5620 Skylark Dr · Alexandria, LA 71303

$169,600

3 bd · 1.0 ba · 1,719 sqft · SingleFamily public records · 82 Days on market

Built 1967 0.35 ac lot $99/sqft · 33% below area Est $232k · 27% under ↓ 2% since listing

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Why this score? — see what drove the C 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• 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 MLS

What a rare gem! Come check out this wonderfully maintained one owner home in Cloverdale Subdivision. Built in 1967, this home has been loved by the same family for 59 years! 3 bedrooms, 1 full bath, and 1 half bath that is ensuite with the primary bedroom, await the perfect family! The beautiful large corner lot has been well cared for and is adorned with colorful flowering bushes as well as gorgeous grand oak and magnolia trees. There is a large living room as well as another smaller den that would be perfect as an office or game room. The covered back patio will be a great place to entertain and grill up something good this summer with plenty of shade for those long sunny days! There is a storage shed waiting for all those holiday decorations. Dont miss out on this unique find!

Key facts

• Grand oak trees
• Large corner lot
• Storage shed

Tags

• LARGE CORNER LOT
• COLORFUL FLOWERING BUSHES
• GRAND OAK TREES
• MAGNOLIA TREES
• COVERED BACK PATIO
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/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 $161k (5.2% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 174 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 82 days — a 6% lower offer ($159k) 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 $159,424 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (median comp): $231,941
• List price: $169,600
• Delta: -26.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9078 Worthington Ct	0.64mi	3/2.0	1,613 (-6%)	2mo	$250,000	$155	54
8145 Olde Town Ct	0.57mi	4/2.0 (+1)	1,836 (+7%)	2mo	$265,000	$144	52
8150 Olde Town Ct	0.72mi	4/2.0 (+1)	1,704 (-1%)	14mo	$266,500	$156	44
9072 Worthington Ct	0.63mi	4/2.0 (+1)	1,874 (+9%)	4mo	$260,000	$139	43
9097 Worthington Ct	0.67mi	3/2.0	1,491 (-13%)	5mo	$230,000	$154	39

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-12,661
• Equity at exit: $25,288

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $7,897
• Equity at exit: $14,664

Cash invested: $47,488 (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: 174
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $234

Break-even live

Break-even rent $1,313

Max offer price $169,600

Occupancy floor 80%

Sensitivity live

Price	-10% $330	-5% $282	+0% $234	+5% $186	+10% $138
Rent	-10% $107	-5% $170	+0% $234	+5% $297	+10% $361
Rate	-1.0pp $319	-0.5pp $277	base $234	+0.5pp $190	+1.0pp $145

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: $42,400
• Closing costs: $5,088
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5006 Sarah St Alexandria, LA	3.0	1.5	1832	$1,600	$0.87	44d	1	0.52mi
5445 Provine Pl Alexandria, LA	1.0–3.0	1.0–2.0	928	$1,949	$2.10	44d	17	0.91mi
381 Windermere Blvd Alexandria, LA	2.0	2.0	1391	$1,350	$0.97	44d	1	1.36mi

Listing history 12 events

1. 2026-06-10
   status $169,600 Pending 82 DOM
2. 2026-06-09
   days on market $169,600 Active 82 DOM
3. 2026-06-08
   days on market $169,600 Active 81 DOM
4. 2026-06-07
   days on market $169,600 Active 80 DOM
5. 2026-06-03
   days on market $169,600 Active 76 DOM
6. 2026-06-02
   days on market $169,600 Active 75 DOM
7. 2026-06-01
   days on market $169,600 Active 74 DOM
8. 2026-05-31
   days on market $169,600 Active 73 DOM
9. 2026-05-30
   days on market $169,600 Active 72 DOM
10. 2026-04-30
    price $169,600 791-char remark

    Show marketing remark (791 chars)

    What a rare gem! Come check out this wonderfully maintained one owner home in Cloverdale Subdivision. Built in 1967, this home has been loved by the same family for 59 years! 3 bedrooms, 1 full bath, and 1 half bath that is ensuite with the primary bedroom, await the perfect family! The beautiful large corner lot has been well cared for and is adorned with colorful flowering bushes as well as gorgeous grand oak and magnolia trees. There is a large living room as well as another smaller den that would be perfect as an office or game room. The covered back patio will be a great place to entertain and grill up something good this summer with plenty of shade for those long sunny days! There is a storage shed waiting for all those holiday decorations. Dont miss out on this unique find!

11. 2026-04-09
    price $171,600 791-char remark

    Show marketing remark (791 chars)

    What a rare gem! Come check out this wonderfully maintained one owner home in Cloverdale Subdivision. Built in 1967, this home has been loved by the same family for 59 years! 3 bedrooms, 1 full bath, and 1 half bath that is ensuite with the primary bedroom, await the perfect family! The beautiful large corner lot has been well cared for and is adorned with colorful flowering bushes as well as gorgeous grand oak and magnolia trees. There is a large living room as well as another smaller den that would be perfect as an office or game room. The covered back patio will be a great place to entertain and grill up something good this summer with plenty of shade for those long sunny days! There is a storage shed waiting for all those holiday decorations. Dont miss out on this unique find!

12. 2026-03-19
    listed $172,600 Active 791-char remark

    Show marketing remark (791 chars)

    What a rare gem! Come check out this wonderfully maintained one owner home in Cloverdale Subdivision. Built in 1967, this home has been loved by the same family for 59 years! 3 bedrooms, 1 full bath, and 1 half bath that is ensuite with the primary bedroom, await the perfect family! The beautiful large corner lot has been well cared for and is adorned with colorful flowering bushes as well as gorgeous grand oak and magnolia trees. There is a large living room as well as another smaller den that would be perfect as an office or game room. The covered back patio will be a great place to entertain and grill up something good this summer with plenty of shade for those long sunny days! There is a storage shed waiting for all those holiday decorations. Dont miss out on this unique find!

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: +$8/yr (+$1/mo · 0.8%)

ⓘ 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: $19,303
• − Mortgage interest: −$9,500
• − Property taxes: −$925
• − Insurance: −$848
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,934
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $2,802/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

• 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

-1.7% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $169,600 AcadianaMLS
• 2026-04-09 Price Changed $171,600 AcadianaMLS
• 2026-03-19 Listed $172,600 AcadianaMLS

Property tax history

+0.9%/yr

Latest (2025): $925 · -0.4% YoY. Source: county tax records.