Is Ouachita Parish, LA good for real estate investing?

Ouachita Parish has an investment score of 71/100, rated as "Buy". The county ranks #138 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Ouachita Parish?

The rent-to-price ratio in Ouachita Parish is 8.17% annually, which ranks in the 90th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Ouachita Parish?

The median home price in Ouachita Parish is $181,685. This ranks #290 in affordability among all US counties.

Can you cash flow on rental properties in Ouachita Parish?

Based on median values with 20% down at current rates, a typical rental in Ouachita Parish would generate negative cash flow of $148/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Ouachita Parish

LouisianaPopulation: 159,585

/100

Hold

#138 of 1,000 counties

#4 in Louisiana (64 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$181,685

Median Home Price

21% below national median

$1,237/mo

Median Rent

15% below national median

8.17%

Rent-to-Price Ratio

Top 10% nationally

-$148

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,237/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$136,264	+$90/mo	7.1%	+3.5%
Median typical MLS deal	$181,685	-$148/mo	5.3%	-4.3%
125% of median newer / premium	$227,106	-$386/mo	4.3%	-8.9%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$181,685

Down Payment (20%)$36,337

Loan Amount$145,348

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,237

Monthly P&I-$952

Est. Expenses (35%)-$433

Net Cash Flow-$148/mo

5.3%

Cap Rate (all cash)

-4.3%

Cash-on-Cash Return

8.17%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 5.3% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score

71/100

Cash Flow(30%)

82/100

Based on 8.17% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

63/100

Based on 1.3% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

91/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Above-average rent-to-price ratio (8.17%)
+Affordable relative to local incomes
+Complete rent data available

Challenges

-Negative leverage (cap rate 5.3% < mortgage rate 6.9%)

Economic Indicators

Population

159,585

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield
+Value-add operators who can buy below median and force rent up
+Institutional or out-of-state investors who target appreciation markets

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
Caldwell ParishLA	73	$127,430	Est. pending	—	Buy	View
CurrentOuachita ParishLA	71	$181,685	$1,237	8.17%	Buy
Calcasieu ParishLA	70	$193,360	$1,062	6.59%	Buy	View
Sabine ParishLA	70	$186,542	Est. pending	—	Buy	View
Iberia ParishLA	69	$134,124	$1,188	10.63%	Buy	View
Livingston ParishLA	69	$246,195	$1,595	7.78%	Buy	View

The Bottom Line

HoldOuachita Parish scores well overall, but a typical leveraged buy-and-hold loses $148/mo at current rates. Consider house hacking, value-add, or all-cash; otherwise a worse score with positive cash flow may be the better deal.

Ouachita Parish in Louisiana scores 71/100, ranking #138 of 1,000 US counties (top 18%). At 20% down and current rates, a median-priced rental loses about $148/month; the 8.17% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-148/mo

Cap Rate

5.3%

Cash-on-Cash

-4.3%