3810 Lisa St · Alexandria, LA 71302

$157,000

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 178 Days on market

Built 1970 0.37 ac lot Est $165k · at est.

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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
• ARV discount +9.6/15.0
• 1% rule +9.0/10.0
• 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

Priced below market value! Home can also possibly qualify for a special 100% no down payment, cheaper to buy than rent:) All bedrooms are generously sized, and the seller is offering the buyer the opportunity to choose new flooring for the bedrooms to be installed before closing. Charming 3-Bedroom Home in Martin Park - Move-In Ready! This beautifully updated 3-bedroom, 2-bath home in the desirable Martin Park neighborhood offers 1,634 heated square feet of comfortable living space--perfect for first-time buyers or anyone looking for a cozy, well-maintained property. Enjoy a spacious kitchen and a large, inviting living room featuring a cozy fireplace, ideal for relaxing or entertaining. Th

Key facts

• Spacious kitchen
• Cozy fireplace
• Huge fenced backyard

Tags

• SPACIOUS KITCHEN
• LARGE INVITING LIVING ROOM
• COZY FIREPLACE
• HUGE FENCED BACKYARD
• OVERSIZED COVERED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $157k implies a 67% gain — meaningful room to come down on a strong offer.

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 $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1970 — 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: 1.40% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.34%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $164,840
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3810 Lisa St	0.00mi	3/2.0	1,521 (-4%)	1mo	$162,965	$107	92
3828 Howard St	0.18mi	3/2.0	1,664 (+5%)	2mo	$155,000	$93	82
3908 Mertens St	0.13mi	3/1.5	1,700 (+7%)	4mo	$46,000	$27	76
3910 Howard St	0.19mi	4/2.0 (+1)	1,700 (+7%)	1mo	$189,900	$112	73
3815 Ellis St	0.22mi	3/2.0	1,434 (-10%)	4mo	$149,000	$104	71
3819 Norman St	0.10mi	3/2.0	1,694 (+7%)	19mo	$178,500	$105	68
6327 Joyce St	0.21mi	3/2.0	1,685 (+6%)	20mo	$164,900	$98	63

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $21,988
• Equity at exit: $23,409

10-year hold

• IRR: 21.5%
• Equity multiple: 2.82×
• Total profit: $80,154
• Equity at exit: $13,574

Cash invested: $43,960 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $745

Break-even live

Break-even rent $1,257

Max offer price $157,000

Occupancy floor 61%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2608 Horseshoe Dr Alexandria, LA	3.0	2.0	1700	$2,200	$1.29	43d	1	0.99mi

Listing history 7 events

1. 2026-04-06
   status Pending
2. 2026-03-31
   price $157,000
3. 2026-02-13
   price $159,500
4. 2026-02-04
   price $159,900
5. 2025-11-24
   price $169,900
6. 2025-10-09
   listed $172,000 Active
7. 2017-11-02
   soldstatus $94,000

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,251 · $104/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 99% 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: $26,400
• − Mortgage interest: −$8,794
• − Property taxes: −$1,251
• − Insurance: −$785
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$4,567
• Taxable income: $6,779
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $7,314/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

+67.0% since first listed

7 events — show timeline

• 2026-04-06 Pending — AcadianaMLS
• 2026-03-31 Price Changed $157,000 AcadianaMLS
• 2026-02-13 Price Changed $159,500 AcadianaMLS
• 2026-02-04 Price Changed $159,900 AcadianaMLS
• 2025-11-24 Price Changed $169,900 AcadianaMLS
• 2025-10-09 Listed $172,000 AcadianaMLS
• 2017-11-02 Sold (Public Records) $94,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,251 · -1.0% YoY. Source: county tax records.