5417 Lacassine Rd · Alexandria, LA 71303

$100,000

8 bd · 4.0 ba · 3,234 sqft · MultiFamily · 218 Days on market

Fair condition 6,098 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Clean brick duplex with neutral colors and no vacancies. Total rent of $1350/month.

Key facts

• 6,098 sq ft lot
• Listed 217 days

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.0-bath units multifamily listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.8% 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: 176 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).
• At $3,465/mo this rent would consume 62% of the median local household income ($67k/yr) (locally 1098% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.46% ✓
• Cap rate: 30.85%
• Cash-on-cash: 87.70%
• DSCR: 4.90
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 88.3%
• Equity multiple: 5.08×
• Total profit: $114,176
• Equity at exit: $14,910

10-year hold

• IRR: 91.3%
• Equity multiple: 10.55×
• Total profit: $267,453
• Equity at exit: $8,646

Cash invested: $28,000 (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: 176
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,465 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$728
• Net cashflow: $2,046

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 36%

Sensitivity live

Price	-10% $2,115	-5% $2,081	+0% $2,046	+5% $2,012	+10% $1,977
Rent	-10% $1,773	-5% $1,909	+0% $2,046	+5% $2,183	+10% $2,320
Rate	-1.0pp $2,097	-0.5pp $2,072	base $2,046	+0.5pp $2,020	+1.0pp $1,994

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$3,464
Total (2 units)			$3,465

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $100,000 Active 218 DOM
2. 2026-06-19
   days on market $100,000 Active 215 DOM
3. 2026-06-18
   days on market $100,000 Active 214 DOM
4. 2026-06-17
   days on market $100,000 Active 213 DOM
5. 2026-06-16
   days on market $100,000 Active 212 DOM
6. 2026-06-15
   days on market $100,000 Active 211 DOM
7. 2026-06-14
   days on market $100,000 Active 209 DOM
8. 2026-06-13
   days on market $100,000 Active 208 DOM
9. 2026-06-10
   days on market $100,000 Active 206 DOM
10. 2026-06-09
    days on market $100,000 Active 205 DOM
11. 2026-06-08
    days on market $100,000 Active 204 DOM
12. 2026-06-07
    days on market $100,000 Active 203 DOM
13. 2026-06-03
    days on market $100,000 Active 199 DOM
14. 2026-06-02
    days on market $100,000 Active 198 DOM
15. 2026-06-01
    days on market $100,000 Active 197 DOM
16. 2026-05-31
    days on market $100,000 Active 196 DOM
17. 2026-05-30
    days on market $100,000 Active 195 DOM
18. 2025-11-13
    listed $100,000 Active 83-char remark

    Show marketing remark (83 chars)

    Clean brick duplex with neutral colors and no vacancies. Total rent of $1350/month.

19. 2009-02-09
    listed $76,500

ⓘ 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 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $41,580
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$3,326
• − Management: −$3,326
• − Depreciation: −$2,909
• Taxable income: $24,417
• Est. tax owed @ 24.0%: −$5,860
• After-tax cash flow: $18,695/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 · 6 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate renovations, focusing on the kitchen and living areas, to improve its condition and value.

Repairs flagged

• Major Kitchen countertops — Worn and in need of replacement or resurfacing.
• Major Kitchen cabinets — Outdated and in need of replacement or refinishing.
• Major Living room carpet — Worn and outdated, needs replacement.
• Major Paint — Faded and uneven, needs repainting.

Value-add opportunities

• Both Paint the interior walls and ceilings — Fresh paint can improve the overall appearance and increase both resale and rental value.
• Both Replace the kitchen countertops and cabinets — New countertops and cabinets will significantly improve the kitchen's functionality and aesthetics, boosting both resale and rental value.
• Both Replace the living room carpet — A new carpet will enhance the living room's appearance and comfort, making it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn and in need of replacement or resurfacing.	Major	$15,000–50,000
Kitchen cabinets · Outdated and in need of replacement or refinishing.	Major	$15,000–50,000
Living room carpet · Worn and outdated, needs replacement.	Major	$15,000–50,000
Paint · Faded and uneven, needs repainting.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint the interior walls and ceilings — Fresh paint can improve the overall appearance and increase both resale and rental value. ↑
• Both Replace the kitchen countertops and cabinets — New countertops and cabinets will significantly improve the kitchen's functionality and aesthetics, boosting both resale and rental value. ↑
• Both Replace the living room carpet — A new carpet will enhance the living room's appearance and comfort, making it more appealing to potential buyers or renters. ↑

ⓘ 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

• 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

+30.7% since first listed

2 events — show timeline

• 2025-11-13 Listed $100,000 AcadianaMLS
• 2009-02-09 Listed $76,500 AcadianaMLS