2050 Marye St · Alexandria, LA 71301

$107,000

2 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 67 Days on market

Built 1940 0.30 ac lot ↓ 51% 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 +25.2/30.0
• DSCR +8.2/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors this beautiful home sets on a corner lot, has garage and pool, deck for entertaining, and beautiful landscaped yard. Home does need some repairs and updating but is listed for a fast sell. Interior has a fireplace, hardwood flooring, c/a/h, and large rooms. Call now for your showing this one will not last at this price!

Key facts

• Garage
• Landscaped yard
• Pool

Tags

• CORNER LOT
• GARAGE
• POOL
• DECK FOR ENTERTAINING
• LANDSCAPED YARD
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $101k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $740 of loan paydown is wiped out by about $3k 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 67 days — a 6% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $100,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.25% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $29,233
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1731 Elliott St	0.37mi	3/1.0 (+1)	1,250 (-2%)	3mo	$7,500	$6	73
2037 Day St	0.57mi	3/1.0 (+1)	1,289 (+1%)	4mo	$5,500	$4	63
2127 Hill St	0.49mi	3/2.0 (+1)	1,215 (-4%)	1mo	$134,000	$110	60
2309 Hill St	0.50mi	2/1.0	1,160 (-9%)	3mo	$87,900	$76	60
1923 Kelly St	0.51mi	3/1.0 (+1)	1,361 (+7%)	0mo	$28,000	$21	59
18 Mary St	0.71mi	2/1.0	1,200 (-6%)	7mo	$41,800	$35	52
31 Gordon Ave	0.61mi	3/2.0 (+1)	1,194 (-6%)	1mo	$27,000	$23	51
2236 Paris St	0.43mi	3/2.0 (+1)	1,402 (+10%)	6mo	$20,000	$14	49

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,099
• Equity at exit: $15,954

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $17,984
• Equity at exit: $9,251

Cash invested: $29,960 (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 71301

• Home prices YoY: -23.0%
• Active inventory: 151
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $238

Break-even live

Break-even rent $1,035

Max offer price $107,000

Occupancy floor 77%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-03
   status Pending
2. 2026-03-14
   price $107,000
3. 2026-02-23
   soldstatus $73,964
4. 2026-01-24
   listed $117,000 Active
5. 2022-12-31
   historical
6. 2022-08-24
   listed $262,500 Active
7. 2022-06-08
   listed $249,000
8. 2019-10-01
   soldstatus $237,000
9. 2019-06-27
   listed $240,000
10. 2013-05-21
    listed $200,000
11. 2004-10-21
    listed $218,000

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 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: $16,032
• − Mortgage interest: −$5,994
• − Property taxes: −$2,539
• − Insurance: −$535
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,113
• Taxable income: $1,287
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,550/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

-50.9% since first listed

11 events — show timeline

• 2026-04-03 Pending — AcadianaMLS
• 2026-03-14 Price Changed $107,000 AcadianaMLS
• 2026-02-23 Sold (Public Records) $73,964 Public Records
• 2026-01-24 Listed $117,000 AcadianaMLS
• 2022-12-31 Listing Removed — NTREIS
• 2022-08-24 Listed $262,500 NTREIS
• 2022-06-08 Listed $249,000 AcadianaMLS
• 2019-10-01 Sold (Public Records) $237,000 Public Records
• 2019-06-27 Listed $240,000 AcadianaMLS
• 2013-05-21 Listed $200,000 AcadianaMLS
• 2004-10-21 Listed $218,000 AcadianaMLS

Property tax history

+3.3%/yr

Latest (2025): $2,539 · -1.6% YoY. Source: county tax records.