121 W Edith Rd · Milton, LA 70508

$199,900

3 bd · 3.0 ba · 2,668 sqft · SingleFamily public records · 58 Days on market

Built 1967 0.81 ac lot $75/sqft · 39% below area Est $299k · 33% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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

Timeless Charm Meets Modern Family Living in the Heart of MiltonNestled beneath a canopy of majestic old oak trees, this classic 2,455 sq. ft. Milton home offers the kind of neighborhood childhood memories are made of. With 3 bedrooms, 2 bathrooms, and a generous open living space, there's room for your family to grow and gather.Step outside to your private backyard retreat -- a sprawling, fenced yard with a covered patio perfect for weekend cookouts and lazy afternoons. And the location? Simply unbeatable. The elementary school sits right at your back fence, the Vermilion River is just down the road, and quiet, tree-lined streets welcome you home every day.A spacious 2-car garage and solid 1967 construction round out everything a young family could want -- a place to truly put down roots.Welcome home.

Key facts

• 0.81 acre lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools D+, amenities F, commute 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.
• Market conditions: Rents rising (+1.2%/yr); 464 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 58 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $25k (11%) 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.
• Climate carrying-cost: major 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1967 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.01% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (median comp): $299,152
• List price: $199,900
• Delta: -33.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Lepinay Rd	0.31mi	4/3.0 (+1)	2,842 (+6%)	2mo	$550,000	$194	67
118 Rose Of Sharon Ln	0.53mi	4/2.0 (+1)	2,779 (+4%)	1mo	$399,000	$144	58
203 Lepinay Rd	0.25mi	4/3.0 (+1)	2,824 (+6%)	20mo	$342,000	$121	57
100 Rose Of Sharon Ln	0.54mi	4/3.0 (+1)	2,438 (-9%)	2mo	$310,000	$127	54
125 Muscadine Ln	0.42mi	4/3.0 (+1)	2,451 (-8%)	16mo	$318,000	$130	49
109 Muscadine Ln	0.51mi	4/3.0 (+1)	2,438 (-9%)	11mo	$317,200	$130	48
229 Wild Cherry Ln	0.47mi	4/3.0 (+1)	2,451 (-8%)	14mo	$311,000	$127	48
133 Wild Cherry Ln	0.45mi	4/3.0 (+1)	2,438 (-9%)	14mo	$317,500	$130	47
116 Wild Cherry Ln	0.53mi	4/3.0 (+1)	2,438 (-9%)	11mo	$305,000	$125	47
201 Wild Cherry Ln	0.45mi	4/3.0 (+1)	2,438 (-9%)	20mo	$312,500	$128	44
113 Spider Lily Ln	0.60mi	4/3.0 (+1)	2,438 (-9%)	11mo	$318,000	$130	43

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-19,875
• Equity at exit: $29,806

10-year hold

• IRR: -3.1%
• Equity multiple: 0.81×
• Total profit: $-10,611
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $252

Break-even live

Break-even rent $1,700

Max offer price $199,900

Occupancy floor 83%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	13d	1	0.51mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	44d	1	0.57mi
3408 Magnolia Lakes Blvd Maurice, LA	4.0	2.0	2098	$2,075	$0.99	43d	1	1.04mi

Listing history 17 events

1. 2026-06-19
   status $199,900 Pending 58 DOM
2. 2026-06-18
   days on market $199,900 Active 58 DOM
3. 2026-06-17
   days on market $199,900 Active 57 DOM
4. 2026-06-16
   pricestatusdays on market $199,900 Active 56 DOM
5. 2026-06-07
   statusdays on market $210,000 Pending 55 DOM
6. 2026-06-05
   days on market $210,000 Active 54 DOM
7. 2026-06-03
   days on market $210,000 Active 53 DOM
8. 2026-06-02
   days on market $210,000 Active 52 DOM
9. 2026-06-01
   days on market $210,000 Active 51 DOM
10. 2026-05-31
    days on market $210,000 Active 50 DOM
11. 2026-05-30
    days on market $210,000 Active 49 DOM
12. 2026-05-05
    status Pending 813-char remark

    Show marketing remark (813 chars)

    Timeless Charm Meets Modern Family Living in the Heart of MiltonNestled beneath a canopy of majestic old oak trees, this classic 2,455 sq. ft. Milton home offers the kind of neighborhood childhood memories are made of. With 3 bedrooms, 2 bathrooms, and a generous open living space, there's room for your family to grow and gather.Step outside to your private backyard retreat -- a sprawling, fenced yard with a covered patio perfect for weekend cookouts and lazy afternoons. And the location? Simply unbeatable. The elementary school sits right at your back fence, the Vermilion River is just down the road, and quiet, tree-lined streets welcome you home every day.A spacious 2-car garage and solid 1967 construction round out everything a young family could want -- a place to truly put down roots.Welcome home.

13. 2026-04-29
    price $210,000 813-char remark

    Show marketing remark (813 chars)

    Timeless Charm Meets Modern Family Living in the Heart of MiltonNestled beneath a canopy of majestic old oak trees, this classic 2,455 sq. ft. Milton home offers the kind of neighborhood childhood memories are made of. With 3 bedrooms, 2 bathrooms, and a generous open living space, there's room for your family to grow and gather.Step outside to your private backyard retreat -- a sprawling, fenced yard with a covered patio perfect for weekend cookouts and lazy afternoons. And the location? Simply unbeatable. The elementary school sits right at your back fence, the Vermilion River is just down the road, and quiet, tree-lined streets welcome you home every day.A spacious 2-car garage and solid 1967 construction round out everything a young family could want -- a place to truly put down roots.Welcome home.

14. 2026-03-26
    listed $225,000 Active 813-char remark

    Show marketing remark (813 chars)

    Timeless Charm Meets Modern Family Living in the Heart of MiltonNestled beneath a canopy of majestic old oak trees, this classic 2,455 sq. ft. Milton home offers the kind of neighborhood childhood memories are made of. With 3 bedrooms, 2 bathrooms, and a generous open living space, there's room for your family to grow and gather.Step outside to your private backyard retreat -- a sprawling, fenced yard with a covered patio perfect for weekend cookouts and lazy afternoons. And the location? Simply unbeatable. The elementary school sits right at your back fence, the Vermilion River is just down the road, and quiet, tree-lined streets welcome you home every day.A spacious 2-car garage and solid 1967 construction round out everything a young family could want -- a place to truly put down roots.Welcome home.

15. 2019-03-28
    soldstatus $184,000
16. 2019-03-26
    soldstatus $184,000 1223-char remark

    Show marketing remark (1223 chars)

    Great home in the oh, so desirable Milton School area. This property actually backs up to the school playground. If you have K-8 grade students, you could walk them to school. This meticulously maintained home has an open floor plan; the kitchen, dining room and living room all flow together. This home has tons of storage, especially in the kitchen which literally has a wall of full length storage cabinets. Downstairs has an updated paint color and new granite in both baths. House originally had 4 bedrooms but present owner had the wall between the master and 2nd bedroom removed in order to create a huge master bedroom suite with his & her closets. There is enough room in the master suite to set up a home office or a sitting or reading area. Upstairs has its original vintage feel with two large bedrooms and a full bath. There is also a large attic with about 400 square feet of decking for easy storage. The house is located on a very large, almost one acre lot, with 2 beautiful century-old live oak trees. So if you want the quiet of the country but still have easy access to Lafayette, this large, well-maintained home, with a beautiful, southern-living-look lot, is for you. Make that appointment today!

17. 2017-11-02
    listed $199,988 1223-char remark

    Show marketing remark (1223 chars)

    Great home in the oh, so desirable Milton School area. This property actually backs up to the school playground. If you have K-8 grade students, you could walk them to school. This meticulously maintained home has an open floor plan; the kitchen, dining room and living room all flow together. This home has tons of storage, especially in the kitchen which literally has a wall of full length storage cabinets. Downstairs has an updated paint color and new granite in both baths. House originally had 4 bedrooms but present owner had the wall between the master and 2nd bedroom removed in order to create a huge master bedroom suite with his & her closets. There is enough room in the master suite to set up a home office or a sitting or reading area. Upstairs has its original vintage feel with two large bedrooms and a full bath. There is also a large attic with about 400 square feet of decking for easy storage. The house is located on a very large, almost one acre lot, with 2 beautiful century-old live oak trees. So if you want the quiet of the country but still have easy access to Lafayette, this large, well-maintained home, with a beautiful, southern-living-look lot, is for you. Make that appointment today!

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $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 7/10 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: $24,223
• − Mortgage interest: −$11,198
• − Property taxes: −$1,737
• − Insurance: −$1,797
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$5,815
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $3,071/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

+5.0% since first listed

6 events — show timeline

• 2026-05-05 Pending — AcadianaMLS
• 2026-04-29 Price Changed $210,000 AcadianaMLS
• 2026-03-26 Listed $225,000 AcadianaMLS
• 2019-03-28 Sold (Public Records) $184,000 Public Records
• 2019-03-26 Sold (MLS) $184,000 AcadianaMLS
• 2017-11-02 Listed $199,988 AcadianaMLS

Property tax history

+4.8%/yr

Latest (2025): $1,737 · -1.3% YoY. Source: county tax records.