DOM
32. 2026-07-01
    days on market $39,000 Active 60 DOM
33. 2026-06-30
    days on market $39,000 Active 59 DOM
34. 2026-06-29
    days on market $39,000 Active 58 DOM
35. 2026-06-28
    days on market $39,000 Active 57 DOM
36. 2026-06-28
    days on market $39,000 Active 56 DOM
37. 2026-06-27
    days on market $39,000 Active 55 DOM
38. 2026-06-25
    days on market $39,000 Active 53 DOM
39. 2026-06-23
    days on market $39,000 Active 51 DOM
40. 2026-06-22
    days on market $39,000 Active 50 DOM
41. 2026-06-18
    days on market $39,000 Active 47 DOM
42. 2026-06-17
    days on market $39,000 Active 46 DOM
43. 2026-06-16
    days on market $39,000 Active 45 DOM
44. 2026-06-15
    days on market $39,000 Active 44 DOM
45. 2026-06-14
    days on market $39,000 Active 42 DOM
46. 2026-06-13
    days on market $39,000 Active 41 DOM
47. 2026-06-10
    days on market $39,000 Active 39 DOM
48. 2026-06-09
    days on market $39,000 Active 38 DOM
49. 2026-06-08
    days on market $39,000 Active 37 DOM
50. 2026-06-07
    days on market $39,000 Active 36 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: $220 · $18/mo
• Projected year-2 tax: $220 · $18/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 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 · 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: $13,991
• − Mortgage interest: −$2,185
• − Property taxes: −$220
• − Insurance: −$195
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$1,135
• Taxable income: $8,019
• Est. tax owed @ 24.0%: −$1,925
• After-tax cash flow: $6,260/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 · 4 photos

Fair 45/100 Moderate rehab Est. rehab $15,450–$27,810 screening

This single-family home requires moderate renovations, including roof repair, exterior painting, and landscaping improvements, to significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major fencing — Old and in need of repair

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Roof repair — Critical for structural integrity and value ↑
• Both Landscaping and fence repair — Improves curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 45/100

Zoned Schools

Elementary North Lewis Elementary School D+ LA #125/646 Nat'l #12,529/41,679 Middle Belle Place Middle School D- LA #57/218 Nat'l #5,285/14,009 High New Iberia Senior High School F LA #64/265 Nat'l #7,376/17,239

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

Price history

-64.5% since first listed

6 events — show timeline

• 2026-05-15 Relisted — AcadianaMLS
• 2026-04-11 Pending — AcadianaMLS
• 2026-03-29 Listed $39,000 AcadianaMLS
• 2013-06-05 Sold (Public Records) $70,000 Public Records
• 2004-07-20 Sold (Public Records) — Public Records
• 2004-05-21 Sold (Public Records) $110,000 Public Records

Property tax history

-3.0%/yr

Latest (2025): $220 · +2.0% YoY. Source: county tax records.