143 New Bethel Booker Rd · Benton, LA 71006

$119,000

2 bd · 2.0 ba · 750 sqft · SingleFamily public records · 49 Days on market

Built 1950 0.67 ac lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

***Investors Beware***Cute little country cottage home in the outer parts of Benton off Hwy 3 with lots of potential. Would be a GREAT fixer upper to rent out OR to flip. This is a 2 bedroom, 1 bathroom home that needs a little TLC. Being sold AS-IS CONDITION WHERE NO REPAIRS WILL BE MADE BY SELLER. Home-Land package. 24 hour minimum before showings, contact listing agent

Key facts

• Outdoor kitchen area
• Spacious wooden deck
• Fenced area

Tags

• OUTDOOR KITCHEN AREA
• SPACIOUS WOODEN DECK
• WORKSHOP FOR HOBBIES
• FENCED AREA

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (2 covered spaces)
• Utilities: Cable available; City water; Electricity available and connected; Septic
• Home design: Single family residence; Residential property; Suitable for equine, horses, poultry, sheep/goats; Property attached: Yes; Subdivision: rural
• Construction: Built in 1950; Metal roof; Metal siding; Block and pillar/post/pier foundation
• Exterior features: Covered deck; Deck; Fenced yard; Outbuilding; Packing shed; Workshop

Interior

• Kitchen: Dishwasher; Electric cooktop; Gas range; Microwave; Electric water heater
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; Eat-in kitchen; Walk-in closet(s); 4 total rooms; One-level home
• Laundry & utility: Utility room; Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $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.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,093
• Equity at exit: $17,743

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $13,892
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $222

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 78%

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: —

Listing history 19 events

1. 2026-06-18
   days on market $119,000 Active 49 DOM
2. 2026-06-17
   days on market $119,000 Active 48 DOM
3. 2026-06-16
   days on market $119,000 Active 47 DOM
4. 2026-06-15
   days on market $119,000 Active 46 DOM
5. 2026-06-14
   days on market $119,000 Active 44 DOM
6. 2026-06-13
   days on market $119,000 Active 43 DOM
7. 2026-06-10
   days on market $119,000 Active 41 DOM
8. 2026-06-09
   days on market $119,000 Active 40 DOM
9. 2026-06-08
   days on market $119,000 Active 39 DOM
10. 2026-06-07
    days on market $119,000 Active 38 DOM
11. 2026-06-02
    days on market $119,000 Active 33 DOM
12. 2026-06-01
    pricedays on market $119,000 Active 32 DOM
13. 2026-05-31
    days on market $120,000 Active 31 DOM
14. 2026-05-30
    days on market $120,000 Active 30 DOM
15. 2026-04-30
    listed $120,000 Active 1108-char remark
16. 2023-04-28
    soldstatus Closed 374-char remark

    Show marketing remark (374 chars)

    ***Investors Beware***Cute little country cottage home in the outer parts of Benton off Hwy 3 with lots of potential. Would be a GREAT fixer upper to rent out OR to flip. This is a 2 bedroom, 1 bathroom home that needs a little TLC. Being sold AS-IS CONDITION WHERE NO REPAIRS WILL BE MADE BY SELLER. Home-Land package. 24 hour minimum before showings, contact listing agent

17. 2023-03-29
    status Pending 374-char remark

    Show marketing remark (374 chars)

    ***Investors Beware***Cute little country cottage home in the outer parts of Benton off Hwy 3 with lots of potential. Would be a GREAT fixer upper to rent out OR to flip. This is a 2 bedroom, 1 bathroom home that needs a little TLC. Being sold AS-IS CONDITION WHERE NO REPAIRS WILL BE MADE BY SELLER. Home-Land package. 24 hour minimum before showings, contact listing agent

18. 2023-03-06
    listed $55,000 Active 374-char remark

    Show marketing remark (374 chars)

    ***Investors Beware***Cute little country cottage home in the outer parts of Benton off Hwy 3 with lots of potential. Would be a GREAT fixer upper to rent out OR to flip. This is a 2 bedroom, 1 bathroom home that needs a little TLC. Being sold AS-IS CONDITION WHERE NO REPAIRS WILL BE MADE BY SELLER. Home-Land package. 24 hour minimum before showings, contact listing agent

19. 2004-11-04
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $15,871
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,462
• Taxable income: $824
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,472/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

+116.4% since first listed

6 events — show timeline

• 2026-06-01 Price Changed $119,000 NTREIS
• 2026-04-30 Listed $120,000 NTREIS
• 2023-04-28 Sold (MLS) — NTREIS
• 2023-03-29 Pending — NTREIS
• 2023-03-06 Listed $55,000 NTREIS
• 2004-11-04 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $36 · +0.0% YoY. Source: county tax records.