613 Woodard St · Alexandria, LA 71302

$15,900

3 bd · 2.0 ba · 2,205 sqft · Other public records · 43 Days on market

Built 1987 1.40 ac lot ↓ 47% since listing

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Why this score? — see what drove the D 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 +7.5/15.0
• 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

Investor Opportunity!!! THREE properties being sold together offering endless potential for investors, multi-generational living, rental income, or future development opportunities! Located on the same street for easy management and convenience, each home offers approximately 2,000 living square feet with 3 bedrooms and 2 bathrooms. Spacious layouts, great functionality, and strong income-producing potential make this package a rare find. Whether you're looking to expand your investment portfolio, create multiple rental opportunities, or renovate and maximize value, the possibilities here are endless. Conveniently located near local amenities, shopping, dining, and schools. Don't miss your chance to own this unique multi-property package deal!

Key facts

• 1.4 acre lot
• Parking
• Listed 43 days

Property features AI

Exterior

• Parking: Carport (covered, 1 space); Total 1 parking space
• Utilities: Public sewer; Electric service by CLECO
• Home design: Single-family residence
• Construction: Other siding construction
• Exterior features: Other roof; Other siding; City street frontage

Interior

• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No central heating or cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $16k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $16k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 95.4% 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; 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 $110 of loan paydown is wiped out by about $477 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $15,423 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 10.14% ✓
• Cap rate: 95.43%
• Cash-on-cash: 318.34%
• DSCR: 15.16
• GRM: 0.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.28×
• Total profit: $45,755
• Equity at exit: $2,371

10-year hold

• IRR: —
• Equity multiple: 24.10×
• Total profit: $102,843
• Equity at exit: $1,375

Cash invested: $4,452 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$83
• Tax from tax record: −$3 /mo · $34/yr
• Insurance: −$7
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $755

Break-even live

Break-even rent $657

Max offer price $15,900

Occupancy floor 48%

Sensitivity live

Price	-10% $764	-5% $759	+0% $755	+5% $750	+10% $727
Rent	-10% $627	-5% $691	+0% $755	+5% $818	+10% $882
Rate	-1.0pp $763	-0.5pp $759	base $755	+0.5pp $750	+1.0pp $746

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $15,900 Active 43 DOM
2. 2026-06-18
   days on market $15,900 Active 42 DOM
3. 2026-06-17
   days on market $15,900 Active 41 DOM
4. 2026-06-16
   days on market $15,900 Active 40 DOM
5. 2026-06-15
   days on market $15,900 Active 39 DOM
6. 2026-06-14
   days on market $15,900 Active 37 DOM
7. 2026-06-13
   days on market $15,900 Active 36 DOM
8. 2026-06-10
   pricedays on market $15,900 Active 34 DOM
9. 2026-06-09
   days on market $21,500 Active 33 DOM

   Show marketing remark (753 chars)

   Investor Opportunity!!! THREE properties being sold together offering endless potential for investors, multi-generational living, rental income, or future development opportunities! Located on the same street for easy management and convenience, each home offers approximately 2,000 living square feet with 3 bedrooms and 2 bathrooms. Spacious layouts, great functionality, and strong income-producing potential make this package a rare find. Whether you're looking to expand your investment portfolio, create multiple rental opportunities, or renovate and maximize value, the possibilities here are endless. Conveniently located near local amenities, shopping, dining, and schools. Don't miss your chance to own this unique multi-property package deal!

10. 2026-06-08
    days on market $21,500 Active 32 DOM
11. 2026-06-07
    days on market $21,500 Active 31 DOM
12. 2026-06-03
    days on market $21,500 Active 27 DOM
13. 2026-06-02
    days on market $21,500 Active 26 DOM
14. 2026-06-01
    days on market $21,500 Active 25 DOM
15. 2026-05-31
    days on market $21,500 Active 24 DOM
16. 2026-05-30
    days on market $21,500 Active 23 DOM
17. 2026-05-11
    price $21,500 753-char remark

    Show marketing remark (753 chars)

    Investor Opportunity!!! THREE properties being sold together offering endless potential for investors, multi-generational living, rental income, or future development opportunities! Located on the same street for easy management and convenience, each home offers approximately 2,000 living square feet with 3 bedrooms and 2 bathrooms. Spacious layouts, great functionality, and strong income-producing potential make this package a rare find. Whether you're looking to expand your investment portfolio, create multiple rental opportunities, or renovate and maximize value, the possibilities here are endless. Conveniently located near local amenities, shopping, dining, and schools. Don't miss your chance to own this unique multi-property package deal!

18. 2026-05-11
    price $21,500 753-char remark

    Show marketing remark (753 chars)

    Investor Opportunity!!! THREE properties being sold together offering endless potential for investors, multi-generational living, rental income, or future development opportunities! Located on the same street for easy management and convenience, each home offers approximately 2,000 living square feet with 3 bedrooms and 2 bathrooms. Spacious layouts, great functionality, and strong income-producing potential make this package a rare find. Whether you're looking to expand your investment portfolio, create multiple rental opportunities, or renovate and maximize value, the possibilities here are endless. Conveniently located near local amenities, shopping, dining, and schools. Don't miss your chance to own this unique multi-property package deal!

19. 2026-05-07
    listed $30,000 Active 753-char remark

    Show marketing remark (753 chars)

    Investor Opportunity!!! THREE properties being sold together offering endless potential for investors, multi-generational living, rental income, or future development opportunities! Located on the same street for easy management and convenience, each home offers approximately 2,000 living square feet with 3 bedrooms and 2 bathrooms. Spacious layouts, great functionality, and strong income-producing potential make this package a rare find. Whether you're looking to expand your investment portfolio, create multiple rental opportunities, or renovate and maximize value, the possibilities here are endless. Conveniently located near local amenities, shopping, dining, and schools. Don't miss your chance to own this unique multi-property package deal!

20. 2026-05-07
    listed $30,000 Active 753-char remark

    Show marketing remark (753 chars)

    Investor Opportunity!!! THREE properties being sold together offering endless potential for investors, multi-generational living, rental income, or future development opportunities! Located on the same street for easy management and convenience, each home offers approximately 2,000 living square feet with 3 bedrooms and 2 bathrooms. Spacious layouts, great functionality, and strong income-producing potential make this package a rare find. Whether you're looking to expand your investment portfolio, create multiple rental opportunities, or renovate and maximize value, the possibilities here are endless. Conveniently located near local amenities, shopping, dining, and schools. Don't miss your chance to own this unique multi-property package deal!

ⓘ 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: $34 · $3/mo
• Projected year-2 tax: $87 · $7/mo
• Expected delta: +$53/yr (+$4/mo · 154.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $19,351
• − Mortgage interest: −$891
• − Property taxes: −$34
• − Insurance: −$5,198
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$463
• Taxable income: $9,669
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $6,734/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): 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

-47.0% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $15,900 GFPAR
• 2026-06-09 Price Changed $15,900 AcadianaMLS
• 2026-05-11 Price Changed $21,500 GFPAR
• 2026-05-11 Price Changed $21,500 AcadianaMLS
• 2026-05-07 Listed $30,000 AcadianaMLS
• 2026-05-07 Listed $30,000 GFPAR

Property tax history

-10.1%/yr

Latest (2025): $34 · -70.5% YoY. Source: county tax records.