2818 Woodlawn Dr · Alexandria, LA 71303

$184,500

4 bd · 2.0 ba · 1,119 sqft · SingleFamily public records · 37 Days on market

Built 1970 9,583 sqft lot $165/sqft · 31% above area Est $213k · 13% under

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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 +19.7/30.0
• ARV discount +13.5/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• 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 to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

Key facts

• Split-bedroom layout
• New appliances
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• GRANITE KITCHEN COUNTERTOPS
• NEW APPLIANCES
• SPLIT-BEDROOM LAYOUT
• SPACIOUS PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $165k (10.7% below list).
• Recommended offer: $165k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 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 37 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $164,734 (10.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.89% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $212,750
• List price: $184,500
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-20,354
• Equity at exit: $27,510

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-5,579
• Equity at exit: $15,952

Cash invested: $51,660 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$968
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$77
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $151

Break-even live

Break-even rent $1,457

Max offer price $184,500

Occupancy floor 86%

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: $46,125
• Closing costs: $5,535
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending 1290-char remark

   Show marketing remark (1290 chars)

   Welcome to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

2. 2026-04-29
   price $184,500 1290-char remark

   Show marketing remark (1290 chars)

   Welcome to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

3. 2026-04-21
   price $189,000 1290-char remark

   Show marketing remark (1290 chars)

   Welcome to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

4. 2026-04-06
   status Active 1290-char remark

   Show marketing remark (1290 chars)

   Welcome to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

5. 2026-03-30
   status Pending 1290-char remark

   Show marketing remark (1290 chars)

   Welcome to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

6. 2026-03-27
   listed $195,000 Active 1290-char remark

   Show marketing remark (1290 chars)

   Welcome to this beautifully renovated 4-bedroom, 2-bath home with an 800 square foot shop and qualifies for RD financing, also offering space, style, and exceptional functionality. Featuring two big ticket items a new homeowner can certainly enjoy... a brand new roof and HVAC system! It offers curb appeal and fresh updates throughout and this home is move-in ready! The interior has been freshly painted and features new flooring, granite kitchen countertops, and new appliances, including the refrigerator. The open living, dining, and kitchen area creates a comfortable flow for both everyday living and entertaining. The split-bedroom layout provides added privacy, with a spacious primary suite featuring updated fixtures, a walk-in closet, and convenient access to the laundry room. A bonus room adds flexibility for an office, playroom, or nursery! On the opposite side of the home, the three additional bedrooms offer generous space and ample closet storage, along with an updated hall bath. Outside, enjoy a covered porch, fenced backyard, and an impressive large workshop with additional covered space. The workshop also features a floor-to-ceiling roll-up door, making it great for hobbies, storage, or projects. This home has so much to offer--don't miss your chance to see it!

7. 2016-03-12
   listed $75,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$536/yr (+$45/mo · 112.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% 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: $19,768
• − Mortgage interest: −$10,335
• − Property taxes: −$479
• − Insurance: −$1,720
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$5,367
• Taxable loss: −$1,296
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $2,119/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

+146.0% since first listed

7 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-04-29 Price Changed $184,500 AcadianaMLS
• 2026-04-21 Price Changed $189,000 AcadianaMLS
• 2026-04-06 Relisted — AcadianaMLS
• 2026-03-30 Pending — AcadianaMLS
• 2026-03-27 Listed $195,000 AcadianaMLS
• 2016-03-12 Listed $75,000 AcadianaMLS

Property tax history

+1.5%/yr

Latest (2025): $479 · -1.0% YoY. Source: county tax records.