138 Legend Creek Dr · Milton, LA 70592

$219,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 7 Days on market

Built 2008 5,662 sqft lot Est $237k · 8% 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 +18.9/30.0
• ARV discount +10.9/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nothing but Charm!! Check out this beautiful home in Legend Creek! Located in a highly desired area and sought after for great schools. Upon entry, this home welcomes you with an open floor plan, inviting living room with custom tile encased fireplace and opens to the dining room and kitchen. Sparkling kitchen with custom tile backsplash, stainless steel appliances, and plenty of cabinet storage! The bedrooms are a great size with a spacious hall bath and across from the laundry room. The stunning master bedroom has trey ceilings, a walk-in closet and large ensuite with whirpool tub and separate shower. Covered patio and backyard perfect for entertaining! Don't let this one slip away!

Key facts

• Jetted soaking tub
• Walk-in closet
• Open layout

Tags

• OPEN LAYOUT
• CROWN MOLDING
• TRAY CEILINGS
• ARCHED OPENINGS
• WALK-IN CLOSET
• JETTED SOAKING TUB

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2 total parking spaces; Garage
• Utilities: Public sewer; Electric service: Entergy
• Home design: Single family residence; Porch entry
• Construction: Brick veneer, stucco, and frame construction; Composition roof
• Exterior features: Outdoor lighting; Covered and open porch

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric stove/oven
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; Crown molding; Separate shower; Varied ceiling heights; Walk-in closet(s); Wood-burning fireplace (1)
• 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 $219k.

Deal economics

• At list price, monthly cash flow is $225 ($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 $203k (7.5% below list).
• Recommended offer: $203k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+1.6%/yr); 675 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $178k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $202,530 (7.5% 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: 0.92% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $236,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Legend Creek Dr	0.03mi	3/2.0	1,444 (+1%)	0mo	$205,000	$142	97
135 Legend Creek Dr	0.05mi	3/2.0	1,390 (-3%)	0mo	$224,000	$161	92
504 King Arthurs Way	0.20mi	3/2.0	1,351 (-6%)	1mo	$227,000	$168	80
110 Mirada Ln	0.41mi	3/2.0	1,391 (-3%)	1mo	$229,500	$165	75
120 Mirada Ln	0.43mi	3/2.0	1,478 (+3%)	3mo	$235,000	$159	73
129 Troubadore Dr	0.13mi	3/2.0	1,243 (-13%)	3mo	$206,935	$166	69
102 Zenda St	0.23mi	3/2.0	1,282 (-11%)	4mo	$210,000	$164	69
102 Crenshaw Dr	0.52mi	3/2.0	1,506 (+5%)	3mo	$244,000	$162	65
312 Timber Bark Rd	0.58mi	3/2.0	1,349 (-6%)	3mo	$235,000	$174	60
125 Sojourner Dr	0.66mi	3/2.0	1,522 (+6%)	0mo	$284,690	$187	59
102 Meadow Gate Dr	0.64mi	3/2.0	1,360 (-5%)	3mo	$230,000	$169	58
129 Gray Birch Loop	0.41mi	3/2.0	1,613 (+12%)	3mo	$225,000	$139	58

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-23,909
• Equity at exit: $32,654

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-13,406
• Equity at exit: $18,935

Cash invested: $61,320 (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 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 675
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $225

Break-even live

Break-even rent $1,740

Max offer price $219,000

Occupancy floor 84%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Crenshaw Dr Lafayette, LA	3.0	2.0	1337	$2,150	$1.61	21d	1	0.56mi
103 Bijou Dr Lafayette, LA	3.0	2.0	1522	$2,100	$1.38	44d	1	0.60mi
114 Gadwall Dr Youngsville, LA	2.0	2.5	1305	$1,800	$1.38	44d	1	0.80mi
706 Picard Rd Unit 20 Lafayette, LA	2.0	1.0	950	$850	$0.89	21d	1	1.05mi

Listing history 7 events

1. 2026-06-18
   days on market $219,000 Active 7 DOM
2. 2026-06-17
   days on market $219,000 Active 6 DOM
3. 2026-06-16
   days on market $219,000 Active 5 DOM
4. 2026-06-15
   days on market $219,000 Active 4 DOM
5. 2026-06-14
   days on market $219,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $219,000 Active 1 DOM

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,620 · $135/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 ≥109°F today · 22 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: $24,304
• − Mortgage interest: −$12,267
• − Property taxes: −$1,620
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$6,371
• Taxable loss: −$938
• Est. tax savings @ 24.0%: +$225
• After-tax cash flow: $2,929/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: 32,167
• Metro: Lafayette, LA
• Population (ZIP): 32,167
• Household income: $93,204
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 424.0

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 (82%)
• Race & ethnicity: White 82% Black 10% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 24% Romanian 3% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2%

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: ▼ -41.24%
• Current HPI: 135.2825
• Rent YoY: ▲ 1.65%
• 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

+28.5% since first listed

9 events — show timeline

• 2026-06-11 Listed $219,000 AcadianaMLS
• 2016-07-28 Sold (Public Records) $178,000 Public Records
• 2016-07-27 Sold (MLS) $178,000 AcadianaMLS
• 2016-01-29 Listed $185,000 AcadianaMLS
• 2014-07-02 Sold (Public Records) $175,000 Public Records
• 2014-06-30 Sold (MLS) $175,000 AcadianaMLS
• 2014-05-12 Listed $175,000 AcadianaMLS
• 2009-01-29 Sold (MLS) $170,458 AcadianaMLS
• 2008-10-27 Listed $170,368 AcadianaMLS

Property tax history

+5.8%/yr

Latest (2025): $1,620 · -1.3% YoY. Source: county tax records.