Real Estate Investing in Vivian, Louisiana (71082)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71082 (Vivian, 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: 13.5% of homes vacant — above national norms.
- Declining values: -3.0% 5-year CAGR — values have moved lower.
- Elevated poverty: 26.3% poverty rate — can affect rent collection.
- Lower household income: $29,755 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Vivian, LA (71082)?
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Market Analysis: 71082 Vivian
On the rental side, ZIP 71082 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $87K median. It rewards specialists, not generalists.
On balance, the numbers look inviting — $87K purchase price, 0.0% nominal cap — the work to hit that pro forma in 71082 is substantial and deserves full respect.
The gap between 71082 and stronger Vivian ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 71082 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategy in 71082 is an operator game, not a passive one. On the rental side, entry prices of $87K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Vivian:
Property Strategy for 71082
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $49,383 | $920 | 13.4% | -4.3% | $24,691 |
| 3BR | $87,187 | $1,190 | 9.8% | -3.6% | $29,062 |
| 4BR | $158,425 | $1,260 | 5.7% | +1.9% | $39,606 |
Market Trends
Home Value History (with trend line)
📊 How Does 71082 Compare?
| Metric | 71082 | Vivian | Shreveport-Bossier City, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $86,692 | $86,692 | N/A | $207,909 |
| 5-Year CAGR | N/A | N/A | N/A | 0.7% |
| Avg Rent | $828 | $828 | N/A | - |
| Cap Rate | 7.5% | 7.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71082 (Vivian, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $86,692 |
| Monthly Rent | $828 |
| Price-to-Rent | 8.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.5% |
| Cap Rate | 7.5% |
| 5-Year IRR | 4.4% |
📈 Home Appreciation
| 1-Year | +9.1% ▲ |
| 3-Year CAGR | -1.3% ▼ |
| 5-Year CAGR | -3.0% ▼ |
| 10-Year CAGR | -0.7% ▼ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 71082
Population: 3,774
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 71082
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 strong is Vivian, LA for real estate investors?
Investors tracking Vivian, LA will find a 3.0/5 rating supported by $87K median home values and $828/mo rents. That profile suits long-term holders targeting stable returns.
Is vacancy a concern in Vivian, LA?
Vivian, LA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is housing expensive in Vivian, LA?
Expect median prices around $87K in Vivian, LA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
How do landlord-tenant laws work in Vivian, LA?
Landlord-friendliness in Vivian, LA is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much rent can I charge in Vivian, LA?
Rental rates in Vivian, LA average $828/mo. Tenant demand and $87K home values make the yield look reasonable by investor standards.
You know 71082 now. You don’t know where it ranks.
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How 71082 ranks in Shreveport-Bossier City, LA
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