425 Milton Ests · Milton, LA 70592

$210,000

3 bd · 2.0 ba · 1,442 sqft · SingleFamily public records · 8 Days on market

Built 2015 4,791 sqft lot Est $238k · 12% under $175/mo HOA · 9% of rent

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Why this score? — see what drove the D 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).

• ARV discount +12.8/15.0
• Cash flow +11.9/30.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 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

A home Designed with you in mind... This 3 bedroom 2 bath open floor plan comes complete with vaulted ceilings,crown molding,tile and laminate wood flooring throughout, no carpet, and zoned for Milton Schools. Oh and be sure to ask about the 100% Financing no closing cost loan being provided by the preferred lender, this one is sure to make you happy.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• HOA & community: Homeowners association with $175 fee

Exterior

• Parking: 2 covered parking spaces; 2-car garage
• Utilities: Public sewer; Electric service: SLEMCO
• Home design: Single family residence; Cul-de-sac frontage
• Construction: Brick veneer, HardiPlank, stucco and frame construction
• Exterior features: Privacy wood fencing; Composition roof

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric stove/convection
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling present
• Interior features: High ceilings; Kitchen island; Varied ceiling heights; Vaulted ceilings; Walk-in closets; Granite counters; Aluminum-framed windows
• 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 $210k.

Deal economics

• At list price, monthly cash flow is $-52 ($-626/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.8% below list).
• Recommended offer: $185k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); O. Comeaux High School (math 38% / reading 40%, grade F, #86 of 265 statewide, top 33%, 1,098 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 675 active listings in the ZIP; 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $173k; 21% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,258 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $237,930
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Milton Estates Ln	0.04mi	3/2.0	1,366 (-5%)	5mo	$225,000	$165	86
214 Milton Ests	0.20mi	3/2.0	1,345 (-7%)	1mo	$234,000	$174	79
305 Milton Estates Ln	0.13mi	3/2.0	1,421 (-2%)	19mo	$235,000	$165	76
410 Milton Ests	0.07mi	3/2.0	1,398 (-3%)	24mo	$222,000	$159	72
116 Milton Ests	0.30mi	3/2.0	1,399 (-3%)	13mo	$229,000	$164	70
429 Milton Estates Ln	0.03mi	3/2.0	1,345 (-7%)	24mo	$225,000	$167	68
117 Milton Estates Ln	0.30mi	3/2.0	1,347 (-7%)	11mo	$235,000	$174	66
205 Milton Ests	0.24mi	3/2.0	1,327 (-8%)	17mo	$211,000	$159	61

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-39,765
• Equity at exit: $31,312

10-year hold

• IRR: -15.6%
• Equity multiple: 0.17×
• Total profit: $-48,543
• Equity at exit: $18,157

Cash invested: $58,800 (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 70592

• Home prices YoY: -23.4%
• Rents YoY: 1.6%
• Active inventory: 675
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$152 /mo · $1,823/yr
• Insurance: −$88
• HOA: −$175
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-52

Break-even live

Break-even rent $1,919

Max offer price $200,791

Occupancy floor 98%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 11 events

1. 2026-06-18
   days on market $210,000 Active 8 DOM
2. 2026-06-17
   days on market $210,000 Active 7 DOM
3. 2026-06-16
   days on market $210,000 Active 6 DOM
4. 2026-06-15
   days on market $210,000 Active 5 DOM
5. 2026-06-14
   days on market $210,000 Active 3 DOM
6. 2026-06-13
   days on market $210,000 Active 2 DOM
7. 2026-06-10
   statusdays on market $210,000 Active 1 DOM
8. 2026-06-09
   days on market $210,000 Coming Soon 4 DOM
9. 2026-06-08
   days on market $210,000 Coming Soon 3 DOM
10. 2026-06-07
    remarks 327-char remark
11. 2026-06-07
    listed $210,000 Coming Soon 2 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: $1,823 · $152/mo
• Projected year-2 tax: $1,823 · $152/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 3/10 Moderate
• 🌡 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: $22,231
• − Mortgage interest: −$11,763
• − Property taxes: −$1,823
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − HOA: −$2,100
• − Depreciation: −$6,109
• Taxable loss: −$4,171
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $376/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

• County: Lafayette Parish · 207,544 people
• City population: 24
• 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

+20.1% since first listed

3 events — show timeline

• 2026-06-05 Coming Soon $210,000 AcadianaMLS
• 2016-06-24 Sold (MLS) $172,900 AcadianaMLS
• 2015-06-25 Listed $174,820 AcadianaMLS

Property tax history

+27.0%/yr

Latest (2025): $1,823 · -1.3% YoY. Source: county tax records.