Concordia Parish

Concordia Parish sits at a median home price of $111,877, making it one of the most affordable entry points in Louisiana and, by the tool's ranking, the top parish in the state out of 64 and 13th nationally out of 1,000 counties evaluated. The affordability index hits 100, the ceiling. Home prices are up 4.25% year-over-year, which is a meaningful appreciation signal for a market at this price point. The cash flow score registers zero in this dataset, which means the rent-to-price data needed to calculate cap rate and cash-on-cash return was not available for underwriting purposes. That is a real gap. Without confirmed rent figures, you cannot place Concordia firmly on the cash-flow versus appreciation spectrum with confidence, though the appreciation score of 84 and the price trend suggest the market leans toward capital gains and affordability-driven demand rather than yield-first returns.

The investor best positioned here is someone comfortable buying into a low-cost, appreciating market while accepting some uncertainty on rental income until they do their own rent-comp work on the ground. At $111,877, the absolute capital at risk is low, and a 20% down payment lands at $22,375. That low basis can make even modest rents pencil, but you need to verify local rents before underwriting a return. The stability score of 50 is the number that demands attention: it sits at the midpoint, signaling that this is not a steady, institutionally anchored market. For a value-add operator willing to do the legwork, the low purchase price creates room to force appreciation through renovation. For a passive, set-it-and-hold investor expecting predictable occupancy, that 50 stability score is a yellow flag.

The tax and insurance picture is a genuine tailwind. Louisiana's state-average effective property tax rate is 0.55%, flagged as low, which translates to $615 annually on a property at this price. Insurance runs $738 annually at the modeled 0.66% rate. Combined, monthly tax and insurance comes to $113, a carry cost that is materially lower than what you'd face in higher-tax states. That said, the caveat in the data is worth repeating: these are state-average estimates from Tax Foundation 2024 data, and actual Concordia Parish rates may differ, so pull the parish assessor's figures before closing. Louisiana's coastal and flood-zone insurance exposure also varies significantly by exact location, so the $738 insurance figure should be stress-tested against a local agent's quote.

No economic anchor data was provided for this parish, so employer and job-base analysis cannot be drawn from this dataset. That absence is itself informative. With a population of 18,677, Concordia is a small, rural parish. Small population bases concentrate risk: a single employer contraction, a demographic outflow trend, or a local industry shift can move vacancy and rent levels in ways that larger metro markets absorb more gradually. The stability score of 50 likely reflects this concentration and scale risk. An investor should independently investigate the local employment base, the parish's relationship to nearby Natchez, Mississippi across the Mississippi River, and any population trend data before committing capital.

Compared to its neighbors in this dataset, Concordia is the clear affordability leader. Assumption Parish's median is $171,822 with an overall score of 74, Caldwell Parish runs $127,430 at a score of 73, and the three remaining neighbors all price above $134,000 with overall scores between 69 and 70. Concordia's overall score of 79 beats every neighbor listed despite having the lowest median price, which means the tool's model is rewarding the affordability and appreciation dynamics heavily. Of the neighbors with rent data, Iberia Parish shows a rent-to-price ratio of 10.6% and Calcasieu Parish shows 6.6%, both of which are usable rent benchmarks for context, though neither is Concordia's direct market. Choose Concordia over its neighbors when your thesis is low-basis appreciation and you have the risk tolerance for a thinly populated rural market. Choose Iberia or Calcasieu if you need confirmed rent data and a more liquid resale market, and are willing to pay a higher entry price for that certainty.