Real Estate Investing in Belcher, Louisiana (71004)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71004 (Belcher, 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: 21.8% of homes vacant — above national norms.
- Declining values: -0.6% 5-year CAGR — values have moved lower.
- 1-year downturn: Values declined 6.1% in the last year.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Belcher, LA (71004)?
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Market Analysis: 71004 Belcher
On balance, ZIP 71004 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $142K median. It rewards specialists, not generalists.
Rent of $1,080/mo on a $142K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 71004 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Belcher have seen price recovery that 71004 has not matched. Caddo Parish data supports the view that the spread is structural rather than temporary.
The 71004 ZIP's population of 408 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
Experienced landlords with local relationships tend to find 71004 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 Belcher:
Market Trends
Home Value History (with trend line)
📊 How Does 71004 Compare?
| Metric | 71004 | Belcher | Shreveport-Bossier City, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $141,509 | $141,509 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $1,080 | $1,080 | N/A | - |
| Cap Rate | 6.0% | 6.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71004 (Belcher, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $141,509 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 5.3% |
📈 Home Appreciation
| 1-Year | -6.1% ▼ |
| 3-Year CAGR | -1.9% ▼ |
| 5-Year CAGR | -0.6% ▼ |
| 10-Year CAGR | 0.0% ▼ |
🏠 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 (6.0%). 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 71004
Population: 408
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 71004
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
Investor Insight: With 994 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the median home value in Belcher, LA?
Median home price in Belcher, LA is near $142K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
How qualified is the tenant pool in Belcher, LA?
Belcher, LA offers a even-keeled renter base at the $1,080/mo rent level. Tenant turnover is reasonable for well-managed properties.
Are eviction rules reasonable in Belcher, LA?
Landlord-friendliness in Belcher, LA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Does house hacking make sense in Belcher, LA?
House hacking in Belcher, LA is a challenging. With home values around $142K and rents at $1,080/mo, owner-occupants can offset a meaningful share of PITI.
Do landlords face vacancy issues in Belcher, LA?
Vacancy in Belcher, LA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,080/mo.
You know 71004 now. You don’t know where it ranks.
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How 71004 ranks in Shreveport-Bossier City, LA
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