10613 Chadwick Dr · River Ridge, LA 70123

$2,200

3 bd · 2.0 ba · 1,460 sqft · SingleFamily · 1 Days on market

Built 1960 7,200 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this adorable updated cottage tucked away on a quiet dead end street! This charming 3-bedroom, 2-bath rental features fresh paint throughout, brand-new flooring, and absolutely no carpet for easy maintenance and modern living. The updated interior offers a bright and inviting atmosphere with comfortable living spaces throughout. Step outside to enjoy the spacious backyard deck, perfect for relaxing, entertaining, or enjoying your morning coffee. A detached storage shed with air conditioning provides excellent flexibility for a workshop, home gym, office, or additional storage. It comes with a refrigerator, washer and dryer. Landlords does not warranty any of them. Pets welco

Key facts

• Air conditioning
• Updated cottage
• 7,200 sq ft lot

Tags

• UPDATED COTTAGE
• QUIET DEAD END STREET
• SPACIOUS BACKYARD DECK
• DETACHED STORAGE SHED
• AIR CONDITIONING

🏷️ Possibly a rental listed for sale. The $2,200 price doesn't fit this home's estimated sale value (~$205,860) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 794.2% vs local median 3.9% in River Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#31 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: amenities F, commute F.
• Jefferson Parish (suburban): math 24% / reading 34% proficiency, ranked #44 of 98 in LA (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 163 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15 of loan paydown is wiped out by about $66 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.1% rent growth), your $616 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $2,200

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 83.99% ✓
• Cap rate: 794.23%
• Cash-on-cash: 2814.07%
• DSCR: 126.21
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $205,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10521 Carthage St	0.13mi	3/2.0	1,475 (+1%)	3mo	$143,000	$97	90
4436 Ware Ave	0.35mi	2/2.0 (-1)	1,368 (-6%)	1mo	$344,900	$252	67
308 Florida St	0.32mi	3/1.0	1,331 (-9%)	3mo	$121,000	$91	64
200 Tudor Ave	0.28mi	3/2.0	1,661 (+14%)	5mo	$254,000	$153	59
123 Andrea Ave	0.62mi	3/2.0	1,553 (+6%)	2mo	$325,000	$209	59
1023 S Starrett Rd	0.52mi	4/2.0 (+1)	1,534 (+5%)	5mo	$98,000	$64	58
505 Celeste Ave	0.45mi	3/2.0	1,644 (+13%)	3mo	$310,000	$189	55
10144 Stephen Dr	0.73mi	4/2.0 (+1)	1,471 (+1%)	6mo	$190,000	$129	55
9929 Paula Dr	0.72mi	2/2.0 (-1)	1,421 (-3%)	4mo	$219,000	$154	54
304 N Cumberland St	0.74mi	3/2.0	1,250 (-14%)	6mo	$131,000	$105	36
7 Albert Ct	0.72mi	4/2.0 (+1)	1,661 (+14%)	3mo	$235,000	$141	36
229 N Atlanta St	0.73mi	2/1.0 (-1)	1,260 (-14%)	0mo	$124,000	$98	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.12% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 141.38×
• Total profit: $86,471
• Equity at exit: $328

10-year hold

• IRR: —
• Equity multiple: 283.01×
• Total profit: $173,720
• Equity at exit: $190

Cash invested: $616 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70123

• Rents YoY: 0.1%
• Active inventory: 163
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $33/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $1,445

Break-even live

Break-even rent $19

Max offer price $2,200

Occupancy floor 17%

Sensitivity live

Price	-10% $1,446	-5% $1,445	+0% $1,445	+5% $1,444	+10% $1,443
Rent	-10% $1,299	-5% $1,372	+0% $1,445	+5% $1,518	+10% $1,591
Rate	-1.0pp $1,446	-0.5pp $1,445	base $1,445	+0.5pp $1,444	+1.0pp $1,443

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $550
• Closing costs: $66
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	2d	1	0.03mi
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	24d	1	0.40mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	24d	1	0.44mi
216 Trudeau Dr Metairie, LA	4.0	3.0	1825	$2,800	$1.53	5d	1	0.65mi
621 S Bengal Rd Metairie, LA	3.0	2.0	900	$1,600	$1.78	4d	1	0.65mi
310 N Wilson St Metairie, LA	2.0	1.0	900	$1,175	$1.31	24d	1	0.77mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	24d	1	0.79mi
512 N Howard Ave Metairie, LA	2.0	1.0	1000	$1,650	$1.65	5d	1	0.80mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	44d	1	0.93mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	24d	1	0.97mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	44d	1	0.98mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	15d	1	1.02mi
1936 Hickory Ave Unit A Harahan, LA	2.0	1.5	1100	$1,350	$1.23	44d	1	1.12mi
2100 Sawmill Rd New Orleans, LA	1.0–2.0	1.0–2.5	959	$1,465	$1.53	2d	22	1.12mi
1824 Hickory Ave Unit A Harahan, LA	2.0	1.5	1150	$1,325	$1.15	44d	1	1.19mi
1824 Hickory Ave Unit C Harahan, LA	2.0	1.5	1150	$1,350	$1.17	5d	1	1.19mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	44d	1	1.26mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	24d	1	1.26mi
1001 Minnesota Ave Kenner, LA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.28mi
2006 Oak Creek Rd Unit 311 River Ridge, LA	2.0	2.0	1111	$1,405	$1.26	44d	1	1.29mi
2006 Oak Creek Rd Unit 221 River Ridge, LA	2.0	2.0	1111	$1,395	$1.26	24d	1	1.29mi
5757 Hickory Creek Rd Unit 318 River Ridge, LA	2.0	2.0	1050	$1,445	$1.38	44d	1	1.30mi
927 Compromise St Unit A Kenner, LA	2.0	1.0	1300	$1,100	$0.85	24d	1	1.31mi
929 Compromise St Kenner, LA	2.0	1.0	1500	$1,400	$0.93	24d	1	1.31mi
5855 Walnut Creek Rd New Orleans, LA	1.0–2.0	1.0	771	$1,180	$1.53	2d	9	1.31mi
2001 Oak Creek Rd New Orleans, LA	1.0–2.0	1.0–2.0	880	$1,420	$1.61	2d	7	1.33mi
1620 Hickory Ave Unit C Harahan, LA	2.0	1.5	1180	$1,350	$1.14	44d	1	1.34mi
1217 N Cumberland St Metairie, LA	3.0	1.0	1022	$2,100	$2.05	5d	1	1.34mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	5d	1	1.35mi
1001 Maine Ave Kenner, LA	2.0	1.0	985	$1,600	$1.62	45d	1	1.35mi
5819 Hickory Creek Rd Unit 260 Elmwood, LA	2.0	2.0	1100	$1,675	$1.52	2d	1	1.37mi
5819 Hickory Creek Rd Unit 315 Elmwood, LA	2.0	2.0	1100	$1,510	$1.37	15d	1	1.37mi
5819 Hickory Creek Rd Unit 201 Elmwood, LA	2.0	2.0	1100	$1,485	$1.35	44d	1	1.37mi
5819 Hickory Creek Rd Unit 232 Elmwood, LA	2.0	2.0	1100	$1,575	$1.43	2d	1	1.37mi
1536 Hickory Ave Apt D Harahan, LA	2.0	1.5	1250	$1,675	$1.34	44d	1	1.38mi
1536 Hickory Ave New Orleans, LA	2.0	1.5	1200	$1,650	$1.38	44d	1	1.38mi
1528 Hickory Ave Unit D Harahan, LA	2.0	1.5	1250	$1,675	$1.34	44d	1	1.40mi
1916 4th St Kenner, LA	2.0	2.0	1000	$1,200	$1.20	15d	1	1.40mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	15d	1	1.40mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	24d	1	1.40mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $2,200 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,174
• − Mortgage interest: −$123
• − Property taxes: −$33
• − Insurance: −$11
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$64
• Taxable income: $18,395
• Est. tax owed @ 24.0%: −$4,415
• After-tax cash flow: $12,920/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jefferson Parish
• NCES district ID: 2200840
• Math proficiency: 24% ▼ -36.00%
• Reading proficiency: 34% ▼ -30.00%
• Median HH income: $48,421
• Composite: 25.19/100
• National rank: #7511
• State rank: #44 of 98 in LA

Livability — River Ridge

• Score: 73/100
• State rank: #31
• US rank: #5069

Category grades

Amenities F Commute F Cost of living A- Crime A- Employment A Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Ridge, LA
• County: Jefferson Parish · 426,999 people
• City population: 27,386
• Metro: New Orleans-Metairie, LA
• Population (ZIP): 27,386
• Household income: $83,585
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1282.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 451,696 people
• By 2030: 455,451 · +0.8%
• By 2040: 458,308 · +1.5%
• By 2050: 461,031 · +2.1%
• By 2075: 476,351 · +5.5%
• By 2100: 499,377 · +10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Lithuanian 17% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 1%

Political lean MEDSL · Jefferson

• 2024 margin: R (+12.9) · D 42.5% · R 55.5% · Other 2.1%
• 2008→2024 swing: +13.6pp toward D · 2008: -26.6pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+11.1 2016: R+14.8 2012: R+18.4 2008: R+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.09%
• Current HPI: 141.1799
• Rent YoY: ▲ 0.12%
• Metro: New Orleans-Metairie, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-96.9% since first listed

14 events — show timeline

• 2026-06-16 Listed $2,200 AcadianaMLS
• 2020-05-27 Sold (Public Records) $240,000 Public Records
• 2020-05-27 Sold (MLS) $240,000 GSREIN
• 2020-05-10 Pending — GSREIN
• 2020-05-05 Listed $247,500 GSREIN
• 2020-05-05 Listed $247,500 AcadianaMLS
• 2013-03-14 Sold (MLS) $96,285 GSREIN
• 2013-02-08 Listed $106,400 AcadianaMLS
• 2013-02-08 Listed $106,400 GSREIN
• 2008-06-02 Sold (Public Records) $175,000 Public Records
• 2008-05-30 Sold (MLS) $175,000 GSREIN
• 2007-10-15 Listed $184,900 AcadianaMLS
• 2007-10-15 Listed $184,900 GSREIN
• 1992-03-01 Sold (Public Records) $70,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $2,906 · +5.2% YoY. Source: county tax records.