70-72 Ball Powell St Unit 70,72 · Alexandria, LA 71301

$27,900

2 bd · 1.0 ba · 1,704 sqft · SingleFamily · 16 Days on market

Built 1960 Fair condition 5,227 sqft lot $16/sqft · 37% below area Est $44k · 37% under ↓ 59% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity! This 4-bedroom, 2-bath duplex sits on approximately 0.8 acre, offering strong rental potential. The property features updated electrical and plumbing systems, and it's fully electric--no gas to manage. With a spacious lot, there's potential for this duplex is ready to generate income or add to your investment portfolio. Schedule a viewing today!

Key facts

• 5,227 sq ft lot
• Built 1960
• Listed 16 days

Property features AI

Finance

• HOA & community: Acreage community feature

Exterior

• Home design: Single family residence / Townhouse
• Construction: Brick construction; Composition roof
• Exterior features: Composition roof; Brick construction

Interior

• Bedrooms: 4 bedrooms (Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room; Kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.0% 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: 151 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 $193 of loan paydown is wiped out by about $837 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $27,481 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 4.64% ✓
• Cap rate: 41.95%
• Cash-on-cash: 127.36%
• DSCR: 6.67
• GRM: 1.8

CMA / ARV

• ARV (median comp): $43,957
• List price: $27,900
• Delta: -36.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70-72 Ball Powell St Unit 70,72	0.00mi	2/1.0	1,704 (0%)	1mo	$20,000	$12	100
2110 Alma St	0.27mi	3/2.0 (+1)	1,682 (-1%)	8mo	$48,000	$29	70
2216 Elliott St	0.52mi	3/2.0 (+1)	1,668 (-2%)	1mo	$59,000	$35	62
1907 Marye St	0.50mi	3/2.0 (+1)	1,767 (+4%)	3mo	$173,000	$98	58
2214 Alma St	0.38mi	3/1.0 (+1)	1,530 (-10%)	3mo	$15,000	$10	58
2228 Marye St	0.59mi	3/2.0 (+1)	1,922 (+13%)	3mo	$170,000	$88	39

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: —
• Equity multiple: 7.18×
• Total profit: $48,306
• Equity at exit: $4,160

10-year hold

• IRR: —
• Equity multiple: 15.10×
• Total profit: $110,142
• Equity at exit: $2,412

Cash invested: $7,812 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $829

Break-even live

Break-even rent $244

Max offer price $27,900

Occupancy floor 31%

Sensitivity live

Price	-10% $848	-5% $839	+0% $829	+5% $819	+10% $810
Rent	-10% $727	-5% $778	+0% $829	+5% $880	+10% $931
Rate	-1.0pp $843	-0.5pp $836	base $829	+0.5pp $822	+1.0pp $815

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending 369-char remark
2. 2026-05-08
   price $27,900 369-char remark
3. 2026-05-06
   price $29,900 369-char remark
4. 2026-05-02
   price $43,000 369-char remark
5. 2026-04-29
   price $45,000 369-char remark
6. 2026-04-28
   listed $49,000 Active 369-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $15,523
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$140
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$812
• Taxable income: $10,107
• Est. tax owed @ 24.0%: −$2,426
• After-tax cash flow: $7,524/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior siding repair and painting, flooring replacement, interior wall repair and painting, and HVAC system replacement. These updates will significantly improve the home's appearance and increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding is in poor condition, with visible wear and tear and some discoloration.
• Major flooring — The flooring appears to be in poor condition, with visible wear and tear and some discoloration.
• Major interior walls — The interior walls appear to be in poor condition, with visible wear and tear and some discoloration.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear and some discoloration.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value for both resale and rental.
• Both exterior siding repair and painting — A new exterior siding and paint job will improve the home's appearance and increase its value for both resale and rental.
• Both flooring replacement — New flooring will improve the home's appearance and increase its value for both resale and rental.
• Both interior wall repair and painting — New interior walls and paint job will improve the home's appearance and increase its value for both resale and rental.
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding is in poor condition, with visible wear and tear and some discoloration.	Major	$15,000–50,000
flooring · The flooring appears to be in poor condition, with visible wear and tear and some discoloration.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible wear and tear and some discoloration.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear and some discoloration.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior siding repair and painting — A new exterior siding and paint job will improve the home's appearance and increase its value for both resale and rental. ↑
• Both flooring replacement — New flooring will improve the home's appearance and increase its value for both resale and rental. ↑
• Both interior wall repair and painting — New interior walls and paint job will improve the home's appearance and increase its value for both resale and rental. ↑
• Both HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-59.2% since first listed

7 events — show timeline

• 2026-06-03 Sold (MLS) $20,000 AcadianaMLS
• 2026-05-14 Pending — AcadianaMLS
• 2026-05-08 Price Changed $27,900 AcadianaMLS
• 2026-05-06 Price Changed $29,900 AcadianaMLS
• 2026-05-02 Price Changed $43,000 AcadianaMLS
• 2026-04-29 Price Changed $45,000 AcadianaMLS
• 2026-04-28 Listed $49,000 AcadianaMLS