2312 S Kramer Dr · New Iberia, LA 70560

$115,000

3 bd · 2.0 ba · 2,394 sqft · SingleFamily · 81 Days on market

0.32 ac lot $48/sqft · 50% below area Est $228k · 50% under ↓ 20% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• 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

A diamond in the rough, is a good description of this spacious former family home, situated in a quiet established neighborhood. With almost 2400 square feet of living space, this home will easily accomodate your needs , offering 3 bedrooms and 2.5 baths. While it DOES need some updates , it has great bones, and several perks worth noting: like the metal roof, the 3-car garage, the whole - house generator, and the generously sized rear addition. There is also an extra lot available, (Lot 14) to the right -that is for sale at $22,500-if you want or need extra land. While much of the home has carpet on the floors, they believe that the original wood still exists in some of the rooms. There are several old muscadine vines on arbors in the backyard, as well as a metal storage shed, that will remain. All appliances also stay with the home. Schedule a showing today.

Key facts

• 0.32 acre lot
• 3 garage spots
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (26.1% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $85k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 9.0% 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: 238 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 $795 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 81 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,973 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $228,410
• List price: $115,000
• Delta: -49.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2515 Erath St	0.28mi	4/2.5 (+1)	2,336 (-2%)	3mo	$119,000	$51	74
714 Weeks Island Rd	0.24mi	4/2.0 (+1)	2,608 (+9%)	6mo	$147,000	$56	64
1621 Elm St	0.69mi	3/2.5	2,350 (-2%)	10mo	$230,000	$98	55

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: -26.9%
• Equity multiple: 0.09×
• Total profit: $-29,212
• Equity at exit: $17,147

10-year hold

• IRR: -23.5%
• Equity multiple: -0.19×
• Total profit: $-38,364
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

ZIP-level market 70560

• Home prices YoY: -29.8%
• Active inventory: 238
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-170

Break-even live

Break-even rent $1,480

Max offer price $84,973

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-137	+0% $-170	+5% $-203	+10% $-235
Rent	-10% $-270	-5% $-220	+0% $-170	+5% $-120	+10% $-70
Rate	-1.0pp $-112	-0.5pp $-141	base $-170	+0.5pp $-200	+1.0pp $-230

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $115,000 Active 81 DOM
2. 2026-06-18
   days on market $115,000 Active 78 DOM
3. 2026-06-17
   days on market $115,000 Active 77 DOM
4. 2026-06-16
   days on market $115,000 Active 76 DOM
5. 2026-06-15
   days on market $115,000 Active 75 DOM
6. 2026-06-14
   days on market $115,000 Active 73 DOM
7. 2026-06-13
   days on market $115,000 Active 72 DOM
8. 2026-06-10
   days on market $115,000 Active 70 DOM
9. 2026-06-09
   days on market $115,000 Active 69 DOM
10. 2026-06-08
    days on market $115,000 Active 68 DOM
11. 2026-06-07
    days on market $115,000 Active 67 DOM
12. 2026-06-05
    days on market $115,000 Active 64 DOM
13. 2026-06-03
    days on market $115,000 Active 63 DOM
14. 2026-06-02
    days on market $115,000 Active 62 DOM
15. 2026-06-01
    days on market $115,000 Active 61 DOM
16. 2026-05-31
    days on market $115,000 Active 60 DOM
17. 2026-05-30
    days on market $115,000 Active 59 DOM
18. 2026-04-01
    price $110,000 878-char remark

    Show marketing remark (878 chars)

    A diamond in the rough, is a good description of this spacious former family home, situated in a quiet established neighborhood. With almost 2400 square feet of living space, this home will easily accomodate your needs , offering 3 bedrooms and 2.5 baths. While it DOES need some updates , it has great bones, and several perks worth noting: like the metal roof, the 3-car garage, the whole - house generator, and the generously sized rear addition. There is also an extra lot available, (Lot 14) to the right -that is for sale at $22,500-if you want or need extra land. While much of the home has carpet on the floors, they believe that the original wood still exists in some of the rooms. There are several old muscadine vines on arbors in the backyard, as well as a metal storage shed, that will remain. All appliances also stay with the home. Schedule a showing today.

19. 2026-03-31
    listed $115,000 Active 191-char remark

    Show marketing remark (191 chars)

    This Listing is a Bundle of MLS #2500002896 (2312 Kramer Drive), &MLS #2500002898 (Lot 14 Kramer Drive)For those interested in purchasing both together, they are offered at a lower price.

20. 2026-01-07
    price $125,000 878-char remark

    Show marketing remark (878 chars)

    A diamond in the rough, is a good description of this spacious former family home, situated in a quiet established neighborhood. With almost 2400 square feet of living space, this home will easily accomodate your needs , offering 3 bedrooms and 2.5 baths. While it DOES need some updates , it has great bones, and several perks worth noting: like the metal roof, the 3-car garage, the whole - house generator, and the generously sized rear addition. There is also an extra lot available, (Lot 14) to the right -that is for sale at $22,500-if you want or need extra land. While much of the home has carpet on the floors, they believe that the original wood still exists in some of the rooms. There are several old muscadine vines on arbors in the backyard, as well as a metal storage shed, that will remain. All appliances also stay with the home. Schedule a showing today.

21. 2025-08-28
    listed $138,000 Active 878-char remark

    Show marketing remark (878 chars)

    A diamond in the rough, is a good description of this spacious former family home, situated in a quiet established neighborhood. With almost 2400 square feet of living space, this home will easily accomodate your needs , offering 3 bedrooms and 2.5 baths. While it DOES need some updates , it has great bones, and several perks worth noting: like the metal roof, the 3-car garage, the whole - house generator, and the generously sized rear addition. There is also an extra lot available, (Lot 14) to the right -that is for sale at $22,500-if you want or need extra land. While much of the home has carpet on the floors, they believe that the original wood still exists in some of the rooms. There are several old muscadine vines on arbors in the backyard, as well as a metal storage shed, that will remain. All appliances also stay with the home. Schedule a showing today.

ⓘ 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: $1,100 · $92/mo
• Projected year-2 tax: $1,100 · $92/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 6 d/yr ≥108°F today · 17 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: $15,178
• − Mortgage interest: −$6,442
• − Property taxes: −$1,100
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,345
• Taxable loss: −$3,831
• Est. tax savings @ 24.0%: +$919
• After-tax cash flow: $-1,120/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

• 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

-20.3% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $110,000 AcadianaMLS
• 2026-03-31 Listed $115,000 AcadianaMLS
• 2026-01-07 Price Changed $125,000 AcadianaMLS
• 2025-08-28 Listed $138,000 AcadianaMLS

Property tax history

+10.3%/yr

Latest (2025): $1,100 · +174.1% YoY. Source: county tax records.