143 Legend Creek Dr · Milton, LA 70592

$205,000

3 bd · 2.0 ba · 1,719 sqft · SingleFamily public records · 80 Days on market

Built 2007 5,662 sqft lot $119/sqft · 24% below area Est $227k · 10% 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 +23.3/30.0
• ARV discount +11.9/15.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• 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

Location truly matter and 143 Legend Creek is perfectly positioned in the highly sought-after Milton Elementary school zone. From the moment you enter into the home, you will appreciate the inviting open-concept layout paired with a thoughtfully designed split floor plan. This home offers 3 bedrooms and 2 baths. The kitchen is both practical and stylish with ample counter space and storage making meal prep effortless while keeping everything within reach. The primary suite is a relaxing retreat with a spacious layout and a walk in closet. The open-concept living and dining areas are anchored by a double sided fireplace which creates a warm focal point visible from both spaces. Step outside to enjoy the covered patio and completely fenced in yard-perfect for morning coffee, evening relaxation, or outdoor gatherings. Schedule your showing today and experience it for yourself.

Key facts

• Ample counter space
• Split floor plan
• Covered patio

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT FLOOR PLAN
• AMPLE COUNTER SPACE
• WALK IN CLOSET
• DOUBLE SIDED FIREPLACE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.7% 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 (+1.6%/yr); 682 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $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 80 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 28% 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 $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.83%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $227,487
• List price: $205,000
• Delta: -9.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Hacienda Ln	0.39mi	3/2.0	1,728 (+0%)	2mo	$250,000	$145	79
131 Legend Creek Dr	0.06mi	3/2.0	1,486 (-14%)	4mo	$249,800	$168	71
129 Gray Birch Loop	0.39mi	3/2.0	1,613 (-6%)	3mo	$225,000	$139	69
310 Miramar Blvd	0.57mi	3/2.0	1,710 (-0%)	6mo	$250,000	$146	68
104 Bijou Dr	0.74mi	4/2.0 (+1)	1,684 (-2%)	2mo	$315,000	$187	55
120 Mirada Ln	0.45mi	3/2.0	1,478 (-14%)	3mo	$235,000	$159	53
104 Gray Birch Loop	0.48mi	3/2.0	1,973 (+15%)	2mo	$255,000	$129	52
104 Triangle Cir	0.64mi	3/2.0	1,913 (+11%)	0mo	$315,000	$165	51
102 Crenshaw Dr	0.55mi	3/2.0	1,506 (-12%)	3mo	$244,000	$162	51
125 Sojourner Dr	0.67mi	3/2.0	1,522 (-12%)	0mo	$284,690	$187	49
202 Gable Crest Dr	0.75mi	3/2.5	1,843 (+7%)	6mo	$298,000	$162	46
314 Timber Bark Rd	0.59mi	3/2.5	1,469 (-14%)	5mo	$235,000	$160	42

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-12,277
• Equity at exit: $30,566

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $8,427
• Equity at exit: $17,725

Cash invested: $57,400 (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: 682
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$158 /mo · $1,891/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $374

Break-even live

Break-even rent $1,668

Max offer price $205,000

Occupancy floor 78%

Sensitivity live

Price	-10% $490	-5% $432	+0% $374	+5% $316	+10% $258
Rent	-10% $205	-5% $290	+0% $374	+5% $459	+10% $544
Rate	-1.0pp $478	-0.5pp $426	base $374	+0.5pp $321	+1.0pp $267

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: $51,250
• Closing costs: $6,150
• 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	22d	1	0.62mi
103 Bijou Dr Lafayette, LA	3.0	2.0	1522	$2,100	$1.38	45d	1	0.63mi
114 Gadwall Dr Youngsville, LA	2.0	2.5	1305	$1,800	$1.38	45d	1	0.79mi
224 Wild Cherry Ln Lafayette, LA	3.0	2.0	2212	$2,200	$0.99	14d	1	1.46mi

Listing history 11 events

1. 2026-05-15
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Location truly matter and 143 Legend Creek is perfectly positioned in the highly sought-after Milton Elementary school zone. From the moment you enter into the home, you will appreciate the inviting open-concept layout paired with a thoughtfully designed split floor plan. This home offers 3 bedrooms and 2 baths. The kitchen is both practical and stylish with ample counter space and storage making meal prep effortless while keeping everything within reach. The primary suite is a relaxing retreat with a spacious layout and a walk in closet. The open-concept living and dining areas are anchored by a double sided fireplace which creates a warm focal point visible from both spaces. Step outside to enjoy the covered patio and completely fenced in yard-perfect for morning coffee, evening relaxation, or outdoor gatherings. Schedule your showing today and experience it for yourself.

2. 2026-05-04
   price $205,000 886-char remark

   Show marketing remark (886 chars)

   Location truly matter and 143 Legend Creek is perfectly positioned in the highly sought-after Milton Elementary school zone. From the moment you enter into the home, you will appreciate the inviting open-concept layout paired with a thoughtfully designed split floor plan. This home offers 3 bedrooms and 2 baths. The kitchen is both practical and stylish with ample counter space and storage making meal prep effortless while keeping everything within reach. The primary suite is a relaxing retreat with a spacious layout and a walk in closet. The open-concept living and dining areas are anchored by a double sided fireplace which creates a warm focal point visible from both spaces. Step outside to enjoy the covered patio and completely fenced in yard-perfect for morning coffee, evening relaxation, or outdoor gatherings. Schedule your showing today and experience it for yourself.

3. 2026-04-23
   price $215,000 886-char remark

   Show marketing remark (886 chars)

   Location truly matter and 143 Legend Creek is perfectly positioned in the highly sought-after Milton Elementary school zone. From the moment you enter into the home, you will appreciate the inviting open-concept layout paired with a thoughtfully designed split floor plan. This home offers 3 bedrooms and 2 baths. The kitchen is both practical and stylish with ample counter space and storage making meal prep effortless while keeping everything within reach. The primary suite is a relaxing retreat with a spacious layout and a walk in closet. The open-concept living and dining areas are anchored by a double sided fireplace which creates a warm focal point visible from both spaces. Step outside to enjoy the covered patio and completely fenced in yard-perfect for morning coffee, evening relaxation, or outdoor gatherings. Schedule your showing today and experience it for yourself.

4. 2026-02-23
   listed $220,000 Active 886-char remark

   Show marketing remark (886 chars)

   Location truly matter and 143 Legend Creek is perfectly positioned in the highly sought-after Milton Elementary school zone. From the moment you enter into the home, you will appreciate the inviting open-concept layout paired with a thoughtfully designed split floor plan. This home offers 3 bedrooms and 2 baths. The kitchen is both practical and stylish with ample counter space and storage making meal prep effortless while keeping everything within reach. The primary suite is a relaxing retreat with a spacious layout and a walk in closet. The open-concept living and dining areas are anchored by a double sided fireplace which creates a warm focal point visible from both spaces. Step outside to enjoy the covered patio and completely fenced in yard-perfect for morning coffee, evening relaxation, or outdoor gatherings. Schedule your showing today and experience it for yourself.

5. 2016-04-30
   listed $195,900
6. 2012-05-18
   soldstatus $160,500
7. 2012-02-25
   listed $154,900
8. 2012-02-23
   soldstatus $108,334
9. 2007-12-27
   soldstatus
10. 2007-12-21
    soldstatus $175,000
11. 2007-07-23
    listed $174,000

ⓘ 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: $1,891 · $158/mo
• Projected year-2 tax: $1,891 · $158/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: $25,707
• − Mortgage interest: −$11,483
• − Property taxes: −$1,891
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − Depreciation: −$5,964
• Taxable income: $1,231
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $4,197/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: 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

+17.8% since first listed

11 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-05-04 Price Changed $205,000 AcadianaMLS
• 2026-04-23 Price Changed $215,000 AcadianaMLS
• 2026-02-23 Listed $220,000 AcadianaMLS
• 2016-04-30 Listed $195,900 AcadianaMLS
• 2012-05-18 Sold (MLS) $160,500 AcadianaMLS
• 2012-02-25 Listed $154,900 AcadianaMLS
• 2012-02-23 Sold (Public Records) $108,334 Public Records
• 2007-12-27 Sold (Public Records) — Public Records
• 2007-12-21 Sold (MLS) $175,000 AcadianaMLS
• 2007-07-23 Listed $174,000 AcadianaMLS

Property tax history

+7.2%/yr

Latest (2025): $1,891 · -1.3% YoY. Source: county tax records.