Real Estate Investing in Donaldsonville, Louisiana (70346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70346 (Donaldsonville, 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: 15.0% of homes vacant — above national norms.
- Elevated poverty: 32.7% poverty rate — can affect rent collection.
- Lower household income: $29,220 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Donaldsonville, LA (70346)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 70346 Donaldsonville
From a cash-flow lens, ZIP 70346 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $177K median. It rewards specialists, not generalists.
Rent of $990/mo on a $177K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 70346 sits below the stated 0.0% once reality is priced in.
Turning to rents, 70346 offers a low basis, the region around Donaldsonville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 70346 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 70346 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Donaldsonville:
Market Trends
Home Value History (with trend line)
📊 How Does 70346 Compare?
| Metric | 70346 | Donaldsonville | Baton Rouge, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $176,574 | $176,574 | N/A | $207,909 |
| 5-Year CAGR | 1.7% | 1.7% | N/A | 0.7% |
| Avg Rent | $990 | $990 | N/A | - |
| Cap Rate | 4.4% | 4.4% | - | - |
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 70346 (Donaldsonville, LA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 70346 (Donaldsonville, LA)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $176,574 |
| Monthly Rent | $990 |
| Price-to-Rent | 14.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.4% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +1.2% ▲ |
🏠 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 (4.4%). 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 70346
Population: 9,831
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 70346
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 878 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Donaldsonville, LA?
The median home value in Donaldsonville, LA is roughly $177K. That puts it reasonable relative to the LA statewide average.
What is the tenant pool like in Donaldsonville, LA?
Donaldsonville, LA draws a consistent base of working renters. Demand at the $990/mo rent level is reasonable for standard single-family and small multi rentals.
Is Donaldsonville in LA worth investing in?
Donaldsonville, LA rates 3.0/5 for investability. With median values at $177K and rents near $990/mo, the market offers reasonable fundamentals for rental investors.
Is LA a landlord-friendly state?
LA law landlord-friendly for landlords, and Donaldsonville inherits those rules. Investors should still review local ordinances for rental licensing.
Is Donaldsonville, LA a good market for FHA house hackers?
The house hack math a challenging in Donaldsonville, LA. Owner-occupant buyers benefit from the $990/mo rents and $177K home values.
You know 70346 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 70346 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 70346 ranks in Baton Rouge, LA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 70346 (Donaldsonville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 70346 (Donaldsonville, LA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.