1311 1313 1315 Turner St · Alexandria, LA 71301

$30,000

2 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 105 Days on market

Built 1965 9,583 sqft lot $20/sqft · 64% below area Est $51k · 41% under ↓ 25% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Excellent investment opportunity featuring four separate homes situated on one lot. One home is currently tenant-occupied and producing rental income, while the remaining three homes require repairs, offering strong value-add potential. Ideal for investors looking to renovate and increase cash flow or redevelopment possibilities. Convenient location with multiple income streams possible. Property is being sold as-is. Bring your vision and unlock the potential.

Key facts

• Tenant occupied
• Value add potential
• Four separate homes

Tags

• INVESTMENT OPPORTUNITY
• FOUR SEPARATE HOMES
• TENANT OCCUPIED
• RENTAL INCOME
• VALUE ADD POTENTIAL
• MULTIPLE INCOME STREAMS

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$50,950) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.9% 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 4.38% ✓
• Cap rate: 39.87%
• Cash-on-cash: 119.92%
• DSCR: 6.34
• GRM: 1.9

CMA / ARV

• ARV (median comp): $50,950
• List price: $30,000
• Delta: -41.12%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.79×
• Total profit: $48,617
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 14.24×
• Total profit: $111,236
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $839

Break-even live

Break-even rent $250

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $856	-5% $848	+0% $839	+5% $831	+10% $822
Rent	-10% $736	-5% $788	+0% $839	+5% $891	+10% $943
Rate	-1.0pp $855	-0.5pp $847	base $839	+0.5pp $832	+1.0pp $824

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $30,000 Active 105 DOM
2. 2026-06-18
   days on market $30,000 Active 104 DOM
3. 2026-06-17
   days on market $30,000 Active 103 DOM
4. 2026-06-16
   days on market $30,000 Active 102 DOM
5. 2026-06-15
   days on market $30,000 Active 101 DOM
6. 2026-06-14
   days on market $30,000 Active 99 DOM
7. 2026-06-13
   days on market $30,000 Active 98 DOM
8. 2026-06-10
   days on market $30,000 Active 96 DOM
9. 2026-06-09
   days on market $30,000 Active 95 DOM
10. 2026-06-08
    days on market $30,000 Active 94 DOM
11. 2026-06-07
    days on market $30,000 Active 93 DOM
12. 2026-06-03
    days on market $30,000 Active 89 DOM
13. 2026-06-02
    days on market $30,000 Active 88 DOM
14. 2026-06-01
    days on market $30,000 Active 87 DOM
15. 2026-05-31
    days on market $30,000 Active 86 DOM
16. 2026-05-30
    days on market $30,000 Active 85 DOM
17. 2026-04-15
    price $30,000 464-char remark

    Show marketing remark (464 chars)

    Excellent investment opportunity featuring four separate homes situated on one lot. One home is currently tenant-occupied and producing rental income, while the remaining three homes require repairs, offering strong value-add potential. Ideal for investors looking to renovate and increase cash flow or redevelopment possibilities. Convenient location with multiple income streams possible. Property is being sold as-is. Bring your vision and unlock the potential.

18. 2026-04-15
    price $30,000

    Show marketing remark (464 chars)

    Excellent investment opportunity featuring four separate homes situated on one lot. One home is currently tenant-occupied and producing rental income, while the remaining three homes require repairs, offering strong value-add potential. Ideal for investors looking to renovate and increase cash flow or redevelopment possibilities. Convenient location with multiple income streams possible. Property is being sold as-is. Bring your vision and unlock the potential.

19. 2026-03-06
    price $33,000
20. 2026-03-05
    listed $33,000 Active 464-char remark

    Show marketing remark (464 chars)

    Excellent investment opportunity featuring four separate homes situated on one lot. One home is currently tenant-occupied and producing rental income, while the remaining three homes require repairs, offering strong value-add potential. Ideal for investors looking to renovate and increase cash flow or redevelopment possibilities. Convenient location with multiple income streams possible. Property is being sold as-is. Bring your vision and unlock the potential.

21. 2026-01-13
    listed $40,000 Active

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $332 · $28/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $15,750
• − Mortgage interest: −$1,680
• − Property taxes: −$332
• − Insurance: −$150
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$873
• Taxable income: $10,196
• Est. tax owed @ 24.0%: −$2,447
• After-tax cash flow: $7,626/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

-25.0% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $30,000 AcadianaMLS
• 2026-04-15 Price Changed $30,000 AcadianaMLS
• 2026-03-06 Price Changed $33,000 AcadianaMLS
• 2026-03-05 Listed $33,000 AcadianaMLS
• 2026-01-13 Listed $40,000 AcadianaMLS

Property tax history

+18.8%/yr

Latest (2025): $332 · -1.6% YoY. Source: county tax records.