1013 West End Dr · New Iberia, LA 70560

$90,000

3 bd · 2.0 ba · 1,384 sqft · SingleFamily · 179 Days on market

Built 2008 Good condition 6,098 sqft lot $65/sqft · 14% below area Est $105k · 14% under $55/mo HOA · 5% of rent

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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 +22.5/30.0
• ARV discount +13.8/15.0
• DSCR +7.2/10.0
• 1% rule +6.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fence included!! This inviting 3-bedroom, 2-bathroom traditional brick home is located in a peaceful subdivision, offering the perfect blend of comfort and convenience. Enjoy the covered carport for 1 car, and a solid slab foundation ensuring a stable and durable living space. The interior features central heating and cooling, providing year-round climate control, and the kitchen boasts solid countertops, ideal for meal preparation. Cable-ready connections are in place for seamless entertainment, and the master bedroom includes a walk-in closet for ample storage. The home's traditional design complements the surrounding subdivision, presenting a harmonious integration into the neighborhood. Located in Flood Zone X, this home should not require flood insurance. With a loan program offering up to $5,000.00 in closing costs and up to 20% down payment assistance, the dream of home ownership is finally attainable. Other loan terms and guidelines may apply for qualification. As a bonus, a Video Doorbell and one exterior camera is included with purchase! Schedule your private viewing today!

Key facts

• Covered carport
• Solid countertops
• Fence included

Tags

• FENCE INCLUDED
• COVERED CARPORT
• SOLID SLAB FOUNDATION
• CENTRAL HEATING AND COOLING
• SOLID COUNTERTOPS
• CABLE-READY CONNECTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 296 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.16% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (median comp): $104,587
• List price: $90,000
• Delta: -13.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 West End Dr	0.04mi	3/2.0	1,384 (0%)	10mo	$104,000	$75	90
903 West End Dr	0.24mi	3/2.0	1,360 (-2%)	8mo	$95,600	$70	79
1211 Lombard St	0.39mi	3/2.0	1,384 (0%)	12mo	$104,000	$75	71
911 West End Dr	0.06mi	4/2.0 (+1)	1,500 (+8%)	9mo	$105,000	$70	71
905 West End Dr	0.24mi	4/2.0 (+1)	1,500 (+8%)	2mo	$110,000	$73	68
1000 Verna St	0.44mi	3/2.0	1,305 (-6%)	16mo	$176,000	$135	57
1519 Anderson St	0.41mi	3/2.0	1,515 (+10%)	14mo	$187,990	$124	53

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: 0.80×
• Total profit: $-4,918
• Equity at exit: $13,419

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $8,302
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 5 under contract
• Months of supply: 34.0 mo (3%/mo absorbed)
• Median asking: $90,000 ($66/sqft)
• Median days on market: 56 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +14.2% 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: 7.2×

Monthly cashflow live

• Estimated rent: $1,048 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$55
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $151

Break-even live

Break-even rent $857

Max offer price $90,000

Occupancy floor 81%

Sensitivity live

Price	-10% $213	-5% $182	+0% $151	+5% $120	+10% $89
Rent	-10% $68	-5% $110	+0% $151	+5% $192	+10% $234
Rate	-1.0pp $196	-0.5pp $174	base $151	+0.5pp $128	+1.0pp $104

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Anderson St New Iberia, LA	2.0	1.0	950	$650	$0.68	93d	1	0.68mi
2118 W Old Spanish Trl New Iberia, LA	1.0–3.0	1.0–2.0	1013	$1,708	$1.69	62d	23	1.08mi
212 Hacker St New Iberia, LA	2.0	1.0	1000	$950	$0.95	93d	1	1.50mi

HOA detail $55/mo · $660/yr

• Likely covers: cable

Listing history 50 events

1. 2026-08-08
   days on market $90,000 Active 179 DOM
2. 2026-08-07
   days on market $90,000 Active 178 DOM
3. 2026-08-06
   days on market $90,000 Active 177 DOM
4. 2026-08-05
   days on market $90,000 Active 176 DOM
5. 2026-08-04
   days on market $90,000 Active 175 DOM
6. 2026-08-03
   days on market $90,000 Active 174 DOM
7. 2026-07-31
   days on market $90,000 Active 171 DOM
8. 2026-07-30
   days on market $90,000 Active 170 DOM
9. 2026-07-29
   days on market $90,000 Active 169 DOM
10. 2026-07-27
    days on market $90,000 Active 167 DOM
11. 2026-07-25
    days on market $90,000 Active 165 DOM
12. 2026-07-24
    days on market $90,000 Active 164 DOM
13. 2026-07-23
    days on market $90,000 Active 163 DOM
14. 2026-07-22
    days on market $90,000 Active 162 DOM
15. 2026-07-21
    days on market $90,000 Active 161 DOM
16. 2026-07-18
    days on market $90,000 Active 158 DOM
17. 2026-07-16
    days on market $90,000 Active 156 DOM
18. 2026-07-16
    days on market $90,000 Active 155 DOM
19. 2026-07-14
    days on market $90,000 Active 154 DOM
20. 2026-07-13
    days on market $90,000 Active 153 DOM
21. 2026-07-12
    days on market $90,000 Active 152 DOM
22. 2026-07-11
    days on market $90,000 Active 151 DOM
23. 2026-07-10
    days on market $90,000 Active 150 DOM
24. 2026-07-09
    days on market $90,000 Active 149 DOM
25. 2026-07-08
    days on market $90,000 Active 148 DOM
26. 2026-07-07
    days on market $90,000 Active 147 DOM
27. 2026-07-06
    days on market $90,000 Active 146 DOM
28. 2026-07-05
    days on market $90,000 Active 145 DOM
29. 2026-07-04
    days on market $90,000 Active 144 DOM
30. 2026-07-03
    days on market $90,000 Active 143 DOM
31. 2026-07-02
    days on market $90,000 Active 142 DOM
32. 2026-07-01
    days on market $90,000 Active 141 DOM
33. 2026-06-30
    days on market $90,000 Active 140 DOM
34. 2026-06-29
    days on market $90,000 Active 139 DOM
35. 2026-06-28
    days on market $90,000 Active 138 DOM
36. 2026-06-28
    days on market $90,000 Active 137 DOM
37. 2026-06-27
    days on market $90,000 Active 136 DOM
38. 2026-06-25
    days on market $90,000 Active 134 DOM
39. 2026-06-23
    days on market $90,000 Active 132 DOM
40. 2026-06-22
    days on market $90,000 Active 131 DOM
41. 2026-06-18
    days on market $90,000 Active 128 DOM
42. 2026-06-17
    days on market $90,000 Active 127 DOM
43. 2026-06-16
    days on market $90,000 Active 126 DOM
44. 2026-06-15
    days on market $90,000 Active 125 DOM
45. 2026-06-14
    days on market $90,000 Active 123 DOM
46. 2026-06-13
    days on market $90,000 Active 122 DOM
47. 2026-06-10
    days on market $90,000 Active 120 DOM
48. 2026-06-09
    days on market $90,000 Active 119 DOM
49. 2026-06-08
    days on market $90,000 Active 118 DOM
50. 2026-06-07
    days on market $90,000 Active 117 DOM

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

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: $12,577
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − HOA: −$660
• − Depreciation: −$2,618
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $1,705/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $6,920–$20,760 screening

This 3-bedroom, 2-bathroom home in a peaceful subdivision is in good condition with a solid slab foundation and central heating and cooling. It has a good curb appeal and is ready for a new owner to move in.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value. ↑
• Resale Replace blinds — Improves home's aesthetic and energy efficiency. ↑

ⓘ 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 28/100

Zoned Schools

Elementary Park Elementary School F LA #359/646 Nat'l #28,475/41,679 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

• 2026-02-10 Listed $90,000 AcadianaMLS