Real Estate Investing in Napoleonville, Louisiana (70390)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70390 (Napoleonville, LA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.5% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Napoleonville, LA (70390)?
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Market Analysis: 70390 Napoleonville
Stepping back, ZIP 70390 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $172K median. It rewards specialists, not generalists.
The investment case in 70390 is sturdy only for operators who understand what they are buying. A $172K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 70390 among LA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 70390 ZIP's population of 7,397 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
Experienced landlords with local relationships tend to find 70390 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 Napoleonville:
Market Trends
Home Value History (with trend line)
📊 How Does 70390 Compare?
| Metric | 70390 | Napoleonville | Baton Rouge, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $172,057 | $172,057 | N/A | $207,909 |
| 5-Year CAGR | 3.2% | 3.2% | N/A | 0.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 3.9% | 3.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70390 (Napoleonville, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $172,057 |
| Monthly Rent | $864 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 10-Year CAGR | +2.0% ▲ |
🏠 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 (3.9%). 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 70390
Population: 7,397
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 70390
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.
Frequently Asked Questions
How strong is tenant demand in Napoleonville, LA?
Working renters make up the core of the Napoleonville, LA tenant base. The pool is reasonable for investors targeting long-term holds.
Is Napoleonville, LA a smart market for rental property?
With a 3.0/5 investability score, Napoleonville, LA ranks as a solid market for rental property investors. Median prices of $172K and rents of $864/mo drive the underlying numbers.
Is housing expensive in Napoleonville, LA?
Napoleonville, LA home values average about $172K. That price point suits investors targeting rentals with $864/mo in monthly income.
Is LA a landlord-friendly state?
The landlord environment in Napoleonville, LA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What are rental rates like in Napoleonville, LA?
Average rent in Napoleonville, LA is approximately $864/mo per month. Against $172K home values that yields a reasonable rent-to-price ratio.
You know 70390 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 70390 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 70390 ranks in Baton Rouge, LA
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Community Ratings
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