214 Milton Ests · Milton, LA 70592

$229,900

3 bd · 2.0 ba · 1,325 sqft · SingleFamily public records · 21 Days on market

Built 2013 4,791 sqft lot Est $219k · 5% over $17/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 +13.8/30.0
• ARV discount +5.2/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HAS NEVER FLOODED AND QUALIFIES FOR 100% FINANCING. FANTASTIC 3 BED 2 BATH HOME! Located in a small one road neighborhood and highly desired area. Open concept floor plan through kitchen living and dining allows for ease of entertainment. White cabinets and neutral colors throughout keeps this home on trend. The outdoor space is perfect for get togethers. The extra slab has already been poured and out door speaker system and cable has been installed. Pride of ownership shows in this one!

Key facts

• Open living concept
• No back neighbors
• Extended back patio

Tags

• OPEN LIVING CONCEPT
• EXTENDED BACK PATIO
• NO BACK NEIGHBORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $21 ($257/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 $187k (18.4% below list).
• Recommended offer: $187k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+1.6%/yr); 675 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $7k 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 21 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $171k; 34% 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 $187,487 (18.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $218,625
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Milton Ests	0.00mi	3/2.0	1,345 (+2%)	1mo	$234,000	$174	97
117 Milton Estates Ln	0.11mi	3/2.0	1,347 (+2%)	11mo	$235,000	$174	83
205 Milton Ests	0.05mi	3/2.0	1,327 (+0%)	17mo	$211,000	$159	83
420 Milton Estates Ln	0.18mi	3/2.0	1,366 (+3%)	5mo	$225,000	$165	82
116 Milton Ests	0.10mi	3/2.0	1,399 (+6%)	13mo	$229,000	$164	75
305 Milton Estates Ln	0.07mi	3/2.0	1,421 (+7%)	19mo	$235,000	$165	69
429 Milton Estates Ln	0.23mi	3/2.0	1,345 (+2%)	24mo	$225,000	$167	67
410 Milton Ests	0.13mi	3/2.0	1,398 (+6%)	24mo	$222,000	$159	65
326 Roy Guidry Rd	0.32mi	3/1.0	1,154 (-13%)	8mo	$110,000	$95	53

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-38,451
• Equity at exit: $34,279

10-year hold

• IRR: -11.5%
• Equity multiple: 0.35×
• Total profit: $-41,966
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$96
• HOA: −$17
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $21

Break-even live

Break-even rent $1,848

Max offer price $229,900

Occupancy floor 94%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Abbeywood Ct Youngsville, LA	3.0	2.0	1616	$1,800	$1.11	20d	1	1.47mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: cable

Listing history 11 events

1. 2026-03-20
   status Pending
2. 2026-03-11
   price $229,900
3. 2026-02-27
   listed $234,000 Active
4. 2018-10-03
   soldstatus $171,000
5. 2018-09-28
   soldstatus $171,000 492-char remark

   Show marketing remark (492 chars)

   HAS NEVER FLOODED AND QUALIFIES FOR 100% FINANCING. FANTASTIC 3 BED 2 BATH HOME! Located in a small one road neighborhood and highly desired area. Open concept floor plan through kitchen living and dining allows for ease of entertainment. White cabinets and neutral colors throughout keeps this home on trend. The outdoor space is perfect for get togethers. The extra slab has already been poured and out door speaker system and cable has been installed. Pride of ownership shows in this one!

6. 2018-08-20
   listed $179,999 492-char remark

   Show marketing remark (492 chars)

   HAS NEVER FLOODED AND QUALIFIES FOR 100% FINANCING. FANTASTIC 3 BED 2 BATH HOME! Located in a small one road neighborhood and highly desired area. Open concept floor plan through kitchen living and dining allows for ease of entertainment. White cabinets and neutral colors throughout keeps this home on trend. The outdoor space is perfect for get togethers. The extra slab has already been poured and out door speaker system and cable has been installed. Pride of ownership shows in this one!

7. 2013-10-25
   soldstatus $173,600 423-char remark

   Show marketing remark (423 chars)

   New Subdivision,New Floor Plans, and the Same Quality Construction by Shivers! These homes will feature open floor plans with granite slab countertops throughout,maple cabinets,varied ceiling heights,wood floors in the living room,stainless appliances,privacy fence, and the list just goes on and on. 100% Financing Available and up too $5000 in Closing Costs by Using Preferred Lender! Get In Early and Pick Your Colors!!!

8. 2013-02-08
   soldstatus $29,000

   Show marketing remark (423 chars)

   New Subdivision,New Floor Plans, and the Same Quality Construction by Shivers! These homes will feature open floor plans with granite slab countertops throughout,maple cabinets,varied ceiling heights,wood floors in the living room,stainless appliances,privacy fence, and the list just goes on and on. 100% Financing Available and up too $5000 in Closing Costs by Using Preferred Lender! Get In Early and Pick Your Colors!!!

9. 2013-02-08
   listed $173,600 423-char remark

   Show marketing remark (423 chars)

   New Subdivision,New Floor Plans, and the Same Quality Construction by Shivers! These homes will feature open floor plans with granite slab countertops throughout,maple cabinets,varied ceiling heights,wood floors in the living room,stainless appliances,privacy fence, and the list just goes on and on. 100% Financing Available and up too $5000 in Closing Costs by Using Preferred Lender! Get In Early and Pick Your Colors!!!

10. 2013-02-08
    listed $29,000

    Show marketing remark (423 chars)

    New Subdivision,New Floor Plans, and the Same Quality Construction by Shivers! These homes will feature open floor plans with granite slab countertops throughout,maple cabinets,varied ceiling heights,wood floors in the living room,stainless appliances,privacy fence, and the list just goes on and on. 100% Financing Available and up too $5000 in Closing Costs by Using Preferred Lender! Get In Early and Pick Your Colors!!!

11. 2013-02-07
    soldstatus $145,000

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $1,695 · $141/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 ≥109°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: $22,498
• − Mortgage interest: −$12,878
• − Property taxes: −$1,695
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − HOA: −$204
• − Depreciation: −$6,688
• Taxable loss: −$3,716
• Est. tax savings @ 24.0%: +$892
• After-tax cash flow: $1,149/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

+58.6% since first listed

11 events — show timeline

• 2026-03-20 Pending — AcadianaMLS
• 2026-03-11 Price Changed $229,900 AcadianaMLS
• 2026-02-27 Listed $234,000 AcadianaMLS
• 2018-10-03 Sold (Public Records) $171,000 Public Records
• 2018-09-28 Sold (MLS) $171,000 AcadianaMLS
• 2018-08-20 Listed $179,999 AcadianaMLS
• 2013-10-25 Sold (MLS) $173,600 AcadianaMLS
• 2013-02-08 Listed $29,000 AcadianaMLS
• 2013-02-08 Listed $173,600 AcadianaMLS
• 2013-02-08 Sold (MLS) $29,000 AcadianaMLS
• 2013-02-07 Sold (Public Records) $145,000 Public Records

Property tax history

+17.6%/yr

Latest (2025): $1,695 · -1.3% YoY. Source: county tax records.