Real Estate Investing in Franklin, Louisiana (70538)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70538 (Franklin, 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.
- High vacancy: 21.4% of homes vacant — above national norms.
- Declining values: -4.1% 5-year CAGR — values have moved lower.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Franklin, LA (70538)?
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Market Analysis: 70538 Franklin
ZIP 70538 in Franklin, LA carries a solid set of headwinds. Home values near $98K and rents of $855/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $98K asset, 70538 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 70538 among LA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 70538 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 70538 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 Franklin:
Market Trends
Home Value History (with trend line)
📊 How Does 70538 Compare?
| Metric | 70538 | Franklin | Morgan City, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $97,654 | $97,654 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 6.8% | 6.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70538 (Franklin, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $97,654 |
| Monthly Rent | $855 |
| Price-to-Rent | 9.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.5% |
| Cap Rate | 6.8% |
| 5-Year IRR | 2.8% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | -6.2% ▼ |
| 5-Year CAGR | -4.1% ▼ |
| 10-Year CAGR | -2.3% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.8%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 70538
Population: 12,561
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 70538
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 much do tenants pay in Franklin, LA?
Rental rates in Franklin, LA average $855/mo. Tenant demand and $98K home values make the yield look reasonable by investor standards.
What are vacancy rates like in Franklin, LA?
Rental vacancy in Franklin, LA is elevated. Investors should budget normal turnover but not chronic empty units.
Is Franklin in LA worth investing in?
The 3.0/5 investability rating in Franklin, LA reflects its $98K prices and $855/mo rents. Investors generally consider it a solid option within LA.
What does house hacking look like in Franklin, LA?
Franklin, LA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $98K price point reasonable to enter.
Are landlord laws favorable in Franklin, LA?
LA law landlord-friendly for landlords, and Franklin inherits those rules. Investors should still review local ordinances for rental licensing.
You know 70538 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 70538 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.
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Community Ratings
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