122 French St · New Iberia, LA 70560

$155,000

2 bd · 2.5 ba · 1,793 sqft · SingleFamily · 11 Days on market

5,662 sqft lot Est $179k · 14% under ↓ 33% since listing

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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 +25.2/30.0
• ARV discount +13.6/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• 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

Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

Key facts

• Original wood floors
• Back deck
• New roof

Tags

• NEW ROOF
• COZY GAS-LOG FIREPLACE
• CUSTOM WOOD CABINETRY
• ORIGINAL WOOD FLOORS
• BEAUTIFULLY BEAMED CEILING
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.0% 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: 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: 237 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).

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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,000

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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $179,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 French St	0.00mi	2/2.5	1,793 (0%)	1mo	$155,000	$86	99
201 Allen St	0.36mi	2/2.0	1,677 (-6%)	9mo	$109,900	$66	62
227 Pollard Ave	0.51mi	3/2.0 (+1)	1,650 (-8%)	4mo	$219,500	$133	53
3 Carmel Bnd	0.45mi	3/2.0 (+1)	1,977 (+10%)	3mo	$330,000	$167	53
349 Allen Street Ext	0.61mi	2/1.5	1,692 (-6%)	7mo	$169,000	$100	52
314 E Pershing St	0.38mi	3/1.0 (+1)	1,570 (-12%)	2mo	$47,000	$30	49
317 Indest St	0.55mi	3/2.0 (+1)	1,572 (-12%)	4mo	$199,500	$127	44
307 Dodson St	0.69mi	3/2.0 (+1)	1,641 (-8%)	6mo	$150,000	$91	41
37 Prairie Ave	0.66mi	3/2.0 (+1)	1,988 (+11%)	7mo	$198,000	$100	38
333 Indest St	0.65mi	3/2.0 (+1)	1,545 (-14%)	3mo	$165,000	$107	37
617 E St. Peter St	0.72mi	3/2.0 (+1)	1,963 (+10%)	8mo	$27,000	$14	37
340 Indest St	0.68mi	3/2.0 (+1)	1,590 (-11%)	10mo	$200,000	$126	34

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,121
• Equity at exit: $23,111

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $25,411
• Equity at exit: $13,402

Cash invested: $43,400 (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 70560

• Home prices YoY: -29.8%
• Active inventory: 237
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $346

Break-even live

Break-even rent $1,161

Max offer price $155,000

Occupancy floor 73%

Sensitivity live

Price	-10% $434	-5% $390	+0% $346	+5% $303	+10% $259
Rent	-10% $220	-5% $283	+0% $346	+5% $410	+10% $473
Rate	-1.0pp $425	-0.5pp $386	base $346	+0.5pp $306	+1.0pp $265

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Guadalajara St New Iberia, LA	3.0	2.0	2278	$1,600	$0.70	22d	1	1.42mi

Listing history 18 events

1. 2026-04-12
   status Pending
2. 2026-04-10
   price $155,000
3. 2026-04-01
   listed $160,000 Active
4. 2024-12-02
   soldstatus $175,000
5. 2024-11-27
   soldstatus $175,000 Sold 444-char remark

   Show marketing remark (444 chars)

   Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

6. 2024-11-12
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

7. 2024-07-19
   status Active 444-char remark

   Show marketing remark (444 chars)

   Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

8. 2024-07-09
   status Pending 444-char remark

   Show marketing remark (444 chars)

   Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

9. 2024-04-15
   price $189,900 444-char remark

   Show marketing remark (444 chars)

   Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

10. 2024-01-03
    price $199,000 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

11. 2023-11-22
    status Active 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

12. 2023-10-30
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

13. 2023-10-13
    price $210,000 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

14. 2023-07-18
    price $220,000 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

15. 2023-06-15
    status Active 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

16. 2023-06-02
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

17. 2023-05-25
    listed $230,000 Active 444-char remark

    Show marketing remark (444 chars)

    Gorgeous cottage style home only a block away from the Teche in downtown New Iberia. Large open kitchen and living room with beautiful original oak floors. Gated parking in rear. Minimal maintenance yard with no grass. Original wiring and plumbing have been changed out. Although it is zoned for residential, it is nestled around some businesses and could be a great business building and location. Refrigerator, washer, and dryer are included.

18. 2002-04-30
    soldstatus

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$371/yr (+$31/mo · 77.1%)

ⓘ 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) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 23 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: $19,200
• − Mortgage interest: −$8,682
• − Property taxes: −$481
• − Insurance: −$775
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,509
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,754/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): 37,589

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: 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%

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

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

-32.6% since first listed

18 events — show timeline

• 2026-04-12 Pending — AcadianaMLS
• 2026-04-10 Price Changed $155,000 AcadianaMLS
• 2026-04-01 Listed $160,000 AcadianaMLS
• 2024-12-02 Sold (Public Records) $175,000 Public Records
• 2024-11-27 Sold (MLS) $175,000 AcadianaMLS
• 2024-11-12 Pending — AcadianaMLS
• 2024-07-19 Relisted — AcadianaMLS
• 2024-07-09 Pending — AcadianaMLS
• 2024-04-15 Price Changed $189,900 AcadianaMLS
• 2024-01-03 Price Changed $199,000 AcadianaMLS
• 2023-11-22 Relisted — AcadianaMLS
• 2023-10-30 Pending — AcadianaMLS
• 2023-10-13 Price Changed $210,000 AcadianaMLS
• 2023-07-18 Price Changed $220,000 AcadianaMLS
• 2023-06-15 Relisted — AcadianaMLS
• 2023-06-02 Pending — AcadianaMLS
• 2023-05-25 Listed $230,000 AcadianaMLS
• 2002-04-30 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $481 · +2.9% YoY. Source: county tax records.