2027 Jackson St · Alexandria, LA 71301

$325,000

None bd · None ba · 3,315 sqft · MultiFamily · 248 Days on market

9,147 sqft lot $98/sqft · 323% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

GREAT INVESTMENTPROPERTY THAT BRINGS IN $3250 MONTHLY RENT. VERY WELL KEPT AND VERY CONVEINENT LOCATION. INVESTORS NEED TO MAXIMIZE CASHFLOW THIS BUILDING PAYS 4 RENTS WITH ONLY ONE TAX BILL AND ONE INSURANCE BILL FULLY OCCUPIED 4 PLEX READY FOR NEW LANDLORD OWNER! THERE ARE 2 ONE BEDROOM UNITS AND 2 TWO BEDROOM UNITS

Key facts

• 9,147 sq ft lot
• Listed 247 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.83%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (median comp): $76,923
• List price: $325,000
• Delta: 322.50%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 12th St	0.67mi	4/4.0	2,840 (-14%)	15mo	$65,000	$23	32

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $47,930
• Equity at exit: $48,459

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $171,259
• Equity at exit: $28,100

Cash invested: $91,000 (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: 23.1×

Monthly cashflow live

• Estimated rent: $4,690 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$286 /mo · $3,430/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$985
• Net cashflow: $1,579

Break-even live

Break-even rent $2,691

Max offer price $325,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,763	-5% $1,671	+0% $1,579	+5% $1,487	+10% $1,395
Rent	-10% $1,209	-5% $1,394	+0% $1,579	+5% $1,765	+10% $1,950
Rate	-1.0pp $1,743	-0.5pp $1,662	base $1,579	+0.5pp $1,495	+1.0pp $1,410

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,692
Total (4 units)			$4,690

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Jackson St Alexandria, LA	2.0	2.0	2473	$1,600	$0.65	44d	1	0.66mi

Listing history 20 events

1. 2026-06-19
   days on market $325,000 Active 248 DOM
2. 2026-06-18
   days on market $325,000 Active 247 DOM
3. 2026-06-17
   days on market $325,000 Active 246 DOM
4. 2026-06-16
   days on market $325,000 Active 245 DOM
5. 2026-06-15
   days on market $325,000 Active 244 DOM
6. 2026-06-14
   days on market $325,000 Active 242 DOM
7. 2026-06-13
   days on market $325,000 Active 241 DOM
8. 2026-06-10
   days on market $325,000 Active 239 DOM
9. 2026-06-09
   days on market $325,000 Active 238 DOM
10. 2026-06-08
    days on market $325,000 Active 237 DOM
11. 2026-06-07
    days on market $325,000 Active 236 DOM
12. 2026-06-03
    days on market $325,000 Active 232 DOM
13. 2026-06-02
    days on market $325,000 Active 231 DOM
14. 2026-06-01
    days on market $325,000 Active 230 DOM
15. 2026-05-31
    days on market $325,000 Active 229 DOM
16. 2026-05-30
    days on market $325,000 Active 228 DOM
17. 2025-10-27
    price $325,000 319-char remark

    Show marketing remark (319 chars)

    GREAT INVESTMENTPROPERTY THAT BRINGS IN $3250 MONTHLY RENT. VERY WELL KEPT AND VERY CONVEINENT LOCATION. INVESTORS NEED TO MAXIMIZE CASHFLOW THIS BUILDING PAYS 4 RENTS WITH ONLY ONE TAX BILL AND ONE INSURANCE BILL FULLY OCCUPIED 4 PLEX READY FOR NEW LANDLORD OWNER! THERE ARE 2 ONE BEDROOM UNITS AND 2 TWO BEDROOM UNITS

18. 2025-10-13
    listed $360,000 Active 319-char remark

    Show marketing remark (319 chars)

    GREAT INVESTMENTPROPERTY THAT BRINGS IN $3250 MONTHLY RENT. VERY WELL KEPT AND VERY CONVEINENT LOCATION. INVESTORS NEED TO MAXIMIZE CASHFLOW THIS BUILDING PAYS 4 RENTS WITH ONLY ONE TAX BILL AND ONE INSURANCE BILL FULLY OCCUPIED 4 PLEX READY FOR NEW LANDLORD OWNER! THERE ARE 2 ONE BEDROOM UNITS AND 2 TWO BEDROOM UNITS

19. 2024-06-13
    soldstatus $300,000
20. 2024-05-10
    listed $325,000 216-char remark

    Show marketing remark (216 chars)

    INVESTOR OPPORTUNITY! 4 units, with one unit being fully remodeled! Great location! Total possible monthly rent is $2,775. All units have refrigerator, stove, dishwasher. There are washer/dryer hook-ups in each unit.

ⓘ 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: $3,430 · $286/mo
• Projected year-2 tax: $3,430 · $286/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 5/10 Major FEMA zone X (shaded) · 67% 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: $56,280
• − Mortgage interest: −$18,205
• − Property taxes: −$3,430
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,502
• − Management: −$4,502
• − Depreciation: −$9,455
• Taxable income: $14,560
• Est. tax owed @ 24.0%: −$3,494
• After-tax cash flow: $15,459/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

+0.0% since first listed

4 events — show timeline

• 2025-10-27 Price Changed $325,000 AcadianaMLS
• 2025-10-13 Listed $360,000 AcadianaMLS
• 2024-06-13 Sold (Public Records) $300,000 Public Records
• 2024-05-10 Listed $325,000 AcadianaMLS

Property tax history

+18.0%/yr

Latest (2025): $3,430 · -1.6% YoY. Source: county tax records.