2430 Jackson St · Alexandria, LA 71301

$79,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 25 Days on market

Built 1977 8,276 sqft lot $53/sqft · 37% below area ↓ 50% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

3BR 2BA home located on Jackson Street is part of the National Register Garden District. Beautiful original hardwood flooring downstairs. Carpeted bonus living space with closets and/or an office space. Completely fenced backyard, perfect entertaining, and a large workshop/storage building in the back this house with access from the alleyway. The home qualifies for 100% financing programs through Regions Bank and Bancorp South. This is a must see!!!

Key facts

• Hardwood flooring
• Garden district
• Close to downtown

Tags

• GARDEN DISTRICT
• CLOSE TO DOWNTOWN
• HARDWOOD FLOORING
• FIREPLACE

Property features AI

Exterior

• Parking: Garage
• Home design: Single family residence
• Construction: Aluminum siding; Composition roof
• Exterior features: Wood fencing; Workshop on the property; Acreage

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (listed as Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; No cooling system
• Interior features: Living room; Dining room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3; Storm windows; Gas log fireplace; Additional fireplace (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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: 1.87% ✓
• Cap rate: 14.88%
• Cash-on-cash: 30.68%
• DSCR: 2.37
• GRM: 4.5

CMA / ARV

• ARV (median comp): $186,494
• List price: $79,000
• Delta: -57.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2214 Alma St	0.43mi	3/1.0	1,530 (+3%)	3mo	$15,000	$10	68
2216 Elliott St	0.27mi	3/2.0	1,668 (+13%)	1mo	$59,000	$35	65
2236 Paris St	0.49mi	3/2.0	1,402 (-5%)	6mo	$20,000	$14	64
3026 Marye St	0.50mi	3/2.0	1,604 (+8%)	6mo	$249,900	$156	58
700 Texas Ave	0.71mi	3/2.0	1,369 (-8%)	0mo	$82,600	$60	54
704 Texas Ave	0.71mi	3/2.0	1,602 (+8%)	0mo	$92,800	$58	53
2110 Alma St	0.52mi	3/2.0	1,682 (+14%)	8mo	$48,000	$29	46

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $23,275
• Equity at exit: $11,779

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $66,874
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $566

Break-even live

Break-even rent $759

Max offer price $79,000

Occupancy floor 57%

Sensitivity live

Price	-10% $610	-5% $588	+0% $566	+5% $543	+10% $521
Rent	-10% $449	-5% $507	+0% $566	+5% $624	+10% $682
Rate	-1.0pp $605	-0.5pp $586	base $566	+0.5pp $545	+1.0pp $524

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-02
   listed $79,000 Active 311-char remark
2. 2022-08-23
   listed $179,000
3. 2021-09-03
   soldstatus $170,000
4. 2021-04-14
   listed $169,750

   Show marketing remark (453 chars)

   3BR 2BA home located on Jackson Street is part of the National Register Garden District. Beautiful original hardwood flooring downstairs. Carpeted bonus living space with closets and/or an office space. Completely fenced backyard, perfect entertaining, and a large workshop/storage building in the back this house with access from the alleyway. The home qualifies for 100% financing programs through Regions Bank and Bancorp South. This is a must see!!!

5. 2019-04-09
   soldstatus $161,000
6. 2019-01-04
   listed $170,000
7. 2015-02-27
   soldstatus $155,000
8. 2014-12-09
   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: $1,830 · $152/mo
• Projected year-2 tax: $1,830 · $152/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 3/10 Moderate FEMA zone X (shaded) · 20% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,700
• − Mortgage interest: −$4,425
• − Property taxes: −$1,830
• − Insurance: −$395
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,298
• Taxable income: $5,920
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,366/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

-50.3% since first listed

9 events — show timeline

• 2026-05-29 Pending — AcadianaMLS
• 2026-05-02 Listed $79,000 AcadianaMLS
• 2022-08-23 Listed $179,000 AcadianaMLS
• 2021-09-03 Sold (Public Records) $170,000 Public Records
• 2021-04-14 Listed $169,750 AcadianaMLS
• 2019-04-09 Sold (Public Records) $161,000 Public Records
• 2019-01-04 Listed $170,000 AcadianaMLS
• 2015-02-27 Sold (Public Records) $155,000 Public Records
• 2014-12-09 Listed $159,000 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,830 · -1.6% YoY. Source: county tax records.