309 Sophia St · River Ridge, LA 70123

$230,000

4 bd · 2.0 ba · 1,722 sqft · SingleFamily · 15 Days on market

Built 1965 6,324 sqft lot $134/sqft · 27% below area Est $317k · 27% under ↓ 2% since listing

---

Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.1/10.0
• 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

Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

Key facts

• Large den
• Full brick fireplace
• Spacious kitchen

Tags

• MULTIPLE LIVING AREAS
• LARGE DEN
• FULL BRICK FIREPLACE
• SPACIOUS KITCHEN
• BREAKFAST BAR
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (9.0% below list).
• Recommended offer: $209k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $209,189 (9.0% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (median comp): $316,752
• List price: $230,000
• Delta: -25.81%
• 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
413 Arnold Ave	0.20mi	3/2.0 (-1)	1,703 (-1%)	3mo	$255,000	$150	81
804 Sophia St	0.31mi	3/2.0 (-1)	1,749 (+2%)	3mo	$273,000	$156	75
308 S Bengal Rd	0.42mi	4/2.5	1,750 (+2%)	8mo	$236,000	$135	69
200 Tudor Ave	0.37mi	3/2.0 (-1)	1,661 (-4%)	5mo	$254,000	$153	68
10508 Stein Dr	0.33mi	3/2.0 (-1)	1,612 (-6%)	9mo	$280,000	$174	62
159 Valerie St	0.61mi	4/2.0	1,783 (+4%)	10mo	$339,000	$190	58
1023 S Starrett Rd	0.48mi	4/2.0	1,534 (-11%)	5mo	$98,000	$64	55
816 Sophia St	0.34mi	5/2.0 (+1)	1,933 (+12%)	8mo	$300,000	$155	52
324 Filmore St	0.50mi	3/2.0 (-1)	1,520 (-12%)	1mo	$292,500	$192	51
123 Andrea Ave	0.57mi	3/2.0 (-1)	1,553 (-10%)	2mo	$325,000	$209	51
10521 Carthage St	0.47mi	3/2.0 (-1)	1,475 (-14%)	3mo	$143,000	$97	47
313 Celeste Ave	0.66mi	3/2.0 (-1)	1,505 (-13%)	10mo	$255,000	$169	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: -13.7%
• Equity multiple: 0.52×
• Total profit: $-30,891
• Equity at exit: $34,294

10-year hold

• IRR: -9.8%
• Equity multiple: 0.47×
• Total profit: $-34,058
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $193

Break-even live

Break-even rent $1,847

Max offer price $230,000

Occupancy floor 86%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	1d	1	0.32mi
129 Stewart Ave New Orleans, LA	3.0	1.0	1466	$1,950	$1.33	23d	1	0.57mi
527 Little Farms Ave New Orleans, LA	3.0	2.0	1855	$2,800	$1.51	23d	1	0.70mi
10125 Stacy Ct New Orleans, LA	3.0	2.0	1950	$2,495	$1.28	20d	1	0.75mi
216 Trudeau Dr Metairie, LA	4.0	3.0	1825	$2,800	$1.53	4d	1	0.78mi
413 Maryland Ave Metairie, LA	3.0	2.0	1330	$1,400	$1.05	23d	1	0.91mi
128 Phyllis Ct New Orleans, LA	3.0	2.0	1264	$2,400	$1.90	23d	1	0.91mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	23d	1	1.13mi
1300 Webster St Kenner, LA	3.0	2.0	1200	$1,700	$1.42	43d	1	1.13mi
808 Cynthia Ave Metairie, LA	3.0	2.0	1500	$2,100	$1.40	14d	1	1.17mi
606 N Wilson St Metairie, LA	3.0	1.5	1200	$1,800	$1.50	43d	1	1.17mi
220 Azalea Dr Westwego, LA	3.0	1.0	1300	$1,675	$1.29	4d	1	1.18mi
705 N Lester Ave Metairie, LA	3.0	2.0	1334	$2,100	$1.57	43d	1	1.21mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,600	$1.45	43d	1	1.23mi
240 Azalea Dr Westwego, LA	3.0	1.0	1100	$1,480	$1.35	23d	1	1.23mi
1001 Minnesota Ave Kenner, LA	3.0	2.0	1800	$2,100	$1.17	43d	1	1.32mi
1108 Maryland Ave Kenner, LA	3.0	1.0	1050	$2,050	$1.95	14d	1	1.40mi
1807 Moisant St Kenner, LA	4.0	2.0	2000	$2,000	$1.00	23d	1	1.43mi
371 Joseph Pl Westwego, LA	3.0	1.0	1090	$1,700	$1.56	14d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $230,000 Active 15 DOM
2. 2026-06-17
   days on market $230,000 Active 14 DOM
3. 2026-06-16
   days on market $230,000 Active 13 DOM
4. 2026-06-15
   days on market $230,000 Active 12 DOM
5. 2026-06-13
   days on market $230,000 Active 10 DOM
6. 2026-06-10
   days on market $230,000 Active 7 DOM
7. 2026-06-09
   days on market $230,000 Active 6 DOM
8. 2026-06-08
   days on market $230,000 Active 5 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $230,000 Active 4 DOM
10. 2026-04-29
    price $235,000 864-char remark

    Show marketing remark (864 chars)

    Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

11. 2026-04-28
    price $235,000 864-char remark

    Show marketing remark (864 chars)

    Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

12. 2026-02-24
    price $239,000 864-char remark

    Show marketing remark (864 chars)

    Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

13. 2026-02-24
    price $239,000 864-char remark

    Show marketing remark (864 chars)

    Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

14. 2025-11-21
    listed $239,900 Active 864-char remark

    Show marketing remark (864 chars)

    Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

15. 2025-11-21
    listed $239,900 Active 864-char remark

    Show marketing remark (864 chars)

    Well-built 4-bedroom, 2-bath brick home in a quiet River Ridge neighborhood with plenty of room to update and personalize. The home features multiple living areas, including a large den with full brick fireplace and a spacious kitchen/dining area with a breakfast bar that can easily be modernized while keeping the existing footprint. All bedrooms have no carpet, good closet space, and the two full baths retain original tile, vanities, and fixtures that can be preserved or replaced. A covered patio overlooks the fenced backyard, and a covered carport provides off-street parking. With functional space, classic finishes, and a convenient location near shopping, dining, and schools, this home is a strong option for buyers seeking a renovation or value-add opportunity, providing a clean slate for cosmetic improvements while the structure remains functional.

16. 1998-09-01
    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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,103
• − Mortgage interest: −$12,884
• − Property taxes: −$1,886
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$6,691
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $2,687/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

-2.0% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $235,000 AcadianaMLS
• 2026-04-28 Price Changed $235,000 GSREIN
• 2026-02-24 Price Changed $239,000 AcadianaMLS
• 2026-02-24 Price Changed $239,000 GSREIN
• 2025-11-21 Listed $239,900 GSREIN
• 2025-11-21 Listed $239,900 AcadianaMLS
• 1998-09-01 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,886 · +5.2% YoY. Source: county tax records.