505 Simpson St · Benton, LA 71006

$165,000

2 bd · 1.0 ba · 1,246 sqft · SingleFamily public records · 52 Days on market

Built 1947 0.35 ac lot $132/sqft · 9% below area Est $181k · 9% 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 +19.8/30.0
• ARV discount +11.6/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• 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

Super cute home with charm and character located in the heart of Benton - large covered front porch perfect for spending time outside - living room features abundant natural light and cozy fireplace - separate family room or formal dining room with gorgeous sliding barn doors - updated kitchen features white cabinets, butcher block counters, and modern appliances - mudroom area off of side entry door - spacious bedrooms with great closet space - updated bathroom - detached 2-car garage with extra storage - conveniently located near Benton Road and local shopping and dining - come and see this gem today!!

Key facts

• Practical layout
• Natural light
• Backyard

Tags

• NATURAL LIGHT
• PRACTICAL LAYOUT
• BACKYARD
• DESIRABLE AREA

Property features AI

Finance

• Financial info: Second mortgage: No
• HOA & community: No association (no HOA)

Exterior

• Parking: 2 covered parking spaces; 2-car garage with a single door; Additional parking available
• Utilities: City water; City sewer; Within a municipal utility district
• Home design: Single Family Residence; Residential property; Entry level: One
• Construction: Built in 1947
• Exterior features: Lot under 0.5 acre (approximately 0.354 acres); Subdivision: Benton

Interior

• Kitchen: Built-in gas range; Dishwasher
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Interior features: Cable TV available; Eat-in kitchen; One level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $196 ($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 $151k (8.8% below list).
• Recommended offer: $151k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Bossier Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 222 students, 93% FRL) — zoned schools average 93% FRL vs 41% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 44% district-wide (-31 pts) — the specific schools serving this property underperform the Bossier Parish average; the district grade overstates school quality for this exact location.
• 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 $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 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 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $150,560 (8.8% below list)

Questions for the listing agent

1. It's been on market 52 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (median comp): $181,465
• List price: $165,000
• Delta: -9.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 5th St	0.14mi	2/2.0	1,336 (+7%)	4mo	$178,000	$133	74
816 Simpson St	0.28mi	3/1.5 (+1)	1,272 (+2%)	22mo	$162,800	$128	58
326 Montgomery Ln	0.56mi	3/2.0 (+1)	1,152 (-8%)	1mo	$185,000	$161	52
914 5th St	0.28mi	3/1.0 (+1)	1,102 (-12%)	17mo	$154,900	$141	48
901 Lee St	0.50mi	3/2.0 (+1)	1,398 (+12%)	4mo	$258,200	$185	44
314 Montgomery Ln	0.52mi	3/2.0 (+1)	1,150 (-8%)	14mo	$145,000	$126	42
914 Louis Ave	0.73mi	3/1.5 (+1)	1,215 (-2%)	16mo	$139,000	$114	41
152 Lola Cir	0.38mi	3/2.0 (+1)	1,430 (+15%)	11mo	$238,900	$167	40
318 Larkin	0.50mi	3/2.0 (+1)	1,384 (+11%)	24mo	$255,000	$184	30

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,313
• Equity at exit: $24,602

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,348
• Equity at exit: $14,266

Cash invested: $46,200 (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: 201
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $196

Break-even live

Break-even rent $1,257

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $290	-5% $243	+0% $196	+5% $149	+10% $103
Rent	-10% $77	-5% $137	+0% $196	+5% $256	+10% $315
Rate	-1.0pp $279	-0.5pp $238	base $196	+0.5pp $153	+1.0pp $110

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 52 DOM
2. 2026-06-17
   days on market $165,000 Active 51 DOM
3. 2026-06-16
   days on market $165,000 Active 50 DOM
4. 2026-06-15
   days on market $165,000 Active 49 DOM
5. 2026-06-14
   days on market $165,000 Active 47 DOM
6. 2026-06-13
   days on market $165,000 Active 46 DOM
7. 2026-06-10
   days on market $165,000 Active 44 DOM
8. 2026-06-09
   days on market $165,000 Active 43 DOM
9. 2026-06-08
   days on market $165,000 Active 42 DOM
10. 2026-06-07
    days on market $165,000 Active 41 DOM
11. 2026-06-02
    days on market $165,000 Active 36 DOM
12. 2026-06-01
    days on market $165,000 Active 35 DOM
13. 2026-05-31
    days on market $165,000 Active 34 DOM
14. 2026-05-30
    days on market $165,000 Active 33 DOM
15. 2026-04-27
    listed $165,000 Active 599-char remark
16. 2022-11-02
    soldstatus $147,500
17. 2022-10-31
    soldstatus Closed 611-char remark

    Show marketing remark (611 chars)

    Super cute home with charm and character located in the heart of Benton - large covered front porch perfect for spending time outside - living room features abundant natural light and cozy fireplace - separate family room or formal dining room with gorgeous sliding barn doors - updated kitchen features white cabinets, butcher block counters, and modern appliances - mudroom area off of side entry door - spacious bedrooms with great closet space - updated bathroom - detached 2-car garage with extra storage - conveniently located near Benton Road and local shopping and dining - come and see this gem today!!

18. 2022-09-15
    status Pending 611-char remark

    Show marketing remark (611 chars)

    Super cute home with charm and character located in the heart of Benton - large covered front porch perfect for spending time outside - living room features abundant natural light and cozy fireplace - separate family room or formal dining room with gorgeous sliding barn doors - updated kitchen features white cabinets, butcher block counters, and modern appliances - mudroom area off of side entry door - spacious bedrooms with great closet space - updated bathroom - detached 2-car garage with extra storage - conveniently located near Benton Road and local shopping and dining - come and see this gem today!!

19. 2022-09-09
    price $135,000 611-char remark

    Show marketing remark (611 chars)

    Super cute home with charm and character located in the heart of Benton - large covered front porch perfect for spending time outside - living room features abundant natural light and cozy fireplace - separate family room or formal dining room with gorgeous sliding barn doors - updated kitchen features white cabinets, butcher block counters, and modern appliances - mudroom area off of side entry door - spacious bedrooms with great closet space - updated bathroom - detached 2-car garage with extra storage - conveniently located near Benton Road and local shopping and dining - come and see this gem today!!

20. 2022-07-29
    listed $155,900 Active 611-char remark

    Show marketing remark (611 chars)

    Super cute home with charm and character located in the heart of Benton - large covered front porch perfect for spending time outside - living room features abundant natural light and cozy fireplace - separate family room or formal dining room with gorgeous sliding barn doors - updated kitchen features white cabinets, butcher block counters, and modern appliances - mudroom area off of side entry door - spacious bedrooms with great closet space - updated bathroom - detached 2-car garage with extra storage - conveniently located near Benton Road and local shopping and dining - come and see this gem today!!

21. 2006-05-12
    soldstatus
22. 2006-02-23
    soldstatus $50,000

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$196/yr (+$16/mo · 27.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $18,067
• − Mortgage interest: −$9,243
• − Property taxes: −$711
• − Insurance: −$825
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,800
• Taxable loss: −$402
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $2,450/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

+230.0% since first listed

8 events — show timeline

• 2026-04-27 Listed $165,000 NTREIS
• 2022-11-02 Sold (Public Records) $147,500 Public Records
• 2022-10-31 Sold (MLS) — NTREIS
• 2022-09-15 Pending — NTREIS
• 2022-09-09 Price Changed $135,000 NTREIS
• 2022-07-29 Listed $155,900 NTREIS
• 2006-05-12 Sold (Public Records) — Public Records
• 2006-02-23 Sold (Public Records) $50,000 Public Records

Property tax history

+19.6%/yr

Latest (2025): $711 · -1.0% YoY. Source: county tax records.