Real Estate Investing in Delcambre, Louisiana (70528)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70528 (Delcambre, 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.
- Declining values: -2.7% 5-year CAGR — values have moved lower.
- Elevated vacancy: 10.3% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Delcambre, LA (70528)?
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Market Analysis: 70528 Delcambre
ZIP 70528 inside Vermilion Parish looks affordable on the surface — median value of $102K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 70528 can be a an appealing option for hunting ground — but the discount at $102K reflects genuine risk that outside investors often underestimate.
Looking more closely, 70528 offers a low basis, the region around Delcambre has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A robust renter share of 23% in 70528 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
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 Delcambre:
Market Trends
Home Value History (with trend line)
📊 How Does 70528 Compare?
| Metric | 70528 | Delcambre | Lafayette, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $101,967 | $101,967 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $765 | $765 | N/A | - |
| Cap Rate | 5.9% | 5.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70528 (Delcambre, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $101,967 |
| Monthly Rent | $765 |
| Price-to-Rent | 11.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.9% |
| 5-Year IRR | 3.2% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | -2.7% ▼ |
| 10-Year CAGR | N/A |
🏠 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 (5.9%). 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 70528
Population: 2,692
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 70528
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
Frequently Asked Questions
How much is rent in Delcambre, LA?
The typical rental in Delcambre, LA commands about $765/mo monthly. That rent profile measured cash flow against the $102K purchase basis.
How do landlord-tenant laws work in Delcambre, LA?
Delcambre, LA operates under LA law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
How high is vacancy risk in Delcambre, LA?
Delcambre, LA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are renters plentiful in Delcambre, LA?
Tenant demand in Delcambre, LA is solid. The local workforce $765/mo rents across most rental classes.
Is real estate in Delcambre, LA a good investment right now?
Yes - Delcambre, LA a 3.0/5 investability score. With $102K home prices against $765/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 70528 now. You don’t know where it ranks.
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