3910 Payne St · Alexandria, LA 71302

$85,000

3 bd · 2.0 ba · 2,055 sqft · SingleFamily · 426 Days on market

Built 1960 Fair condition 0.99 ac lot $41/sqft · 50% above area ↓ 32% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

Key facts

• Laundry room
• Side carport
• Updated cabinetry

Tags

• DEDICATED OFFICE SPACE
• MULTIPLE LIVING AREAS
• UPDATED CABINETRY
• LAUNDRY ROOM
• BRICKED-IN COURTYARD
• SIDE CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• 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: 51 active listings in the ZIP; 1 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 $588 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (32%) 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.88% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $56,545
• List price: $85,000
• Delta: 50.32%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.5%
• Equity multiple: 2.23×
• Total profit: $29,342
• Equity at exit: $12,674

10-year hold

• IRR: 36.8%
• Equity multiple: 4.41×
• Total profit: $81,137
• Equity at exit: $7,349

Cash invested: $23,800 (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 71302

• Home prices YoY: -12.7%
• Active inventory: 51
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $677

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 53%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5601 Jeff Davis Dr Alexandria, LA	4.0	2.0	2308	$1,600	$0.69	44d	1	1.06mi

Listing history 22 events

1. 2026-06-19
   days on market $85,000 Active 426 DOM
2. 2026-06-18
   days on market $85,000 Active 425 DOM
3. 2026-06-17
   days on market $85,000 Active 424 DOM
4. 2026-06-16
   days on market $85,000 Active 423 DOM
5. 2026-06-15
   days on market $85,000 Active 422 DOM
6. 2026-06-14
   days on market $85,000 Active 420 DOM
7. 2026-06-13
   days on market $85,000 Active 419 DOM
8. 2026-06-10
   days on market $85,000 Active 417 DOM
9. 2026-06-09
   days on market $85,000 Active 416 DOM
10. 2026-06-08
    days on market $85,000 Active 415 DOM
11. 2026-06-07
    days on market $85,000 Active 414 DOM
12. 2026-06-03
    days on market $85,000 Active 410 DOM
13. 2026-06-02
    days on market $85,000 Active 409 DOM
14. 2026-06-01
    days on market $85,000 Active 408 DOM
15. 2026-05-31
    days on market $85,000 Active 407 DOM
16. 2026-05-30
    days on market $85,000 Active 406 DOM
17. 2026-05-02
    price $85,000 1290-char remark

    Show marketing remark (1290 chars)

    ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

18. 2026-05-01
    status Active 1290-char remark

    Show marketing remark (1290 chars)

    ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

19. 2026-03-27
    status Pending 1290-char remark

    Show marketing remark (1290 chars)

    ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

20. 2025-12-07
    price $100,000 1290-char remark

    Show marketing remark (1290 chars)

    ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

21. 2025-04-23
    price $112,000 1290-char remark

    Show marketing remark (1290 chars)

    ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

22. 2025-03-14
    listed $125,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    ATTENTION INVESTORS! Spacious 3BR/2BA Home with Endless Potential. Bundle Option Available. Discover a prime investment opportunity with this generously sized 3-bedroom, 2-bathroom home brimming with character and possibilities. This older gem is ready for restoration and offers the perfect canvas to bring its timeless charm back to life. Inside, you'll find three spacious bedrooms, two full bathrooms, a dedicated office space, and multiple living areas including a formal living room and a large den, for entertaining or relaxing. The kitchen features updated cabinetry for a modern touch, and a laundry room adds convenience for everyday living. Step outside to enjoy the bricked-in courtyard, a private outdoor retreat for relaxation or hosting guests. The property also includes a two-car garage, a side carport, and an attached storage area, offering ample parking and workspace. This home can be purchased individually or bundled with 3820 Payne Street, making it a rare opportunity to expand your investment portfolio in a desirable location. Whether you're looking to renovate and flip or generate long-term rental income, this property offers tremendous value and potential. Don't miss out. Schedule your showing today and explore all that this unique opportunity has to offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,473
• Taxable income: $7,194
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $6,392/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update its dated kitchen and flooring, and to refresh the interior. A fresh coat of paint and new cabinets would significantly enhance its resale value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — standard and functional
• Moderate flooring — carpeted and worn
• Minor interior walls — wallpaper and peeling paint

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new flooring — updates the dated carpet and adds curb appeal
• Resale paint and wallpaper removal — refreshes the interior and makes the space more appealing
• Both HVAC upgrade — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · standard and functional	Minor	$500–3,000
flooring · carpeted and worn	Moderate	$3,000–15,000
interior walls · wallpaper and peeling paint	Minor	$500–3,000
Total estimated repair cost · 4 items		$7,000–36,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new flooring — updates the dated carpet and adds curb appeal ↑
• Resale paint and wallpaper removal — refreshes the interior and makes the space more appealing ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 14,128

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% White 14% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -28.36%
• Current HPI: 195.3699
• 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

-32.0% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $85,000 AcadianaMLS
• 2026-05-01 Relisted — AcadianaMLS
• 2026-03-27 Pending — AcadianaMLS
• 2025-12-07 Price Changed $100,000 AcadianaMLS
• 2025-04-23 Price Changed $112,000 AcadianaMLS
• 2025-03-14 Listed $125,000 AcadianaMLS