2325 Wise St · Alexandria, LA 71301

$125,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 108 Days on market

Built 2011 8,712 sqft lot $83/sqft · 11% below area Est $135k · 7% under

---

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 +27.0/30.0
• ARV discount +10.8/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• 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 MLS

This one owner home is only 15 years old. We'll taken care of and the perfect size for a starter home. Great investment opportunity for those looking to start their portfolio! Call today to schedule an appointment

Key facts

• 8,712 sq ft lot
• Parking
• Built 2011

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-75 ($-900/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (10.6% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $112k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 9.7% 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 $864 of loan paydown is wiped out by about $4k 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 108 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $27k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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, 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 $111,752 (10.6% 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 108 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
7. 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.
8. 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.
9. 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: 1.18% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (median comp): $134,908
• List price: $125,000
• Delta: -7.34%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-24,777
• Equity at exit: $18,638

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-26,689
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$52
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-75

Break-even live

Break-even rent $1,573

Max offer price $111,752

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-40	+0% $-75	+5% $-110	+10% $-146
Rent	-10% $-192	-5% $-133	+0% $-75	+5% $-17	+10% $42
Rate	-1.0pp $-12	-0.5pp $-43	base $-75	+0.5pp $-107	+1.0pp $-140

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $125,000 Active 108 DOM
2. 2026-06-18
   days on market $125,000 Active 107 DOM
3. 2026-06-17
   days on market $125,000 Active 106 DOM
4. 2026-06-16
   days on market $125,000 Active 105 DOM
5. 2026-06-15
   days on market $125,000 Active 104 DOM
6. 2026-06-14
   status $125,000 Active 102 DOM
7. 2026-06-13
   status $125,000 Pending 102 DOM
8. 2026-06-10
   days on market $125,000 Active 102 DOM
9. 2026-06-09
   days on market $125,000 Active 101 DOM
10. 2026-06-08
    days on market $125,000 Active 100 DOM
11. 2026-06-07
    days on market $125,000 Active 99 DOM
12. 2026-06-03
    days on market $125,000 Active 95 DOM
13. 2026-06-02
    days on market $125,000 Active 94 DOM
14. 2026-06-01
    days on market $125,000 Active 93 DOM
15. 2026-05-31
    days on market $125,000 Active 92 DOM
16. 2026-05-30
    days on market $125,000 Active 91 DOM
17. 2026-03-27
    price $142,000 213-char remark

    Show marketing remark (213 chars)

    This one owner home is only 15 years old. We'll taken care of and the perfect size for a starter home. Great investment opportunity for those looking to start their portfolio! Call today to schedule an appointment

18. 2026-02-28
    listed $152,000 Active 213-char remark

    Show marketing remark (213 chars)

    This one owner home is only 15 years old. We'll taken care of and the perfect size for a starter home. Great investment opportunity for those looking to start their portfolio! Call today to schedule an appointment

19. 2011-12-19
    soldstatus $112,100
20. 2011-07-22
    listed $112,100
21. 2009-08-07
    listed $8,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,304 · $109/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 6/10 Major FEMA zone AE · 69% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,738
• − Mortgage interest: −$7,002
• − Property taxes: −$1,304
• − Insurance: −$5,744
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,636
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $-232/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

+1675.0% since first listed

5 events — show timeline

• 2026-03-27 Price Changed $142,000 AcadianaMLS
• 2026-02-28 Listed $152,000 AcadianaMLS
• 2011-12-19 Sold (Public Records) $112,100 Public Records
• 2011-07-22 Listed $112,100 AcadianaMLS
• 2009-08-07 Listed $8,000 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $1,304 · -1.6% YoY. Source: county tax records.