198 Seven Pines Rd · Benton, LA 71006

$175,000

4 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 194 Days on market

Built 1989 0.61 ac lot $135/sqft · 17% above area Est $172k · at est.

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Why this score? — see what drove the D+ 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 +19.9/30.0
• ARV discount +6.6/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• 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 beautifully updated 4-bedroom, 2-bath home in Benton! Situated on a spacious 0.61-acre lot, this property offers fresh modern updates and plenty of room to spread out. Inside, you'll find all-new flooring, fresh interior paint, and a new electrical breaker system, giving you peace of mind from day one. The open living area provides an inviting space for gathering, and the bonus room adds flexibility, perfect for an office, playroom, or extra living space. The large backyard offers endless potential for outdoor activities, gardening, or future additions. Located in Benton, you’re just a short drive from Benton schools, Cypress Black Bayou Recreation Area, shopping, dining, and HWY 3 for easy commuting. A move-in-ready home with updates already done, come make it yours!

Key facts

• Large backyard
• Bonus room
• Open living area

Tags

• NEW ELECTRICAL BREAKER SYSTEM
• OPEN LIVING AREA
• BONUS ROOM
• LARGE BACKYARD
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $170k (2.7% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• 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: Benton Elementary School (math 55% / reading 57%, grade C+, #87 of 646 statewide, top 13%, 646 students, 45% 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 56% at this address vs 44% district-wide (+13 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 $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 194 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (median comp): $171,669
• List price: $175,000
• Delta: 1.94%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-14,987
• Equity at exit: $26,093

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $4,111
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$145 /mo · $1,734/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $210

Break-even live

Break-even rent $1,437

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $309	-5% $260	+0% $210	+5% $161	+10% $111
Rent	-10% $76	-5% $143	+0% $210	+5% $278	+10% $345
Rate	-1.0pp $298	-0.5pp $255	base $210	+0.5pp $165	+1.0pp $119

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $175,000 Active 194 DOM
2. 2026-06-18
   days on market $175,000 Active 191 DOM
3. 2026-06-17
   days on market $175,000 Active 190 DOM
4. 2026-06-16
   days on market $175,000 Active 189 DOM
5. 2026-06-15
   days on market $175,000 Active 188 DOM
6. 2026-06-14
   days on market $175,000 Active 186 DOM
7. 2026-06-13
   days on market $175,000 Active 185 DOM
8. 2026-06-10
   days on market $175,000 Active 183 DOM
9. 2026-06-09
   days on market $175,000 Active 182 DOM
10. 2026-06-08
    days on market $175,000 Active 181 DOM
11. 2026-06-07
    days on market $175,000 Active 180 DOM
12. 2026-06-02
    days on market $175,000 Active 175 DOM
13. 2026-06-01
    days on market $175,000 Active 174 DOM
14. 2026-05-31
    days on market $175,000 Active 173 DOM
15. 2026-05-30
    days on market $175,000 Active 172 DOM
16. 2026-02-16
    price $182,000 809-char remark

    Show marketing remark (809 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath home in Benton! Situated on a spacious 0.61-acre lot, this property offers fresh modern updates and plenty of room to spread out. Inside, you'll find all-new flooring, fresh interior paint, and a new electrical breaker system, giving you peace of mind from day one. The open living area provides an inviting space for gathering, and the bonus room adds flexibility, perfect for an office, playroom, or extra living space. The large backyard offers endless potential for outdoor activities, gardening, or future additions. Located in Benton, you’re just a short drive from Benton schools, Cypress Black Bayou Recreation Area, shopping, dining, and HWY 3 for easy commuting. A move-in-ready home with updates already done, come make it yours!

17. 2025-12-09
    listed $184,900 Active 809-char remark

    Show marketing remark (809 chars)

    Welcome to this beautifully updated 4-bedroom, 2-bath home in Benton! Situated on a spacious 0.61-acre lot, this property offers fresh modern updates and plenty of room to spread out. Inside, you'll find all-new flooring, fresh interior paint, and a new electrical breaker system, giving you peace of mind from day one. The open living area provides an inviting space for gathering, and the bonus room adds flexibility, perfect for an office, playroom, or extra living space. The large backyard offers endless potential for outdoor activities, gardening, or future additions. Located in Benton, you’re just a short drive from Benton schools, Cypress Black Bayou Recreation Area, shopping, dining, and HWY 3 for easy commuting. A move-in-ready home with updates already done, come make it yours!

18. 2025-11-23
    historical
19. 2025-08-13
    price $184,900
20. 2025-06-25
    price $189,900
21. 2025-05-23
    listed $199,900 Active
22. 2022-03-15
    soldstatus $187,000
23. 2022-03-04
    soldstatus Closed
24. 2022-03-04
    soldstatus $187,000
25. 2022-03-02
    status Pending
26. 2022-01-18
    status Pending
27. 2022-01-06
    listed $192,400 Active
28. 2020-02-06
    soldstatus $149,900
29. 2013-09-27
    soldstatus $110,000
30. 2007-12-18
    soldstatus $100,000

ⓘ 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: $1,734 · $145/mo
• Projected year-2 tax: $1,734 · $145/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,436
• − Mortgage interest: −$9,803
• − Property taxes: −$1,734
• − Insurance: −$875
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,091
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,604/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

+82.0% since first listed

15 events — show timeline

• 2026-02-16 Price Changed $182,000 NTREIS
• 2025-12-09 Listed $184,900 NTREIS
• 2025-11-23 Listing Removed — NTREIS
• 2025-08-13 Price Changed $184,900 NTREIS
• 2025-06-25 Price Changed $189,900 NTREIS
• 2025-05-23 Listed $199,900 NTREIS
• 2022-03-15 Sold (Public Records) $187,000 Public Records
• 2022-03-04 Sold (Public Records) $187,000 Public Records
• 2022-03-04 Sold (MLS) — NTREIS
• 2022-03-02 Pending — NTREIS
• 2022-01-18 Pending — NTREIS
• 2022-01-06 Listed $192,400 NTREIS
• 2020-02-06 Sold (Public Records) $149,900 Public Records
• 2013-09-27 Sold (Public Records) $110,000 Public Records
• 2007-12-18 Sold (Public Records) $100,000 Public Records

Property tax history

+19.2%/yr

Latest (2025): $1,734 · +99.9% YoY. Source: county tax records.