1302 Broadway Ave · Alexandria, LA 71302

$130,000

3 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 196 Days on market

Built 1964 0.78 ac lot $65/sqft · 51% above area Est $120k · 8% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• ARV discount +3.7/15.0
• 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

Listing remarks MLS

Discover the potential of this spacious property set on four generous lots and offering over 2,000 sq ft of living space. This home includes 3 bedrooms, 2 full bathrooms and 2 half baths, providing a large layout with plenty of room to reimagine and customize. The property also features an enclosed courtyard, adding a unique space with great potential for future use. A new roof has already been completed, providing a valuable head start for renovations. With its expansive lot size, spacious floor plan, and strong foundational features, this property offers a rare chance to create the home or investment you envision.

Key facts

• Four generous lots
• Enclosed courtyard
• New roof

Tags

• ENCLOSED COURTYARD
• NEW ROOF
• FOUR GENEROUS LOTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $23 ($281/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (10%) 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.23% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.8

CMA / ARV

• ARV (median comp): $119,880
• List price: $130,000
• Delta: 8.44%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-19,340
• Equity at exit: $19,383

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-13,968
• Equity at exit: $11,240

Cash invested: $36,400 (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 71302

• Home prices YoY: -12.7%
• Active inventory: 51
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $23

Break-even live

Break-even rent $1,570

Max offer price $130,000

Occupancy floor 94%

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: $32,500
• Closing costs: $3,900
• 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	43d	1	1.24mi

Listing history 19 events

1. 2026-06-19
   days on market $130,000 Active 196 DOM
2. 2026-06-18
   days on market $130,000 Active 195 DOM
3. 2026-06-17
   days on market $130,000 Active 194 DOM
4. 2026-06-16
   days on market $130,000 Active 193 DOM
5. 2026-06-15
   days on market $130,000 Active 192 DOM
6. 2026-06-14
   days on market $130,000 Active 190 DOM
7. 2026-06-13
   days on market $130,000 Active 189 DOM
8. 2026-06-10
   days on market $130,000 Active 187 DOM
9. 2026-06-09
   days on market $130,000 Active 186 DOM
10. 2026-06-08
    days on market $130,000 Active 185 DOM
11. 2026-06-07
    days on market $130,000 Active 184 DOM
12. 2026-06-03
    days on market $130,000 Active 180 DOM
13. 2026-06-02
    days on market $130,000 Active 179 DOM
14. 2026-06-01
    days on market $130,000 Active 178 DOM
15. 2026-05-31
    days on market $130,000 Active 177 DOM
16. 2026-05-30
    days on market $130,000 Active 176 DOM
17. 2026-05-18
    price $130,000 623-char remark

    Show marketing remark (623 chars)

    Discover the potential of this spacious property set on four generous lots and offering over 2,000 sq ft of living space. This home includes 3 bedrooms, 2 full bathrooms and 2 half baths, providing a large layout with plenty of room to reimagine and customize. The property also features an enclosed courtyard, adding a unique space with great potential for future use. A new roof has already been completed, providing a valuable head start for renovations. With its expansive lot size, spacious floor plan, and strong foundational features, this property offers a rare chance to create the home or investment you envision.

18. 2025-12-05
    listed $145,000 Active 623-char remark

    Show marketing remark (623 chars)

    Discover the potential of this spacious property set on four generous lots and offering over 2,000 sq ft of living space. This home includes 3 bedrooms, 2 full bathrooms and 2 half baths, providing a large layout with plenty of room to reimagine and customize. The property also features an enclosed courtyard, adding a unique space with great potential for future use. A new roof has already been completed, providing a valuable head start for renovations. With its expansive lot size, spacious floor plan, and strong foundational features, this property offers a rare chance to create the home or investment you envision.

19. 2024-11-24
    listed $95,000 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: $938 · $78/mo
• Projected year-2 tax: $938 · $78/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 AE · 0% 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: $19,200
• − Mortgage interest: −$7,282
• − Property taxes: −$938
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,782
• Taxable loss: −$1,642
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $675/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

+36.8% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $130,000 AcadianaMLS
• 2025-12-05 Listed $145,000 AcadianaMLS
• 2024-11-24 Listed $95,000 AcadianaMLS

Property tax history

+4.2%/yr

Latest (2025): $938 · +26.1% YoY. Source: county tax records.