Real Estate Investing in Vacherie, Louisiana (70090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70090 (Vacherie, LA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.4% of homes vacant — above national norms.
- Declining values: -0.2% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vacherie, LA (70090)?
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Market Analysis: 70090 Vacherie
The 70090 ZIP covers a section of Vacherie that demands careful diligence. Prices near $192K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 70090 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 70090 and stronger Vacherie ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A resilient renter share of 24% in 70090 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. sturdy returns are possible in 70090, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Vacherie:
Property Strategy for 70090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $109,923 | $1,340 | 8.8% | — | $54,961 |
| 3BR | $190,809 | $1,710 | 6.5% | +3.0% | $63,603 |
| 4BR | $274,316 | $2,000 | 5.2% | — | $68,579 |
Market Trends
Home Value History (with trend line)
📊 How Does 70090 Compare?
| Metric | 70090 | Vacherie | New Orleans-Metairie, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $192,180 | $192,180 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70090 (Vacherie, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $192,180 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 4.7% |
📈 Home Appreciation
| 1-Year | +6.3% ▲ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | -0.2% ▼ |
| 10-Year CAGR | +0.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 70090
Population: 7,471
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 70090
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 902 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does house hacking make sense in Vacherie, LA?
House hacking works a challenging in Vacherie, LA. Rents of $1,206/mo against $192K acquisition make the strategy solid for owner-occupants.
Are tenants stable in Vacherie, LA?
Working renters make up the core of the Vacherie, LA tenant base. The pool is reasonable for investors targeting long-term holds.
Is LA a landlord-friendly state?
Landlord-friendliness in Vacherie, LA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does Vacherie, LA make sense for an investment property?
With a 3.0/5 investability score, Vacherie, LA ranks as a solid market for rental property investors. Median prices of $192K and rents of $1,206/mo drive the underlying numbers.
How do experienced investors play Vacherie, LA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Vacherie, LA. The numbers - $192K homes against $1,206/mo rents - support that play.
You know 70090 now. You don’t know where it ranks.
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How 70090 ranks in New Orleans-Metairie, LA
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