2610 Horseshoe Dr · Alexandria, LA 71301

$104,000

3 bd · 1.0 ba · 2,082 sqft · SingleFamily public records · 45 Days on market

Built 1966 0.53 ac lot $50/sqft · 43% below area Est $178k · 42% under ↓ 35% since listing

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

Don't Miss This Opportunity - Priced to Sell! Welcome to this spacious corner-lot home with incredible potential! Whether you're a savvy investor or a homeowner ready to make it your own, this property checks all the boxes. Inside the Home: The semi-open layout connects the living room, dining area, and kitchen while still offering a natural sense of separation -- the perfect blend of open-concept flow and defined spaces. The kitchen boasts plenty of cabinet storage, plus stainless steel appliances including a stove, microwave, and a dishwasher. Each bedroom is thoughtfully positioned to maximize privacy and space for every member of the household. Major Updates Done for You: Rest easy know

Key facts

• Semi-open layout
• Nice-sized backyard
• Corner lot

Tags

• CORNER LOT
• SEMI-OPEN LAYOUT
• PLENTY OF CABINET STORAGE
• STAINLESS STEEL APPLIANCES
• NICE-SIZED BACKYARD
• PATIO GAZEBO SITTING AREA

Property features AI

Exterior

• Parking: Carport; Garage
• Home design: Single family residence; Composition roof; Vinyl siding
• Construction: Vinyl siding construction; Composition roof
• Exterior features: Chain link and full fencing; Workshop (outbuilding)

Interior

• Kitchen: Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen; Bathroom 1; Bathroom 2; Bedroom 1; Bedroom 2; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $101k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 2 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 $719 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $100,880 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.04% ✓
• Cap rate: 17.06%
• Cash-on-cash: 38.46%
• DSCR: 2.71
• GRM: 4.1

CMA / ARV

• ARV (median comp): $178,447
• List price: $104,000
• Delta: -41.72%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6012 Deerfield Dr	0.53mi	3/2.0	2,000 (-4%)	2mo	$185,000	$93	63
5715 Circle Dr	0.13mi	3/2.5	2,389 (+15%)	2mo	$208,000	$87	62
5547 North Dr	0.39mi	3/2.0	1,801 (-14%)	3mo	$170,000	$94	53

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: 34.6%
• Equity multiple: 2.46×
• Total profit: $42,631
• Equity at exit: $15,507

10-year hold

• IRR: 41.4%
• Equity multiple: 4.91×
• Total profit: $113,853
• Equity at exit: $8,992

Cash invested: $29,120 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,126 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $933

Break-even live

Break-even rent $945

Max offer price $104,000

Occupancy floor 51%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Horseshoe Dr Alexandria, LA	3.0	2.0	1700	$2,200	$1.29	44d	1	0.03mi
2020 Clover Ln Alexandria, LA	3.0	2.0	1927	$1,600	$0.83	44d	1	0.80mi

Listing history 27 events

1. 2026-06-19
   days on market $104,000 Active 45 DOM
2. 2026-06-18
   days on market $104,000 Active 44 DOM
3. 2026-06-17
   days on market $104,000 Active 43 DOM
4. 2026-06-16
   days on market $104,000 Active 42 DOM
5. 2026-06-15
   days on market $104,000 Active 41 DOM
6. 2026-06-14
   days on market $104,000 Active 39 DOM
7. 2026-06-13
   days on market $104,000 Active 38 DOM
8. 2026-06-10
   days on market $104,000 Active 36 DOM
9. 2026-06-09
   days on market $104,000 Active 35 DOM
10. 2026-06-08
    days on market $104,000 Active 34 DOM
11. 2026-06-07
    days on market $104,000 Active 33 DOM
12. 2026-06-03
    days on market $104,000 Active 29 DOM
13. 2026-06-02
    days on market $104,000 Active 28 DOM
14. 2026-06-01
    days on market $104,000 Active 27 DOM
15. 2026-05-31
    days on market $104,000 Active 26 DOM
16. 2026-05-30
    days on market $104,000 Active 25 DOM
17. 2026-05-05
    listed $119,999 Active 1310-char remark
18. 2024-02-23
    historical
19. 2024-01-24
    price $139,000
20. 2024-01-18
    price $145,000
21. 2024-01-03
    listed $152,000 Active
22. 2024-01-03
    listed $139,000
23. 2021-04-09
    soldstatus $158,000
24. 2020-06-22
    listed $155,000
25. 2014-12-01
    soldstatus $145,000
26. 2014-05-30
    listed $158,000
27. 2013-09-09
    listed $159,000

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $1,890 · $158/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 · 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,510
• − Mortgage interest: −$5,826
• − Property taxes: −$1,890
• − Insurance: −$520
• − Repairs & maintenance: −$2,041
• − Management: −$2,041
• − Depreciation: −$3,025
• Taxable income: $10,167
• Est. tax owed @ 24.0%: −$2,440
• After-tax cash flow: $8,758/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

• 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

-34.6% since first listed

12 events — show timeline

• 2026-05-29 Price Changed $104,000 AcadianaMLS
• 2026-05-05 Listed $119,999 AcadianaMLS
• 2024-02-23 Delisted — GBRMLS
• 2024-01-24 Price Changed $139,000 GBRMLS
• 2024-01-18 Price Changed $145,000 GBRMLS
• 2024-01-03 Listed $139,000 AcadianaMLS
• 2024-01-03 Listed $152,000 GBRMLS
• 2021-04-09 Sold (Public Records) $158,000 Public Records
• 2020-06-22 Listed $155,000 AcadianaMLS
• 2014-12-01 Sold (Public Records) $145,000 Public Records
• 2014-05-30 Listed $158,000 AcadianaMLS
• 2013-09-09 Listed $159,000 AcadianaMLS

Property tax history

+15.6%/yr

Latest (2025): $1,890 · -1.0% YoY. Source: county tax records.