106 Mildred St · Benton, LA 71006

$137,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 150 Days on market

Built 1955 9,017 sqft lot $155/sqft · 15% below area Est $161k · 15% under

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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 +26.5/30.0
• ARV discount +14.1/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• 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

NEW AND IMPROVED PRICING!! Lovely starter home recently renovated with attention to detail! Refrigerator included with sale. Fenced back yard makes home pet friendly and ready for your next social event. Must see to appreciate.

Key facts

• Fenced back yard
• Recently renovated
• 9,017 sq ft lot

Tags

• FENCED BACK YARD
• RECENTLY RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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+, schools 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.
• Market conditions: 201 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 $953 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 150 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $108k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1955 — 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: 1.10% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $161,443
• List price: $137,900
• Delta: -14.58%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Lee St	0.21mi	2/1.0 (-1)	956 (+8%)	3mo	$62,400	$65	70

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $925
• Equity at exit: $20,561

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $30,628
• Equity at exit: $11,923

Cash invested: $38,612 (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: 201
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,517 medium
• Mortgage (P&I): −$723
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $366

Break-even live

Break-even rent $1,053

Max offer price $137,900

Occupancy floor 71%

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $137,900 Active 150 DOM
2. 2026-06-17
   days on market $137,900 Active 149 DOM
3. 2026-06-16
   days on market $137,900 Active 148 DOM
4. 2026-06-15
   days on market $137,900 Active 147 DOM
5. 2026-06-14
   days on market $137,900 Active 145 DOM
6. 2026-06-13
   days on market $137,900 Active 144 DOM
7. 2026-06-10
   days on market $137,900 Active 142 DOM
8. 2026-06-09
   days on market $137,900 Active 141 DOM
9. 2026-06-08
   days on market $137,900 Active 140 DOM
10. 2026-06-07
    days on market $137,900 Active 139 DOM
11. 2026-06-02
    days on market $137,900 Active 134 DOM
12. 2026-06-01
    days on market $137,900 Active 133 DOM
13. 2026-05-31
    days on market $137,900 Active 132 DOM
14. 2026-05-30
    days on market $137,900 Active 131 DOM
15. 2026-05-01
    price $137,900 231-char remark

    Show marketing remark (231 chars)

    NEW AND IMPROVED PRICING!! Lovely starter home recently renovated with attention to detail! Refrigerator included with sale. Fenced back yard makes home pet friendly and ready for your next social event. Must see to appreciate.

16. 2026-04-08
    price $138,900 231-char remark

    Show marketing remark (231 chars)

    NEW AND IMPROVED PRICING!! Lovely starter home recently renovated with attention to detail! Refrigerator included with sale. Fenced back yard makes home pet friendly and ready for your next social event. Must see to appreciate.

17. 2026-03-13
    price $139,900 231-char remark

    Show marketing remark (231 chars)

    NEW AND IMPROVED PRICING!! Lovely starter home recently renovated with attention to detail! Refrigerator included with sale. Fenced back yard makes home pet friendly and ready for your next social event. Must see to appreciate.

18. 2026-01-19
    listed $142,000 Active 231-char remark

    Show marketing remark (231 chars)

    NEW AND IMPROVED PRICING!! Lovely starter home recently renovated with attention to detail! Refrigerator included with sale. Fenced back yard makes home pet friendly and ready for your next social event. Must see to appreciate.

19. 2025-11-10
    soldstatus Closed 557-char remark

    Show marketing remark (557 chars)

    Small starter home built in 1955. 2 Bedrooms, 1 bath with a tub with a combination shower. Small kitchen with gas range & oven. Chain link fenced back yard. Walls are paneling, sheet rock and it has some quaint wall paper. Storm doors on both doors leading into the home. Small patio on the side of the home. Utility Room is at the back of the house, must step out of the home to go to it. Garage was enclosed to make an all purpose room. Has a lean to for extra storage and a small, older shed. Home is being sold as is with no repairs by the seller.

20. 2025-11-10
    soldstatus $108,000

    Show marketing remark (557 chars)

    Small starter home built in 1955. 2 Bedrooms, 1 bath with a tub with a combination shower. Small kitchen with gas range & oven. Chain link fenced back yard. Walls are paneling, sheet rock and it has some quaint wall paper. Storm doors on both doors leading into the home. Small patio on the side of the home. Utility Room is at the back of the house, must step out of the home to go to it. Garage was enclosed to make an all purpose room. Has a lean to for extra storage and a small, older shed. Home is being sold as is with no repairs by the seller.

21. 2025-10-02
    status Pending 557-char remark

    Show marketing remark (557 chars)

    Small starter home built in 1955. 2 Bedrooms, 1 bath with a tub with a combination shower. Small kitchen with gas range & oven. Chain link fenced back yard. Walls are paneling, sheet rock and it has some quaint wall paper. Storm doors on both doors leading into the home. Small patio on the side of the home. Utility Room is at the back of the house, must step out of the home to go to it. Garage was enclosed to make an all purpose room. Has a lean to for extra storage and a small, older shed. Home is being sold as is with no repairs by the seller.

22. 2025-10-01
    listed $100,000 Active 557-char remark

    Show marketing remark (557 chars)

    Small starter home built in 1955. 2 Bedrooms, 1 bath with a tub with a combination shower. Small kitchen with gas range & oven. Chain link fenced back yard. Walls are paneling, sheet rock and it has some quaint wall paper. Storm doors on both doors leading into the home. Small patio on the side of the home. Utility Room is at the back of the house, must step out of the home to go to it. Garage was enclosed to make an all purpose room. Has a lean to for extra storage and a small, older shed. Home is being sold as is with no repairs by the seller.

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$142/yr (+$12/mo · 23.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,201
• − Mortgage interest: −$7,725
• − Property taxes: −$617
• − Insurance: −$690
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,012
• Taxable income: $2,246
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,855/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

+37.9% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $137,900 NTREIS
• 2026-04-08 Price Changed $138,900 NTREIS
• 2026-03-13 Price Changed $139,900 NTREIS
• 2026-01-19 Listed $142,000 NTREIS
• 2025-11-10 Sold (Public Records) $108,000 Public Records
• 2025-11-10 Sold (MLS) — NTREIS
• 2025-10-02 Pending — NTREIS
• 2025-10-01 Listed $100,000 NTREIS

Property tax history

+19.0%/yr

Latest (2025): $617 · +1613.1% YoY. Source: county tax records.