2422 Paris St · Alexandria, LA 71303

$48,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 611 Days on market

Built 1960 7,768 sqft lot $35/sqft · 29% above area Est $35k · 36% over

---

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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment potential! This property features 3 bedrooms, 1 bathroom, and is already occupied with tenants, providing immediate rental income. Don't miss the chance to add this income-generating asset to your portfolio!

Key facts

• 7,768 sq ft lot
• Built 1960
• Listed 610 days

Tags

• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $971 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.6% 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 $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 611 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 611 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 1960 — 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: 3.34% ✓
• Cap rate: 30.57%
• Cash-on-cash: 86.70%
• DSCR: 4.86
• GRM: 2.5

CMA / ARV

• ARV (median comp): $35,246
• List price: $48,000
• Delta: 36.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2236 Paris St	0.07mi	3/2.0	1,402 (+2%)	6mo	$20,000	$14	84
1923 Kelly St	0.48mi	3/1.0	1,361 (-0%)	1mo	$28,000	$21	76
2214 Alma St	0.16mi	3/1.0	1,530 (+12%)	3mo	$15,000	$10	70
2037 Day St	0.42mi	3/1.0	1,289 (-6%)	4mo	$5,500	$4	67
700 Texas Ave	0.66mi	3/2.0	1,369 (+0%)	0mo	$82,600	$60	65
31 Gordon Ave	0.48mi	3/2.0	1,194 (-13%)	1mo	$27,000	$23	52
1731 Elliott St	0.72mi	3/1.0	1,250 (-9%)	3mo	$7,500	$6	50
18 Mary St	0.45mi	2/1.0 (-1)	1,200 (-12%)	7mo	$41,800	$35	48

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: 87.2%
• Equity multiple: 5.02×
• Total profit: $54,069
• Equity at exit: $7,157

10-year hold

• IRR: 90.3%
• Equity multiple: 10.43×
• Total profit: $126,727
• Equity at exit: $4,150

Cash invested: $13,440 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $971

Break-even live

Break-even rent $374

Max offer price $48,000

Occupancy floor 34%

Sensitivity live

Price	-10% $998	-5% $985	+0% $971	+5% $957	+10% $944
Rent	-10% $844	-5% $908	+0% $971	+5% $1,034	+10% $1,098
Rate	-1.0pp $995	-0.5pp $983	base $971	+0.5pp $959	+1.0pp $946

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $48,000 Active 611 DOM
2. 2026-06-18
   days on market $48,000 Active 610 DOM
3. 2026-06-17
   days on market $48,000 Active 609 DOM
4. 2026-06-16
   days on market $48,000 Active 608 DOM
5. 2026-06-15
   days on market $48,000 Active 607 DOM
6. 2026-06-14
   days on market $48,000 Active 605 DOM
7. 2026-06-13
   days on market $48,000 Active 604 DOM
8. 2026-06-10
   days on market $48,000 Active 602 DOM
9. 2026-06-09
   days on market $48,000 Active 601 DOM
10. 2026-06-08
    days on market $48,000 Active 600 DOM
11. 2026-06-07
    days on market $48,000 Active 599 DOM
12. 2026-06-03
    days on market $48,000 Active 595 DOM
13. 2026-06-02
    days on market $48,000 Active 594 DOM
14. 2026-06-01
    days on market $48,000 Active 593 DOM
15. 2026-05-31
    days on market $48,000 Active 592 DOM
16. 2026-05-30
    days on market $48,000 Active 591 DOM
17. 2024-04-12
    listed $48,000 Active 224-char remark

    Show marketing remark (224 chars)

    Great investment potential! This property features 3 bedrooms, 1 bathroom, and is already occupied with tenants, providing immediate rental income. Don't miss the chance to add this income-generating asset to your portfolio!

ⓘ 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: $286 · $24/mo
• Projected year-2 tax: $286 · $24/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: $19,239
• − Mortgage interest: −$2,689
• − Property taxes: −$286
• − Insurance: −$240
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$1,396
• Taxable income: $11,550
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $8,880/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
• 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

• 2024-04-12 Listed $48,000 AcadianaMLS

Property tax history

+3.3%/yr

Latest (2025): $286 · -1.6% YoY. Source: county tax records.