2431 Jackson St · Alexandria, LA 71301

$139,900

2 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 158 Days on market

Built 1950 7,405 sqft lot $111/sqft · 166% above area

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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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 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

Welcome home to this adorable cottage style gem nestled on Jackson St in Alexandria's desirable Garden District. Brimming with character and warmth, this home offers the perfect blend of classic charm and modern updates. Ready for its next owner to move right in! Step inside to find a light filled living space with beautiful hardwood floors and a cozy yet functional layout that feels instantly welcoming. The home will be partially furnished, making the transition effortless, and all major appliances remain, including the refrigerator, oven, washer, and dryer; an exceptional value for the buyer. Outside, enjoy a private, fully fenced yard ideal for pets, entertainment, or relaxing under mature, freshly trimmed trees. A steel carport and concrete driveway, completed by the current owner, adds convenience and off-street parking. Whether you're a first time home buyer, downsizing, or investing, this charming cottage delivers comfort, location, and value in one of Alexandria's most established neighborhoods. Schedule your private showing today and experience its charm for yourself.

Key facts

• Steel carport
• Concrete driveway
• 7,405 sq ft lot

Tags

• PRIVATE FULLY FENCED YARD
• STEEL CARPORT
• CONCRETE DRIVEWAY
• LIGHT FILLED LIVING SPACE
• BEAUTIFUL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $134k (4.5% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 151 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 $967 of loan paydown is wiped out by about $4k 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 158 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
7. 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.
8. 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.
9. 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: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $58,350
• List price: $139,900
• Delta: 139.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2309 Hill St	0.27mi	2/1.0	1,160 (-8%)	3mo	$87,900	$76	71
2127 Hill St	0.43mi	3/2.0 (+1)	1,215 (-4%)	1mo	$134,000	$110	64
2236 Paris St	0.52mi	3/2.0 (+1)	1,402 (+11%)	6mo	$20,000	$14	44
700 Texas Ave	0.73mi	3/2.0 (+1)	1,369 (+8%)	0mo	$82,600	$60	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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-13,487
• Equity at exit: $20,860

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $41
• Equity at exit: $12,096

Cash invested: $39,172 (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 71301

• Home prices YoY: -23.0%
• Active inventory: 151
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $144

Break-even live

Break-even rent $1,153

Max offer price $139,900

Occupancy floor 84%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-17
   status $139,900 Pending 158 DOM
2. 2026-06-16
   days on market $139,900 Active 158 DOM
3. 2026-06-15
   days on market $139,900 Active 157 DOM
4. 2026-06-14
   days on market $139,900 Active 155 DOM
5. 2026-06-13
   days on market $139,900 Active 154 DOM
6. 2026-06-10
   days on market $139,900 Active 152 DOM
7. 2026-06-09
   days on market $139,900 Active 151 DOM
8. 2026-06-08
   days on market $139,900 Active 150 DOM
9. 2026-06-07
   days on market $139,900 Active 149 DOM
10. 2026-06-03
    days on market $139,900 Active 145 DOM
11. 2026-06-02
    days on market $139,900 Active 144 DOM
12. 2026-06-01
    days on market $139,900 Active 143 DOM
13. 2026-05-31
    days on market $139,900 Active 142 DOM
14. 2026-05-30
    days on market $139,900 Active 141 DOM
15. 2026-04-29
    price $144,500 1093-char remark

    Show marketing remark (1093 chars)

    Welcome home to this adorable cottage style gem nestled on Jackson St in Alexandria's desirable Garden District. Brimming with character and warmth, this home offers the perfect blend of classic charm and modern updates. Ready for its next owner to move right in! Step inside to find a light filled living space with beautiful hardwood floors and a cozy yet functional layout that feels instantly welcoming. The home will be partially furnished, making the transition effortless, and all major appliances remain, including the refrigerator, oven, washer, and dryer; an exceptional value for the buyer. Outside, enjoy a private, fully fenced yard ideal for pets, entertainment, or relaxing under mature, freshly trimmed trees. A steel carport and concrete driveway, completed by the current owner, adds convenience and off-street parking. Whether you're a first time home buyer, downsizing, or investing, this charming cottage delivers comfort, location, and value in one of Alexandria's most established neighborhoods. Schedule your private showing today and experience its charm for yourself.

16. 2026-04-02
    price $149,900 1093-char remark

    Show marketing remark (1093 chars)

    Welcome home to this adorable cottage style gem nestled on Jackson St in Alexandria's desirable Garden District. Brimming with character and warmth, this home offers the perfect blend of classic charm and modern updates. Ready for its next owner to move right in! Step inside to find a light filled living space with beautiful hardwood floors and a cozy yet functional layout that feels instantly welcoming. The home will be partially furnished, making the transition effortless, and all major appliances remain, including the refrigerator, oven, washer, and dryer; an exceptional value for the buyer. Outside, enjoy a private, fully fenced yard ideal for pets, entertainment, or relaxing under mature, freshly trimmed trees. A steel carport and concrete driveway, completed by the current owner, adds convenience and off-street parking. Whether you're a first time home buyer, downsizing, or investing, this charming cottage delivers comfort, location, and value in one of Alexandria's most established neighborhoods. Schedule your private showing today and experience its charm for yourself.

17. 2026-01-06
    listed $159,500 Active 1093-char remark

    Show marketing remark (1093 chars)

    Welcome home to this adorable cottage style gem nestled on Jackson St in Alexandria's desirable Garden District. Brimming with character and warmth, this home offers the perfect blend of classic charm and modern updates. Ready for its next owner to move right in! Step inside to find a light filled living space with beautiful hardwood floors and a cozy yet functional layout that feels instantly welcoming. The home will be partially furnished, making the transition effortless, and all major appliances remain, including the refrigerator, oven, washer, and dryer; an exceptional value for the buyer. Outside, enjoy a private, fully fenced yard ideal for pets, entertainment, or relaxing under mature, freshly trimmed trees. A steel carport and concrete driveway, completed by the current owner, adds convenience and off-street parking. Whether you're a first time home buyer, downsizing, or investing, this charming cottage delivers comfort, location, and value in one of Alexandria's most established neighborhoods. Schedule your private showing today and experience its charm for yourself.

18. 2025-12-02
    price $159,500
19. 2025-06-11
    listed $168,500 Active
20. 2020-11-13
    listed $135,000
21. 2017-06-19
    soldstatus $129,000
22. 2017-05-08
    listed $135,000
23. 2015-08-07
    soldstatus $125,000
24. 2015-05-22
    listed $129,900
25. 2014-10-02
    listed $69,900
26. 2014-07-21
    soldstatus $75,650
27. 2007-05-23
    soldstatus $98,000
28. 2006-10-20
    listed $106,000

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/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: $16,032
• − Mortgage interest: −$7,837
• − Property taxes: −$1,429
• − Insurance: −$700
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,070
• Taxable loss: −$568
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,869/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): 17,266

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 0.58)
• Race & ethnicity: Black 53% White 36% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 5% Portuguese 1% Hispanic 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -55.38%
• Current HPI: 184.9889
• 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

+36.3% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $144,500 AcadianaMLS
• 2026-04-02 Price Changed $149,900 AcadianaMLS
• 2026-01-06 Listed $159,500 AcadianaMLS
• 2025-12-02 Price Changed $159,500 AcadianaMLS
• 2025-06-11 Listed $168,500 AcadianaMLS
• 2020-11-13 Listed $135,000 AcadianaMLS
• 2017-06-19 Sold (Public Records) $129,000 Public Records
• 2017-05-08 Listed $135,000 AcadianaMLS
• 2015-08-07 Sold (Public Records) $125,000 Public Records
• 2015-05-22 Listed $129,900 AcadianaMLS
• 2014-10-02 Listed $69,900 AcadianaMLS
• 2014-07-21 Sold (Public Records) $75,650 Public Records
• 2007-05-23 Sold (Public Records) $98,000 Public Records
• 2006-10-20 Listed $106,000 AcadianaMLS

Property tax history

+2.5%/yr

Latest (2025): $1,429 · -1.6% YoY. Source: county tax records.