Real Estate Investing in Merryville, Louisiana (70653)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 70653 (Merryville, LA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.2% of homes vacant — above national norms.
- Declining values: -8.3% 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 Merryville, LA (70653)?
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Market Analysis: 70653 Merryville
The 70653 ZIP covers a section of Merryville that demands careful diligence. Prices near $150K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 70653 posts the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 70653 sits on the difficult end of the LA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
The 70653 ZIP's population of 3,297 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Distressed ZIPs reward experience. robust returns are possible in 70653, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Merryville:
Market Trends
Home Value History (with trend line)
📊 How Does 70653 Compare?
| Metric | 70653 | Merryville | DeRidder, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $150,024 | $150,024 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 70653 (Merryville, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $150,024 |
| Monthly Rent | $792 |
| Price-to-Rent | 15.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | N/A |
📈 Home Appreciation
| 1-Year | +5.4% ▲ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | -8.3% ▼ |
| 10-Year CAGR | -4.0% ▼ |
🏠 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 (4.1%). 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 70653
Population: 3,297
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 70653
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 tight is the rental market in Merryville, LA?
Vacancy risk in Merryville, LA is elevated. That supports predictable cash flow for typical rental holds.
How qualified is the tenant pool in Merryville, LA?
The tenant pool in Merryville, LA is solid, supported by local employment and population fundamentals. Rents of $792/mo are well-absorbed by the market.
What price range are homes in Merryville, LA?
Median home price in Merryville, LA is near $150K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
How viable is house hacking in Merryville, LA?
House hacking in Merryville, LA is a challenging. With home values around $150K and rents at $792/mo, owner-occupants can offset a meaningful share of PITI.
Are eviction rules reasonable in Merryville, LA?
Merryville, LA falls under LA landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 70653 now. You don’t know where it ranks.
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Community Ratings
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