7 Garden Pl · River Ridge, LA 70123

$380,000

4 bd · 2.0 ba · 2,682 sqft · SingleFamily · 206 Days on market

Built 1980 10,018 sqft lot $142/sqft · 26% below area Est $513k · 26% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.0/30.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 4 bedroom, 2 full bathroom home located in River Ridge LA in Gargen Place. ****PROPERTY IS OCCUPIED AND NO INTERIOR ACCESS WILL BE PROVIDED. DO NOT APPROCH, DRIVE BY SHOWINGS ONLY!!!*****

Key facts

• 0.23 acre lot
• Built 1980
• Listed 206 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (23.6% below list).
• Recommended offer: $290k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Hazel Park/Hilda Knoff School (math 21% / reading 39%, grade F, #328 of 646 statewide, top 51%, 462 students, 64% FRL); Riverdale High School (math 36% / reading 52%, grade F, #62 of 265 statewide, top 23%, 1,019 students, 50% FRL).
• Market conditions: Rents flat; 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 42% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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.
• Current owner paid $265k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,211 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (median comp): $513,178
• List price: $380,000
• Delta: -25.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9628 Charlotte Dr	0.32mi	4/3.0	2,665 (-1%)	5mo	$230,000	$86	76
9708 Gloxinia Cir	0.08mi	4/3.0	2,936 (+10%)	2mo	$582,500	$198	75
9612 Charlotte Dr	0.33mi	4/2.5	2,642 (-2%)	6mo	$542,000	$205	75
132 Drolla Park	0.20mi	3/3.0 (-1)	2,360 (-12%)	2mo	$505,000	$214	60
100 Andrea St	0.54mi	4/3.0	2,806 (+5%)	4mo	$657,500	$234	60
9424 Sharla Dr	0.67mi	4/3.0	2,585 (-4%)	6mo	$365,000	$141	54
9120 Darby Ln	0.62mi	4/3.0	2,992 (+12%)	2mo	$700,000	$234	46
10109 Tiffany Dr	0.75mi	4/2.5	2,452 (-9%)	4mo	$372,000	$152	45
16 Idlewood Pl	0.71mi	3/3.5 (-1)	2,800 (+4%)	4mo	$575,000	$205	45
9429 Roslyn Dr	0.73mi	5/3.0 (+1)	2,895 (+8%)	3mo	$419,000	$145	41
9413 Citrus Ln	0.63mi	3/2.5 (-1)	2,329 (-13%)	0mo	$340,000	$146	41
159 Moss Dr	0.72mi	5/2.5 (+1)	2,305 (-14%)	5mo	$399,000	$173	32

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-84,360
• Equity at exit: $56,659

10-year hold

• IRR: -28.8%
• Equity multiple: -0.17×
• Total profit: $-123,994
• Equity at exit: $32,855

Cash invested: $106,400 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,902 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$304 /mo · $3,650/yr
• Insurance: −$158
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $-229

Break-even live

Break-even rent $3,192

Max offer price $339,534

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-122	+0% $-229	+5% $-337	+10% $-444
Rent	-10% $-458	-5% $-344	+0% $-229	+5% $-114	+10% $0
Rate	-1.0pp $-38	-0.5pp $-132	base $-229	+0.5pp $-328	+1.0pp $-428

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10125 Stacy Ct New Orleans, LA	3.0	2.0	1950	$2,350	$1.21	0d	1	0.54mi
1000 Rural St New Orleans, LA	3.0	2.5	2150	$2,600	$1.21	46d	1	0.81mi
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	26d	1	0.91mi
10145 Stephen Dr River Ridge, LA	5.0	4.5	2853	$6,000	$2.10	26d	1	1.12mi

Listing history 23 events

1. 2026-06-22
   days on market $380,000 Active 206 DOM
2. 2026-06-21
   days on market $380,000 Active 205 DOM
3. 2026-06-18
   days on market $380,000 Active 202 DOM
4. 2026-06-17
   days on market $380,000 Active 201 DOM
5. 2026-06-16
   days on market $380,000 Active 200 DOM
6. 2026-06-15
   days on market $380,000 Active 199 DOM
7. 2026-06-13
   days on market $380,000 Active 197 DOM
8. 2026-06-10
   days on market $380,000 Active 194 DOM
9. 2026-06-09
   days on market $380,000 Active 193 DOM
10. 2026-06-08
    days on market $380,000 Active 192 DOM
11. 2026-06-07
    days on market $380,000 Active 191 DOM
12. 2026-06-03
    days on market $380,000 Active 187 DOM
13. 2026-06-02
    days on market $380,000 Active 186 DOM
14. 2026-06-01
    days on market $380,000 Active 185 DOM
15. 2026-05-31
    days on market $380,000 Active 184 DOM
16. 2025-11-24
    listed $380,000 Active 193-char remark

    Show marketing remark (193 chars)

    Great 4 bedroom, 2 full bathroom home located in River Ridge LA in Gargen Place. ****PROPERTY IS OCCUPIED AND NO INTERIOR ACCESS WILL BE PROVIDED. DO NOT APPROCH, DRIVE BY SHOWINGS ONLY!!!*****

17. 2004-07-15
    soldstatus $265,000
18. 2004-07-01
    soldstatus $264,000
19. 2004-04-18
    listed $279,500
20. 2004-04-18
    listed $279,500
21. 1999-12-13
    soldstatus $192,000
22. 1999-09-22
    listed $198,000
23. 1999-09-22
    listed $198,000

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $3,650 · $304/mo
• Projected year-2 tax: $3,650 · $304/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,825
• − Mortgage interest: −$21,286
• − Property taxes: −$3,650
• − Insurance: −$2,698
• − Repairs & maintenance: −$2,786
• − Management: −$2,786
• − Depreciation: −$11,055
• Taxable loss: −$9,435
• Est. tax savings @ 24.0%: +$2,264
• After-tax cash flow: $-484/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

+91.9% since first listed

8 events — show timeline

• 2025-11-24 Listed $380,000 AcadianaMLS
• 2004-07-15 Sold (MLS) $265,000 GSREIN
• 2004-07-01 Sold (Public Records) $264,000 Public Records
• 2004-04-18 Listed $279,500 GSREIN
• 2004-04-18 Listed $279,500 AcadianaMLS
• 1999-12-13 Sold (MLS) $192,000 GSREIN
• 1999-09-22 Listed $198,000 GSREIN
• 1999-09-22 Listed $198,000 AcadianaMLS

Property tax history

+1.8%/yr

Latest (2025): $3,650 · +5.2% YoY. Source: county tax records.