Sales and rent evidence start in tension in 70810. Zillow's latest ZIP ZORI is $1,507 per month, up 1.35% from a year earlier; it is a typical observed asking-rent index blended across rental types, rather than a quote for any particular home. The five-digit label is both Zillow's ZIP market identifier and the match to a Census ZCTA. A ZCTA is a statistical area and is not identical to a USPS delivery ZIP. Annualized ZIP ZORI divided by the ZIP median sold price produces a 4.97% cross-source screening ratio only. It is not a cap rate, net return, expected return, or property yield, and it should not be read as one.
Rent history places the latest change in perspective. Direct Zillow history through the stated endpoint shows exact same-month annualized changes of 1.35% over one year, 2.65% over three years, and 3.81% over five years. The latest direction remains positive, so it confirms the longer upward direction, but its slower rate breaks from the prior growth pace. Annualized monthly-return variability is 3.05%, maximum drawdown is -3.56%, and coverage is 98.26%. That broad coverage improves confidence in the historical record, while the variability and drawdown argue for moderate, rather than absolute, confidence in a current rent snapshot. Transparent national discovery ranks among history-eligible ZIPs are 1,527 for momentum, 1,697 for stability, and 1,764 for balance; lower ranks are higher. These are backward-looking measurements, not forecasts or investment recommendations.
Redfin's direct rolling-three-month ZIP resale observation belongs solely to the for-sale market, not rental transactions. Its median sold price is $363,663, up 6.65% year over year, with 255 homes sold and a median 49 days on market. It reports 498 active listings, down 8.84%, and 231 inventory homes, down 21.11%, plus 2.7 months of supply. That supply figure measures the reported duration of resale inventory at the prevailing resale sales pace; it does not measure rental vacancy. Average sale to list is 98.33%, and 16.14% of sales closed above list. Those sale-price and supply signals challenge the slower current asking-rent pace, but they neither establish rental demand nor convert the screening ratio into property economics.
These rent measures serve distinct populations and purposes. The matched Census ZCTA ACS five-year survey of occupied renter homes reports $1,400 median gross rent, which includes selected utilities; it is not current observed asking rent. The packet's HUD FMR/SAFMR ladder is an administrative bedroom-specific standard, not asking rent. Scaling ZIP ZORI by that local HUD ladder produces modelled monthly estimates, never measured bedroom rents: $1,292 for a studio, $1,332 for one-bedroom, $1,507 for two-bedroom, $1,891 for three-bedroom, and $2,432 for four-bedroom. This permits relative bedroom scaling but does not make ZORI, ACS gross rent, and HUD standards interchangeable.
ZCTA household figures frame affordability arithmetic without describing an applicant. Applying 30% to current ZORI produces $60,280 in annual required income. It is arithmetic, not advice or an applicant qualification rule. The ZCTA's $92,098 median household income puts the asking-rent-to-income arithmetic at 19.64%. Yet 46.63% of ACS renter households report gross rent burden at or above that share. The two observations can coexist because one compares an index with median income and the other is a survey outcome for occupied renter homes. Reported ACS margins of error add survey uncertainty; neither figure establishes the payment capacity or burden of a particular household.
ACS housing-stock estimates show a predominantly single-family stock, with owner occupancy exceeding renter occupancy. There are 2,540 vacant units, a 13.21% vacancy rate across all housing units; the vacancy count includes for-rent, for-sale, and seasonal classifications. These aggregates do not prove that a particular unit is available, comparable, or offered at the ZIP index. For wider context, the citywide Baton Rouge rent is $1,383, the East Baton Rouge Parish county-scope rent is $1,386, and the Baton Rouge, LA metro-wide rent is $1,403. Each is a wider geographic context value; the ZIP ZORI is higher, but none replaces ZIP-level evidence.
Read together, the strongest tension is directional rather than causal: the resale record shows price growth and reduced for-sale listings and inventory, while recent ZORI growth has decelerated relative to its own history. That challenges any assumption that resale momentum must be mirrored in asking rent. Conversely, the lower rent-to-income screen coexists with a substantial ACS burden share because a survey of occupied renter households and an asking-rent index address different populations and calculations. Neither pattern identifies a lease outcome, a purchaser result, or a causal link. The history and resale observations are descriptive at their stated horizons, not predictions of future rent, price, or supply.
Several property-level facts remain outside the packet. The relevant checks are the current advertised rent and date, actual bedroom classification, utilities included, lease term, availability status, and whether the property is represented by the blended ZORI rental mix. For a resale comparison, sale date, condition, and transaction-specific list and sold prices need direct verification rather than extension of the ZIP median. Confirming the mapping used for the matched ZCTA also prevents treating a statistical area as a delivery geography. These checks do not transform aggregate rent, survey, HUD, or resale measures into a unit-level result. Does the specific listing's rent, utilities, bedroom type, and availability actually match the aggregate inputs?
","findings":[{"body":"ZIP ZORI is $1,507 and the latest annual change is 1.35%. The exact same-month historical rates are faster over the three- and five-year windows, so the direction remains positive but the nearer-term pace has moderated. Annualized return variability and drawdown support treating the current index as a useful aggregate reading with limited precision for a single listing, not as a forecast.","title":"Rent growth has slowed within a still-positive history"},{"body":"Redfin's ZIP-level rolling resale observation records a $363,663 median sold price, a 6.65% annual increase, and 2.7 months of supply. Those figures belong to completed for-sale transactions and listing conditions. They contrast with slower asking-rent growth, but do not establish tenant demand, a property's operating result, or any causal connection between home sales and rental pricing.","title":"Resale momentum does not equal rental momentum"},{"body":"At a 30% arithmetic screen, current ZORI corresponds to $60,280 in annual income, below the ZCTA's $92,098 median household income. Yet 46.63% of surveyed renter households report gross rent burdens at or above the threshold. This is a population-level difference between an asking-rent index, a median-income comparison, and an ACS occupied-renter survey; it is not an applicant eligibility conclusion.","title":"Affordability measures answer different questions"},{"body":"HUD's bedroom-specific administrative ladder scales the ZIP index to modelled estimates, not observed rents by bedroom. The matched ZCTA survey also differs from the ZIP label, while Baton Rouge city, East Baton Rouge Parish county, and Baton Rouge metro figures are wider-context comparators. Vacancy and stock counts remain aggregates, so they cannot verify present availability or quality for any individual property.","title":"Bedroom figures are modelled, and geographic context is broader"}],"risks":["The ZORI value is a blended typical asking-rent index across rental types. It may not match a particular listing's bedroom count, included utilities, lease term, timing, or current advertised price.","ACS estimates represent occupied renter homes in a matched statistical ZCTA over five years, include selected utilities in gross rent, and carry survey uncertainty; they do not establish current asking rent for the ZIP.","Vacancy, renter burden, tenure, and structure figures are area-level ACS measures. They cannot prove that a specific unit is vacant, rentable, affordable to an applicant, or comparable to another listing.","The resale screen joins annualized ZORI to a median sold price from a rolling ZIP for-sale observation. It excludes property expenses, financing, condition, transaction variation, and any unit-specific rental evidence."],"qa":[{"a":"The packet identifies the same five-digit label as Zillow's ZIP market identifier and as the matched Census ZCTA. The link permits contextual comparison, but the terms remain distinct: the ZCTA is a Census statistical area and is not identical to a USPS delivery ZIP. Zillow, ACS, and HUD measures therefore retain their original scopes.","q":"Why can the report use both ZIP 70810 and a ZCTA?"},{"a":"No. The studio through four-bedroom figures are modelled monthly estimates created by scaling the ZIP ZORI with the local HUD FMR/SAFMR bedroom ladder. HUD standards are administrative and bedroom-specific, while ZORI is blended asking-rent evidence. The calculation supplies a consistent relative ladder but does not measure rents obtained for any bedroom type.","q":"Are the bedroom rents observed market rents?"},{"a":"Within Redfin's direct rolling ZIP resale observation, months of supply expresses reported for-sale inventory relative to the current resale sales pace. It helps describe the observed resale liquidity window alongside marketing time and sale-to-list measures. It is neither a vacancy measure nor evidence about rental availability, tenant demand, or the economics of a particular property.","q":"What does 2.7 months of supply mean here?"},{"a":"The required-income figure applies a 30% arithmetic screen to the ZIP asking-rent index; it is not advice and does not qualify or disqualify anyone. ACS burden is a separate five-year survey outcome among occupied renter households, with gross rent including selected utilities. Their different universes can point in different directions without contradiction.","q":"How should the income and burden figures be reconciled?"}],"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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