4904 Canal St · Alexandria, LA 71303

$189,000

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.41 ac lot Est $234k · 19% under

---

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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• 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

Move-in ready and perfectly located, this charming 3-bedroom home w/ potential guest house offers comfort, convenience, and valuable extra space for work, hobbies, or guests. Thoughtfully maintained inside and out if you are seeking a versatile property in a desirable area. Property Highlights Three Bedrooms -- Spacious, bright, and well cared for, offering flexibility for family, guests, or a dedicated hobby room. Convenient Location -- Convenient to shopping, dining, schools, and major routes for easy commuting. 336 sq ft Efficiency Apartment -- Perfect as a man cave, home office, guest suite, or rental income opportunity. Generator Included -- Peace of mind during storms or outages. Work

Key facts

• Efficiency apartment
• Generator included
• Guest house

Tags

• GUEST HOUSE
• EFFICIENCY APARTMENT
• GENERATOR INCLUDED
• WORKSHOP OR SHED

Property features AI

Exterior

• Parking: Carport
• Home design: Single-family residence
• Construction: Composition roof
• Exterior features: Chain link fencing; Covered patio/porch; Barn(s); Workshop

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom 1; Bedroom 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air; Window unit(s)
• Interior features: Vaulted ceilings; Dining room; Living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $160k (15.6% below list).
• Recommended offer: $160k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

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 $159,586 (15.6% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $233,856
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9079 Worthington Ct	0.34mi	3/2.0	1,447 (+4%)	1mo	$243,000	$168	73
7042 Bexley Ct	0.31mi	3/2.0	1,447 (+4%)	4mo	$252,500	$174	72
8024 Olde Town Ct	0.43mi	3/2.0	1,447 (+4%)	4mo	$252,000	$174	66
5106 Benjamin St	0.18mi	3/1.0	1,200 (-14%)	4mo	$45,000	$38	65
9097 Worthington Ct	0.35mi	3/2.0	1,491 (+7%)	5mo	$230,000	$154	64
9115 Worthington Ave	0.36mi	3/2.0	1,447 (+4%)	13mo	$260,000	$180	62
5414 Hall St	0.47mi	3/2.0	1,300 (-7%)	4mo	$179,000	$138	60

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-23,916
• Equity at exit: $28,181

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-12,378
• Equity at exit: $16,341

Cash invested: $52,920 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $106

Break-even live

Break-even rent $1,461

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $213	-5% $160	+0% $106	+5% $53	+10% $-1
Rent	-10% $-20	-5% $43	+0% $106	+5% $169	+10% $233
Rate	-1.0pp $202	-0.5pp $155	base $106	+0.5pp $57	+1.0pp $8

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: $47,250
• Closing costs: $5,670
• 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	45d	1	0.08mi
5445 Provine Pl Alexandria, LA	1.0–3.0	1.0–2.0	928	$1,949	$2.10	45d	17	0.91mi
381 Windermere Blvd Alexandria, LA	2.0	2.0	1391	$1,350	$0.97	45d	1	1.03mi

Listing history 8 events

1. 2026-06-19
   days on market $189,000 Active 9 DOM
2. 2026-06-18
   days on market $189,000 Active 8 DOM
3. 2026-06-17
   days on market $189,000 Active 7 DOM
4. 2026-06-16
   days on market $189,000 Active 6 DOM
5. 2026-06-15
   days on market $189,000 Active 5 DOM
6. 2026-06-14
   days on market $189,000 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $189,000 Active 2 DOM

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$27/yr (+$2/mo · 2.6%)

ⓘ 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: $19,150
• − Mortgage interest: −$10,587
• − Property taxes: −$1,013
• − Insurance: −$945
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,498
• Taxable loss: −$1,957
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $1,747/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 event — show timeline

• 2026-06-08 Listed $189,000 AcadianaMLS

Property tax history

+2.6%/yr

Latest (2025): $1,013 · -0.4% YoY. Source: county tax records.