Updated 2026 · Based on median market data for Opelousas, LA
Opelousas sits in the South with a population of 50,000 growing at 0.3% annually. The median home costs $130,000 while rents average $920/mo, producing an estimated cap rate of 6.58%. This puts Opelousas in the upper tier of investable US markets.
Opelousas is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($130,000) means you can get started with a $26,000 down payment, and the 6.58% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $130,000 median — around $104,000 or less. At this price point with $920/mo rents, your cap rate improves to roughly 8.6%. Factor in 0.54% property taxes ($702/yr), budget 5% of gross rent for maintenance, and underwrite to a 6.7% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $850.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Opelousas property using our cap rate calculator (pre-filled with Opelousas data). Compare Opelousas against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Opelousas vs Louisiana state average and national average across key investment metrics. Opelousas outperforms both benchmarks on cap rate.