Rent acceleration sits beside a weaker resale reading, so the current rent snapshot needs two distinct lenses. In June 2026, Zillow's ZIP-level ZORI for this ZIP was $1,169, up 6.86% from the same month a year earlier. It is a typical observed asking-rent index blended across rental types, not a quote for a defined vacant unit. Annualizing the index produces a $46,760 household-income screen at 30%; against the matched ZCTA's ACS median household income of $34,458, the arithmetic asking-rent-to-income measure is 40.7%. This screen is not advice, a forecast, or an applicant qualification rule; it simply relates an area-wide income estimate to the current index.
The direct rolling-three-month Redfin ZIP resale observation, which records for-sale rather than rental transactions, sharpens that tension. Its median sold price was $96,978, down 21.63% year over year; 30 homes sold, with a median 71 days on market. Redfin reported inventory of 110 homes and 11.2 months of supply. Sale-to-list evidence was similarly unaggressive: the average sale-to-list ratio was 94.52%, and 3.45% of sales went above list. The annualized ZIP ZORI divided by the median sold price is 14.47%, but it is only a cross-source screening ratio, not an estimate of property income or financial performance. Rising asking-rent history therefore does not receive straightforward confirmation from this ZIP's resale price and liquidity evidence.
Backwards-looking ZORI history shows positive rent movement at every supplied horizon, without establishing a future path. Exact same-month annualized changes at the stated endpoint were 6.86% over one year, 4.00% over three years, and 4.54% over five years. The latest pace is faster than both longer readings, so recent direction confirms the longer upward path while marking an acceleration rather than a break. The series recorded 3.56% annualized variability in monthly returns, consistent with the high-variability label; that history warrants less confidence in any one current rent snapshot than a steadier series would. Separately, the worst peak-to-trough decline measured 3.64%. Coverage reached 98.9%. Transparent nationwide discovery ranks among history-eligible ZIPs were 301 for momentum, 2,286 for stability, and 866 for the balanced score, with lower rank higher. These ranks and measurements are descriptive history, not forecasts or investment recommendations.
The bedroom ladder should not be read as measured bedroom rents. These modelled monthly ZIP estimates scale the $1,169 ZORI with the local HUD ladder: $1,002 for a studio, $1,033 for one bedroom, $1,169 for two, $1,467 for three, and $1,887 for four. HUD's FY2026 FMR/SAFMR ladder is an administrative bedroom-specific standard, not asking rent; its local two-bedroom standard is $1,204. The ladder provides internal size scaling around the blended ZORI, not evidence that a currently available unit at any bedroom count is priced at the displayed estimate.
The matched Census ZCTA provides a different evidence universe. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP, even though the five-digit label 70802 is both Zillow's ZIP market identifier and the Census ZCTA match used here. In the 2024 ACS five-year survey, median gross rent was $973 with a $56 margin of error. ACS is a survey of occupied renter homes and gross rent includes selected utilities, unlike Zillow's current blended asking-rent index; the ZORI is 20.1% higher, so the two figures are not interchangeable. ACS also counted 3,184 of 6,918 renter households as paying 30% or more of income toward rent, a 46.0% area-wide burden share. That aggregate does not establish affordability, payment, or burden for any particular unit or applicant.
Housing stock data from that ACS ZCTA frame the scale of the renter base and vacancy but cannot identify a specific available home. The survey reports 13,868 housing units and 3,855 vacant units, which corresponds to a 27.8% vacancy rate. Renters account for 69.1% of occupied households. The structure file includes single-family and large-multifamily units, and the vacancy file separately classifies units for rent, for sale, and seasonal use. Those classifications describe an area-wide survey estimate; vacancy neither proves that a particular unit is rentable nor establishes its asking price, lease terms, physical state, or utility treatment. Survey margins of error also limit precision for several ACS counts.
Wider geographies give scale but are not substitutes for ZIP evidence. The City of Baton Rouge context rent is $1,383, the East Baton Rouge Parish county context rent is $1,386, and the Baton Rouge, LA metro context rent is $1,403; each is above the ZIP's index. Those city, county, and metro values are wider-context measures only, not ZIP lease observations, bedroom rents, or a redefinition of the ZCTA income and burden screens. Their consistent ordering makes the ZIP's lower current index visible, while the direct Redfin resale weakness and the rent-history variability keep that comparison from resolving the central tension. Scope and source differences prevent a broader rent benchmark from explaining a ZIP-level outcome.
Finally, the series have different time windows, definitions, and levels of aggregation: Zillow is an asking-rent index, ACS describes occupied renters, HUD sets an administrative standard, and Redfin records rolling ZIP resales. Relevant property-level checks include the advertised rent, rental type, bedroom count, utility inclusions, lease availability, and whether a unit is actually represented by an area-wide vacancy estimate. For any resale comparison, the relevant sale record, list terms, and transaction timing also require verification rather than inference from ZIP medians. Does a specific unit's current terms line up with its modelled bedroom estimate, and does its comparable sale evidence remain consistent with this ZIP-level screen?
","findings":[{"body":"Zillow's June 2026 ZIP ZORI is $1,169, up 6.86% year over year, while Redfin's rolling three-month ZIP resale median is $96,978, down 21.63%. The contrast does not link rents to sale outcomes, but it challenges a simple interpretation of rent growth as confirmation from the for-sale market. The 14.47% rent-price figure remains a cross-source screen only.","title":"Rent momentum meets a softer resale screen"},{"body":"Bedroom estimates are modelled by scaling the ZIP ZORI with the local HUD ladder, not by observing leases. The resulting studio-through-four-bedroom range runs from $1,002 to $1,887, with the two-bedroom estimate at $1,169. HUD's two-bedroom $1,204 administrative standard provides a size benchmark, but neither figure is a measured asking rent for a comparable available unit.","title":"Bedroom figures are modelled, not observed leases"},{"body":"History is positive at the supplied one-, three-, and five-year same-month windows, but the most recent 6.86% pace exceeds the 4.00% and 4.54% longer readings. The high-variability classification, 3.56% annualized monthly-return variability, and a 3.64% maximum drawdown mean the index path has not been uniform. These backward-looking observations and discovery ranks cannot forecast a future asking-rent level.","title":"History supports growth but not a uniform path"},{"body":"ACS presents a slower-moving occupied-household view: its 2024 five-year median gross rent is $973, including selected utilities, versus the current $1,169 Zillow index. The ZCTA has a 27.8% vacancy rate and a 46.0% renter burden share, but neither area-wide estimate determines a unit's availability or a household's actual payment. The ZCTA is statistical geography rather than a USPS delivery ZIP.","title":"ACS describes occupied households rather than current listings"}],"risks":["Different source universes create a comparison risk: Zillow is current asking-rent indexing, ACS is a five-year occupied-household survey with selected utilities, HUD is administrative, and Redfin is direct for-sale resale evidence.","A high-variability ZORI path can make a single current index less representative of longer conditions; its historical movement is descriptive and does not establish a future rent trajectory.","The ZCTA vacancy rate and renter-burden share are area-wide survey estimates with margins of error. They cannot establish availability, affordability, condition, or utility treatment for a particular unit.","The rent-price screen combines annualized ZORI with a median resale price from a rolling three-month period. It omits property-specific costs, financing, bedroom mix, and transaction terms."],"qa":[{"a":"Here Zillow reports a ZIP-level typical observed asking-rent index blended across rental types. It is useful for a current market-level asking-rent snapshot, but it does not identify an advertised unit, a bedroom-specific lease quote, utilities, concessions, or the rent paid by occupied households.","q":"What does Zillow ZORI measure here?"},{"a":"ACS is a five-year survey of occupied renter homes and its median gross rent includes selected utilities. Zillow ZORI is a current typical observed asking-rent index blended across rental types. The two measures differ in timing, included costs, and the households or listings represented, so they cannot serve as direct substitutes.","q":"Why do ACS gross rent and Zillow ZORI differ?"},{"a":"The screen annualizes the ZIP ZORI and divides it by Redfin's ZIP median sold price. It is useful only to place two aggregate, differently constructed series beside each other. It does not identify a property's actual rent, operating costs, financing, condition, sales terms, or financial outcome.","q":"How should the rent-price screen be read?"},{"a":"Relevant property-level checks include the advertised rent, rental type, actual bedroom count, utility inclusions, lease availability, and whether a listed unit is genuinely available. For resale context, check the comparable sale record, list terms, and transaction timing. ZIP vacancy, gross-rent, burden, and median-sale statistics cannot make those unit-level determinations.","q":"What requires property-level verification?"}],"sources":[{"key":"apartment_list_time_on_market","name":"Apartment List Time on Market — listing liquidity","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/category/data-rent-estimates"},{"key":"apartment_list_vacancy","name":"Apartment List Vacancy Index — rental vacancy","release":"Apartment List 2026-07","pulledAt":"2026-08-08","url":"https://www.apartmentlist.com/research/apartment-list-vacancy-index-methodology"},{"key":"census_zcta_facts","name":"Census ACS five-year — ZCTA housing and income","release":"ACS 2024 5-year ZCTA","pulledAt":"2026-08-08","url":"https://api.census.gov/data/2024/acs/acs5.html"},{"key":"hud_zip","name":"HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback","release":"ZIP-CBSA 2025Q4 + SAFMR 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