814 Lee St · Benton, LA 71006

$140,000

3 bd · 2.0 ba · 1,050 sqft · SingleFamily public records · 134 Days on market

Built 1952 5,345 sqft lot $133/sqft · 11% below area Est $158k · 11% under

---

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 +26.2/30.0
• ARV discount +12.7/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR SALE IN THE HEART OF BENTON!!! INCOME PRODUCING PROPERTY! Investors, THIS ONE IS FOR YOU!!! This 3-bedroom, 2-bathroom, 1,050 square foot home is the one you have been looking for! Situated on a quiet street in Benton, this home offers a fresh look to a quaint country-style home! Close proximity to Benton shopping and dining, this home also qualifies for Rural Development, FHA, VA, Conventional, and Cash buyers alike! Investors, this is also a WONDERFUL move-in ready rental property! If you have been searching for an affordable, well-maintained home in Benton, THIS IS THE ONE! Call to schedule your showing TODAY!!!!

Key facts

• 5,345 sq ft lot
• Built 1952
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.4% in Benton — 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 72/100 on livability (#41 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Bossier Parish (urban): math 40% / reading 47% proficiency, ranked #17 of 98 in LA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kingston Elementary School (math 73% / reading 69%, grade A-, #23 of 646 statewide, top 4%, 820 students, 33% FRL); Benton Middle School (math 49% / reading 58%, grade C+, #21 of 218 statewide, top 9%, 850 students, 34% FRL); Benton High School (math 55% / reading 63%, grade C+, #22 of 265 statewide, top 8%, 1,538 students, 28% FRL).
• Zoned-school proficiency averages 61% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Bossier Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 200 active listings in the ZIP; 716 units permitted in Bossier Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bossier County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 4y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1952 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $158,096
• List price: $140,000
• Delta: -11.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Lee St	0.08mi	2/1.0 (-1)	956 (-9%)	3mo	$62,400	$65	69
914 5th St	0.70mi	3/1.0	1,102 (+5%)	17mo	$154,900	$141	41

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $94
• Equity at exit: $20,874

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $29,361
• Equity at exit: $12,105

Cash invested: $39,200 (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 71006

• Home prices YoY: -30.4%
• Active inventory: 200
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,588 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $358

Break-even live

Break-even rent $1,135

Max offer price $140,000

Occupancy floor 72%

Sensitivity live

Price	-10% $437	-5% $398	+0% $358	+5% $318	+10% $279
Rent	-10% $233	-5% $295	+0% $358	+5% $421	+10% $483
Rate	-1.0pp $428	-0.5pp $394	base $358	+0.5pp $322	+1.0pp $285

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $140,000 Active 134 DOM
2. 2026-06-18
   days on market $140,000 Active 131 DOM
3. 2026-06-17
   days on market $140,000 Active 130 DOM
4. 2026-06-16
   days on market $140,000 Active 129 DOM
5. 2026-06-15
   days on market $140,000 Active 128 DOM
6. 2026-06-14
   days on market $140,000 Active 126 DOM
7. 2026-06-13
   days on market $140,000 Active 125 DOM
8. 2026-06-10
   days on market $140,000 Active 123 DOM
9. 2026-06-09
   days on market $140,000 Active 122 DOM
10. 2026-06-08
    days on market $140,000 Active 121 DOM
11. 2026-06-07
    days on market $140,000 Active 120 DOM
12. 2026-06-02
    days on market $140,000 Active 115 DOM
13. 2026-06-01
    days on market $140,000 Active 114 DOM
14. 2026-05-31
    days on market $140,000 Active 113 DOM
15. 2026-05-30
    days on market $140,000 Active 112 DOM
16. 2026-02-07
    listed $140,000 Active 627-char remark

    Show marketing remark (627 chars)

    FOR SALE IN THE HEART OF BENTON!!! INCOME PRODUCING PROPERTY! Investors, THIS ONE IS FOR YOU!!! This 3-bedroom, 2-bathroom, 1,050 square foot home is the one you have been looking for! Situated on a quiet street in Benton, this home offers a fresh look to a quaint country-style home! Close proximity to Benton shopping and dining, this home also qualifies for Rural Development, FHA, VA, Conventional, and Cash buyers alike! Investors, this is also a WONDERFUL move-in ready rental property! If you have been searching for an affordable, well-maintained home in Benton, THIS IS THE ONE! Call to schedule your showing TODAY!!!!

17. 2026-02-06
    historical
18. 2026-01-19
    status Active
19. 2026-01-13
    status Pending
20. 2025-11-18
    price $135,000
21. 2025-09-05
    price $145,000
22. 2025-08-27
    historical $1,200
23. 2025-08-21
    listed $1,200
24. 2025-08-21
    historical $1,200
25. 2025-08-20
    listed $1,200
26. 2025-08-05
    listed $150,000 Active
27. 2024-09-23
    historical $1,100
28. 2024-08-23
    price $1,100
29. 2024-08-03
    price $1,200
30. 2024-07-01
    price $1,275
31. 2024-06-18
    price $1,350
32. 2024-05-23
    price $1,400
33. 2024-05-08
    price $1,450
34. 2024-04-23
    listed $1,500
35. 2024-04-23
    historical $1,500
36. 2024-04-23
    soldstatus $137,000
37. 2024-04-22
    soldstatus Closed
38. 2024-04-12
    listed $1,500
39. 2024-03-22
    status Pending
40. 2024-03-11
    price $137,900
41. 2024-01-12
    listed $139,900 Active
42. 2024-01-11
    historical
43. 2024-01-01
    price $139,900
44. 2023-11-20
    price $142,500
45. 2023-10-16
    listed $144,900 Active
46. 2022-10-31
    soldstatus Closed
47. 2022-10-31
    soldstatus $129,000
48. 2022-09-26
    status Pending
49. 2022-09-22
    status Active
50. 2022-08-27
    status Pending

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,056
• − Mortgage interest: −$7,842
• − Property taxes: −$1,248
• − Insurance: −$700
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,073
• Taxable income: $2,144
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,781/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: Bossier Parish
• NCES district ID: 2200270
• Math proficiency: 40% ▼ -32.00%
• Reading proficiency: 47% ▼ -28.00%
• Median HH income: $51,326
• Composite: 37.5/100
• National rank: #4402
• State rank: #17 of 98 in LA

Livability — Benton

• Score: 72/100
• State rank: #41
• US rank: #6159

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benton, LA
• Population (ZIP): 15,341

Population outlook (Bossier County) Hauer SSP2

• Today (2025): 143,247 people
• By 2030: 151,802 · +6.0%
• By 2040: 168,194 · +17.4%
• By 2050: 183,533 · +28.1%
• By 2075: 217,009 · +51.5%
• By 2100: 230,091 · +60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 11% Black 9% Hispanic / Latino 3%
• Common ancestry: Italian 7% Lithuanian 4% Iranian 2%
• Foreign-born: 1% · Vietnam, Canada
• Languages at home: 98% English-only · Spanish 1% Vietnamese 1%

Political lean MEDSL · Bossier

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.3%
• 2008→2024 swing: +0.3pp no change · 2008: -43.7pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.0 2016: R+45.8 2012: R+45.4 2008: R+43.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.62%
• Current HPI: 166.3435
• 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

+551.2% since first listed

43 events — show timeline

• 2026-02-07 Listed $140,000 NTREIS
• 2026-02-06 Listing Removed — NTREIS
• 2026-01-19 Relisted — NTREIS
• 2026-01-13 Pending — NTREIS
• 2025-11-18 Price Changed $135,000 NTREIS
• 2025-09-05 Price Changed $145,000 NTREIS
• 2025-08-27 Rental Removed $1,200 NTREIS
• 2025-08-21 Listed for Rent $1,200 NTREIS
• 2025-08-21 Rental Removed $1,200 APPFOLIO
• 2025-08-20 Listed for Rent $1,200 APPFOLIO
• 2025-08-05 Listed $150,000 NTREIS
• 2024-09-23 Rental Removed $1,100 NTREIS
• 2024-08-23 Price Changed $1,100 NTREIS
• 2024-08-03 Price Changed $1,200 NTREIS
• 2024-07-01 Price Changed $1,275 NTREIS
• 2024-06-18 Price Changed $1,350 NTREIS
• 2024-05-23 Price Changed $1,400 NTREIS
• 2024-05-08 Price Changed $1,450 NTREIS
• 2024-04-23 Listed for Rent $1,500 NTREIS
• 2024-04-23 Rental Removed $1,500 APPFOLIO
• 2024-04-23 Sold (Public Records) $137,000 Public Records
• 2024-04-22 Sold (MLS) — NTREIS
• 2024-04-12 Listed for Rent $1,500 APPFOLIO
• 2024-03-22 Pending — NTREIS
• 2024-03-11 Price Changed $137,900 NTREIS
• 2024-01-12 Listed $139,900 NTREIS
• 2024-01-11 Listing Removed — NTREIS
• 2024-01-01 Price Changed $139,900 NTREIS
• 2023-11-20 Price Changed $142,500 NTREIS
• 2023-10-16 Listed $144,900 NTREIS
• 2022-10-31 Sold (Public Records) $129,000 Public Records
• 2022-10-31 Sold (MLS) — NTREIS
• 2022-09-26 Pending — NTREIS
• 2022-09-22 Relisted — NTREIS
• 2022-08-27 Pending — NTREIS
• 2022-08-09 Price Changed $129,900 NTREIS
• 2022-07-28 Price Changed $134,500 NTREIS
• 2022-07-08 Price Changed $136,500 NTREIS
• 2022-07-01 Listed $139,000 NTREIS
• 2015-09-22 Sold (Public Records) $85,000 Public Records
• 2010-08-23 Sold (Public Records) $71,728 Public Records
• 2007-07-23 Sold (Public Records) $21,500 Public Records
• 1948-11-02 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,248 · -1.0% YoY. Source: county tax records.