6004 Noel St · Alexandria, LA 71302

$159,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 55 Days on market

Built 1971 0.26 ac lot $142/sqft · 16% above area Est $144k · 11% over

---

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 +23.3/30.0
• DSCR +7.5/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6004 Noel Street in Alexandria--a beautifully refreshed home that's move-in ready from day one! This property has undergone a full cosmetic renovation inside and out, offering a clean, modern feel with thoughtful updates throughout. Enjoy peace of mind with a brand-new roof, fresh interior and exterior paint, and stylish new flooring that flows seamlessly throughout the home. The kitchen and bathrooms have been upgraded with updated countertops and contemporary fixtures, giving each space a polished, updated look. Seller will be adding an upgraded stove/oven range. Step outside to find fresh landscaping that enhances curb appeal and creates a welcoming first impression. Whether y

Key facts

• Stylish new flooring
• Brand new roof
• Upgraded countertops

Tags

• FULL COSMETIC RENOVATION
• BRAND NEW ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• STYLISH NEW FLOORING
• UPGRADED COUNTERTOPS

Property features AI

Finance

• Other: Directions: Horseshoe to Milmar, left on Lisa, left on Noel; home on left (bounding streets: Lisa Street and Pecan Drive)
• HOA & community: Acreage community feature

Exterior

• Parking: Attached carport
• Home design: Single family residence
• Construction: Brick construction; Composition roof
• Exterior features: Chain link fencing; Other fencing; Composition roof; Brick exterior

Interior

• Kitchen: Kitchen (general — appliances not specified)
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Dining room; Kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 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 55 days — a 3% lower offer ($154k) 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1971 — 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. 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?
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: 1.02% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 8.2

CMA / ARV

• ARV (median comp): $143,765
• List price: $159,000
• Delta: 10.60%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-7,268
• Equity at exit: $23,707

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $17,361
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $291

Break-even live

Break-even rent $1,245

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $381	-5% $336	+0% $291	+5% $246	+10% $201
Rent	-10% $164	-5% $227	+0% $291	+5% $355	+10% $419
Rate	-1.0pp $371	-0.5pp $332	base $291	+0.5pp $250	+1.0pp $208

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $159,000 Active 55 DOM
2. 2026-06-18
   days on market $159,000 Active 54 DOM
3. 2026-06-17
   days on market $159,000 Active 53 DOM
4. 2026-06-16
   days on market $159,000 Active 52 DOM
5. 2026-06-15
   days on market $159,000 Active 51 DOM
6. 2026-06-14
   days on market $159,000 Active 49 DOM
7. 2026-06-13
   days on market $159,000 Active 48 DOM
8. 2026-06-10
   days on market $159,000 Active 46 DOM
9. 2026-06-09
   days on market $159,000 Active 45 DOM
10. 2026-06-08
    days on market $159,000 Active 44 DOM
11. 2026-06-07
    days on market $159,000 Active 43 DOM
12. 2026-06-03
    days on market $159,000 Active 39 DOM
13. 2026-06-02
    days on market $159,000 Active 38 DOM
14. 2026-06-01
    days on market $159,000 Active 37 DOM
15. 2026-05-31
    days on market $159,000 Active 36 DOM
16. 2026-05-30
    days on market $159,000 Active 35 DOM
17. 2026-04-25
    listed $159,000 Active 974-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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,367
• − Mortgage interest: −$8,906
• − Property taxes: −$1,006
• − Insurance: −$795
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$4,625
• Taxable income: $936
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,269/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

1 event — show timeline

• 2026-04-25 Listed $159,000 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $1,006 · -1.0% YoY. Source: county tax records.