1060 W Main St Unit A-C · New Iberia, LA 70560

$320,000

8 bd · 4.0 ba · 4,163 sqft · MultiFamily · 6 Days on market

0.77 ac lot

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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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Own a part of Main St, New Iberia History! So much potential: Great to use as all investment properties, live in one unit while using the rest as investments, or a unique property for extended families. Sitting on a large lot with beautiful trees, gives a sense of privacy. The front 2 story home currently has two units; one on each floor. Both units have 2 large bedroom, 1 bath, original wood floors, two screened in porches, and lots of charm. This beautiful brick home has a separate fenced yard from the other two units. Just off the back of the brick home is an adorable one bedroom, one bath apartment over the detached garage. Toward the back of the combined properties, beyond a circle drive around an gorgeous oak tree, is another two bedroom 1 bath home with a bonus room. Though on the same tax parcel, the back house does have it's own address and can be separated. Whether you want to keep as is or ready to roll up your sleeves and add to the charm to any and all units, this property is unique. A property like this does not come around often. THIS PROPERTY IS BEING SOLD IN ''AS IS'' CONDITION. See documents for dimensions of each unit. Need more space- the empty corner lot is also available but sold separately, zone R5. MLS 23008575

Key facts

• 0.77 acre lot
• Garage
• Listed 6 days

Property features AI

Finance

• Financial info: All 4 units currently leased

Exterior

• Parking: 8 total parking spaces; Attached parking; Covered parking; Carport; Parking lot; Storage parking areas (varies by unit)
• Utilities: Cable available and connected; Public sewer
• Home design: Quadruplex (4-unit property); R2, R5 zoning
• Construction: Brick and brick veneer; Frame construction with wood siding; Asbestos siding (listed); Metal roof
• Exterior features: Exterior lighting; Patios and porches for each unit; Storage; Second residence on site

Interior

• Kitchen: Refrigerator; Electric cooktop; Gas cooktop; Eat-in kitchen (in at least one unit)
• Flooring: Laminate; Wood; Other
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heat (electric/heat units); AC units; Window AC units; Ceiling fans
• Interior features: High ceilings; Ceiling fans; Drapes/curtains; Storm doors; Individual meters
• Laundry & utility: Washer/dryer hookups in units (some have washer/dryer); Electric dryer hookup; Washer hookup

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive. Per door: $213/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Cap rate 7.9% 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; 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 $2k of loan paydown is wiped out by about $10k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $262k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-24,648
• Equity at exit: $47,713

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $13,708
• Equity at exit: $27,668

Cash invested: $89,600 (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: 16.0×

Monthly cashflow live

• Estimated rent: $3,339 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $426

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 82%

Sensitivity live

Price	-10% $648	-5% $537	+0% $426	+5% $316	+10% $205
Rent	-10% $163	-5% $294	+0% $426	+5% $558	+10% $690
Rate	-1.0pp $588	-0.5pp $508	base $426	+0.5pp $343	+1.0pp $259

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$3,338
Total (2 units)			$3,339

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $320,000 Active 6 DOM
2. 2026-06-17
   days on market $320,000 Active 5 DOM
3. 2026-06-16
   days on market $320,000 Active 4 DOM
4. 2026-06-15
   days on market $320,000 Active 3 DOM
5. 2026-06-13
   remarks 325-char remark
6. 2026-06-13
   listed $320,000 Active 1 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 · 21 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: $40,068
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,205
• − Management: −$3,205
• − Depreciation: −$9,309
• Taxable income: $23
• Est. tax owed @ 24.0%: −$6
• After-tax cash flow: $5,111/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

+6.7% since first listed

6 events — show timeline

• 2026-06-11 Listed $320,000 AcadianaMLS
• 2023-11-09 Sold (MLS) $262,500 AcadianaMLS
• 2023-09-25 Pending — AcadianaMLS
• 2023-09-19 Relisted — AcadianaMLS
• 2023-09-19 Price Changed $275,000 AcadianaMLS
• 2023-08-16 Listed $300,000 AcadianaMLS