5609 Jeff Davis Dr · Alexandria, LA 71302

$169,900

3 bd · 2.0 ba · 1,975 sqft · SingleFamily public records · 17 Days on market

Built 1968 0.27 ac lot $86/sqft · at area comps Est $166k · at est.

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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 +21.1/30.0
• DSCR +6.7/10.0
• ARV discount +6.5/15.0
• 1% rule +4.4/10.0
• 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

Back on Market -- Buyer's Financing Fell Through! Their loss could be your gain. Welcome to 5609 Jeff Davis Dr -- a solid brick-on-slab home bursting with opportunity for first-time buyers, investors, or anyone looking to create value with cosmetic updates. Surrounded by towering mature oak trees that provide incredible shade and curb appeal, this 4-bedroom, 3 full bathroom home offers generous living space, a functional layout, and the kind of craftsmanship that's hard to find today. Inside, you'll find oversized bedrooms, multiple full bathrooms, tons of built-in storage, and vintage character throughout. The spacious kitchen features abundant cabinetry, large counter space, and an open f

Key facts

• Slab foundation
• Spacious floorplan
• 0.27 acre lot

Tags

• SOLID BRICK CONSTRUCTION
• SLAB FOUNDATION
• SPACIOUS FLOORPLAN
• ENCLOSED SUNROOM FLEX SPACE
• BUILT IN INDOOR COOK STATION
• LARGE SHADE FILLED LOT

Property features AI

Exterior

• Home design: Single family residence
• Construction: Composition roof
• Exterior features: Covered patio/porch; Chain link fencing; Other fencing; Workshop

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Bedroom 1; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living Room; Dining Room; Kitchen; Other Room; Handicap accessible

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $160k (5.8% below list).
• Recommended offer: $160k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $160,000 (5.8% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.13%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (median comp): $166,237
• List price: $169,900
• Delta: 2.20%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3903 Jennifer St	0.63mi	3/2.0	1,885 (-5%)	3mo	$175,000	$93	60
3908 Mertens St	0.65mi	3/1.5	1,700 (-14%)	4mo	$46,000	$27	41
3910 Howard St	0.64mi	4/2.0 (+1)	1,700 (-14%)	1mo	$189,900	$112	41
6327 Joyce St	0.53mi	3/2.0	1,685 (-15%)	20mo	$164,900	$98	34
3819 Norman St	0.70mi	3/2.0	1,694 (-14%)	19mo	$178,500	$105	28

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-12,134
• Equity at exit: $25,333

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $9,066
• Equity at exit: $14,690

Cash invested: $47,572 (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 71302

• Home prices YoY: -12.7%
• Active inventory: 51
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $243

Break-even live

Break-even rent $1,293

Max offer price $169,900

Occupancy floor 80%

Sensitivity live

Price	-10% $339	-5% $291	+0% $243	+5% $195	+10% $147
Rent	-10% $116	-5% $180	+0% $243	+5% $306	+10% $369
Rate	-1.0pp $328	-0.5pp $286	base $243	+0.5pp $199	+1.0pp $154

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Jeff Davis Dr Alexandria, LA	4.0	2.0	2308	$1,600	$0.69	44d	1	0.04mi

Listing history 3 events

1. 2026-06-19
   pricedays on market $169,900 Active 17 DOM
2. 2026-06-18
   status $175,000 Active 16 DOM
3. 2026-05-08
   listed $175,000 Active 1950-char remark

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$222/yr (+$18/mo · 31.1%)

ⓘ 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 99% 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: $19,200
• − Mortgage interest: −$9,517
• − Property taxes: −$713
• − Insurance: −$850
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,943
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,889/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): 14,128

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 14% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -28.36%
• Current HPI: 195.3699
• 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

• 2026-05-26 Pending — AcadianaMLS
• 2026-05-08 Listed $175,000 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $713 · -1.0% YoY. Source: county tax records.