2203 Thornton Ct · Alexandria, LA 71301

$85,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 277 Days on market

Built 1930 7,405 sqft lot $59/sqft · 41% below area ↓ 41% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for investment property or want to update for yourself, come check out this large home with an attached garage apartment. Hardwood floors, high ceilings, living room, & den & has 3 bedrooms, with two full bathrooms. Set your appointment to see this 1930's home that holds many memories. Call today for your private showing. SELLER WILL NOT MAKE ANY REPAIRS.

Key facts

• Living room
• High ceilings
• Den

Tags

• ATTACHED GARAGE APARTMENT
• HARDWOOD FLOORS
• HIGH CEILINGS
• LIVING ROOM
• DEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 4.9% in Alexandria — 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 64/100 on livability (#160 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.74% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $243,414
• List price: $85,000
• Delta: -65.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2214 Alma St	0.67mi	3/1.0	1,530 (+6%)	3mo	$15,000	$10	57
1731 Elliott St	0.67mi	3/1.0	1,250 (-14%)	3mo	$7,500	$6	44

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $26,866
• Equity at exit: $12,674

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $75,684
• Equity at exit: $7,349

Cash invested: $23,800 (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 71301

• Home prices YoY: -23.0%
• Active inventory: 151
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $638

Break-even live

Break-even rent $667

Max offer price $85,000

Occupancy floor 52%

Sensitivity live

Price	-10% $686	-5% $662	+0% $638	+5% $614	+10% $590
Rent	-10% $522	-5% $580	+0% $638	+5% $697	+10% $755
Rate	-1.0pp $681	-0.5pp $660	base $638	+0.5pp $616	+1.0pp $594

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $85,000 Active 277 DOM
2. 2026-06-18
   days on market $85,000 Active 276 DOM
3. 2026-06-17
   days on market $85,000 Active 275 DOM
4. 2026-06-16
   days on market $85,000 Active 274 DOM
5. 2026-06-15
   days on market $85,000 Active 273 DOM
6. 2026-06-14
   days on market $85,000 Active 271 DOM
7. 2026-06-13
   days on market $85,000 Active 270 DOM
8. 2026-06-10
   days on market $85,000 Active 268 DOM
9. 2026-06-09
   days on market $85,000 Active 267 DOM
10. 2026-06-08
    days on market $85,000 Active 266 DOM
11. 2026-06-07
    days on market $85,000 Active 265 DOM
12. 2026-06-03
    days on market $85,000 Active 261 DOM
13. 2026-06-02
    days on market $85,000 Active 260 DOM
14. 2026-06-01
    days on market $85,000 Active 259 DOM
15. 2026-05-31
    days on market $85,000 Active 258 DOM
16. 2026-05-30
    days on market $85,000 Active 257 DOM
17. 2026-02-20
    price $85,000 383-char remark

    Show marketing remark (383 chars)

    If you're looking for investment property or want to update for yourself, come check out this large home with an attached garage apartment. Hardwood floors, high ceilings, living room, & den & has 3 bedrooms, with two full bathrooms. Set your appointment to see this 1930's home that holds many memories. Call today for your private showing. SELLER WILL NOT MAKE ANY REPAIRS.

18. 2025-09-14
    listed $115,000 Active 383-char remark

    Show marketing remark (383 chars)

    If you're looking for investment property or want to update for yourself, come check out this large home with an attached garage apartment. Hardwood floors, high ceilings, living room, & den & has 3 bedrooms, with two full bathrooms. Set your appointment to see this 1930's home that holds many memories. Call today for your private showing. SELLER WILL NOT MAKE ANY REPAIRS.

19. 2024-12-02
    price $115,000
20. 2024-03-04
    listed $115,000
21. 2024-03-04
    listed $125,000 Active
22. 2018-07-06
    listed $128,900
23. 2017-12-17
    listed $139,500
24. 2015-03-16
    listed $145,000

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $549 · $46/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $17,700
• − Mortgage interest: −$4,761
• − Property taxes: −$549
• − Insurance: −$425
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,473
• Taxable income: $6,660
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $6,062/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Alexandria

• Score: 64/100
• State rank: #160
• US rank: #13698

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexandria, LA
• City population: 25,138
• Population (ZIP): 17,266

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 53% White 36% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 5% Portuguese 1% Hispanic 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.38%
• Current HPI: 184.9889
• 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

-41.4% since first listed

8 events — show timeline

• 2026-02-20 Price Changed $85,000 AcadianaMLS
• 2025-09-14 Listed $115,000 AcadianaMLS
• 2024-12-02 Price Changed $115,000 AcadianaMLS
• 2024-03-04 Listed $125,000 AcadianaMLS
• 2024-03-04 Listed $115,000 AcadianaMLS
• 2018-07-06 Listed $128,900 AcadianaMLS
• 2017-12-17 Listed $139,500 AcadianaMLS
• 2015-03-16 Listed $145,000 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $549 · -1.6% YoY. Source: county tax records.