Franklin Parish, Louisiana Eviction Risk: Low

Franklin Parish, Louisiana eviction laws carries an average eviction-risk score of 2.8/10 (Low) across its 4 incorporated places, ranking 35th of 64 Louisiana parishes, which puts it squarely in the middle third of the state. Thirty-four parishes carry more risk, and 29 are considered less risky for landlords, so operators here face a balanced but not-especially-pressured environment. With an average rent of $727 and an average rent burden of 25.9%, tenants are spending a manageable share of income on housing, which tends to support consistent payment patterns.

The intra-county score range is narrow, running from 2.5 to 2.8, which means conditions across Franklin Parish are relatively uniform. That said, a 52.3% average renter share signals that rental housing is the dominant tenure in this small market, and a total population of roughly 6,127 means vacancy and turnover dynamics can shift meaningfully with just a handful of households. Landlords entering this market should weigh the low-risk score alongside those structural factors.

The cities inside Franklin Parish

Winnsboro, the parish seat and largest city at 4,725 residents, ties for the highest score in the county at 2.8/10. Baskin, a much smaller community of 143 people, also scores 2.8/10, so risk concentration is not purely a function of population size. These two cities represent the ceiling of local eviction risk, and even at 2.8 they remain firmly in the Low tier.

Wisner (population 965, score 2.6/10) and Gilbert (population 294, score 2.5/10) offer the more landlord-favorable conditions within the parish. The 0.3-point spread between Winnsboro or Baskin and Gilbert is modest in absolute terms, but it illustrates that risk is hyper-local: a landlord choosing between a Winnsboro property and a Gilbert property is operating in meaningfully different micro-markets, even within the same parish boundaries.

State-level laws that apply here

Under Louisiana state law, specifically La. R.S. § 9:3251 et seq. (Louisiana Lease Law), landlords must serve a 5-day notice for non-payment of rent or a lease violation before pursuing eviction. A no-cause termination at the end of a lease term requires a 30-day notice. Once filed, an uncontested eviction runs approximately 14 to 30 days; contested matters can extend to 30 to 90 days. Total eviction costs typically range from a court filing fee of $170 to $300, a sheriff lockout fee of $50 to $175, and attorney fees of $500 to $3,000, depending on case complexity. Investors new to this market should review the full Louisiana eviction process and budget for the higher end of those ranges in any contested scenario.

Louisiana does not require just cause for non-renewal, and the state preempts local rent-control ordinances, so no parish or municipality in Louisiana may impose a rent cap. Source-of-income discrimination is not a protected class under Louisiana state law. For a full breakdown of landlord obligations around deposits and required disclosures, the Louisiana security deposit limits guide covers the statewide rules that apply uniformly in Franklin Parish. These are meaningful advantages for buy-and-hold investors evaluating long-term operating flexibility.

With an average poverty rate of 42.1% across the parish, tenant financial fragility is a real underwriting factor despite the low aggregate risk score; the city-level grid above breaks that exposure down to the specific markets where landlords are most and least likely to face collection pressure.