Brees Plan · New Iberia, LA 70560

$224,500

3 bd · 2.0 ba · 1,444 sqft · SingleFamily · 436 Days on market

Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Brees! A new home floor plan featured in our Coteau RIdge community in New Iberia, Louisiana. The Brees plan is a quaint 3 bedroom, 2 bathroom home with 2 car garage across 1,444 square feet. The living area is an open concept, where your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and comfort. The kitchen features shaker style cabinets, granite countertops and island, tile backsplash and stainless-steel gas range, micro hood, and dishwasher. The primary bedroom has its own attached ensuite bathroom that showcases a spacious walk-in closet with all the room you need to get ready and privacy with a separate door for the toilet. Across from the home you will find the other 2 bedrooms, located across the foyer from the utility room and garage entrance. Whether these rooms become bedrooms, office, or other bonus areas, the options are endless and ideally placed to fit your needs. Every Brees floor plan is built with our quality craftsmanship and attention to detail. The exteriors include 3 sides brick, covered back patios, fully sodded yards, and low maintenance landscape package. Integrated into every floor plan is our Smart Home Technology Package which is designed to make life easier and allow you to control your home from your fingertips. Furthermore, each home comes with our unrivaled warranties and an Energy Star certification, assuring your home is as energy efficient as possible.

Key facts

• Open concept
• Walk-in closet
• Granite countertops

Tags

• OPEN CONCEPT
• SHAKER STYLE CABINETS
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL GAS RANGE
• WALK-IN CLOSET

🏗️ New construction. The $224,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $246,413.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $224k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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: 296 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 94 units permitted in Iberia Parish in 2024 (0 in 5+ unit buildings).
• At $4,000/mo this rent would consume 99% of the median local household income ($48k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 436 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (median comp): $246,413
• List price: $224,500
• Delta: -8.89%
• 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
1516 Colonel Rdg	0.11mi	3/2.0	1,447 (+0%)	3mo	$224,500	$155	92
1607 Penrose Rdg	0.12mi	3/2.0	1,447 (+0%)	5mo	$227,000	$157	90
1513 Ashland Rdg	0.16mi	3/2.0	1,447 (+0%)	7mo	$224,500	$155	86
1504 Highland Dr	0.17mi	3/2.0	1,447 (+0%)	9mo	$228,500	$158	85
1602 Ashland Rdg	0.22mi	3/2.0	1,447 (+0%)	6mo	$224,500	$155	84
1508 Highland Dr	0.17mi	3/2.0	1,444 (0%)	10mo	$228,500	$158	84
1513 Highland Dr	0.17mi	3/2.0	1,447 (+0%)	10mo	$224,500	$155	83
1510 Highland Dr	0.17mi	3/2.0	1,444 (0%)	11mo	$228,500	$158	83
1517 Colonel Rdg	0.08mi	3/2.0	1,616 (+12%)	3mo	$234,500	$145	74
1609 Penrose Rdg	0.10mi	3/2.0	1,613 (+12%)	5mo	$237,000	$147	71
1505 Highland Dr	0.17mi	3/2.0	1,616 (+12%)	8mo	$238,500	$148	66
1600 Ashland Rdg	0.21mi	3/2.0	1,613 (+12%)	6mo	$234,500	$145	65

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $52,934
• Equity at exit: $36,741

10-year hold

• IRR: 27.3%
• Equity multiple: 3.40×
• Total profit: $165,838
• Equity at exit: $21,305

Cash invested: $68,996 (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: 5 active · 2 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $240,500 ($141/sqft)
• Median days on market: 970 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +20.9% above current asking $/sqft

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

ZIP-level market 70560

• Home prices YoY: -29.8%
• Active inventory: 296
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,292
• Tax est. 1.5%: −$308 /mo · $3,696/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,457

Break-even live

Break-even rent $2,156

Max offer price $246,413

Occupancy floor 59%

Sensitivity live

Price	-10% $1,627	-5% $1,542	+0% $1,457	+5% $1,372	+10% $1,287
Rent	-10% $1,141	-5% $1,299	+0% $1,457	+5% $1,615	+10% $1,773
Rate	-1.0pp $1,581	-0.5pp $1,520	base $1,457	+0.5pp $1,393	+1.0pp $1,328

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: $61,603
• Closing costs: $7,392
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1802 Saddle Back Rdg New Iberia, LA	4.0	2.0	1874	$4,000	$2.13	70d	1	0.04mi

Listing history 50 events

1. 2026-08-08
   days on market $224,500 Active 436 DOM
2. 2026-08-07
   days on market $224,500 Active 435 DOM
3. 2026-08-06
   days on market $224,500 Active 434 DOM
4. 2026-08-05
   days on market $224,500 Active 433 DOM
5. 2026-08-04
   days on market $224,500 Active 432 DOM
6. 2026-08-03
   days on market $224,500 Active 431 DOM
7. 2026-07-31
   days on market $224,500 Active 428 DOM
8. 2026-07-30
   days on market $224,500 Active 427 DOM
9. 2026-07-29
   days on market $224,500 Active 426 DOM
10. 2026-07-27
    days on market $224,500 Active 424 DOM
11. 2026-07-25
    days on market $224,500 Active 422 DOM
12. 2026-07-24
    days on market $224,500 Active 421 DOM
13. 2026-07-23
    days on market $224,500 Active 420 DOM
14. 2026-07-22
    days on market $224,500 Active 419 DOM
15. 2026-07-21
    days on market $224,500 Active 418 DOM
16. 2026-07-18
    days on market $224,500 Active 415 DOM
17. 2026-07-16
    days on market $224,500 Active 413 DOM
18. 2026-07-16
    days on market $224,500 Active 412 DOM
19. 2026-07-14
    days on market $224,500 Active 411 DOM
20. 2026-07-13
    days on market $224,500 Active 410 DOM
21. 2026-07-12
    days on market $224,500 Active 409 DOM
22. 2026-07-11
    days on market $224,500 Active 408 DOM
23. 2026-07-10
    days on market $224,500 Active 407 DOM
24. 2026-07-09
    days on market $224,500 Active 406 DOM
25. 2026-07-08
    days on market $224,500 Active 405 DOM
26. 2026-07-07
    days on market $224,500 Active 404 DOM
27. 2026-07-06
    days on market $224,500 Active 403 DOM
28. 2026-07-05
    days on market $224,500 Active 402 DOM
29. 2026-07-04
    days on market $224,500 Active 401 DOM
30. 2026-07-03
    days on market $224,500 Active 400 DOM
31. 2026-07-02
    days on market $224,500 Active 399 DOM
32. 2026-07-01
    days on market $224,500 Active 398 DOM
33. 2026-06-30
    days on market $224,500 Active 397 DOM
34. 2026-06-29
    days on market $224,500 Active 396 DOM
35. 2026-06-28
    days on market $224,500 Active 395 DOM
36. 2026-06-28
    days on market $224,500 Active 394 DOM
37. 2026-06-27
    days on market $224,500 Active 393 DOM
38. 2026-06-25
    days on market $224,500 Active 391 DOM
39. 2026-06-23
    days on market $224,500 Active 389 DOM
40. 2026-06-22
    days on market $224,500 Active 388 DOM
41. 2026-06-18
    days on market $224,500 Active 385 DOM
42. 2026-06-17
    days on market $224,500 Active 384 DOM
43. 2026-06-16
    days on market $224,500 Active 383 DOM
44. 2026-06-15
    days on market $224,500 Active 382 DOM
45. 2026-06-14
    days on market $224,500 Active 380 DOM
46. 2026-06-13
    days on market $224,500 Active 379 DOM
47. 2026-06-10
    days on market $224,500 Active 377 DOM
48. 2026-06-09
    days on market $224,500 Active 376 DOM
49. 2026-06-08
    days on market $224,500 Active 375 DOM
50. 2026-06-07
    days on market $224,500 Active 374 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$13,803
• − Property taxes: −$3,696
• − Insurance: −$1,232
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,168
• Taxable income: $14,420
• Est. tax owed @ 24.0%: −$3,461
• After-tax cash flow: $14,024/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,220–$21,660 screening

This home is in good condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing ↑
• Rental Install smart home devices — Smart home devices can increase tenant satisfaction and reduce maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 35/100

Zoned Schools

Elementary Coteau Elementary School D LA #129/646 Nat'l #12,785/41,679 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

• County: Iberia · 74,632 people
• Population (ZIP): 37,589
• Household income: $48,296
• Rent vs Own: 42.9% rent · 57.1% own
• Severe rent burden: 8% 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: 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%

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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: ▼ -65.82%
• Current HPI: 154.9018
• 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

1 event — show timeline

• 2025-05-29 Listed $224,500 Zillow