2015 Simmons St · Alexandria, LA 71301

$175,000

3 bd · 2.0 ba · 2,372 sqft · SingleFamily public records · 91 Days on market

Built 1953 0.31 ac lot $74/sqft · 17% below area Est $194k · 10% under ↓ 1% since listing

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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 +22.9/30.0
• ARV discount +11.9/15.0
• DSCR +7.3/10.0
• 1% rule +4.7/10.0
• 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 long time family home is now being offered for sale. A home of this size and quality with a nice large lot near so many amenities -hospital, shopping, parks, entertainment, ect- is a rare find and it is now ready for a new owner and/or family. Home offers a spacious living room and oversized den with gas insert FP, a dining area off of the kitchen with plenty of cabinets, pantry and a breakfast bar. Grand size laundry room, all with the 3 bed 3 bath home. This home has been well maintained with HVAC 5+/- yrs, metal roof 15 to 20 yrs, water heater new 2026. Abundance of covered outside area with porches and patio type area for your outdoor desires and you will really find the storage outside very useful with back yard fenced. Don't miss out on this one!!!

Key facts

• Oversized den
• Large lot
• Dining area

Tags

• LARGE LOT
• SPACIOUS LIVING ROOM
• OVERSIZED DEN
• GAS INSERT FP
• DINING AREA
• PLENTY OF CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/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 $171k (2.5% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 91 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.97% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (median comp): $193,886
• List price: $175,000
• Delta: -9.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3450 Prescott Rd	0.12mi	4/2.0 (+1)	2,151 (-9%)	1mo	$189,800	$88	73
3316 Olga St	0.53mi	3/2.0	2,359 (-0%)	4mo	$129,000	$55	72
1802 Shirley Park Pl	0.18mi	3/2.0	2,096 (-12%)	2mo	$188,500	$90	71
314 Park Place Dr	0.58mi	3/2.0	2,301 (-3%)	0mo	$255,000	$111	68

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,871
• Equity at exit: $26,093

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $17,152
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $307

Break-even live

Break-even rent $1,317

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $406	-5% $357	+0% $307	+5% $258	+10% $208
Rent	-10% $172	-5% $240	+0% $307	+5% $375	+10% $442
Rate	-1.0pp $395	-0.5pp $352	base $307	+0.5pp $262	+1.0pp $216

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Clover Ln Alexandria, LA	3.0	2.0	1927	$1,600	$0.83	44d	1	0.85mi
1003 Cinderella Ct Alexandria, LA	2.0	2.0	1940	$1,500	$0.77	44d	1	1.17mi
2608 Horseshoe Dr Alexandria, LA	3.0	2.0	1700	$2,200	$1.29	44d	1	1.44mi

Listing history 18 events

1. 2026-06-19
   days on market $175,000 Active 91 DOM
2. 2026-06-18
   days on market $175,000 Active 90 DOM
3. 2026-06-17
   days on market $175,000 Active 89 DOM
4. 2026-06-16
   days on market $175,000 Active 88 DOM
5. 2026-06-15
   days on market $175,000 Active 87 DOM
6. 2026-06-14
   days on market $175,000 Active 85 DOM
7. 2026-06-13
   days on market $175,000 Active 84 DOM
8. 2026-06-10
   days on market $175,000 Active 82 DOM
9. 2026-06-09
   days on market $175,000 Active 81 DOM
10. 2026-06-08
    days on market $175,000 Active 80 DOM
11. 2026-06-07
    days on market $175,000 Active 79 DOM
12. 2026-06-03
    days on market $175,000 Active 75 DOM
13. 2026-06-02
    days on market $175,000 Active 74 DOM
14. 2026-06-01
    days on market $175,000 Active 73 DOM
15. 2026-05-31
    days on market $175,000 Active 72 DOM
16. 2026-05-30
    days on market $175,000 Active 71 DOM
17. 2026-05-07
    price $175,000 769-char remark

    Show marketing remark (769 chars)

    This long time family home is now being offered for sale. A home of this size and quality with a nice large lot near so many amenities -hospital, shopping, parks, entertainment, ect- is a rare find and it is now ready for a new owner and/or family. Home offers a spacious living room and oversized den with gas insert FP, a dining area off of the kitchen with plenty of cabinets, pantry and a breakfast bar. Grand size laundry room, all with the 3 bed 3 bath home. This home has been well maintained with HVAC 5+/- yrs, metal roof 15 to 20 yrs, water heater new 2026. Abundance of covered outside area with porches and patio type area for your outdoor desires and you will really find the storage outside very useful with back yard fenced. Don't miss out on this one!!!

18. 2026-03-17
    listed $177,000 Active 769-char remark

    Show marketing remark (769 chars)

    This long time family home is now being offered for sale. A home of this size and quality with a nice large lot near so many amenities -hospital, shopping, parks, entertainment, ect- is a rare find and it is now ready for a new owner and/or family. Home offers a spacious living room and oversized den with gas insert FP, a dining area off of the kitchen with plenty of cabinets, pantry and a breakfast bar. Grand size laundry room, all with the 3 bed 3 bath home. This home has been well maintained with HVAC 5+/- yrs, metal roof 15 to 20 yrs, water heater new 2026. Abundance of covered outside area with porches and patio type area for your outdoor desires and you will really find the storage outside very useful with back yard fenced. Don't miss out on this one!!!

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$364/yr (+$30/mo · 60.8%)

ⓘ 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) · 22% 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: $20,471
• − Mortgage interest: −$9,803
• − Property taxes: −$599
• − Insurance: −$875
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,091
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $3,487/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

-1.1% since first listed

2 events — show timeline

• 2026-05-07 Price Changed $175,000 AcadianaMLS
• 2026-03-17 Listed $177,000 AcadianaMLS

Property tax history

+0.3%/yr

Latest (2025): $599 · -1.6% YoY. Source: county tax records.