1433 Plantation Dr · Alexandria, LA 71303

$144,500

3 bd · 1.0 ba · 1,083 sqft · SingleFamily public records · 575 Days on market

Built 1960 $133/sqft · 23% above area Est $252k · 43% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.0/10.0
• 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

THIS 3 BED 2 BATH IS IN A VERY CONVEINENT LOCATION JUST OFF JACKSON NEAR VERSAILLES BEHIND HOME DEPOT, NO FLOOD ZONE PER SELLER, ITS IN ORIGINAL CONDITION AND WON'T QUALIFY FOR FHA VA OR RURAL DEVELOPMENT, INVESTORS SPECIAL.

Key facts

• Parking
• Built 1960
• Listed 574 days

Tags

• NO FLOOD ZONE PER SELLER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (9.8% below list).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 174 active listings in the ZIP; 2 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 $999 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 575 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $127,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 575 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 1960 — 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: 0.90% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $252,400
• List price: $144,500
• Delta: -42.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-16,328
• Equity at exit: $21,545

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-5,176
• Equity at exit: $12,494

Cash invested: $40,460 (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 71303

• Home prices YoY: -29.8%
• Active inventory: 174
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$758
• Tax from tax record: −$100 /mo · $1,195/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $112

Break-even live

Break-even rent $1,162

Max offer price $144,500

Occupancy floor 86%

Sensitivity live

Price	-10% $194	-5% $153	+0% $112	+5% $71	+10% $30
Rent	-10% $9	-5% $60	+0% $112	+5% $163	+10% $215
Rate	-1.0pp $185	-0.5pp $148	base $112	+0.5pp $74	+1.0pp $36

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: $36,125
• Closing costs: $4,335
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 Downing St Alexandria, LA	2.0–3.0	1.5–2.0	1090	$985	$0.90	44d	4	0.19mi
381 Windermere Blvd Alexandria, LA	2.0	2.0	1391	$1,350	$0.97	44d	1	1.27mi

Listing history 19 events

1. 2026-06-19
   days on market $144,500 Active 575 DOM
2. 2026-06-18
   days on market $144,500 Active 574 DOM
3. 2026-06-17
   days on market $144,500 Active 573 DOM
4. 2026-06-16
   days on market $144,500 Active 572 DOM
5. 2026-06-15
   days on market $144,500 Active 571 DOM
6. 2026-06-14
   days on market $144,500 Active 569 DOM
7. 2026-06-13
   days on market $144,500 Active 568 DOM
8. 2026-06-10
   days on market $144,500 Active 566 DOM
9. 2026-06-09
   days on market $144,500 Active 565 DOM
10. 2026-06-08
    days on market $144,500 Active 564 DOM
11. 2026-06-07
    days on market $144,500 Active 563 DOM
12. 2026-06-03
    days on market $144,500 Active 559 DOM
13. 2026-06-02
    days on market $144,500 Active 558 DOM
14. 2026-06-01
    days on market $144,500 Active 557 DOM
15. 2026-05-31
    days on market $144,500 Active 556 DOM
16. 2026-05-30
    days on market $144,500 Active 555 DOM
17. 2024-11-21
    listed $144,500 Active 224-char remark

    Show marketing remark (224 chars)

    THIS 3 BED 2 BATH IS IN A VERY CONVEINENT LOCATION JUST OFF JACKSON NEAR VERSAILLES BEHIND HOME DEPOT, NO FLOOD ZONE PER SELLER, ITS IN ORIGINAL CONDITION AND WON'T QUALIFY FOR FHA VA OR RURAL DEVELOPMENT, INVESTORS SPECIAL.

18. 2007-05-04
    soldstatus $118,500
19. 2006-12-19
    listed $119,000

ⓘ 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: $1,195 · $100/mo
• Projected year-2 tax: $1,195 · $100/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 6/10 Major FEMA zone X (shaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°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: $15,636
• − Mortgage interest: −$8,094
• − Property taxes: −$1,195
• − Insurance: −$722
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$4,204
• Taxable loss: −$1,082
• Est. tax savings @ 24.0%: +$260
• After-tax cash flow: $1,601/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
• County: Rapides Parish · 59,791 people
• City population: 25,138
• Metro: Alexandria, LA
• Population (ZIP): 25,138
• Household income: $67,156
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1098.0

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 0.55)
• Race & ethnicity: White 57% Black 36% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 6% Italian 1% Serbian 1%
• Foreign-born: 4% · China, Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -77.84%
• Current HPI: 183.4342
• Rent YoY: —
• Metro: Alexandria, LA
• 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

+21.4% since first listed

3 events — show timeline

• 2024-11-21 Listed $144,500 AcadianaMLS
• 2007-05-04 Sold (Public Records) $118,500 Public Records
• 2006-12-19 Listed $119,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $1,195 · -1.0% YoY. Source: county tax records.