1412 Ransbottom Dr · Alexandria, LA 71302

$204,500

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 29 Days on market

Built 1946 0.29 ac lot Est $163k · 26% 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 +23.8/30.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Fresh open floor plan with abundant natural light that has been recently updated. Neutral colors are ready for you to decorate in your own style. Large pantry is the perfect compliment to this beautiful kitchen! 2 detached storage sheds remain in the rear yard. If you want a move-in ready home, call before this one is GONE!

Key facts

• Open floor plan
• Large pantry
• 0.29 acre lot

Tags

• OPEN FLOOR PLAN
• ABUNDANT NATURAL LIGHT
• LARGE PANTRY
• DETACHED STORAGE SHEDS

Property features AI

Exterior

• Parking: Attached parking; Carport
• Home design: Single family residence
• Construction: Composition roof
• Exterior features: Partial fencing; Covered patio/porch; Workshop

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms (Bedroom 1, Bedroom 2, Bedroom 3)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Living Room; Dining Room; Kitchen; Bedroom 1; Bedroom 2; Bedroom 3

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $201k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 1 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 29 days — a 2% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,432 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.08% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.26%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $162,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3828 Howard St	0.72mi	3/2.0	1,664 (+0%)	2mo	$155,000	$93	60
3908 Mertens St	0.65mi	3/1.5	1,700 (+2%)	4mo	$46,000	$27	60
3819 Norman St	0.45mi	3/2.0	1,694 (+2%)	19mo	$178,500	$105	56
3810 Lisa St	0.56mi	3/2.0	1,521 (-8%)	1mo	$162,965	$107	55
3910 Howard St	0.71mi	4/2.0 (+1)	1,700 (+2%)	1mo	$189,900	$112	53
6327 Joyce St	0.65mi	3/2.0	1,685 (+2%)	20mo	$164,900	$98	46
3903 Jennifer St	0.56mi	3/2.0	1,885 (+14%)	3mo	$175,000	$93	45

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-8,045
• Equity at exit: $30,492

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $25,280
• Equity at exit: $17,681

Cash invested: $57,260 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,072
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $394

Break-even live

Break-even rent $1,701

Max offer price $204,500

Occupancy floor 77%

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: $51,125
• Closing costs: $6,135
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Horseshoe Dr Alexandria, LA	3.0	2.0	1700	$2,200	$1.29	43d	1	1.10mi

Listing history 19 events

1. 2026-06-19
   days on market $204,500 Active 29 DOM
2. 2026-06-18
   days on market $204,500 Active 28 DOM
3. 2026-06-17
   days on market $204,500 Active 27 DOM
4. 2026-06-16
   days on market $204,500 Active 26 DOM
5. 2026-06-15
   days on market $204,500 Active 25 DOM
6. 2026-06-14
   days on market $204,500 Active 23 DOM
7. 2026-06-13
   days on market $204,500 Active 22 DOM
8. 2026-06-10
   days on market $204,500 Active 20 DOM
9. 2026-06-09
   days on market $204,500 Active 19 DOM
10. 2026-06-08
    days on market $204,500 Active 18 DOM
11. 2026-06-07
    days on market $204,500 Active 17 DOM
12. 2026-06-03
    days on market $204,500 Active 13 DOM
13. 2026-06-02
    days on market $204,500 Active 12 DOM
14. 2026-06-01
    days on market $204,500 Active 11 DOM
15. 2026-05-31
    days on market $204,500 Active 10 DOM
16. 2026-05-30
    days on market $204,500 Active 9 DOM
17. 2026-05-21
    listed $204,500 Active
18. 2022-06-10
    soldstatus $183,000
19. 2022-05-20
    listed $189,900

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,235 · $186/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 7/10 Severe 7 d/yr ≥111°F today · 18 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: $26,400
• − Mortgage interest: −$11,455
• − Property taxes: −$2,235
• − Insurance: −$1,022
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,949
• Taxable income: $1,514
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $4,366/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): 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

+7.7% since first listed

3 events — show timeline

• 2026-05-21 Listed $204,500 AcadianaMLS
• 2022-06-10 Sold (Public Records) $183,000 Public Records
• 2022-05-20 Listed $189,900 AcadianaMLS

Property tax history

+13.8%/yr

Latest (2025): $2,235 · -1.0% YoY. Source: county tax records.