716 Highpoint Cir · Alexandria, LA 71303

$155,000

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 75 Days on market

Built 1984 0.36 ac lot Est $181k · 14% under

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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 +15.8/30.0
• ARV discount +13.9/15.0
• DSCR +4.9/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

NICE AFFORDABLE 4 BEDROOM HOME IN NICE LOCATION CONVENIENT TO SHOPPING WITH INGROUD POOLBEAUTIFUL LOT, AND STORAGE.

Key facts

• 0.36 acre lot
• Parking
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $71 ($849/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 $141k (9.2% below list).
• Recommended offer: $141k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.8% 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: 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 75 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $140,720 (9.2% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $180,684
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Bob White Ln	0.13mi	3/1.5	1,295 (-10%)	1mo	$159,000	$123	75
4916 Bluebird Ln	0.28mi	3/2.0	1,596 (+11%)	3mo	$175,000	$110	66
505 Highpoint Dr	0.25mi	3/2.0	1,568 (+9%)	16mo	$200,000	$128	59
301 Ragan Dr	0.62mi	3/2.0	1,521 (+6%)	3mo	$209,900	$138	59
5604 Sarah Constant Ct	0.53mi	3/2.0	1,254 (-13%)	2mo	$158,000	$126	53
6012 Esterwood Dr	0.68mi	4/2.0 (+1)	1,600 (+12%)	2mo	$173,000	$108	42

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-20,607
• Equity at exit: $23,111

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-12,129
• Equity at exit: $13,402

Cash invested: $43,400 (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 71303

• Home prices YoY: -29.8%
• Active inventory: 177
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$163 /mo · $1,962/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $71

Break-even live

Break-even rent $1,318

Max offer price $155,000

Occupancy floor 90%

Sensitivity live

Price	-10% $159	-5% $115	+0% $71	+5% $27	+10% $-17
Rent	-10% $-40	-5% $15	+0% $71	+5% $126	+10% $182
Rate	-1.0pp $149	-0.5pp $110	base $71	+0.5pp $31	+1.0pp $-10

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 Downing St Alexandria, LA	2.0–3.0	1.5–2.0	1090	$985	$0.90	46d	4	0.67mi
381 Windermere Blvd Alexandria, LA	2.0	2.0	1391	$1,350	$0.97	46d	1	0.81mi
5445 Provine Pl Alexandria, LA	1.0–3.0	1.0–2.0	928	$1,949	$2.10	46d	17	1.07mi

Listing history 5 events

1. 2026-03-24
   status Pending
2. 2026-03-24
   price $155,000
3. 2025-09-09
   listed $148,500 Active
4. 2014-05-08
   soldstatus $151,000
5. 2014-03-03
   listed $151,500

ⓘ 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: $1,962 · $163/mo
• Projected year-2 tax: $1,962 · $163/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 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: $16,886
• − Mortgage interest: −$8,682
• − Property taxes: −$1,962
• − Insurance: −$775
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$4,509
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $1,268/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
• County: Rapides Parish · 59,791 people
• City population: 25,138
• Metro: Alexandria, LA
• Population (ZIP): 25,138
• Household income: $67,156
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1098.0

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 0.55)
• Race & ethnicity: White 57% Black 36% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 6% Italian 1% Serbian 1%
• Foreign-born: 4% · China, Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -77.84%
• Current HPI: 183.4342
• Rent YoY: —
• Metro: Alexandria, LA
• 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

+2.3% since first listed

5 events — show timeline

• 2026-03-24 Pending — AcadianaMLS
• 2026-03-24 Price Changed $155,000 AcadianaMLS
• 2025-09-09 Listed $148,500 AcadianaMLS
• 2014-05-08 Sold (Public Records) $151,000 Public Records
• 2014-03-03 Listed $151,500 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $1,962 · +9.3% YoY. Source: county tax records.