116 Rougeau Rd · Milton, LA 70508

$134,500

3 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 247 Days on market

Built 1948 0.27 ac lot Est $258k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

Key facts

• Unrestricted lot
• 0.27 acre lot
• 2 parking spots

Tags

• MILTON SCHOOL DISTRICT
• UNRESTRICTED LOT
• BUTCHER BLOCK COUNTERS

Property features AI

Exterior

• Parking: Carport with 2 spaces; 2 total parking spaces (2 covered)
• Utilities: Septic tank; Electric service: Entergy
• Home design: Single family residence; Private road frontage
• Construction: Metal roof; Vinyl siding with frame construction
• Exterior features: Exterior lighting; Covered porch

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Wood laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Multi-unit cooling
• Interior features: Separate shower; Special bath; Butcher block counters; Window treatments
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• Lafayette Parish (urban): math 38% / reading 46% proficiency, ranked #19 of 98 in LA (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Milton Elementary School (math 49% / reading 64%, grade C+, #86 of 646 statewide, top 13%, 1,332 students, 39% FRL); Southside High School (math 52% / reading 53%, grade C-, #30 of 265 statewide, top 12%, 1,910 students, 39% FRL) — zoned schools average 39% FRL vs 56% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lafayette Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,585 units permitted in Lafayette Parish in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $930 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lafayette County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $26k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.42% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $258,453
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Rougeau Rd	0.00mi	3/2.0	1,746 (-5%)	0mo	$118,500	$68	92
100 Country Morning Ct	0.23mi	3/2.0	1,787 (-2%)	9mo	$240,000	$134	78
102 Briar Leaf Way	0.56mi	3/2.0	1,892 (+3%)	0mo	$248,000	$131	68
114 Sandhill Crane Dr	0.46mi	3/2.0	1,896 (+3%)	9mo	$249,900	$132	66
106 Country Morning Ct	0.22mi	4/2.5 (+1)	1,952 (+6%)	10mo	$256,000	$131	64
314 Wetgrass Dr	0.65mi	3/2.0	1,744 (-5%)	0mo	$295,000	$169	61
300 Sleepy Brook Rd	0.75mi	4/2.0 (+1)	1,754 (-4%)	3mo	$292,800	$167	51
105 Grazing Trce	0.43mi	3/2.0	1,565 (-15%)	7mo	$271,000	$173	50
101 Grassland Ave	0.57mi	4/2.0 (+1)	1,676 (-9%)	6mo	$283,000	$169	50
113 Swoon Dr	0.67mi	3/2.5	1,977 (+8%)	10mo	$278,000	$141	46
102 Sunflower Dr	0.74mi	3/2.0	1,637 (-11%)	8mo	$225,000	$137	40
502 River Woods Dr	0.72mi	4/3.0 (+1)	2,093 (+14%)	11mo	$315,000	$151	25

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $10,952
• Equity at exit: $20,054

10-year hold

• IRR: 15.3%
• Equity multiple: 2.14×
• Total profit: $42,886
• Equity at exit: $11,629

Cash invested: $37,660 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$705
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $566

Break-even live

Break-even rent $1,190

Max offer price $134,500

Occupancy floor 65%

Sensitivity live

Price	-10% $642	-5% $604	+0% $566	+5% $528	+10% $490
Rent	-10% $415	-5% $491	+0% $566	+5% $641	+10% $717
Rate	-1.0pp $634	-0.5pp $600	base $566	+0.5pp $531	+1.0pp $496

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Crenshaw Dr Lafayette, LA	3.0	2.0	1337	$2,150	$1.61	22d	1	0.82mi
3606 Kaliste Saloom Rd Unit 201 Lafayette, LA	3.0	2.0	1402	$1,450	$1.03	22d	1	1.10mi
103 Bijou Dr Lafayette, LA	3.0	2.0	1522	$2,100	$1.38	44d	1	1.14mi
130 Brightwood Dr Lafayette, LA	3.0	2.0	1250	$1,800	$1.44	22d	1	1.28mi
106 Shadow Springs Dr Lafayette, LA	3.0	2.0	1850	$2,295	$1.24	44d	1	1.43mi

Listing history 32 events

1. 2026-05-01
   status Pending
2. 2026-03-23
   status Active
3. 2026-03-23
   price $134,500
4. 2026-03-12
   status Pending
5. 2026-02-12
   price $144,500
6. 2025-12-11
   price $145,000
7. 2025-10-14
   price $150,000
8. 2025-09-17
   price $155,000
9. 2025-08-22
   status Active
10. 2025-08-20
    status Pending
11. 2025-08-14
    listed $160,000 Active
12. 2023-09-13
    soldstatus $185,000
13. 2023-09-12
    soldstatus $185,000 Sold 395-char remark

    Show marketing remark (395 chars)

    Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

14. 2023-08-13
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

15. 2023-07-31
    status Active 395-char remark

    Show marketing remark (395 chars)

    Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

16. 2023-07-18
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

17. 2023-07-14
    price $189,900 395-char remark

    Show marketing remark (395 chars)

    Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

18. 2023-05-26
    listed $200,000 Active 395-char remark

    Show marketing remark (395 chars)

    Looking for a 3 bedroom 2 bath remodeled home in Milton School District? Well look no further! This home has a spacious master bedroom with sitting area and a master bathroom that is a must see! The kitchen has butcher block counter tops and updated appliances. This home sits on .27 acres and is unrestricted so you can create your own personal oasis. Contact your realtor today for a showing!

19. 2022-08-10
    soldstatus $92,500 Sold 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

20. 2022-07-01
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

21. 2022-06-18
    price $99,900 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

22. 2022-05-17
    price $110,000 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

23. 2022-05-14
    status Active 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

24. 2022-05-02
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

25. 2022-04-12
    listed $116,000 Active 365-char remark

    Show marketing remark (365 chars)

    Investor Special in Milton school district! Welcome to 116 Rougeau Road - conveniently located between Lafayette and Maurice. This 3 bed 2 bath home offers a spacious master suite with sitting area. The master bath features a tub and separate shower. The property is unrestricted and will be your own personal oasis. Schedule your showing today to see for yourself!

26. 2018-08-17
    listed $97,500
27. 2017-12-12
    listed $118,000
28. 2008-08-15
    listed $124,900
29. 2007-11-26
    listed $126,500
30. 2007-10-12
    listed $146,900
31. 2006-08-01
    soldstatus $10,000
32. 2005-08-23
    listed $14,900

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,345 · $112/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $22,875
• − Mortgage interest: −$7,534
• − Property taxes: −$1,345
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$3,913
• Taxable income: $4,953
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $5,603/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: Lafayette Parish
• NCES district ID: 2200870
• Math proficiency: 38% ▼ -32.00%
• Reading proficiency: 46% ▼ -24.00%
• Median HH income: $50,238
• Composite: 36.15/100
• National rank: #4741
• State rank: #19 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

• Census place: Milton, LA
• County: Lafayette Parish · 207,544 people
• City population: 158,114
• Metro: Lafayette, LA
• Population (ZIP): 40,592
• Household income: $86,005
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1860.0

Population outlook (Lafayette County) Hauer SSP2

• Today (2025): 280,930 people
• By 2030: 301,092 · +7.2%
• By 2040: 339,456 · +20.8%
• By 2050: 375,156 · +33.5%
• By 2075: 451,672 · +60.8%
• By 2100: 497,203 · +77.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 7% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 20% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Lafayette

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.8% · Other 1.7%
• 2008→2024 swing: -0.1pp no change · 2008: -31.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+28.7 2016: R+33.6 2012: R+33.7 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.28%
• Current HPI: 143.6305
• Rent YoY: ▲ 1.23%
• 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

+802.7% since first listed

32 events — show timeline

• 2026-05-01 Pending — AcadianaMLS
• 2026-03-23 Relisted — AcadianaMLS
• 2026-03-23 Price Changed $134,500 AcadianaMLS
• 2026-03-12 Pending — AcadianaMLS
• 2026-02-12 Price Changed $144,500 AcadianaMLS
• 2025-12-11 Price Changed $145,000 AcadianaMLS
• 2025-10-14 Price Changed $150,000 AcadianaMLS
• 2025-09-17 Price Changed $155,000 AcadianaMLS
• 2025-08-22 Relisted — AcadianaMLS
• 2025-08-20 Pending — AcadianaMLS
• 2025-08-14 Listed $160,000 AcadianaMLS
• 2023-09-13 Sold (Public Records) $185,000 Public Records
• 2023-09-12 Sold (MLS) $185,000 AcadianaMLS
• 2023-08-13 Pending — AcadianaMLS
• 2023-07-31 Relisted — AcadianaMLS
• 2023-07-18 Pending — AcadianaMLS
• 2023-07-14 Price Changed $189,900 AcadianaMLS
• 2023-05-26 Listed $200,000 AcadianaMLS
• 2022-08-10 Sold (MLS) $92,500 AcadianaMLS
• 2022-07-01 Pending — AcadianaMLS
• 2022-06-18 Price Changed $99,900 AcadianaMLS
• 2022-05-17 Price Changed $110,000 AcadianaMLS
• 2022-05-14 Relisted — AcadianaMLS
• 2022-05-02 Pending — AcadianaMLS
• 2022-04-12 Listed $116,000 AcadianaMLS
• 2018-08-17 Listed $97,500 AcadianaMLS
• 2017-12-12 Listed $118,000 AcadianaMLS
• 2008-08-15 Listed $124,900 AcadianaMLS
• 2007-11-26 Listed $126,500 AcadianaMLS
• 2007-10-12 Listed $146,900 AcadianaMLS
• 2006-08-01 Sold (MLS) $10,000 AcadianaMLS
• 2005-08-23 Listed $14,900 AcadianaMLS

Property tax history

+31.1%/yr

Latest (2025): $1,345 · +26.1% YoY. Source: county tax records.