3700 Masonic Dr · Alexandria, LA 71301

$169,000

3 bd · 2.0 ba · 2,862 sqft · SingleFamily public records · 145 Days on market

Built 1950 0.54 ac lot $59/sqft · 27% below area Est $203k · 17% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• 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

Spacious 3-bedroom, 2-bath property offering over 2,000 sq ft of versatile living space and strong potential. This unique home qualifies for both residential and commercial use, providing flexibility for a variety of uses. Features include a 2-car garage, a large bonus room suitable for an office, studio, or additional living area, and a spacious fenced-in yard with room to entertain, garden, or expand. The property does require renovations, presenting an excellent opportunity to customize and add value. With generous square footage and zoning versatility, this property offers a rare opportunity for buyers seeking space and long-term upside. MEASUREMENTS ARE NOT WARRANTED BY THE OWNER, REALTOR OR BROKER. ALL MEASUREMENTS SHOULD BE VERIFIED BY THE BUYERS TO DETERMINE VALIDITY. SOURCE/ SQFT SIZE IS ESTIMATED

Key facts

• Zoning versatility
• Large bonus room
• Fenced-in yard

Tags

• LARGE BONUS ROOM
• FENCED-IN YARD
• ZONING VERSATILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $156k (7.6% below list).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: 151 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 $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.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $120k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1950 — 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: 0.92% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (median comp): $202,767
• List price: $169,000
• Delta: -16.65%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3321 Olga St	0.67mi	4/3.5 (+1)	3,140 (+10%)	22mo	$326,900	$104	23

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-21,817
• Equity at exit: $25,198

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-11,798
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $87

Break-even live

Break-even rent $1,452

Max offer price $169,000

Occupancy floor 89%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2020 Clover Ln Alexandria, LA	3.0	2.0	1927	$1,600	$0.83	43d	1	0.81mi
1003 Cinderella Ct Alexandria, LA	2.0	2.0	1940	$1,500	$0.77	43d	1	1.35mi

Listing history 43 events

1. 2026-06-19
   days on market $169,000 Active 145 DOM
2. 2026-06-18
   days on market $169,000 Active 144 DOM
3. 2026-06-17
   days on market $169,000 Active 143 DOM
4. 2026-06-16
   days on market $169,000 Active 142 DOM
5. 2026-06-15
   days on market $169,000 Active 141 DOM
6. 2026-06-14
   days on market $169,000 Active 139 DOM
7. 2026-06-13
   days on market $169,000 Active 138 DOM
8. 2026-06-10
   days on market $169,000 Active 136 DOM
9. 2026-06-09
   days on market $169,000 Active 135 DOM
10. 2026-06-08
    days on market $169,000 Active 134 DOM
11. 2026-06-07
    days on market $169,000 Active 133 DOM
12. 2026-06-03
    days on market $169,000 Active 129 DOM
13. 2026-06-02
    days on market $169,000 Active 128 DOM
14. 2026-06-01
    days on market $169,000 Active 127 DOM
15. 2026-05-31
    days on market $169,000 Active 126 DOM
16. 2026-05-30
    days on market $169,000 Active 125 DOM
17. 2026-03-19
    price $169,000 817-char remark

    Show marketing remark (817 chars)

    Spacious 3-bedroom, 2-bath property offering over 2,000 sq ft of versatile living space and strong potential. This unique home qualifies for both residential and commercial use, providing flexibility for a variety of uses. Features include a 2-car garage, a large bonus room suitable for an office, studio, or additional living area, and a spacious fenced-in yard with room to entertain, garden, or expand. The property does require renovations, presenting an excellent opportunity to customize and add value. With generous square footage and zoning versatility, this property offers a rare opportunity for buyers seeking space and long-term upside. MEASUREMENTS ARE NOT WARRANTED BY THE OWNER, REALTOR OR BROKER. ALL MEASUREMENTS SHOULD BE VERIFIED BY THE BUYERS TO DETERMINE VALIDITY. SOURCE/ SQFT SIZE IS ESTIMATED

18. 2026-01-30
    price $175,000 817-char remark

    Show marketing remark (817 chars)

    Spacious 3-bedroom, 2-bath property offering over 2,000 sq ft of versatile living space and strong potential. This unique home qualifies for both residential and commercial use, providing flexibility for a variety of uses. Features include a 2-car garage, a large bonus room suitable for an office, studio, or additional living area, and a spacious fenced-in yard with room to entertain, garden, or expand. The property does require renovations, presenting an excellent opportunity to customize and add value. With generous square footage and zoning versatility, this property offers a rare opportunity for buyers seeking space and long-term upside. MEASUREMENTS ARE NOT WARRANTED BY THE OWNER, REALTOR OR BROKER. ALL MEASUREMENTS SHOULD BE VERIFIED BY THE BUYERS TO DETERMINE VALIDITY. SOURCE/ SQFT SIZE IS ESTIMATED

19. 2026-01-25
    listed $160,000 Active 817-char remark

    Show marketing remark (817 chars)

    Spacious 3-bedroom, 2-bath property offering over 2,000 sq ft of versatile living space and strong potential. This unique home qualifies for both residential and commercial use, providing flexibility for a variety of uses. Features include a 2-car garage, a large bonus room suitable for an office, studio, or additional living area, and a spacious fenced-in yard with room to entertain, garden, or expand. The property does require renovations, presenting an excellent opportunity to customize and add value. With generous square footage and zoning versatility, this property offers a rare opportunity for buyers seeking space and long-term upside. MEASUREMENTS ARE NOT WARRANTED BY THE OWNER, REALTOR OR BROKER. ALL MEASUREMENTS SHOULD BE VERIFIED BY THE BUYERS TO DETERMINE VALIDITY. SOURCE/ SQFT SIZE IS ESTIMATED

20. 2025-09-24
    listed $190,000 Active
21. 2025-08-11
    price $195,000
22. 2025-08-11
    price $195,000
23. 2025-07-21
    price $197,000
24. 2025-07-21
    price $197,000
25. 2025-06-25
    price $198,000
26. 2025-06-25
    price $198,000
27. 2025-05-21
    price $199,000
28. 2025-05-21
    price $199,000
29. 2025-05-16
    price $205,000
30. 2025-05-16
    price $205,000
31. 2025-05-03
    price $210,000
32. 2025-05-03
    price $210,000
33. 2025-04-23
    price $215,000
34. 2025-04-23
    price $215,000
35. 2025-04-06
    price $220,000
36. 2025-04-06
    price $220,000
37. 2025-03-27
    price $230,000
38. 2025-03-27
    price $230,000
39. 2025-03-10
    price $235,000
40. 2025-03-07
    price $235,000
41. 2025-01-05
    listed $240,000 Active
42. 2016-04-28
    listed $199,000
43. 2010-06-29
    soldstatus $120,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/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 8/10 Severe FEMA zone X (shaded) · 99% 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: $18,748
• − Mortgage interest: −$9,467
• − Property taxes: −$1,487
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,916
• Taxable loss: −$1,763
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,470/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): 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

+40.8% since first listed

27 events — show timeline

• 2026-03-19 Price Changed $169,000 AcadianaMLS
• 2026-01-30 Price Changed $175,000 AcadianaMLS
• 2026-01-25 Listed $160,000 AcadianaMLS
• 2025-09-24 Listed $190,000 AcadianaMLS
• 2025-08-11 Price Changed $195,000 AcadianaMLS
• 2025-08-11 Price Changed $195,000 GSREIN
• 2025-07-21 Price Changed $197,000 AcadianaMLS
• 2025-07-21 Price Changed $197,000 GSREIN
• 2025-06-25 Price Changed $198,000 AcadianaMLS
• 2025-06-25 Price Changed $198,000 GSREIN
• 2025-05-21 Price Changed $199,000 AcadianaMLS
• 2025-05-21 Price Changed $199,000 GSREIN
• 2025-05-16 Price Changed $205,000 AcadianaMLS
• 2025-05-16 Price Changed $205,000 GSREIN
• 2025-05-03 Price Changed $210,000 AcadianaMLS
• 2025-05-03 Price Changed $210,000 GSREIN
• 2025-04-23 Price Changed $215,000 AcadianaMLS
• 2025-04-23 Price Changed $215,000 GSREIN
• 2025-04-06 Price Changed $220,000 AcadianaMLS
• 2025-04-06 Price Changed $220,000 GSREIN
• 2025-03-27 Price Changed $230,000 AcadianaMLS
• 2025-03-27 Price Changed $230,000 GSREIN
• 2025-03-10 Price Changed $235,000 AcadianaMLS
• 2025-03-07 Price Changed $235,000 GSREIN
• 2025-01-05 Listed $240,000 AcadianaMLS
• 2016-04-28 Listed $199,000 AcadianaMLS
• 2010-06-29 Sold (Public Records) $120,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,487 · -1.6% YoY. Source: county tax records.