113 Park Blvd · Benton, LA 71006

$229,999

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 100 Days on market

Built 1978 0.35 ac lot $143/sqft · 9% above area Est $259k · 11% 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 +17.4/30.0
• ARV discount +12.6/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• 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

Welcome to this charming 1,982 sq ft home located in Benton, LA. This property features 3 spacious bedrooms and 2 full bathrooms, along with both a formal dining room and an eat-in kitchen, offering great space for everyday living and entertaining. The living area includes a cozy wood-burning fireplace, while a bonus family room provides additional flexible living space perfect for a second den, playroom, or office. Situated on a large, fully fenced lot, the home also offers a 2-car garage and plenty of outdoor space to enjoy. Conveniently located near Cypress Bayou and the Black Bayou boat launch, this property provides easy access to boating, fishing, and outdoor recreation. Located in a desirable school district (Legacy Elementary, Benton Middle, Benton High School), this home offers comfort, space, and a great Benton location.

Key facts

• Bonus family room
• Fully fenced lot
• 0.35 acre lot

Tags

• WOOD BURNING FIREPLACE
• BONUS FAMILY ROOM
• FULLY FENCED LOT
• EASY ACCESS TO BOATING
• EASY ACCESS TO FISHING
• DESIRABLE SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $214k (7.1% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $209,299 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 0.93% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $259,297
• List price: $229,999
• Delta: -11.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 S Parkridge Dr	0.17mi	3/2.0	1,631 (+1%)	4mo	$215,000	$132	87
3909 Le Brooke Ln	0.19mi	3/2.0	1,662 (+3%)	2mo	$274,900	$165	84
4618 Palmetto Rd	0.17mi	3/2.0	1,740 (+8%)	2mo	$259,000	$149	78
321 Newport Ln	0.26mi	3/2.0	1,773 (+10%)	2mo	$345,000	$195	70
4021 Elizabeth Ln	0.25mi	4/2.0 (+1)	1,726 (+7%)	2mo	$279,000	$162	70
307 Newport Ln	0.33mi	3/2.0	1,771 (+10%)	2mo	$314,900	$178	66
216 Roanoke Cir	0.33mi	3/2.0	1,752 (+9%)	6mo	$349,999	$200	65
159 Jamestowne Blvd	0.48mi	3/2.0	1,717 (+6%)	4mo	$299,999	$175	64
300 Ansley Cir	0.38mi	4/2.0 (+1)	1,789 (+11%)	1mo	$340,000	$190	58
207 Jamestowne Blvd	0.48mi	3/2.0	1,810 (+12%)	3mo	$329,900	$182	54
501 Hempstead Cir	0.46mi	3/2.0	1,835 (+14%)	2mo	$335,900	$183	54
217 Roanoke Cir	0.29mi	4/2.0 (+1)	1,856 (+15%)	4mo	$329,900	$178	53

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-26,390
• Equity at exit: $34,294

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-9,006
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$214 /mo · $2,571/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $171

Break-even live

Break-even rent $1,919

Max offer price $229,999

Occupancy floor 87%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4425 Ellis Ct Benton, LA	3.0	2.0	1851	$2,100	$1.13	44d	1	0.19mi
4113 Courtland Way Benton, LA	4.0	2.0	1797	$2,200	$1.22	14d	1	0.35mi

Listing history 27 events

1. 2026-06-18
   days on market $229,999 Active 100 DOM
2. 2026-06-17
   days on market $229,999 Active 99 DOM
3. 2026-06-16
   days on market $229,999 Active 98 DOM
4. 2026-06-15
   days on market $229,999 Active 97 DOM
5. 2026-06-14
   days on market $229,999 Active 95 DOM
6. 2026-06-13
   days on market $229,999 Active 94 DOM
7. 2026-06-10
   days on market $229,999 Active 92 DOM
8. 2026-06-09
   days on market $229,999 Active 91 DOM
9. 2026-06-08
   days on market $229,999 Active 90 DOM
10. 2026-06-07
    days on market $229,999 Active 89 DOM
11. 2026-06-02
    days on market $229,999 Active 84 DOM
12. 2026-06-01
    days on market $229,999 Active 83 DOM
13. 2026-05-31
    days on market $229,999 Active 82 DOM
14. 2026-05-30
    days on market $229,999 Active 81 DOM
15. 2026-04-29
    price $229,999 851-char remark

    Show marketing remark (851 chars)

    Welcome to this charming 1,982 sq ft home located in Benton, LA. This property features 3 spacious bedrooms and 2 full bathrooms, along with both a formal dining room and an eat-in kitchen, offering great space for everyday living and entertaining. The living area includes a cozy wood-burning fireplace, while a bonus family room provides additional flexible living space perfect for a second den, playroom, or office. Situated on a large, fully fenced lot, the home also offers a 2-car garage and plenty of outdoor space to enjoy. Conveniently located near Cypress Bayou and the Black Bayou boat launch, this property provides easy access to boating, fishing, and outdoor recreation. Located in a desirable school district (Legacy Elementary, Benton Middle, Benton High School), this home offers comfort, space, and a great Benton location.

16. 2026-03-31
    price $239,900 851-char remark

    Show marketing remark (851 chars)

    Welcome to this charming 1,982 sq ft home located in Benton, LA. This property features 3 spacious bedrooms and 2 full bathrooms, along with both a formal dining room and an eat-in kitchen, offering great space for everyday living and entertaining. The living area includes a cozy wood-burning fireplace, while a bonus family room provides additional flexible living space perfect for a second den, playroom, or office. Situated on a large, fully fenced lot, the home also offers a 2-car garage and plenty of outdoor space to enjoy. Conveniently located near Cypress Bayou and the Black Bayou boat launch, this property provides easy access to boating, fishing, and outdoor recreation. Located in a desirable school district (Legacy Elementary, Benton Middle, Benton High School), this home offers comfort, space, and a great Benton location.

17. 2026-03-10
    listed $244,900 Active 851-char remark

    Show marketing remark (851 chars)

    Welcome to this charming 1,982 sq ft home located in Benton, LA. This property features 3 spacious bedrooms and 2 full bathrooms, along with both a formal dining room and an eat-in kitchen, offering great space for everyday living and entertaining. The living area includes a cozy wood-burning fireplace, while a bonus family room provides additional flexible living space perfect for a second den, playroom, or office. Situated on a large, fully fenced lot, the home also offers a 2-car garage and plenty of outdoor space to enjoy. Conveniently located near Cypress Bayou and the Black Bayou boat launch, this property provides easy access to boating, fishing, and outdoor recreation. Located in a desirable school district (Legacy Elementary, Benton Middle, Benton High School), this home offers comfort, space, and a great Benton location.

18. 2026-01-28
    historical
19. 2025-10-11
    price $239,900
20. 2025-07-01
    price $244,900
21. 2025-05-30
    listed $254,900 Active
22. 2022-06-28
    soldstatus $215,000
23. 2022-06-27
    soldstatus Closed
24. 2022-05-22
    status Pending
25. 2022-05-17
    listed $215,000 Active
26. 2015-08-31
    soldstatus $185,000
27. 2005-07-22
    soldstatus $154,000

ⓘ 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: $2,571 · $214/mo
• Projected year-2 tax: $2,571 · $214/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $25,630
• − Mortgage interest: −$12,884
• − Property taxes: −$2,571
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$6,691
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $2,476/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

• 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

+49.4% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $229,999 NTREIS
• 2026-03-31 Price Changed $239,900 NTREIS
• 2026-03-10 Listed $244,900 NTREIS
• 2026-01-28 Listing Removed — NTREIS
• 2025-10-11 Price Changed $239,900 NTREIS
• 2025-07-01 Price Changed $244,900 NTREIS
• 2025-05-30 Listed $254,900 NTREIS
• 2022-06-28 Sold (Public Records) $215,000 Public Records
• 2022-06-27 Sold (MLS) — NTREIS
• 2022-05-22 Pending — NTREIS
• 2022-05-17 Listed $215,000 NTREIS
• 2015-08-31 Sold (Public Records) $185,000 Public Records
• 2005-07-22 Sold (Public Records) $154,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $2,571 · -1.0% YoY. Source: county tax records.