Property ID: 8326546926
309 Sophia St, River Ridge, LA, 70123
River Ridge, LA
Money Down: $57,360
CoC Return: 4.89%
Monthly Cash Flow: $234
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$47,800
Closing Costs
$9,560
Total Down
$57,360
Investment Snapshot
Purchase Price
$239,000
Money Down
$57,360
Cash-on-Cash Return
4.89%
Rent
$2,002
Monthly Cash Flow
$234
Annual Cash Flow
$2,804
Debt Service / Mo
$1,272
Property Tax / Mo
$162
Insurance / Mo
$134
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,002
Payment Standard
$2,328
Rent
$2,002
Insurance
$134
Property Tax
$162
Management
$200
Utilities Allowance
$326
NOI (Monthly)
$1,506
Debt Service
$1,272
Cash Flow After Debt
$234
Quality Score: 69.70%
Confidence: 88.00%
This brick single-family home appears structurally sound and largely rent-ready after minor updates. The largest deficiencies are cosmetic/age-related (kitchen, baths, finishes) rather than structural. Key inspection risks that could cause an initial NSPIRE/HCV fail are likely missing or nonfunctional smoke/CO detectors and lack of GFCI protection in kitchen/baths; these are typically quick fixes. Major systems (roof, HVAC, plumbing) show no visible catastrophic issues in photos but are not fully documented and should be verified. Expect to reach Section 8 readiness with 1–4 weeks of targeted work (install/verify alarms, add GFCI outlets, verify HVAC and water heater operation, install/verify deadbolt) and modest cosmetic capital improvements to meet typical tenant expectations.
Section 8 Payment Standard
$2,328
Utility Allowance Total
$326
Guaranteed Section 8 Rent (PS - Utilities)
$2,002
Property Management
$200
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$239,000
Beds
4
Baths
2
Living Area
1,722 sqft
Lot Size
6,325 sqft
Year Built
1965
Days on Market
138
Capital Outlay
$57,360
Debt Service
$1,272
Property Tax / Mo
$162
Insurance / Mo
$134
Property Description
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.
Utility Allowances
heating
$79
Selected 'natural_gas' based on property details specifying 'Gas: Natural' and 'Heating Features: Central'.
cooking
$14
Selected 'natural_gas' based on property details specifying 'Gas: Natural' and a 'Range/Oven'.
water_heating
$27
Selected 'natural_gas' as it is the most cost-effective option and consistent with other gas appliances at the property.
other_electric
$77
This is a fixed allowance for general electricity use (lights, outlets, etc.) for a 4-bedroom home.
water
$50
Included based on property details specifying 'Water Source: Public'.
sewer
$54
Included based on property details specifying 'Sewer: City'/'Public Sewer'.
trash_collection
$25
Included as a standard fixed-rate municipal service for single-family homes.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2026
No utility allowance source links available.
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,610
DP3 Annual Estimate$1,610
DP1 Monthly Equivalent$134
DP3 Monthly Equivalent$134
Replacement Value$81,100
Basis1,722 sqft / 1965
Nearby Houses
Photo unavailable
312 Park Ridge Dr
sold · 0.03 mi
Price: $305,000
3 bd / 2 ba · 1,932 sqft
Latest sale: —
Latest rent: —
Photo unavailable
308 Florida St
for_sale · 0.05 mi
Price: $145,000
3 bd / 1 ba · 1,331 sqft
Latest sale: —
Latest rent: —
Photo unavailable
300 Florida St
off_market · 0.06 mi
Price: $229,000
3 bd / 1 ba · 923 sqft
Latest sale: — on Jun 24, 2024
Latest rent: —
Photo unavailable
220 Florida St
sold · 0.11 mi
Price: $258,000
4 bd / 2 ba · 1,550 sqft
Latest sale: — on Aug 06, 2021
Latest rent: $1,600 on Mar 19, 2015
Photo unavailable
308 Tullulah Ave
for_sale · 0.11 mi
Price: $750,000
4 bd / 3 ba · 2,099 sqft
Latest sale: —
Latest rent: —
Photo unavailable
233 Florida St
for_sale · 0.11 mi
Price: $177,000
2 bd / 1 ba · 825 sqft
Latest sale: —
Latest rent: —
Photo unavailable
11028 Newton St
sold · 0.17 mi
Price: $210,000
— bd / — ba · 2,400 sqft
Latest sale: —
Latest rent: —
Photo unavailable
11032 Newton St
sold · 0.18 mi
Price: $210,000
— bd / — ba · 2,400 sqft
Latest sale: —
Latest rent: —
Photo unavailable
11036 Newton St
sold · 0.19 mi
Price: $210,000
— bd / — ba · 2,400 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present and the system is operational (inferred from ceiling vents), but age and service history unknown.
- Water heater is present and functional though not pictured.
- Electrical panel exists and is intact but was not photographed; no obvious exposed wiring seen in living areas.
- Bedroom windows meet egress size requirements (windows appear standard and operable in photos).
- No active roof leaks or interior water stains are present (ceilings appear clean in photos).
- Smoke detectors and CO alarms are not visible in photos and are assumed missing or not shown; they will likely need installation or verification.
- GFCI protection in kitchen/bathrooms is not visible and is assumed absent given the home's age.
- No evidence of severe mold, termite infestation, or active plumbing leaks visible in provided images.
- Listing photos represent the full typical condition (no hidden catastrophic areas omitted), but some critical systems are unshown and need verification on-site.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,886 | $148,000 | $14,800 |
| 2024 | $1,793 | $148,000 | $14,800 |
| 2023 | $1,703 | $134,600 | $13,460 |
| 2022 | $1,657 | $134,600 | $13,460 |
| 2021 | $1,537 | $134,600 | $13,460 |
| 2020 | $850 | $75,000 | $7,500 |
| 2019 | $874 | $75,000 | $7,500 |
| 2018 | $814 | $75,000 | $7,500 |
| 2017 | $814 | $75,000 | $7,500 |
| 2016 | $797 | $75,000 | $7,500 |
| 2015 | $816 | $75,000 | $7,500 |
| 2014 | $806 | $75,000 | $7,500 |
| 2013 | $806 | $75,000 | $7,500 |
| 2010 | $739 | $75,000 | $7,500 |
| 2009 | $739 | $75,000 | $7,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-24 | Price Changed | $239,000 |
| 2025-11-21 | Listed | $239,900 |
Photo Gallery
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"text": "Investment four-plex across from Jesse Owens Playground. 11028 (MLS#2307336), 11032 (MLS#2307373), 11000 (MLS#2307281), 11104 (MLS#2307288), 11108 (MLS #2307307) & 11112 (MLS #2307309) are also for sale. See attachment for more details. All measurement and rents are approximate and not guaranteed to be verified by buyer. TENANT OCCUPIED. MUST CALL FOR SHOWINGS.",
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{
"note": "Selected 'natural_gas' based on property details specifying 'Gas: Natural' and a 'Range/Oven'.",
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{
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"utility": "water",
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{
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{
"summary": "This brick single-family home appears structurally sound and largely rent-ready after minor updates. The largest deficiencies are cosmetic/age-related (kitchen, baths, finishes) rather than structural. Key inspection risks that could cause an initial NSPIRE/HCV fail are likely missing or nonfunctional smoke/CO detectors and lack of GFCI protection in kitchen/baths; these are typically quick fixes. Major systems (roof, HVAC, plumbing) show no visible catastrophic issues in photos but are not fully documented and should be verified. Expect to reach Section 8 readiness with 1–4 weeks of targeted work (install/verify alarms, add GFCI outlets, verify HVAC and water heater operation, install/verify deadbolt) and modest cosmetic capital improvements to meet typical tenant expectations.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior appear structurally intact with well-maintained yard and solid brick exterior. Most issues are cosmetic/age-related: dated kitchen and baths, wood paneling, original fixtures, and older flooring. Appliances shown are present but dated (stove, refrigerator). No severe interior damage visible (no collapsed ceilings, large stains, or visible structural cracks). These are mostly easy-to-fix or capital-repair items (refinish/replace finishes, cabinets, replace fixtures/appliances)."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No immediate life-threatening hazards visible (no sagging ceilings, no exposed major wiring, no standing water). However, photos do not show smoke detectors/CO alarms, GFCI protection in kitchen/bath is not evident, and electrical panel/condition is not pictured. Bedrooms show standard egress windows. Entry door hardware/deadbolt not visible. Older home construction suggests likely absence of modern GFCI and possibly missing/expired detectors — items that cause inspection failure but are straightforward to remediate. Because these are common, but potentially inspection-failing, score is moderate."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 65.0,
"rationale": "Ceiling vents visible indicating central HVAC is present; no visible evidence that system is inoperable, but age is unknown. Roof appears intact with no visible sagging or active leaks in interior photos. Water heater, electrical panel, and HVAC equipment are not pictured so condition is assumed serviceable but aging. Plumbing fixtures appear functional in photos (toilet/sink/tub present). Given absence of visible failures but unknown age/condition of major equipment, score reflects moderate system risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior brick, roofline, gutters, driveway and carport appear in good condition. Yard is maintained and the backyard is described as fenced. Walkway and driveway show normal wear but no trip hazards. No evidence of drainage or major foundation distress visible from provided images. Overall low exterior/site risk."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and the system is operational (inferred from ceiling vents), but age and service history unknown.",
"Water heater is present and functional though not pictured.",
"Electrical panel exists and is intact but was not photographed; no obvious exposed wiring seen in living areas.",
"Bedroom windows meet egress size requirements (windows appear standard and operable in photos).",
"No active roof leaks or interior water stains are present (ceilings appear clean in photos).",
"Smoke detectors and CO alarms are not visible in photos and are assumed missing or not shown; they will likely need installation or verification.",
"GFCI protection in kitchen/bathrooms is not visible and is assumed absent given the home's age.",
"No evidence of severe mold, termite infestation, or active plumbing leaks visible in provided images.",
"Listing photos represent the full typical condition (no hidden catastrophic areas omitted), but some critical systems are unshown and need verification on-site."
],
"overall_score": 69.0,
"rubric_version": "NSPIRE-2024-v1"
},
{
"summary": "This single-story brick home is structurally sound in the photos and appears to be a cosmetic/value-add property rather than one with major safety or structural failures. The primary inspection risks are missing/unstated life‑safety devices (smoke/CO detectors), likely missing GFCI protection at kitchen/bath counters, and unknown ages/conditions of mechanical systems (HVAC, electrical panel, water heater). Most deficiencies are minor or capital-only and can be corrected quickly; with targeted checks and installation of required detectors/GFCI, the house is likely to pass an initial HCV/NSPIRE inspection after 1–4 weeks of preparation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Interior finishes are dated but intact (wood paneling, parquet-style floors, original bath tile). Kitchen and bath fixtures are older but appear serviceable; refrigerator and range are present in photos. No visible major water damage, collapsed ceilings, or exposed subfloor. Recommended: cosmetic refresh (paint, replace some fixtures), threshold and minor flooring repairs. These are primarily easy-to-fix, capital-only items and do not indicate major structural failure."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in photos (likely required) and no GFCI outlets are evident in kitchen/bath images — both are common NSPIRE failure points but are generally simple to remedy. Bedroom windows appear to provide egress; entry looks secure but deadbolt is not visible. No exposed wiring, active leaks, collapsed ceilings, severe mold, or obvious trip hazards were observed. Because critical life-safety items (smoke/CO detectors, GFCI) are not shown, this is a moderate inspection risk but likely fixable within days."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/electrical/plumbing)",
"score": 70.0,
"rationale": "Exterior roof appears intact with even shingle profile and no visible sagging or missing areas. Ceiling supply vents indicate a central HVAC system likely present; its operation and age are unknown from photos. Plumbing fixtures and hot water source not shown but toilets/sinks appear functional. Electrical panel and water heater not photographed; no exposed wiring seen. Given age (1965) systems may be older but no visual evidence of immediate failure — medium risk requiring routine system checks (HVAC service, electrical panel verification, water-heater check)."
},
{
"key": "exterior_site",
"label": "Exterior condition, site and access",
"score": 85.0,
"rationale": "Brick exterior and foundation line visible and look sound. Driveway and covered carport in good condition; front walk and yard are tidy and trimmed. Listing states a fenced backyard; fence not fully photographed but a side gate appears present. No standing water, major drainage issues, or infestation evidence visible. Minor concrete staining and typical age-related wear only."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in interior photos (life-safety items required).",
"No visible GFCI protection at kitchen counters or in bathroom photo (potential NSPIRE fail).",
"Mechanical, electrical panel, and water‑heater conditions are undocumented in photos — unknowns that require verification prior to tenancy."
],
"confidence": 0.65,
"assumptions": [
"No smoke detectors or CO detectors were visible in any interior photos; assume none are installed or they were not shown.",
"No GFCI outlets are visible in kitchen or bathrooms in photos; assume GFCI protection is not present or not clearly labeled.",
"Central HVAC is present and operational based on visible ceiling supply vents, but age and functional condition are unknown.",
"Water heater and electrical panel exist and are serviceable though not photographed; assume standard serviceable condition unless inspection reveals otherwise.",
"Bedrooms have operable egress windows of standard size (visible windows appear adequate).",
"Front/entry doors are lockable though deadbolt presence is not confirmed in photos.",
"Fenced backyard exists per listing even though full fence photos are not provided.",
"No visible major roof leaks, structural sagging, or severe mold were present in provided photos."
],
"overall_score": 73.0,
"rubric_version": "nsPIRE-2024-v1"
},
{
"summary": "Overall this 1965 brick single-family home appears structurally sound and primarily in need of cosmetic updating and basic code compliance items. Visible systems exist (HVAC vents, kitchen/bath fixtures, appliances), the roof and foundation appear serviceable, and the exterior and yard are well maintained. Primary inspection risks are missing/uncertain smoke & CO detectors and likely lack of GFCI protection in kitchen/bathrooms, plus aging mechanicals and appliances that should be service-tested. With targeted work (install detectors, GFCIs, minor electrical checks, cosmetic updates and appliance service/replacement) this property is likely to pass an initial Housing Choice Voucher / NSPIRE inspection within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior finishes are dated but intact (wood paneling, parquet-style floors, older tile in baths). Kitchen and baths show original fixtures and cabinetry but appear serviceable; appliances are present (older stove and refrigerator) which reduces urgency. No visible large-scale deferred maintenance, water stains, or collapsed finishes in photos. Major items appear cosmetic and renovation-style rather than structural — will need moderate cosmetic work and some fixture/appliance replacement for market appeal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 55.0,
"rationale": "No smoke or carbon monoxide detectors are visible in photos (installation required if absent). GFCI protection in the kitchen and bathrooms is not visible and likely missing given age of finishes. Bedroom windows appear full-size and likely meet egress. No exposed wiring, obvious ceiling failures, major mold, or active leaks visible. Entry door and deadbolt condition not confirmed. Overall moderate safety risk: several basic code items (detectors, GFCI) likely needed prior to NSPIRE pass."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Ceiling vents indicate central HVAC is present, and no visible signs of roof failure are apparent from exterior photos. Roof shingles look aged but intact. Plumbing fixtures and a water heater are not shown; bathroom and kitchen fixtures appear present and functional in photos. Electrical panel not visible for condition check. Systems appear present but dated; a service inspection (HVAC, electrical, plumbing) is recommended to confirm operational status and address older appliances/possible electrical upgrades."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick exterior and roofline appear level with no visible foundation settlement or major cracks. Driveway, carport, and walkways are in good condition in photos; landscaping is maintained and a fenced backyard is referenced/partially visible. Gutters/downspouts appear present. No standing water or obvious drainage failures shown. Overall low exterior risk."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors (fail risk under NSPIRE if absent).",
"No visible GFCI protection in kitchen or bathroom (electrical safety/code issue).",
"Potential lead-based paint hazard (built 1965) requiring disclosure and possible mitigation if chipping/peeling paint is later found.",
"Aging kitchen appliances and older electrical components likely require inspection/upgrade (moderate risk to safety/compliance if wiring or appliances are unsafe)."
],
"confidence": 0.7,
"assumptions": [
"Smoke and carbon monoxide detectors are not installed or not visible in photos and will need to be installed/verified.",
"GFCI protection for kitchen and bathrooms is likely absent given age of property and not visible in images; GFCIs will need verification/installation.",
"Central HVAC is present and functional (ceiling vents visible), but equipment age and function assumed reasonable and should be serviced prior to tenancy.",
"Water heater and electrical panel exist and are operational though not pictured; their condition is assumed serviceable but should be inspected.",
"No significant hidden structural issues (foundation movement, sagging roof, major water intrusion) are present based on level roofline, straight window/door openings and intact interior ceilings shown in photos.",
"Home was built in 1965 (pre-1978) — assume potential for lead-based paint risk; assume paint is intact with no visible peeling but lead evaluation/tenant disclosures required.",
"Appliances shown (older stove and refrigerator) are present but may be near end-of-life; replacement is recommended but not required for inspection unless unsafe."
],
"overall_score": 67.0,
"rubric_version": "nsPIRE-2024-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "309 Sophia St, River Ridge, LA, 70123",
"aggregate": {
"summary": "This brick single-family home appears structurally sound and largely rent-ready after minor updates. The largest deficiencies are cosmetic/age-related (kitchen, baths, finishes) rather than structural. Key inspection risks that could cause an initial NSPIRE/HCV fail are likely missing or nonfunctional smoke/CO detectors and lack of GFCI protection in kitchen/baths; these are typically quick fixes. Major systems (roof, HVAC, plumbing) show no visible catastrophic issues in photos but are not fully documented and should be verified. Expect to reach Section 8 readiness with 1–4 weeks of targeted work (install/verify alarms, add GFCI outlets, verify HVAC and water heater operation, install/verify deadbolt) and modest cosmetic capital improvements to meet typical tenant expectations.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.3,
"rationale": "Interior and exterior appear structurally intact with well-maintained yard and solid brick exterior. Most issues are cosmetic/age-related: dated kitchen and baths, wood paneling, original fixtures, and older flooring. Appliances shown are present but dated (stove, refrigerator). No severe interior damage visible (no collapsed ceilings, large stains, or visible structural cracks). These are mostly easy-to-fix or capital-repair items (refinish/replace finishes, cabinets, replace fixtures/appliances)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 83.3,
"rationale": "Exterior brick, roofline, gutters, driveway and carport appear in good condition. Yard is maintained and the backyard is described as fenced. Walkway and driveway show normal wear but no trip hazards. No evidence of drainage or major foundation distress visible from provided images. Overall low exterior/site risk."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No immediate life-threatening hazards visible (no sagging ceilings, no exposed major wiring, no standing water). However, photos do not show smoke detectors/CO alarms, GFCI protection in kitchen/bath is not evident, and electrical panel/condition is not pictured. Bedrooms show standard egress windows. Entry door hardware/deadbolt not visible. Older home construction suggests likely absence of modern GFCI and possibly missing/expired detectors — items that cause inspection failure but are straightforward to remediate. Because these are common, but potentially inspection-failing, score is moderate."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 66.7,
"rationale": "Ceiling vents visible indicating central HVAC is present; no visible evidence that system is inoperable, but age is unknown. Roof appears intact with no visible sagging or active leaks in interior photos. Water heater, electrical panel, and HVAC equipment are not pictured so condition is assumed serviceable but aging. Plumbing fixtures appear functional in photos (toilet/sink/tub present). Given absence of visible failures but unknown age/condition of major equipment, score reflects moderate system risk."
}
],
"red_flags": [],
"confidence": 0.88,
"assumptions": [
"Central HVAC is present and the system is operational (inferred from ceiling vents), but age and service history unknown.",
"Water heater is present and functional though not pictured.",
"Electrical panel exists and is intact but was not photographed; no obvious exposed wiring seen in living areas.",
"Bedroom windows meet egress size requirements (windows appear standard and operable in photos).",
"No active roof leaks or interior water stains are present (ceilings appear clean in photos).",
"Smoke detectors and CO alarms are not visible in photos and are assumed missing or not shown; they will likely need installation or verification.",
"GFCI protection in kitchen/bathrooms is not visible and is assumed absent given the home's age.",
"No evidence of severe mold, termite infestation, or active plumbing leaks visible in provided images.",
"Listing photos represent the full typical condition (no hidden catastrophic areas omitted), but some critical systems are unshown and need verification on-site."
],
"score_method": "mean_of_criteria",
"overall_score": 69.7,
"rubric_version": "NSPIRE-2024-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8326546926"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.