Saint Mary Parish

LouisianaPopulation: 49,114
70
/100
Buy
#149 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

$121,330
Median Home Price
47% below national median
$1,031/mo
Median Rent
29% below national median
10.20%
Rent-to-Price Ratio
Top 2% nationally
+$34
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Scenario comparison

Same $1,031/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.
ScenarioPurchase priceMonthly cash flowCap rateCash-on-cash
75% of median
value-add or distressed
$90,997+$193/mo8.8%+11.1%
Median
typical MLS deal
$121,330+$34/mo6.6%+1.5%
125% of median
newer / premium
$151,662-$125/mo5.3%-4.3%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

20%
5%50%100%

Purchase

Purchase Price$121,330
Down Payment (20%)$24,266
Loan Amount$97,064
Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,031
Monthly P&I-$636
Est. Expenses (35%)-$361
Net Cash Flow+$34/mo
6.6%
Cap Rate (all cash)
1.5%
Cash-on-Cash Return
10.20%
Rent-to-Price Ratio
Negative leverage: At 6.85% rates, borrowing costs exceed the 6.6% 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
70/100
70
Cash Flow(30%)
100/100

Based on 10.20% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)
29/100

Based on -4.1% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
100/100

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 (10.20%)
  • +Affordable relative to local incomes
  • +Complete rent data available

Challenges

  • -Declining home values (-4.1% YoY)
  • -Negative leverage (cap rate 6.6% < mortgage rate 6.9%)

Economic Indicators

Population
49,114
Median Income
—
Data pending
Unemployment Rate
—
Data pending
Price-to-Income
—
Data pending

Who this market fits

Best for
  • +Value-add operators who can buy below median and force rent up
Skip if
  • −You can't tolerate negative leverage (cap rate below mortgage rate today)
  • −You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

CountyVerdict
CurrentSaint Mary ParishLA
70$121,330$1,03110.20%Buy
Calcasieu ParishLA
70$193,360$1,0626.59%BuyView
Sabine ParishLA
70$186,542Est. pending—BuyView
Iberia ParishLA
69$134,124$1,18810.63%BuyView
Livingston ParishLA
69$246,195$1,5957.78%BuyView
Jefferson ParishLA
68$261,373$1,5497.11%BuyView

The Bottom Line

BuySaint Mary Parish offers solid investment potential with positive cash flow at typical financing.

Saint Mary Parish in Louisiana scores 70/100, ranking #149 of 1,000 US counties (top 19%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow (10.20% gross rent-to-price ratio). The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow
+$34/mo
Cap Rate
6.6%
Cash-on-Cash
1.5%

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