234 Providence Ln · River Ridge, LA 70062

$36,000

3 bd · 1.0 ba · 1,356 sqft · SingleFamily · 7 Days on market

Built 1970

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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 MLS

Sold as-is. No repairs will be made. Property is in poor condition and is best suited as a tear-down. Land value opportunity. Bring offers!

Key facts

• Built 1970
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $36k).
• Cap rate 42.2% 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: 92 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 518 units permitted in Jefferson Parish in 2024 (43 in 5+ unit buildings).
• This rent runs 41% of the median local income ($51k/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 $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.92% ✓
• Cap rate: 42.21%
• Cash-on-cash: 128.27%
• DSCR: 6.71
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $221,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Providence Ln	0.03mi	3/2.0	1,400 (+3%)	12mo	$217,000	$155	79
324 Filmore St	0.05mi	3/2.0	1,520 (+12%)	1mo	$292,500	$192	72
308 Florida St	0.50mi	3/1.0	1,331 (-2%)	3mo	$121,000	$91	71
119 Providence Ln	0.11mi	3/2.0	1,540 (+14%)	11mo	$251,000	$163	59
312 Sophia St	0.42mi	3/2.0	1,465 (+8%)	14mo	$317,575	$217	51
229 N Atlanta St	0.69mi	2/1.0 (-1)	1,260 (-7%)	0mo	$124,000	$98	50
216 N Cumberland St	0.71mi	3/1.0	1,266 (-7%)	10mo	$157,000	$124	48
220 Grove Ave	0.62mi	4/2.0 (+1)	1,250 (-8%)	2mo	$243,000	$194	47
236 Florida St St	0.50mi	3/1.0	1,189 (-12%)	12mo	$236,000	$198	46
1101 Fairway Dr	0.65mi	3/2.0	1,444 (+6%)	12mo	$235,000	$163	45
304 N Cumberland St	0.74mi	3/2.0	1,250 (-8%)	6mo	$131,000	$105	43
1023 S Starrett Rd	0.49mi	4/2.0 (+1)	1,534 (+13%)	5mo	$98,000	$64	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.82×
• Total profit: $58,673
• Equity at exit: $5,368

10-year hold

• IRR: —
• Equity multiple: 14.34×
• Total profit: $134,465
• Equity at exit: $3,113

Cash invested: $10,080 (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 70062

• Active inventory: 92
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,771 high
• Mortgage (P&I): −$189
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $1,011

Break-even live

Break-even rent $491

Max offer price $36,000

Occupancy floor 38%

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 S Bengal Rd Metairie, LA	3.0	2.0	900	$1,600	$1.78	3d	1	0.23mi
1916 4th St Kenner, LA	2.0	2.0	1000	$1,200	$1.20	14d	1	0.67mi
927 Compromise St Unit A Kenner, LA	2.0	1.0	1300	$1,100	$0.85	24d	1	0.69mi
929 Compromise St Kenner, LA	2.0	1.0	1500	$1,400	$0.93	24d	1	0.69mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	24d	1	0.70mi
10613 Chadwick Dr New Orleans, LA	3.0	2.0	1460	$2,200	$1.51	2d	1	0.74mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	44d	1	0.79mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	24d	1	0.79mi
216 Trudeau Dr Metairie, LA	4.0	3.0	1825	$2,800	$1.53	4d	1	0.90mi
10017 River Rd Westwego, LA	2.0	1.0	1100	$1,600	$1.45	3d	1	0.93mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	24d	1	1.03mi
1711 Moisant St Kenner, LA	2.0	1.0	1097	$1,575	$1.44	4d	1	1.08mi
512 N Howard Ave Metairie, LA	2.0	1.0	1000	$1,650	$1.65	4d	1	1.12mi
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	24d	1	1.12mi
1001 Maine Ave Kenner, LA	2.0	1.0	985	$1,600	$1.62	44d	1	1.15mi
1001 Minnesota Ave Kenner, LA	3.0	2.0	1800	$2,100	$1.17	44d	1	1.21mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	14d	1	1.22mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	14d	1	1.23mi
310 N Wilson St Metairie, LA	2.0	1.0	900	$1,175	$1.31	24d	1	1.25mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	4d	1	1.35mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	24d	1	1.36mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	24d	1	1.39mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	44d	1	1.39mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	44d	1	1.39mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	44d	1	1.40mi
1217 N Cumberland St Metairie, LA	3.0	1.0	1022	$2,100	$2.05	4d	1	1.42mi

Listing history 5 events

1. 2026-04-24
   status Pending 139-char remark

   Show marketing remark (139 chars)

   Sold as-is. No repairs will be made. Property is in poor condition and is best suited as a tear-down. Land value opportunity. Bring offers!

2. 2026-04-24
   status Pending

   Show marketing remark (139 chars)

   Sold as-is. No repairs will be made. Property is in poor condition and is best suited as a tear-down. Land value opportunity. Bring offers!

3. 2026-04-16
   listed $36,000 Active 139-char remark

   Show marketing remark (139 chars)

   Sold as-is. No repairs will be made. Property is in poor condition and is best suited as a tear-down. Land value opportunity. Bring offers!

4. 2026-04-16
   listed $36,000 Active

   Show marketing remark (139 chars)

   Sold as-is. No repairs will be made. Property is in poor condition and is best suited as a tear-down. Land value opportunity. Bring offers!

5. 2000-05-01
   soldstatus

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 7/10 Severe FEMA zone X · 59% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $21,249
• − Mortgage interest: −$2,017
• − Property taxes: −$1,411
• − Insurance: −$978
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$1,047
• Taxable income: $12,397
• Est. tax owed @ 24.0%: −$2,975
• After-tax cash flow: $9,157/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): 17,771
• Household income: $51,477
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1082.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 37% Black 29% White 27% Two or more races 17% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 2% Dominican 2%
• Common ancestry: Lithuanian 5%
• Foreign-born: 22% · Canada
• Languages at home: 66% English-only · Spanish 32% Other Indo-European 2%

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: ▼ -108.55%
• Current HPI: 105.3411
• Rent YoY: —
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-24 Pending — AcadianaMLS
• 2026-04-24 Pending — GSREIN
• 2026-04-16 Listed $36,000 GSREIN
• 2026-04-16 Listed $36,000 AcadianaMLS
• 2000-05-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,411 · +5.2% YoY. Source: county tax records.