2031 Thornton Ct · Alexandria, LA 71301

$155,000

3 bd · 2.0 ba · 6,768 sqft · SingleFamily public records · 17 Days on market

Built 1927 7,840 sqft lot

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Why this score? — see what drove the D+ 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• 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

Spectacular two-story home filled with original character and space! This 4 bedroom, 2 full bath home offers 3 bedrooms and 1 bath upstairs, with 1 bedroom and 1 bath downstairs. The main level features a large living room with fireplace, formal dining room with fireplace, spacious den with an additional eating area off the kitchen, plus a library/sitting area and full bath near the rear of the home. A double-sided staircase provides access to the upstairs from both the kitchen area and living room, and the home also includes an elevator to the second floor. Original details remain throughout, including hardwood floors, interior doors, shiplap, fireplaces, and other period features. Upstair

Key facts

• Formal dining room
• Large living room
• Two story home

Tags

• TWO STORY HOME
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• SPACIOUS DEN
• LIBRARY SITTING AREA
• DOUBLE SIDED STAIRCASE

Property features AI

Finance

• HOA & community: Elevator in community

Exterior

• Home design: Single-family residence
• Construction: Vinyl siding over frame construction; Other roof material
• Exterior features: Partial wood fencing; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No central cooling; Wood-burning fireplace
• Interior features: Living room; Dining room; Kitchen; Den; Utility room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (8.2% below list).
• Recommended offer: $142k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Watch-outs: built in 1927 — 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 $142,302 (8.2% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.1

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,945
• Equity at exit: $23,111

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,091
• Equity at exit: $13,402

Cash invested: $43,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $176

Break-even live

Break-even rent $1,200

Max offer price $155,000

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $155,000 Active 17 DOM
2. 2026-06-18
   days on market $155,000 Active 16 DOM
3. 2026-06-17
   days on market $155,000 Active 15 DOM
4. 2026-06-16
   days on market $155,000 Active 14 DOM
5. 2026-06-15
   days on market $155,000 Active 13 DOM
6. 2026-06-14
   days on market $155,000 Active 11 DOM
7. 2026-06-13
   days on market $155,000 Active 10 DOM
8. 2026-06-10
   days on market $155,000 Active 8 DOM
9. 2026-06-09
   days on market $155,000 Active 7 DOM
10. 2026-06-08
    days on market $155,000 Active 6 DOM
11. 2026-06-07
    days on market $155,000 Active 5 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $155,000 Active 1 DOM

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $846 · $71/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$6/yr (+$1/mo · 0.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% 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: $17,076
• − Mortgage interest: −$8,682
• − Property taxes: −$846
• − Insurance: −$775
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,509
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,228/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

+121.4% since first listed

2 events — show timeline

• 2026-06-02 Listed $155,000 AcadianaMLS
• 2017-08-25 Listed $70,000 AcadianaMLS

Property tax history

+0.8%/yr

Latest (2025): $846 · -1.6% YoY. Source: county tax records.