1330 Palmetto Rd · Benton, LA 71006

$119,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 83 Days on market

Built 1952 0.75 ac lot $93/sqft · 34% below area Est $179k · 34% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

Charming & Affordable Benton Home for Sale! Welcome to this warm and character-filled home located in the heart of Benton! Offering 3 bedrooms, 1 bathroom, and 1,274 sq. ft. of living space on just over a half-acre lot, this home is the perfect blend of comfort and convenience. Step inside to find a bright and inviting living and dining area, ideal for relaxing or entertaining. The kitchen is equipped with sleek stainless steel appliances, making meal prep a breeze. Just off the primary bedroom, you'll find a bonus room—a flexible space perfect for a nursery, home office, or cozy retreat. Enjoy the outdoors in your spacious backyard, ideal for gatherings, gardening, or simply soaking up the sun. Two storage sheds provide plenty of room for tools, toys, or hobbies. Located close to shopping, medical facilities, and within the Benton School District, this home is move-in ready and waiting for its next owner. Don’t miss out—schedule your showing TODAY!

Key facts

• 0.75 acre lot
• Parking
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $112k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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+, 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: 201 active listings in the ZIP; 1 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 $823 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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.
• Current owner paid $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $111,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 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: 1.26% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.91%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $179,455
• List price: $119,000
• Delta: -33.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Peyton Ave	0.54mi	3/1.0	1,274 (0%)	11mo	$154,900	$122	66
901 Lee St	0.47mi	3/2.0	1,398 (+10%)	4mo	$258,200	$185	54
318 Larkin	0.38mi	3/2.0	1,384 (+9%)	24mo	$255,000	$184	44
109 Mildred St	0.41mi	3/2.0	1,446 (+14%)	20mo	$194,900	$135	38
105 Cleveland St	0.63mi	3/2.5	1,450 (+14%)	5mo	$199,000	$137	37

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $7,073
• Equity at exit: $17,743

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $40,071
• Equity at exit: $10,289

Cash invested: $33,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$97 /mo · $1,169/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $414

Break-even live

Break-even rent $976

Max offer price $119,000

Occupancy floor 67%

Sensitivity live

Price	-10% $481	-5% $448	+0% $414	+5% $380	+10% $347
Rent	-10% $295	-5% $355	+0% $414	+5% $473	+10% $532
Rate	-1.0pp $474	-0.5pp $444	base $414	+0.5pp $383	+1.0pp $352

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Peyton Ave Benton, LA	3.0	2.0	1509	$1,500	$0.99	15d	1	0.50mi

Listing history 32 events

1. 2026-06-21
   days on market $119,000 Active 83 DOM
2. 2026-06-18
   days on market $119,000 Active 80 DOM
3. 2026-06-17
   days on market $119,000 Active 79 DOM
4. 2026-06-16
   days on market $119,000 Active 78 DOM
5. 2026-06-15
   days on market $119,000 Active 77 DOM
6. 2026-06-14
   days on market $119,000 Active 75 DOM
7. 2026-06-13
   days on market $119,000 Active 74 DOM
8. 2026-06-10
   days on market $119,000 Active 72 DOM
9. 2026-06-09
   days on market $119,000 Active 71 DOM
10. 2026-06-08
    days on market $119,000 Active 70 DOM
11. 2026-06-07
    days on market $119,000 Active 69 DOM
12. 2026-06-02
    days on market $119,000 Active 64 DOM
13. 2026-06-01
    days on market $119,000 Active 63 DOM
14. 2026-05-31
    days on market $119,000 Active 62 DOM
15. 2026-05-30
    days on market $119,000 Active 61 DOM
16. 2026-03-30
    listed $119,000 Active 990-char remark

    Show marketing remark (990 chars)

    Charming & Affordable Benton Home for Sale! Welcome to this warm and character-filled home located in the heart of Benton! Offering 3 bedrooms, 1 bathroom, and 1,274 sq. ft. of living space on just over a half-acre lot, this home is the perfect blend of comfort and convenience. Step inside to find a bright and inviting living and dining area, ideal for relaxing or entertaining. The kitchen is equipped with sleek stainless steel appliances, making meal prep a breeze. Just off the primary bedroom, you'll find a bonus room—a flexible space perfect for a nursery, home office, or cozy retreat. Enjoy the outdoors in your spacious backyard, ideal for gatherings, gardening, or simply soaking up the sun. Two storage sheds provide plenty of room for tools, toys, or hobbies. Located close to shopping, medical facilities, and within the Benton School District, this home is move-in ready and waiting for its next owner. Don’t miss out—schedule your showing TODAY!

17. 2025-07-31
    soldstatus Closed 990-char remark

    Show marketing remark (990 chars)

    Charming & Affordable Benton Home for Sale! Welcome to this warm and character-filled home located in the heart of Benton! Offering 3 bedrooms, 1 bathroom, and 1,274 sq. ft. of living space on just over a half-acre lot, this home is the perfect blend of comfort and convenience. Step inside to find a bright and inviting living and dining area, ideal for relaxing or entertaining. The kitchen is equipped with sleek stainless steel appliances, making meal prep a breeze. Just off the primary bedroom, you'll find a bonus room—a flexible space perfect for a nursery, home office, or cozy retreat. Enjoy the outdoors in your spacious backyard, ideal for gatherings, gardening, or simply soaking up the sun. Two storage sheds provide plenty of room for tools, toys, or hobbies. Located close to shopping, medical facilities, and within the Benton School District, this home is move-in ready and waiting for its next owner. Don’t miss out—schedule your showing TODAY!

18. 2025-07-14
    status Pending 990-char remark

    Show marketing remark (990 chars)

    Charming & Affordable Benton Home for Sale! Welcome to this warm and character-filled home located in the heart of Benton! Offering 3 bedrooms, 1 bathroom, and 1,274 sq. ft. of living space on just over a half-acre lot, this home is the perfect blend of comfort and convenience. Step inside to find a bright and inviting living and dining area, ideal for relaxing or entertaining. The kitchen is equipped with sleek stainless steel appliances, making meal prep a breeze. Just off the primary bedroom, you'll find a bonus room—a flexible space perfect for a nursery, home office, or cozy retreat. Enjoy the outdoors in your spacious backyard, ideal for gatherings, gardening, or simply soaking up the sun. Two storage sheds provide plenty of room for tools, toys, or hobbies. Located close to shopping, medical facilities, and within the Benton School District, this home is move-in ready and waiting for its next owner. Don’t miss out—schedule your showing TODAY!

19. 2025-06-18
    listed $84,900 Active 990-char remark

    Show marketing remark (990 chars)

    Charming & Affordable Benton Home for Sale! Welcome to this warm and character-filled home located in the heart of Benton! Offering 3 bedrooms, 1 bathroom, and 1,274 sq. ft. of living space on just over a half-acre lot, this home is the perfect blend of comfort and convenience. Step inside to find a bright and inviting living and dining area, ideal for relaxing or entertaining. The kitchen is equipped with sleek stainless steel appliances, making meal prep a breeze. Just off the primary bedroom, you'll find a bonus room—a flexible space perfect for a nursery, home office, or cozy retreat. Enjoy the outdoors in your spacious backyard, ideal for gatherings, gardening, or simply soaking up the sun. Two storage sheds provide plenty of room for tools, toys, or hobbies. Located close to shopping, medical facilities, and within the Benton School District, this home is move-in ready and waiting for its next owner. Don’t miss out—schedule your showing TODAY!

20. 2024-08-15
    historical
21. 2024-06-14
    historical $1,300
22. 2024-06-11
    price $145,000
23. 2024-06-11
    status Active
24. 2024-05-29
    listed $1,300
25. 2024-04-18
    status Pending
26. 2024-03-27
    price $130,000
27. 2024-03-04
    price $145,000
28. 2024-02-15
    listed $155,000 Active
29. 2021-09-02
    soldstatus Sold
30. 2021-06-23
    status Pending
31. 2021-06-17
    listed $112,000 Active
32. 2013-08-12
    soldstatus $89,700

ⓘ 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: $1,169 · $97/mo
• Projected year-2 tax: $1,169 · $97/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: $18,000
• − Mortgage interest: −$6,666
• − Property taxes: −$1,169
• − Insurance: −$595
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,462
• Taxable income: $3,228
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $4,193/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

+32.7% since first listed

17 events — show timeline

• 2026-03-30 Listed $119,000 NTREIS
• 2025-07-31 Sold (MLS) — NTREIS
• 2025-07-14 Pending — NTREIS
• 2025-06-18 Listed $84,900 NTREIS
• 2024-08-15 Listing Removed — NTREIS
• 2024-06-14 Rental Removed $1,300 APPFOLIO
• 2024-06-11 Price Changed $145,000 NTREIS
• 2024-06-11 Relisted — NTREIS
• 2024-05-29 Listed for Rent $1,300 APPFOLIO
• 2024-04-18 Pending — NTREIS
• 2024-03-27 Price Changed $130,000 NTREIS
• 2024-03-04 Price Changed $145,000 NTREIS
• 2024-02-15 Listed $155,000 NTREIS
• 2021-09-02 Sold (MLS) — NTREIS
• 2021-06-23 Pending — NTREIS
• 2021-06-17 Listed $112,000 NTREIS
• 2013-08-12 Sold (Public Records) $89,700 Public Records

Property tax history

+22.9%/yr

Latest (2025): $1,169 · -1.0% YoY. Source: county tax records.