306 Floyd St · Alexandria, LA 71303

$89,900

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records

Built 1980 0.75 ac lot Est $160k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming three-bedroom, one-bath home on a spacious lot at 306 Floyd St. This property offers plenty of potential with room to grow and those seeking a project or investment opportunity. Home is sold as-is, with no repairs to be made by the owner. This home will be a short-sale with acceptable offer.

Key facts

• 0.75 acre lot
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.8% 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; 2 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $65k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.82% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.79%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $159,804
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5106 Benjamin St	0.19mi	3/1.0	1,200 (+4%)	4mo	$45,000	$38	81
5113 Benjamin St	0.18mi	3/1.0	1,125 (-3%)	20mo	$152,500	$136	70
5414 Hall St	0.16mi	3/2.0	1,300 (+12%)	4mo	$179,000	$138	65
6116 Skylark Dr	0.65mi	3/1.5	1,253 (+8%)	18mo	$185,000	$148	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: 29.1%
• Equity multiple: 2.21×
• Total profit: $30,578
• Equity at exit: $13,404

10-year hold

• IRR: 36.5%
• Equity multiple: 4.37×
• Total profit: $84,766
• Equity at exit: $7,773

Cash invested: $25,172 (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 71303

• Home prices YoY: -29.8%
• Active inventory: 174
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $709

Break-even live

Break-even rent $740

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $760	-5% $734	+0% $709	+5% $683	+10% $658
Rent	-10% $579	-5% $644	+0% $709	+5% $773	+10% $838
Rate	-1.0pp $754	-0.5pp $732	base $709	+0.5pp $685	+1.0pp $662

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5445 Provine Pl Alexandria, LA	1.0–3.0	1.0–2.0	928	$1,949	$2.10	44d	17	0.82mi
381 Windermere Blvd Alexandria, LA	2.0	2.0	1391	$1,350	$0.97	44d	1	1.14mi

Listing history 13 events

1. 2025-10-28
   soldstatus $155,000
2. 2025-09-22
   price $150,250
3. 2025-09-16
   price $150,500
4. 2025-09-11
   price $151,000
5. 2025-09-02
   price $152,000
6. 2025-08-19
   price $152,500
7. 2025-08-18
   price $153,000
8. 2025-08-16
   price $154,000
9. 2025-08-05
   listed $155,000 Active
10. 2024-12-16
    soldstatus
11. 2024-08-27
    listed $89,900
12. 2011-02-22
    soldstatus $116,000
13. 2010-08-20
    listed $118,900

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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 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: $19,650
• − Mortgage interest: −$5,036
• − Property taxes: −$912
• − Insurance: −$450
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$2,615
• Taxable income: $7,494
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,707/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

+30.4% since first listed

13 events — show timeline

• 2025-10-28 Sold (Public Records) $155,000 Public Records
• 2025-09-22 Price Changed $150,250 AcadianaMLS
• 2025-09-16 Price Changed $150,500 AcadianaMLS
• 2025-09-11 Price Changed $151,000 AcadianaMLS
• 2025-09-02 Price Changed $152,000 AcadianaMLS
• 2025-08-19 Price Changed $152,500 AcadianaMLS
• 2025-08-18 Price Changed $153,000 AcadianaMLS
• 2025-08-16 Price Changed $154,000 AcadianaMLS
• 2025-08-05 Listed $155,000 AcadianaMLS
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-08-27 Listed $89,900 AcadianaMLS
• 2011-02-22 Sold (Public Records) $116,000 Public Records
• 2010-08-20 Listed $118,900 AcadianaMLS

Property tax history

-3.3%/yr

Latest (2025): $912 · -48.0% YoY. Source: county tax records.