603 Missouri St · New Iberia, LA 70563

$169,000

3 bd · 1.5 ba · 1,538 sqft · SingleFamily · 7 Days on market

Built 1961 8,276 sqft lot Est $165k · 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 +22.6/30.0
• DSCR +7.2/10.0
• ARV discount +6.3/15.0
• 1% rule +4.8/10.0
• 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

WELL MAINTAINED 3 BEDROOM, 1.5 BATH HOME IN HILAND SUBDIVISION. GREAT OPPORTUNITY TO LIVE IN AN ESTABLISHED NEIGHBORHOOD THAT IS CENTRALLY LOCATED AND VERY AFFORDABLE. CLOSE TO HOSPITALS, SCHOOLS, CITY PARK, DOWNTOWN. IDEAL FOR FIRST TIME BUYERS. A LITTLE DECORATING WILL GO A LONG WAY TO MAKE THIS HOUSE YOUR HOME. HARDWOOD FLOORS UNDER CARPETS. THIS HOUSE IS LOCATED IN A RD ELIGIBLE AREA THAT ALLOWS 100% FINANCING TO QUALIFIED BUYERS. CALL FOR A SHOWING...YOU WILL BE HAPPY THAT YOU TOOK THAT FIRST STEP TOWARD HOME OWNERSHIP!!

Key facts

• Security system
• Gas range oven
• Heat cool system

Tags

• EXCELLENT LOCATION
• HEAT COOL SYSTEM
• STAINLESS REFRIGERATOR
• GAS RANGE OVEN
• KITCHEN ISLAND
• SECURITY SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/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 (2.0% below list).
• Recommended offer: $166k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago 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 $92k; list at $169k implies a 84% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,545 (2.0% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $164,566
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 Missouri St	0.00mi	3/1.5	1,538 (0%)	0mo	$159,000	$103	100
609 Missouri St	0.04mi	3/1.5	1,476 (-4%)	8mo	$157,500	$107	85
425 Missouri St	0.15mi	3/1.5	1,446 (-6%)	7mo	$154,500	$107	78
402 Azalea Dr	0.41mi	3/2.0	1,576 (+2%)	1mo	$145,000	$92	74
414 Ashton St	0.44mi	3/1.5	1,496 (-3%)	5mo	$165,000	$110	71
501 Ernest St	0.35mi	3/1.5	1,431 (-7%)	5mo	$143,000	$100	68
631 Everette St	0.19mi	3/2.0	1,730 (+12%)	2mo	$155,000	$90	66
405 S Jacqueline Dr	0.66mi	2/2.0 (-1)	1,600 (+4%)	1mo	$190,000	$119	54
307 Dodson St	0.59mi	3/2.0	1,641 (+7%)	6mo	$150,000	$91	54
147 Plantation Dr	0.73mi	3/2.0	1,670 (+9%)	0mo	$205,000	$123	49
129 Plantation Dr	0.73mi	3/2.0	1,747 (+14%)	4mo	$198,000	$113	38
151 Plantation Dr	0.74mi	3/2.0	1,761 (+14%)	6mo	$155,000	$88	35

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-9,128
• Equity at exit: $25,198

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $15,378
• Equity at exit: $14,612

Cash invested: $47,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$63 /mo · $761/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $288

Break-even live

Break-even rent $1,291

Max offer price $169,000

Occupancy floor 78%

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: $42,250
• Closing costs: $5,070
• 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	13d	1	1.19mi
919 Russo St New Iberia, LA	3.0	2.0	1520	$1,800	$1.18	21d	1	1.41mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   listed $169,000 Active
3. 2016-03-11
   soldstatus $92,000 537-char remark

   Show marketing remark (537 chars)

   WELL MAINTAINED 3 BEDROOM, 1.5 BATH HOME IN HILAND SUBDIVISION. GREAT OPPORTUNITY TO LIVE IN AN ESTABLISHED NEIGHBORHOOD THAT IS CENTRALLY LOCATED AND VERY AFFORDABLE. CLOSE TO HOSPITALS, SCHOOLS, CITY PARK, DOWNTOWN. IDEAL FOR FIRST TIME BUYERS. A LITTLE DECORATING WILL GO A LONG WAY TO MAKE THIS HOUSE YOUR HOME. HARDWOOD FLOORS UNDER CARPETS. THIS HOUSE IS LOCATED IN A RD ELIGIBLE AREA THAT ALLOWS 100% FINANCING TO QUALIFIED BUYERS. CALL FOR A SHOWING...YOU WILL BE HAPPY THAT YOU TOOK THAT FIRST STEP TOWARD HOME OWNERSHIP!!

4. 2015-07-22
   listed $92,000 537-char remark

   Show marketing remark (537 chars)

   WELL MAINTAINED 3 BEDROOM, 1.5 BATH HOME IN HILAND SUBDIVISION. GREAT OPPORTUNITY TO LIVE IN AN ESTABLISHED NEIGHBORHOOD THAT IS CENTRALLY LOCATED AND VERY AFFORDABLE. CLOSE TO HOSPITALS, SCHOOLS, CITY PARK, DOWNTOWN. IDEAL FOR FIRST TIME BUYERS. A LITTLE DECORATING WILL GO A LONG WAY TO MAKE THIS HOUSE YOUR HOME. HARDWOOD FLOORS UNDER CARPETS. THIS HOUSE IS LOCATED IN A RD ELIGIBLE AREA THAT ALLOWS 100% FINANCING TO QUALIFIED BUYERS. CALL FOR A SHOWING...YOU WILL BE HAPPY THAT YOU TOOK THAT FIRST STEP TOWARD HOME OWNERSHIP!!

ⓘ 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: $761 · $63/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$168/yr (+$14/mo · 22.1%)

ⓘ 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 ≥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: $19,865
• − Mortgage interest: −$9,467
• − Property taxes: −$761
• − Insurance: −$845
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$4,916
• Taxable income: $698
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $3,285/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

+83.7% since first listed

4 events — show timeline

• 2026-04-27 Pending — AcadianaMLS
• 2026-04-20 Listed $169,000 AcadianaMLS
• 2016-03-11 Sold (MLS) $92,000 AcadianaMLS
• 2015-07-22 Listed $92,000 AcadianaMLS

Property tax history

+10.4%/yr

Latest (2025): $761 · +2.0% YoY. Source: county tax records.