Real Estate Investing in Spearsville, Louisiana (71277)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 71277 (Spearsville, LA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 20.3% of homes vacant — above national norms.
- Higher unemployment: 8.8% unemployment — tenant risk signal.
- Lower household income: $30,625 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 Spearsville, LA (71277)?
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Market Analysis: 71277 Spearsville
This part of Union Parish is not an easy win. The 71277 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $810/mo on a $124K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 71277 sits below the stated 0.0% once reality is priced in.
Within LA, ZIP 71277 trails on several market indicators that neighboring Union Parish submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 71277 ZIP's population of 1,792 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
Distressed ZIPs reward experience. robust returns are possible in 71277, 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 Spearsville:
Market Trends
Home Value History (with trend line)
📊 How Does 71277 Compare?
| Metric | 71277 | Spearsville | Monroe, LA | Louisiana |
|---|---|---|---|---|
| Home Value | $123,587 | $123,587 | N/A | $207,909 |
| 5-Year CAGR | 2.0% | 2.0% | N/A | 0.7% |
| Avg Rent | $810 | $810 | N/A | - |
| Cap Rate | 5.1% | 5.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 71277 (Spearsville, LA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $123,587 |
| Monthly Rent | $810 |
| Price-to-Rent | 12.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.9% |
| Cap Rate | 5.1% |
| 5-Year IRR | 7.1% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +3.3% ▲ |
| 5-Year CAGR | +2.0% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (5.1%). 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 71277
Population: 1,792
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
Frequently Asked Questions
What price range are homes in Spearsville, LA?
In Spearsville, LA the median home value sits at $124K. Against the broader LA market, that reads as reasonable for most investors.
Is it easy to find good tenants in Spearsville, LA?
Tenant quality in Spearsville, LA ranks as solid. Landlords generally report even-keeled occupancy at market rents of $810/mo.
Is house hacking profitable in Spearsville, LA?
The a challenging house-hack environment in Spearsville, LA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Do landlords face vacancy issues in Spearsville, LA?
Occupancy in Spearsville, LA runs consistent with elevated vacancy. Well-priced units at $810/mo lease on reasonable timelines.
Are eviction rules reasonable in Spearsville, LA?
Rental owners in Spearsville, LA deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
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How 71277 ranks in Monroe, LA
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