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Shreveport vs New Orleans for Rental Property Investing

Side-by-side comparison of Shreveport, LA and New Orleans, LA — cap rates, rent, prices, and investment metrics.

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Shreveport wins 4–3 across key metrics
Shreveport leads on cash flow (6.88% vs 5.62% cap rate) · New Orleans leads on population growth
Metric
Shreveport, LA
New Orleans, LA
Est. Cap Rate
6.88%
5.62%
Median Home Price
$175,000
$255,000
Median Monthly Rent
$1,300
$1,580
1% Rule
0.74%
0.62%
GRM
11.2x
13.4x
Price / Income
4.6x
5.6x
Property Tax Rate
0.54%
0.55%
Vacancy Rate
7.8%
6.2%
Population Growth
-0.3% / yr
0.4% / yr
Annual Appreciation
1.5%
2.6%
Population
187,112
376,971
Median Income
$38,400
$45,200

Shreveport vs New Orleans: Which Is Better for Investors?

Cash flow: Shreveport has the edge with an estimated cap rate of 6.88% compared to New Orleans's 5.62%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $175,000 in Shreveport vs $255,000 in New Orleans, while rents come in at $1,300/mo and $1,580/mo respectively. For context, the national average cap rate is 3.81% and average price is $333K.

Growth & appreciation: New Orleans is growing faster at 0.4% annually, while Shreveport is losing population. New Orleans leads on home value appreciation at 2.6% per year.

Costs & risk: Property taxes are 0.54% in Shreveport vs 0.55% in New Orleans. Vacancy rates of 7.8% and 6.2% are mixed — New Orleans has the tighter rental market.

Entry point: Shreveport offers a lower entry at $175K vs New Orleans's $255K — a difference of $80K. With a 20% down payment, that's $35K vs $51K. Shreveport combines the lower price with a higher cap rate — a compelling combination.

Bottom line: Shreveport edges out New Orleans on most key metrics. With a 6.88% cap rate, it offers solid cash flow potential. Use our free calculators to model specific deals in Shreveport or New Orleans.

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Shreveport, LA
6.88% cap rate · $175,000 median · $1,300/mo
Full analysis →
New Orleans, LA
5.62% cap rate · $255,000 median · $1,580/mo
Full analysis →

Frequently Asked Questions

Is Shreveport or New Orleans better for rental investing?
Shreveport wins 4–3 across our 7 key metrics (cap rate, 1% rule, GRM, taxes, vacancy, growth, appreciation). Shreveport's 6.88% cap rate and $175K median price offer both higher returns and a lower entry point.
What is the cap rate difference between Shreveport and New Orleans?
Shreveport has a 6.88% cap rate vs New Orleans's 5.62% — a difference of 1.25 percentage points. This is a significant gap that meaningfully impacts cash flow. For context, the national average is 3.81%.
Which city has lower property taxes?
Shreveport has lower property taxes at 0.54% vs 0.55%. On a $215K property, that's a difference of approximately $458/year in tax expense — money that goes directly to (or from) your cash flow.
Which city is growing faster?
New Orleans is growing at 0.4% annually vs Shreveport's -0.3%. Both cities have slow growth — focus on the strongest neighborhoods. New Orleans's appreciation rate of 2.6% also leads on home value growth.

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