100 Durke Rd · Milton, LA 70508

$180,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 12 Days on market

Built 2016 0.32 ac lot Est $210k · 14% under

---

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 +19.5/30.0
• ARV discount +13.8/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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

4 year old 3 bedroom 2 bathroom home with split and open floor plan in Milton & Southside School District. Home sits on .324 acres on corner of Durke Road and E Broussard. It boasts an open and split floor plan with a walk-in closet in primary suite and NO carpet. Guest bedrooms have large closets. Home is wired for camera and surround sound system and is move-in ready. Call today for your private showing.

Key facts

• 0.32 acre lot
• Parking
• Built 2016

Property features AI

Exterior

• Parking: Carport (1 space); Covered parking (1 space); Total parking for 1 vehicle
• Utilities: Septic tank; Electric service: Entergy
• Home design: Single family residence; Fixer condition; Parish road frontage
• Construction: Vinyl siding; Frame construction; Composition roof
• Exterior features: Exterior lighting; Fenced (other)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric range/stove; Microwave
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Granite tile counters; Window treatments; Double pane windows; Lighting
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $169k (5.9% below list).
• Recommended offer: $169k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 (+1.2%/yr); 464 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $169,420 (5.9% 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: 0.94% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $209,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Bentgrass Dr	0.42mi	3/2.0	1,332 (+5%)	7mo	$237,000	$178	66
202 Rivergrass Dr	0.41mi	3/2.0	1,415 (+11%)	0mo	$308,000	$218	62
136 Legend Creek Dr	0.64mi	3/2.0	1,306 (+3%)	5mo	$210,000	$161	61
129 Troubadore Dr	0.73mi	3/2.0	1,243 (-2%)	3mo	$206,935	$166	60
302 King Arthurs Way	0.69mi	3/2.0	1,296 (+2%)	11mo	$206,000	$159	55
224 Bald Eagle Dr	0.47mi	3/2.0	1,412 (+11%)	5mo	$229,900	$163	55
135 Legend Creek Dr	0.67mi	3/2.0	1,390 (+9%)	0mo	$224,000	$161	52
112 Sandhill Crane Dr	0.46mi	3/2.0	1,421 (+12%)	8mo	$245,000	$172	52
110 Mirada Ln	0.75mi	3/2.0	1,391 (+10%)	1mo	$229,500	$165	48
115 Blackwater River Dr	0.59mi	3/2.0	1,416 (+12%)	8mo	$252,000	$178	47
143 Legend Creek Dr	0.66mi	3/2.0	1,444 (+14%)	0mo	$205,000	$142	46
206 Blackwater River Dr	0.61mi	3/2.0	1,450 (+14%)	3mo	$230,000	$159	45

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-19,135
• Equity at exit: $26,839

10-year hold

• IRR: -3.8%
• Equity multiple: 0.77×
• Total profit: $-11,784
• Equity at exit: $15,563

Cash invested: $50,400 (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 70508

• Home prices YoY: -34.7%
• Rents YoY: 1.2%
• Active inventory: 464
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$944
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $205

Break-even live

Break-even rent $1,435

Max offer price $180,000

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Picard Rd Unit 20 Lafayette, LA	2.0	1.0	950	$850	$0.89	20d	1	0.59mi
204 Crenshaw Dr Lafayette, LA	3.0	2.0	1337	$2,150	$1.61	20d	1	0.63mi
103 Bijou Dr Lafayette, LA	3.0	2.0	1522	$2,100	$1.38	43d	1	0.94mi
1312 E Broussard Rd Lafayette, LA	2.0	2.0	877	$1,450	$1.65	13d	6	1.11mi
114 Gadwall Dr Youngsville, LA	2.0	2.5	1305	$1,800	$1.38	43d	1	1.37mi

Listing history 12 events

1. 2026-06-05
   statusdays on market $180,000 Pending 12 DOM
2. 2026-06-03
   days on market $180,000 Active 11 DOM
3. 2026-06-02
   days on market $180,000 Active 10 DOM
4. 2026-06-01
   days on market $180,000 Active 9 DOM
5. 2026-05-31
   price $180,000 Active 8 DOM
6. 2026-05-31
   days on market $190,000 Active 8 DOM
7. 2026-05-30
   days on market $190,000 Active 7 DOM
8. 2026-05-23
   listed $190,000 Active
9. 2026-05-19
   historical $190,000
10. 2021-04-14
    soldstatus $170,000
11. 2021-04-13
    soldstatus $170,000 413-char remark

    Show marketing remark (413 chars)

    4 year old 3 bedroom 2 bathroom home with split and open floor plan in Milton & Southside School District. Home sits on .324 acres on corner of Durke Road and E Broussard. It boasts an open and split floor plan with a walk-in closet in primary suite and NO carpet. Guest bedrooms have large closets. Home is wired for camera and surround sound system and is move-in ready. Call today for your private showing.

12. 2021-03-01
    listed $172,000 413-char remark

    Show marketing remark (413 chars)

    4 year old 3 bedroom 2 bathroom home with split and open floor plan in Milton & Southside School District. Home sits on .324 acres on corner of Durke Road and E Broussard. It boasts an open and split floor plan with a walk-in closet in primary suite and NO carpet. Guest bedrooms have large closets. Home is wired for camera and surround sound system and is move-in ready. Call today for your private showing.

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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: $20,330
• − Mortgage interest: −$10,083
• − Property taxes: −$1,377
• − Insurance: −$900
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,236
• Taxable loss: −$518
• Est. tax savings @ 24.0%: +$124
• After-tax cash flow: $2,581/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

+10.5% since first listed

5 events — show timeline

• 2026-05-23 Listed $190,000 AcadianaMLS
• 2026-05-19 Coming Soon $190,000 AcadianaMLS
• 2021-04-14 Sold (Public Records) $170,000 Public Records
• 2021-04-13 Sold (MLS) $170,000 AcadianaMLS
• 2021-03-01 Listed $172,000 AcadianaMLS

Property tax history

+14.9%/yr

Latest (2025): $1,377 · -1.3% YoY. Source: county tax records.