Real Estate Investing in Pearl River, Louisiana (70452)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70452 (Pearl River, 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.
- Elevated vacancy: 10.7% vacancy may signal weakening demand.
- Flat appreciation: Values have barely moved over 5 years (1.0% CAGR).
What’s happening in Pearl River, LA (70452)?
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Market Analysis: 70452 Pearl River
ZIP 70452 inside Saint Tammany Parish looks affordable on the surface — median value of $236K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 70452 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 70452 among LA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 70452 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Pearl River:
Property Strategy for 70452
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $232,330 | $1,710 | 5.3% | +5.3% | $77,443 |
| 4BR | $329,763 | $2,000 | 4.4% | +4.3% | $82,441 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 70452 Compare?
| Metric | 70452 | Pearl River | New Orleans-Metairie, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $236,280 | $236,280 | N/A | $207,909 |
| 5-Year CAGR | 1.0% | 1.0% | N/A | 0.7% |
| Avg Rent | $1,475 | $1,475 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
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 70452 (Pearl River, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $236,280 |
| Monthly Rent | $1,475 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 5.9% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +1.0% ▲ |
| 10-Year CAGR | +2.9% ▲ |
🏠 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 (4.9%). 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 70452
Population: 13,290
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 70452
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 2,726 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Pearl River, LA stack up for property investment?
Pearl River, LA scores 3.0/5 for investability. Home values sit at $236K and rents near $1,475/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How strong is tenant demand in Pearl River, LA?
Tenant demand in Pearl River, LA is solid. The local workforce $1,475/mo rents across most rental classes.
How tight is the rental market in Pearl River, LA?
Pearl River, LA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is rental property easy to operate in Pearl River, LA?
Pearl River, LA falls under LA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What monthly rent should investors expect in Pearl River, LA?
Expect rents around $1,475/mo per month in Pearl River, LA. With home values at $236K, the yield math works out to reasonable levels for rental investors.
You know 70452 now. You don’t know where it ranks.
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How 70452 ranks in New Orleans-Metairie, LA
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