208 Durke Rd · Milton, LA 70508

$284,500

4 bd · 2.0 ba · 1,685 sqft · SingleFamily public records · 114 Days on market

Built 2021 7,200 sqft lot $169/sqft · at area comps Est $304k · 6% under $31/mo HOA · 1% 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).

• Cash flow +10.5/30.0
• ARV discount +10.3/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRIVACY FENCE JUST INSTALLED at this charming four-bedroom home in the highly sought-after Gable Crest neighborhood, located within the Milton School District. The floor plan features an open-concept kitchen, living, and dining area filled with abundant natural light. A wood beam at the entry sets a warm, welcoming tone, while the living room is highlighted by elegant coffered ceilings. The kitchen is both stylish and functional, offering granite countertops, custom backsplash, stainless steel appliances, a walk-in pantry, and an island perfect for gathering and entertaining. The layout provides two bedrooms and a full bathroom at the front of the home, and the primary suite plus an additional bedroom in the rear. The spacious primary suite boasts a vaulted ceiling and serene views of the backyard. Step outside to the back patio and enjoy expansive views with no direct rear neighbors--an ideal setting for relaxing or entertaining in the fully fenced in yard.

Key facts

• Custom backsplash
• Expansive views
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• CUSTOM BACKSPLASH
• WALK-IN PANTRY
• BACK PATIO
• EXPANSIVE VIEWS
• NO DIRECT REAR NEIGHBORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (25.6% below list).
• Recommended offer: $212k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.6% in Milton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $9k 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 114 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $230k; 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,808 (25.6% 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. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (median comp): $303,511
• List price: $284,500
• Delta: -6.26%
• 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
208 Durke Rd	0.00mi	4/2.0	1,711 (+2%)	0mo	$275,000	$161	97
202 Gable Crest Dr	0.06mi	3/2.5 (-1)	1,843 (+9%)	6mo	$298,000	$162	69
147 Gable Crest Dr	0.13mi	4/2.0	1,876 (+11%)	8mo	$281,000	$150	69
102 Tracewood Bnd	0.02mi	3/2.0 (-1)	1,860 (+10%)	10mo	$305,000	$164	69
126 Gable Crest Dr	0.21mi	3/2.0 (-1)	1,511 (-10%)	10mo	$272,000	$180	60
125 Gable Crest Dr	0.23mi	3/2.0 (-1)	1,537 (-9%)	13mo	$258,000	$168	59
104 Triangle Cir	0.39mi	3/2.0 (-1)	1,913 (+14%)	0mo	$315,000	$165	54
301 Homewood Dr	0.54mi	3/2.0 (-1)	1,867 (+11%)	4mo	$295,000	$158	49
131 Wild Cherry Ln	0.47mi	3/2.0 (-1)	1,846 (+10%)	11mo	$263,500	$143	48
103 Rambling Rose Ln	0.70mi	3/2.0 (-1)	1,848 (+10%)	3mo	$270,000	$146	44
205 Rivergrass Dr	0.72mi	3/2.0 (-1)	1,468 (-13%)	3mo	$248,000	$169	38
505 River Woods Dr	0.74mi	3/2.0 (-1)	1,901 (+13%)	12mo	$270,000	$142	30

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-59,041
• Equity at exit: $42,420

10-year hold

• IRR: -20.1%
• Equity multiple: 0.02×
• Total profit: $-78,145
• Equity at exit: $24,598

Cash invested: $79,660 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,492
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$119
• HOA: −$31
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-144

Break-even live

Break-even rent $2,300

Max offer price $259,057

Occupancy floor —

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: $71,125
• Closing costs: $8,535
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.67mi
128 Rose Of Sharon Ln Lafayette, LA	4.0	3.0	2092	$2,100	$1.00	44d	1	0.70mi
204 Crenshaw Dr Lafayette, LA	3.0	2.0	1337	$2,150	$1.61	20d	1	0.99mi
103 Bijou Dr Lafayette, LA	3.0	2.0	1522	$2,100	$1.38	43d	1	1.27mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 5 events

1. 2026-05-10
   status Pending 978-char remark

   Show marketing remark (978 chars)

   NEW PRIVACY FENCE JUST INSTALLED at this charming four-bedroom home in the highly sought-after Gable Crest neighborhood, located within the Milton School District. The floor plan features an open-concept kitchen, living, and dining area filled with abundant natural light. A wood beam at the entry sets a warm, welcoming tone, while the living room is highlighted by elegant coffered ceilings. The kitchen is both stylish and functional, offering granite countertops, custom backsplash, stainless steel appliances, a walk-in pantry, and an island perfect for gathering and entertaining. The layout provides two bedrooms and a full bathroom at the front of the home, and the primary suite plus an additional bedroom in the rear. The spacious primary suite boasts a vaulted ceiling and serene views of the backyard. Step outside to the back patio and enjoy expansive views with no direct rear neighbors--an ideal setting for relaxing or entertaining in the fully fenced in yard.

2. 2026-03-06
   price $284,500 978-char remark

   Show marketing remark (978 chars)

   NEW PRIVACY FENCE JUST INSTALLED at this charming four-bedroom home in the highly sought-after Gable Crest neighborhood, located within the Milton School District. The floor plan features an open-concept kitchen, living, and dining area filled with abundant natural light. A wood beam at the entry sets a warm, welcoming tone, while the living room is highlighted by elegant coffered ceilings. The kitchen is both stylish and functional, offering granite countertops, custom backsplash, stainless steel appliances, a walk-in pantry, and an island perfect for gathering and entertaining. The layout provides two bedrooms and a full bathroom at the front of the home, and the primary suite plus an additional bedroom in the rear. The spacious primary suite boasts a vaulted ceiling and serene views of the backyard. Step outside to the back patio and enjoy expansive views with no direct rear neighbors--an ideal setting for relaxing or entertaining in the fully fenced in yard.

3. 2026-01-16
   listed $287,000 Active 978-char remark

   Show marketing remark (978 chars)

   NEW PRIVACY FENCE JUST INSTALLED at this charming four-bedroom home in the highly sought-after Gable Crest neighborhood, located within the Milton School District. The floor plan features an open-concept kitchen, living, and dining area filled with abundant natural light. A wood beam at the entry sets a warm, welcoming tone, while the living room is highlighted by elegant coffered ceilings. The kitchen is both stylish and functional, offering granite countertops, custom backsplash, stainless steel appliances, a walk-in pantry, and an island perfect for gathering and entertaining. The layout provides two bedrooms and a full bathroom at the front of the home, and the primary suite plus an additional bedroom in the rear. The spacious primary suite boasts a vaulted ceiling and serene views of the backyard. Step outside to the back patio and enjoy expansive views with no direct rear neighbors--an ideal setting for relaxing or entertaining in the fully fenced in yard.

4. 2021-05-26
   soldstatus $230,400 796-char remark

   Show marketing remark (796 chars)

   New Construction in Gable Crest! The Rosette French I floorplan offers 4 bedrooms and 2 full baths. A wood beam lintel is featured leading out the foyer into the dining room. Kitchen includes stainless appliances, custom wood cabinets, custom backsplash, stainless steel under mount double bowl sink and 3cm granite countertops. Living room features a tray coffered ceiling. The flooring includes wood laminate, tile and carpet through out the home. Master bath features a custom tile shower. Exterior of home includes a sodded yard and landscaping at the front. *Ask us how you can save money towards your closing costs by using our Preferred Lender & Title!* (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.

5. 2021-02-19
   listed $230,400 796-char remark

   Show marketing remark (796 chars)

   New Construction in Gable Crest! The Rosette French I floorplan offers 4 bedrooms and 2 full baths. A wood beam lintel is featured leading out the foyer into the dining room. Kitchen includes stainless appliances, custom wood cabinets, custom backsplash, stainless steel under mount double bowl sink and 3cm granite countertops. Living room features a tray coffered ceiling. The flooring includes wood laminate, tile and carpet through out the home. Master bath features a custom tile shower. Exterior of home includes a sodded yard and landscaping at the front. *Ask us how you can save money towards your closing costs by using our Preferred Lender & Title!* (Plan and Specs subject to change at builder's discretion. Rendering is a picture representation of home only - colors will change.

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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 ≥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: $25,417
• − Mortgage interest: −$15,936
• − Property taxes: −$2,110
• − Insurance: −$1,422
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$372
• − Depreciation: −$8,276
• Taxable loss: −$6,767
• Est. tax savings @ 24.0%: +$1,624
• After-tax cash flow: $-104/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): 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

+23.5% since first listed

5 events — show timeline

• 2026-05-10 Pending — AcadianaMLS
• 2026-03-06 Price Changed $284,500 AcadianaMLS
• 2026-01-16 Listed $287,000 AcadianaMLS
• 2021-05-26 Sold (MLS) $230,400 AcadianaMLS
• 2021-02-19 Listed $230,400 AcadianaMLS

Property tax history

+43.0%/yr

Latest (2025): $2,110 · -1.3% YoY. Source: county tax records.