Real Estate Investing in New Orleans, Louisiana (70118)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70118 (New Orleans, LA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 18.0% of homes vacant — above national norms.
- Declining values: -1.6% 5-year CAGR — values have moved lower.
What’s happening in New Orleans, LA (70118)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 70118 New Orleans
This part of Orleans Parish is not an easy win. The 70118 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 70118 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
In the broader LA picture, 70118 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A notable renter share of 50% in 70118 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 70118 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in New Orleans:
Property Strategy for 70118
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $230,682 | $1,160 | 3.6% | +1.1% | $230,682 |
| 2BR | $279,264 | $1,390 | 3.6% | +0.3% | $139,632 |
| 3BR | $370,141 | $1,770 | 3.4% | +0.1% | $123,380 |
| 4BR | $475,171 | $2,100 | 3.2% | +2.0% | $118,793 |
| 5BR | $642,573 | — | — | +2.1% | $128,515 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 70118 Compare?
| Metric | 70118 | New Orleans | New Orleans-Metairie, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $364,976 | $235,818 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $1,701 | $1,575 | N/A | - |
| Cap Rate | 3.6% | 5.1% | - | - |
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 70118 (New Orleans, LA). Anonymous, moderated, never written by AI.
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Property managers serving Orleans Parish County
Manage rentals here? List your business →Certain Property Management offers condominium and rental property management services, including residential and commercial property management and maintenance in New Orleans and Metairie, LA. summary from their website
Rampart specializes in comprehensive management of multifamily, single-family, retail, industrial, and office spaces across Louisiana, Mississippi, Arkansas, and East Texas. summary from their website
PMI Integrity Properties offers residential, association, short-term, and commercial property management services in Lafayette, Baton Rouge, New Orleans, and surrounding areas. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $364,976 |
| Monthly Rent | $1,701 |
| Price-to-Rent | 17.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 2.0% |
📈 Home Appreciation
| 1-Year | +1.7% ▲ |
| 3-Year CAGR | -3.1% ▼ |
| 5-Year CAGR | -1.6% ▼ |
| 10-Year CAGR | +1.2% ▲ |
🏠 Rent Trends
| 1-Year | -1.1% ▼ |
| 3-Year CAGR | +0.5% ▲ |
| 5-Year CAGR | +3.0% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). 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 70118
Population: 36,061
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 70118
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Benjamin Franklin Elem. Math and Science
Samuel J. Green Charter School
Jefferson School
Jefferson Virtual High School
Opportunities Academy
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
Frequently Asked Questions
Are there empty rentals in New Orleans, LA?
Vacancy in New Orleans, LA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,701/mo.
Is LA a landlord-friendly state?
The landlord environment in New Orleans, LA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How much does a house cost in New Orleans, LA?
In New Orleans, LA the median home value sits at $365K. Against the broader LA market, that reads as reasonable for most investors.
What do landlords charge for rent in New Orleans, LA?
Rent in New Orleans, LA is around $1,701/mo. The resulting rent-to-value relationship with $365K pricing is reasonable for most investor models.
How strong is the working-renter base in New Orleans, LA?
The renter base in New Orleans, LA is reasonable for the $1,701/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 70118 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 70118 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 70118 ranks in New Orleans-Metairie, LA
Every ZIP in this metro, ranked. Free.
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