1716 Short Weeks St · New Iberia, LA 70560

$100,000

4 bd · 2.0 ba · 1,841 sqft · Other · 482 Days on market

0.29 ac lot $54/sqft · 33% below area Est $148k · 33% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

As you step into this property, envision the possibilities for customization and renovation that will elevate this house into a dream home. The generous four bedrooms provide ample space for a growing family or the potential to create a home office or hobby room. The two bathrooms offer convenience and flexibility for your lifestyle. Bring your creativity and vision to breathe new life into this property. With your finishing touches, this house has the potential to become a showcase of modern living in the heart of New Iberia. Schedule your showing today!

Key facts

• 0.29 acre lot
• Parking
• Listed 482 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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.
• Market conditions: 237 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 482 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: moderate flood risk; 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 482 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: 1.46% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.70%
• DSCR: 2.01
• GRM: 5.7

CMA / ARV

• ARV (median comp): $148,306
• List price: $100,000
• Delta: -32.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $17,504
• Equity at exit: $14,910

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $58,591
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,459 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $530

Break-even live

Break-even rent $789

Max offer price $100,000

Occupancy floor 59%

Sensitivity live

Price	-10% $586	-5% $558	+0% $530	+5% $501	+10% $473
Rent	-10% $414	-5% $472	+0% $530	+5% $587	+10% $645
Rate	-1.0pp $580	-0.5pp $555	base $530	+0.5pp $504	+1.0pp $477

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 482 DOM
2. 2026-06-17
   days on market $100,000 Active 481 DOM
3. 2026-06-16
   days on market $100,000 Active 480 DOM
4. 2026-06-15
   days on market $100,000 Active 479 DOM
5. 2026-06-14
   days on market $100,000 Active 477 DOM
6. 2026-06-13
   days on market $100,000 Active 476 DOM
7. 2026-06-10
   days on market $100,000 Active 474 DOM
8. 2026-06-09
   days on market $100,000 Active 473 DOM
9. 2026-06-08
   days on market $100,000 Active 472 DOM
10. 2026-06-07
    days on market $100,000 Active 471 DOM
11. 2026-06-05
    days on market $100,000 Active 468 DOM
12. 2026-06-03
    days on market $100,000 Active 467 DOM
13. 2026-06-02
    days on market $100,000 Active 466 DOM
14. 2026-06-01
    days on market $100,000 Active 465 DOM
15. 2026-05-31
    days on market $100,000 Active 464 DOM
16. 2026-05-30
    days on market $100,000 Active 463 DOM
17. 2026-04-30
    status Active 561-char remark

    Show marketing remark (561 chars)

    As you step into this property, envision the possibilities for customization and renovation that will elevate this house into a dream home. The generous four bedrooms provide ample space for a growing family or the potential to create a home office or hobby room. The two bathrooms offer convenience and flexibility for your lifestyle. Bring your creativity and vision to breathe new life into this property. With your finishing touches, this house has the potential to become a showcase of modern living in the heart of New Iberia. Schedule your showing today!

18. 2026-04-27
    status Pending 561-char remark

    Show marketing remark (561 chars)

    As you step into this property, envision the possibilities for customization and renovation that will elevate this house into a dream home. The generous four bedrooms provide ample space for a growing family or the potential to create a home office or hobby room. The two bathrooms offer convenience and flexibility for your lifestyle. Bring your creativity and vision to breathe new life into this property. With your finishing touches, this house has the potential to become a showcase of modern living in the heart of New Iberia. Schedule your showing today!

19. 2026-04-09
    status Active 561-char remark

    Show marketing remark (561 chars)

    As you step into this property, envision the possibilities for customization and renovation that will elevate this house into a dream home. The generous four bedrooms provide ample space for a growing family or the potential to create a home office or hobby room. The two bathrooms offer convenience and flexibility for your lifestyle. Bring your creativity and vision to breathe new life into this property. With your finishing touches, this house has the potential to become a showcase of modern living in the heart of New Iberia. Schedule your showing today!

20. 2025-09-02
    status Active 561-char remark

    Show marketing remark (561 chars)

    As you step into this property, envision the possibilities for customization and renovation that will elevate this house into a dream home. The generous four bedrooms provide ample space for a growing family or the potential to create a home office or hobby room. The two bathrooms offer convenience and flexibility for your lifestyle. Bring your creativity and vision to breathe new life into this property. With your finishing touches, this house has the potential to become a showcase of modern living in the heart of New Iberia. Schedule your showing today!

21. 2025-02-07
    listed $100,000 Active 561-char remark

    Show marketing remark (561 chars)

    As you step into this property, envision the possibilities for customization and renovation that will elevate this house into a dream home. The generous four bedrooms provide ample space for a growing family or the potential to create a home office or hobby room. The two bathrooms offer convenience and flexibility for your lifestyle. Bring your creativity and vision to breathe new life into this property. With your finishing touches, this house has the potential to become a showcase of modern living in the heart of New Iberia. Schedule your showing today!

22. 2024-02-06
    listed $100,000 Active

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $682 · $57/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 5/10 Major FEMA zone X (unshaded) · 23% 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: $17,506
• − Mortgage interest: −$5,602
• − Property taxes: −$682
• − Insurance: −$500
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,909
• Taxable income: $5,012
• Est. tax owed @ 24.0%: −$1,203
• After-tax cash flow: $5,152/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

+0.0% since first listed

6 events — show timeline

• 2026-04-30 Relisted — AcadianaMLS
• 2026-04-27 Pending — AcadianaMLS
• 2026-04-09 Relisted — AcadianaMLS
• 2025-09-02 Relisted — AcadianaMLS
• 2025-02-07 Listed $100,000 AcadianaMLS
• 2024-02-06 Listed $100,000 AcadianaMLS

Property tax history

+7.5%/yr

Latest (2025): $682 · +2.0% YoY. Source: county tax records.