Real Estate Investing in Opelousas, Louisiana (70570)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70570 (Opelousas, 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: 14.9% of homes vacant — above national norms.
- Declining values: -3.8% 5-year CAGR — values have moved lower.
- Elevated poverty: 25.4% poverty rate — can affect rent collection.
What’s happening in Opelousas, LA (70570)?
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Market Analysis: 70570 Opelousas
The 70570 ZIP covers a section of Opelousas that demands careful diligence. Prices near $128K look accessible, but the work to make a deal cash flow is real.
Rent of $888/mo on a $128K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 70570 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Opelousas have seen price recovery that 70570 has not matched. Saint Landry Parish data supports the view that the spread is structural rather than temporary.
Resident income in 70570 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
looks 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 Opelousas:
Property Strategy for 70570
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $87,719 | $850 | 7.0% | +0.9% | $43,860 |
| 3BR | $168,633 | $1,080 | 4.6% | +3.8% | $56,211 |
| 4BR | $252,752 | $1,250 | 3.6% | +5.1% | $63,188 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 70570 Compare?
| Metric | 70570 | Opelousas | Opelousas, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $127,786 | $127,786 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $888 | $888 | N/A | - |
| Cap Rate | 5.4% | 5.4% | - | - |
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 70570 (Opelousas, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $127,786 |
| Monthly Rent | $888 |
| Price-to-Rent | 12.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.3% |
| Cap Rate | 5.4% |
| 5-Year IRR | 1.6% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | -7.3% ▼ |
| 5-Year CAGR | -3.8% ▼ |
| 10-Year CAGR | -1.8% ▼ |
🏠 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 (5.4%). 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 70570
Population: 37,188
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 70570
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
Is it easy to find good tenants in Opelousas, LA?
Opelousas, LA draws a even-keeled base of working renters. Demand at the $888/mo rent level is reasonable for standard single-family and small multi rentals.
Is Opelousas, LA a good market for buy-and-hold investors?
The 3.0/5 investability rating in Opelousas, LA reflects its $128K prices and $888/mo rents. Investors generally consider it a solid option within LA.
How high is vacancy risk in Opelousas, LA?
Opelousas, LA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are landlord laws favorable in Opelousas, LA?
LA ranks as a landlord-friendly state for landlord-tenant law. Opelousas generally follows the statewide framework, so landlords face reasonable operating rules.
What is the smart move for investors in Opelousas, LA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Opelousas, LA. The numbers - $128K homes against $888/mo rents - support that play.
You know 70570 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 70570 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 70570 ranks in Opelousas, LA
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