7147 Clyve Rd · Milton, LA 70555

$185,000

3 bd · 2.0 ba · 1,297 sqft · SingleFamily · 14 Days on market

0.41 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 Bedroom 2 Bath home is in a great location. A large deck in back with a hot tub built in. Needs some improvements, great for an investor or a young couple just starting out. Call and schedule a showing today!!

Key facts

• Fenced in yard
• New roof
• 0.41 acre lot

Tags

• FENCED IN YARD
• QUIET DEAD END STREET
• STAINLESS STEEL APPLIANCES
• NEW ROOF

Property features AI

Exterior

• Parking: Carport (2 covered spaces, total parking for 2)
• Utilities: Septic tank; Electric service: SLEMCO
• Home design: Single-family residence; Garden/Patio style; Dead-end and parish road frontage
• Construction: Vinyl siding with frame construction; Composition roof
• Exterior features: Deck; Shed/storage; Privacy wood fencing

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric stove; Microwave; Refrigerator
• Flooring: Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Beamed ceilings; Tile countertops; Double-pane windows; Lighting
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $232 ($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 $175k (5.6% below list).
• Recommended offer: $175k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.6% in Milton — 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 68/100 on livability (#89 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Vermilion Parish (town): math 40% / reading 53% proficiency, ranked #15 of 98 in LA (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cecil Picard Elementary School At Maurice (math 61% / reading 68%, grade B, #40 of 646 statewide, top 7%, 845 students, 42% FRL); North Vermilion Middle School (math 47% / reading 53%, grade C, #26 of 218 statewide, top 12%, 656 students, 45% FRL); North Vermilion High School (math 57% / reading 63%, grade C+, #20 of 265 statewide, top 7%, 854 students, 44% FRL).
• Market conditions: 248 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 228 units permitted in Vermilion 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 $6k of value loss. Plan a longer hold.
• Vermilion County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $68k; list at $185k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,574 (5.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.8

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-15,281
• Equity at exit: $27,584

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,468
• Equity at exit: $15,995

Cash invested: $51,800 (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 70555

• Home prices YoY: -29.4%
• Active inventory: 248
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $232

Break-even live

Break-even rent $1,453

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2339 Robley Dr Lafayette, LA	3.0	2.0	1428	$1,395	$0.98	13d	1	0.86mi
303 Belle Grove Blvd Lafayette, LA	3.0	2.0	1700	$1,700	$1.00	21d	1	1.00mi
706 Picard Rd Unit 20 Lafayette, LA	2.0	1.0	950	$850	$0.89	21d	1	1.26mi
8550 Cat Rd Unit B Maurice, LA	3.0	2.0	1324	$1,650	$1.25	43d	1	1.42mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $185,000 Pending 14 DOM
2. 2026-06-03
   days on market $185,000 Active 12 DOM
3. 2026-06-02
   days on market $185,000 Active 11 DOM
4. 2026-06-01
   days on market $185,000 Active 10 DOM
5. 2026-05-31
   days on market $185,000 Active 9 DOM
6. 2026-05-30
   days on market $185,000 Active 8 DOM
7. 2026-05-21
   listed $185,000 Active
8. 2025-10-28
   historical Contingent (Show)
9. 2025-10-24
   price $184,995
10. 2025-10-14
    listed $190,000 Active
11. 2015-11-01
    soldstatus $68,224 216-char remark

    Show marketing remark (216 chars)

    This 3 Bedroom 2 Bath home is in a great location. A large deck in back with a hot tub built in. Needs some improvements, great for an investor or a young couple just starting out. Call and schedule a showing today!!

12. 2015-09-22
    listed $41,473 216-char remark

    Show marketing remark (216 chars)

    This 3 Bedroom 2 Bath home is in a great location. A large deck in back with a hot tub built in. Needs some improvements, great for an investor or a young couple just starting out. Call and schedule a showing today!!

13. 2006-12-05
    soldstatus $107,000
14. 2006-09-05
    listed $108,500

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,203 · $100/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $20,949
• − Mortgage interest: −$10,363
• − Property taxes: −$1,203
• − Insurance: −$925
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$5,382
• Taxable loss: −$276
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,845/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: Vermilion Parish
• NCES district ID: 2201800
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 53% ▼ -32.00%
• Median HH income: $45,115
• Composite: 39.37/100
• National rank: #3974
• State rank: #15 of 98 in LA

Livability — Milton

• Score: 68/100
• State rank: #89
• US rank: #9617

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vermilion Parish · 8,759 people
• City population: 24
• Metro: Lafayette, LA
• Population (ZIP): 8,759
• Household income: $76,213
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 46.0

Population outlook (Vermilion County) Hauer SSP2

• Today (2025): 64,095 people
• By 2030: 65,915 · +2.8%
• By 2040: 68,985 · +7.6%
• By 2050: 70,804 · +10.5%
• By 2075: 73,897 · +15.3%
• By 2100: 71,793 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 25% Romanian 3% Italian 1%
• Foreign-born: 2% · Vietnam
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Vietnamese 2% Spanish 1%

Political lean MEDSL · Vermilion

• 2024 margin: Solid R (+63.8) · D 17.6% · R 81.4% · Other 1.1%
• 2008→2024 swing: -16.3pp toward R · 2008: -47.5pp · 2024: -63.8pp
• All cycles: 2024: R+63.8 2020: R+61.9 2016: R+59.6 2012: R+52.8 2008: R+47.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.61%
• Current HPI: 133.7146
• Rent YoY: —
• Metro: Lafayette, LA
• 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

+70.5% since first listed

8 events — show timeline

• 2026-05-21 Listed $185,000 AcadianaMLS
• 2025-10-28 Contingent — AcadianaMLS
• 2025-10-24 Price Changed $184,995 AcadianaMLS
• 2025-10-14 Listed $190,000 AcadianaMLS
• 2015-11-01 Sold (MLS) $68,224 AcadianaMLS
• 2015-09-22 Listed $41,473 AcadianaMLS
• 2006-12-05 Sold (MLS) $107,000 AcadianaMLS
• 2006-09-05 Listed $108,500 AcadianaMLS

Property tax history

+2.1%/yr

Latest (2025): $1,203 · -0.1% YoY. Source: county tax records.