3915 Brenda St · Alexandria, LA 71302

$195,000

3 bd · 2.0 ba · 2,444 sqft · SingleFamily public records · 15 Days on market

Built 1957 0.54 ac lot $80/sqft · 14% below area Est $172k · 13% over

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Why this score? — see what drove the D- 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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

Key facts

• Oversized corner lot
• New flooring
• Open layout

Tags

• OVERSIZED CORNER LOT
• HUGE GAME ROOM
• UPDATED KITCHEN
• NEW FLOORING
• UPDATED BATHROOMS
• OPEN LAYOUT

Property features AI

Exterior

• Parking: Carport
• Home design: Single-family residence
• Construction: Brick construction; Composition roof
• Exterior features: Brick construction; Composition roof

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Living room; Dining room; Kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $178k (8.8% below list).
• Recommended offer: $178k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 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 $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $95k; list at $195k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $177,794 (8.8% below list)

Questions for the listing agent

1. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (median comp): $172,245
• List price: $195,000
• Delta: 13.21%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-22,055
• Equity at exit: $29,075

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-7,002
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $150

Break-even live

Break-even rent $1,588

Max offer price $195,000

Occupancy floor 87%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.61mi
2608 Horseshoe Dr Alexandria, LA	3.0	2.0	1700	$2,200	$1.29	43d	1	1.07mi

Listing history 10 events

1. 2026-05-13
   listed $195,000 Active 632-char remark
2. 2026-02-18
   soldstatus $94,737
3. 2026-02-16
   soldstatus $94,737 Sold 636-char remark

   Show marketing remark (636 chars)

   Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

4. 2026-02-06
   status Pending 636-char remark

   Show marketing remark (636 chars)

   Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

5. 2026-02-04
   status Active 636-char remark

   Show marketing remark (636 chars)

   Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

6. 2026-01-12
   price $120,000 636-char remark

   Show marketing remark (636 chars)

   Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

7. 2025-12-10
   listed $149,500 Active 636-char remark

   Show marketing remark (636 chars)

   Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

8. 2025-10-31
   soldstatus $141,000
9. 2025-08-28
   listed $149,500 Active 636-char remark

   Show marketing remark (636 chars)

   Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

10. 2025-08-28
    listed $149,500

    Show marketing remark (636 chars)

    Located on a large corner lot with lots of trees in a well-established area of Alexandria. This contemporary 2800-heated sq. ft. home needs a new owner. With 3 bedrooms, 2 baths, large walk-in closets, two living areas, a formal dining area, breakfast area, separate keeping area, and a woodburning fireplace maybe just what you are looking for. The lot is fenced and crossed fenced so the backyard can accommodate your favorite furry friend. A double gate is accessible from a separate double driveway so a camper, or RV can easily be parked in the fenced area. With just a little elbow grease, and imagination, this home can be yours.

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 (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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,335
• − Mortgage interest: −$10,923
• − Property taxes: −$1,805
• − Insurance: −$975
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,673
• Taxable loss: −$1,454
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $2,153/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

+30.4% since first listed

10 events — show timeline

• 2026-05-28 Pending — AcadianaMLS
• 2026-05-13 Listed $195,000 AcadianaMLS
• 2026-02-18 Sold (Public Records) $94,737 Public Records
• 2026-02-16 Sold (MLS) $94,737 AcadianaMLS
• 2026-02-06 Pending — AcadianaMLS
• 2026-02-04 Relisted — AcadianaMLS
• 2026-01-12 Price Changed $120,000 AcadianaMLS
• 2025-12-10 Listed $149,500 AcadianaMLS
• 2025-10-31 Sold (Public Records) $141,000 Public Records
• 2025-08-28 Listed $149,500 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2025): $1,805 · -1.0% YoY. Source: county tax records.