Real Estate Investing in Washington, Louisiana (70589)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70589 (Washington, LA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 22.2% of homes vacant — above national norms.
- Declining values: -3.2% 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 Washington, LA (70589)?
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Market Analysis: 70589 Washington
The 70589 ZIP in Washington, LA is a local-operator market. Outside capital chasing a $156K entry has to pair deep knowledge with the discount.
Rent of $747/mo on a $156K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 70589 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Washington have seen price recovery that 70589 has not matched. Saint Landry Parish data supports the view that the spread is structural rather than temporary.
The demographic picture in 70589 includes headwinds that any investor should price in. Income distribution skews lower than Washington averages, and tenant stability requires active management.
Strategy in 70589 is an operator game, not a passive one. Turning to rents, entry prices of $156K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Washington:
Market Trends
Home Value History (with trend line)
📊 How Does 70589 Compare?
| Metric | 70589 | Washington | Opelousas, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $156,317 | $156,317 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $747 | $747 | N/A | - |
| Cap Rate | 3.7% | 3.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70589 (Washington, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $156,317 |
| Monthly Rent | $747 |
| Price-to-Rent | 17.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 0.5% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | -6.7% ▼ |
| 5-Year CAGR | -3.2% ▼ |
| 10-Year CAGR | -0.8% ▼ |
🏠 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 (3.7%). 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 70589
Population: 3,138
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 70589
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 do home values compare in Washington, LA?
Homes in Washington, LA typically sell near $156K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
What is the investability score for Washington, LA?
Yes - Washington, LA a 2.0/5 investability score. With $156K home prices against $747/mo monthly rent, the market delivers a reasonable entry point for new investors.
What approach is best for Washington, LA real estate?
The best-fit strategy in Washington, LA is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Can I live-in-and-rent in Washington, LA?
The house hack math a challenging in Washington, LA. Owner-occupant buyers benefit from the $747/mo rents and $156K home values.
How strict are landlord regulations in Washington, LA?
Rental owners in Washington, LA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 70589 now. You don’t know where it ranks.
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How 70589 ranks in Opelousas, LA
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