Opelousas, LA Cap Rate 6.58%
Opelousas is one of the most affordable markets in the country in the South with a small but investable metro of 50,000. At a 6.58% estimated cap rate, this is a solid market where rents of $920/mo lag behind home prices. With a median home price of $130,000 and population is roughly stable, Opelousas stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Market Data
2026 Market Update: Opelousas
Opelousas's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $130,000, the $920/mo rent produces only $713/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
On a conventional loan with 20% down ($26K) at 7%, estimated monthly cash flow is $21 — a thin 1.0% cash-on-cash return. Investors should negotiate below asking price or target properties with above-median rents to build a meaningful cash flow buffer.
The 11.8x gross rent multiplier and 6.7% vacancy rate position Opelousas as a value-oriented market. With annual appreciation at 2.1%, total returns (cash flow + equity growth) run approximately 8.7% before financing leverage.
Deal Modeling & Scenarios for Opelousas
All figures below are computed from Opelousas's real market medians. Use them as a baseline; override with property-specific numbers in the calculators.
Property Tax Bill in Real Dollars
At 0.54% effective rate on the $130,000 median price, the annual tax bill is $702 — that's very low (bottom 15% of US markets) (-49% vs the national average of ~1.06%). Verify the actual assessed value before purchase; sale-triggered reassessments can push the bill higher than the seller's current statement.
5-Year Cap Rate Trajectory
If Opelousas continues appreciating at 2.1%/yr while rents grow at a conservative 3%/yr, cap rate holds roughly steady as price growth outpaces rent. Year-by-year projection at the median:
| Year | Est. Price | Est. Rent/Mo | Cap Rate |
|---|---|---|---|
| Today | $130K | $920 | 6.6% |
| Year 1 | $133K | $948 | 6.6% |
| Year 2 | $136K | $976 | 6.7% |
| Year 3 | $138K | $1,005 | 6.8% |
| Year 4 | $141K | $1,035 | 6.8% |
| Year 5 | $144K | $1,067 | 6.9% |
Three Financing Scenarios
Same median-priced Opelousas property — different capital structures. All-cash maximizes cap rate. Leverage trades cash flow for higher cash-on-cash return when the spread between cap rate and borrowing cost is positive.
| Scenario | Cash Invested | Monthly Cash Flow | Annual CF | Cash-on-Cash |
|---|---|---|---|---|
| All cash | $130K | $713 | $8,558 | 6.6% |
| 20% down conventional @ 7% | $30K | $22 | $259 | 0.9% |
| 25% down DSCR @ 8.5% | $38K | $-37 | $-439 | -1.2% |
Three Price Tiers: Below, At, and Above the Median
Properties don't always trade at the median. Lower-priced units typically offer higher cap rates but harder operations; higher-priced properties tend to compress cap rates while attracting better tenants. All-cash assumptions below:
| Tier | Price | Rent/Mo | NOI/Yr | Cap Rate | Monthly CF |
|---|---|---|---|---|---|
| Below median (~75% price) | $98K | $782 | $6,337 | 6.5% | $528 |
| At median | $130K | $920 | $7,312 | 5.6% | $609 |
| Above median (~125% price) | $163K | $1,058 | $8,287 | 5.1% | $691 |
Total Return Over a 5-Year Hold
Cap rate is just one piece. Real estate returns come from four sources: cash flow, appreciation, principal paydown, and tax benefits. Assuming 20% down conventional financing at 7% and a 5-year hold at Opelousas's historical appreciation rate of 2.1%:
On a $26K down payment, that's a 89.7% total ROI over 5 years (not annualized). Tax benefits from depreciation are additional and depend on your personal tax bracket.
Risk Flags Specific to Opelousas
Automated checks against the underlying data — surface only the risks that actually apply to Opelousas, not generic boilerplate:
Cap Rate Calculator — Opelousas
Pre-filled with Opelousas medians. Adjust to match a specific property.
Cash-on-Cash Return — Opelousas
Factor in financing to see your actual return on invested capital in Opelousas.
Is Opelousas a Good Place to Invest in Rental Property?
Opelousas, LA has a population of 50,000 and has been growing at 0.3% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $130,000 paired with median rents of $920/mo produces an estimated cap rate of 6.58%.
Property taxes at 0.54% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 6.7% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 2.8x, homes cost about 2.8 times the local median income of $45,760. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.1% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Opelousas offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.