41 Essie St · Alexandria, LA 71301

$25,500

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 51 Days on market

Built 1996 9,147 sqft lot Est $25k · at est.

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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 +15.0/30.0
• ARV discount +6.3/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Property located at 41 Essie Street in Alexandria, Louisiana. This is a prime investment opportunity being sold as-is and will not qualify for regular financing. Great for cash buyers or investors looking for a renovation or rental project. Strong potential for value-add with the right improvements. Bring your vision this property is priced accordingly for its condition

Key facts

• 9,147 sq ft lot
• Built 1996
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $25k (3.0% below list) — sets the bar for market timing.
• Cap rate 49.5% 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: 152 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 $176 of loan paydown is wiped out by about $765 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,735 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 5.54% ✓
• Cap rate: 49.54%
• Cash-on-cash: 154.45%
• DSCR: 7.87
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $24,840
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Bertie St	0.11mi	3/1.0	984 (-9%)	5mo	$15,000	$15	76
201 Mary Ln	0.30mi	2/1.0 (-1)	1,046 (-3%)	2mo	$10,000	$10	74
31 Gordon Ave	0.36mi	3/2.0	1,194 (+11%)	1mo	$27,000	$23	61
18 Mary St	0.25mi	2/1.0 (-1)	1,200 (+11%)	7mo	$41,800	$35	59

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: —
• Equity multiple: 8.62×
• Total profit: $54,431
• Equity at exit: $3,802

10-year hold

• IRR: —
• Equity multiple: 18.21×
• Total profit: $122,901
• Equity at exit: $2,205

Cash invested: $7,140 (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: 152
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$134
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $919

Break-even live

Break-even rent $249

Max offer price $25,500

Occupancy floor 30%

Sensitivity live

Price	-10% $933	-5% $926	+0% $919	+5% $912	+10% $905
Rent	-10% $807	-5% $863	+0% $919	+5% $975	+10% $1,031
Rate	-1.0pp $932	-0.5pp $925	base $919	+0.5pp $912	+1.0pp $906

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $25,500 Active 51 DOM
2. 2026-06-19
   days on market $25,500 Active 48 DOM
3. 2026-06-18
   price $25,500 Active 47 DOM
4. 2026-06-18
   days on market $30,000 Active 47 DOM
5. 2026-06-17
   days on market $30,000 Active 46 DOM
6. 2026-06-16
   days on market $30,000 Active 45 DOM
7. 2026-06-15
   days on market $30,000 Active 44 DOM
8. 2026-06-14
   days on market $30,000 Active 42 DOM
9. 2026-06-13
   days on market $30,000 Active 41 DOM
10. 2026-06-10
    days on market $30,000 Active 39 DOM
11. 2026-06-09
    days on market $30,000 Active 38 DOM
12. 2026-06-08
    days on market $30,000 Active 37 DOM
13. 2026-06-07
    days on market $30,000 Active 36 DOM
14. 2026-06-03
    days on market $30,000 Active 32 DOM
15. 2026-06-02
    days on market $30,000 Active 31 DOM
16. 2026-06-01
    days on market $30,000 Active 30 DOM
17. 2026-05-31
    days on market $30,000 Active 29 DOM
18. 2026-05-30
    days on market $30,000 Active 28 DOM
19. 2026-04-27
    status Pending
20. 2026-03-31
    listed $30,000 Active

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $629 · $52/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 · 18 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: $16,948
• − Mortgage interest: −$1,428
• − Property taxes: −$629
• − Insurance: −$128
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$742
• Taxable income: $11,309
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $8,313/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

2 events — show timeline

• 2026-04-27 Pending — AcadianaMLS
• 2026-03-31 Listed $30,000 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $629 · -1.6% YoY. Source: county tax records.