Real Estate Investing in New Orleans, Louisiana (70128)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70128 (New Orleans, LA)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- Declining values: -0.4% 5-year CAGR — values have moved lower.
- Elevated vacancy: 10.4% vacancy may signal weakening demand.
- Elevated poverty: 24.5% poverty rate — can affect rent collection.
What’s happening in New Orleans, LA (70128)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 70128 New Orleans
ZIP 70128 in New Orleans, LA carries a solid set of headwinds. Home values near $175K and rents of $1,171/mo sit inside a market where underwriting has to be tight.
The investment case in 70128 is notable only for operators who understand what they are buying. A $175K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 70128 and stronger New Orleans ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 70128 includes headwinds that any investor should price in. Income distribution skews lower than New Orleans averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 70128 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in New Orleans:
Property Strategy for 70128
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $103,534 | $1,380 | 9.6% | — | $51,767 |
| 3BR | $160,750 | $1,770 | 7.9% | +2.3% | $53,583 |
| 4BR | $220,416 | $2,070 | 6.8% | +1.0% | $55,104 |
| 5BR | $256,745 | — | — | — | $51,349 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 70128 Compare?
| Metric | 70128 | New Orleans | New Orleans-Metairie, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $174,729 | $235,818 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $1,171 | $1,575 | N/A | - |
| Cap Rate | 5.2% | 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 70128 (New Orleans, LA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 70128 (New Orleans, LA)?
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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 | $174,729 |
| Monthly Rent | $1,171 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.0% |
| Cap Rate | 5.2% |
| 5-Year IRR | 4.9% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | -0.4% ▼ |
| 10-Year CAGR | +3.6% ▲ |
🏠 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 (5.2%). 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 70128
Population: 22,973
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 70128
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
ReNEW Dolores T. Aaron Elementary
ReNEW Schaumburg Elementary
Abramson Sci Academy
Robert Russa Moton Charter School
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 3,058 students living off-campus nearby, this area has strong rental demand from the college population.
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 $1,171/mo.
Are tenants stable in New Orleans, LA?
Working renters make up the core of the New Orleans, LA tenant base. The pool is reasonable for investors targeting long-term holds.
How do landlord-tenant laws work in New Orleans, LA?
LA law landlord-friendly for landlords, and New Orleans inherits those rules. Investors should still review local ordinances for rental licensing.
How viable is house hacking in New Orleans, LA?
The house hack math a challenging in New Orleans, LA. Owner-occupant buyers benefit from the $1,171/mo rents and $175K home values.
What type of investing works in New Orleans, LA?
A careful cash-flow rentals with hands-on management strategy New Orleans, LA best. The market produces steady results for that approach at the $175K price point.
You know 70128 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 70128 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 70128 ranks in New Orleans-Metairie, LA
Every ZIP in this metro, ranked. Free.
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