Real Estate Investing in Patterson, Louisiana (70392)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70392 (Patterson, LA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.7% of homes vacant — above national norms.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Patterson, LA (70392)?
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Market Analysis: 70392 Patterson
Not every below-median market is a bargain. Patterson's 70392 ZIP records signals that favor experienced operators who can absorb the risk $152K pricing implies.
The 70392 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader LA picture, 70392 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Demographically, 70392 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 70392 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 Patterson:
Market Trends
Home Value History (with trend line)
📊 How Does 70392 Compare?
| Metric | 70392 | Patterson | Morgan City, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $152,158 | $152,158 | N/A | $207,909 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 0.7% |
| Avg Rent | $819 | $819 | N/A | - |
| Cap Rate | 4.2% | 4.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70392 (Patterson, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $152,158 |
| Monthly Rent | $819 |
| Price-to-Rent | 15.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.2% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | -0.1% ▼ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +2.1% ▲ |
🏠 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 (4.2%). 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 70392
Population: 8,158
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 70392
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
What do landlords charge for rent in Patterson, LA?
Expect rents around $819/mo per month in Patterson, LA. With home values at $152K, the yield math works out to reasonable levels for rental investors.
Is rental property easy to operate in Patterson, LA?
The landlord environment in Patterson, LA is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
Is Patterson, LA a good market for buy-and-hold investors?
Investors tracking Patterson, LA will find a 3.0/5 rating supported by $152K median home values and $819/mo rents. That profile suits long-term holders targeting stable returns.
Is Patterson, LA suited for a house hack?
The a challenging house-hack environment in Patterson, LA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the typical vacancy rate in Patterson, LA?
Patterson, LA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 70392 now. You don’t know where it ranks.
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