Property ID: 7050130310
1227 Cook St, Gretna, LA, 70053
Gretna, LA
Money Down: $56,400
CoC Return: -9.43%
Monthly Cash Flow: $-443
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$47,000
Closing Costs
$9,400
Total Down
$56,400
Investment Snapshot
Purchase Price
$235,000
Money Down
$56,400
Cash-on-Cash Return
-9.43%
Rent
$1,303
Monthly Cash Flow
$-443
Annual Cash Flow
$-5,318
Debt Service / Mo
$1,251
Property Tax / Mo
$270
Insurance / Mo
$96
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,303
Payment Standard
$1,552
Rent
$1,303
Insurance
$96
Property Tax
$270
Management
$130
Utilities Allowance
$249
NOI (Monthly)
$808
Debt Service
$1,251
Cash Flow After Debt
$-443
Quality Score: 88.10%
Confidence: 95.00%
Based on listing claims (full 2021 systems renovation) and photos showing fully finished, modern interiors and a maintained exterior, this property appears turnkey and highly likely to pass an initial NSPIRE/HCV inspection with minimal work. Primary on-site verifications needed are working/installed smoke and CO detectors, GFCI outlets in kitchen/baths, and functional HVAC/hot water (testing). Expect rent-ready in under 2 weeks pending those verifications and documentation.
Section 8 Payment Standard
$1,552
Utility Allowance Total
$249
Guaranteed Section 8 Rent (PS - Utilities)
$1,303
Property Management
$130
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$235,000
Beds
2
Baths
2
Living Area
1,227 sqft
Lot Size
4,500 sqft
Year Built
1950
Days on Market
32
Capital Outlay
$56,400
Debt Service
$1,251
Property Tax / Mo
$270
Insurance / Mo
$96
Property Description
Motivated sellers, who are ready to make a deal! Stylish, move-in ready cottage in the heart of desirable McDonoghville! This beautifully renovated home blends historic charm with modern upgrades throughout. Fully updated in 2021-including roof, plumbing, electrical, HVAC, water heater, kitchen, and baths-this home offers worry-free living. Recently updated again with brand new vinyl plank flooring throughout-no carpet in sight! The inviting primary suite features a spa-like bath with a zero-entry shower, frameless glass enclosure, and custom tile work, plus a spacious walk-in closet. Curb appeal abounds with natural wood porch columns and a rustic wood front door that adds warmth and character. Inside, the kitchen showcases grey shaker cabinets, light quartz countertops, and an oversized pantry/laundry room for added convenience. Step outside to enjoy the large, fully fenced backyard-complete with a modern, private hangout area perfect for entertaining or relaxing. This home is packed with custom details and thoughtful finishes, making it one of the most stylish options on the market. A true must-see!
Utility Allowances
Heating
$61
Selected 'Natural Gas' as the property details specify 'Gas: Natural' and 'Central' heating. The 2-bedroom allowance is $61.
Cooking
$10
Selected 'Natural Gas' for cooking as it's available at the property ('Gas: Natural'). The 2-bedroom allowance is $10.
Water Heating
$21
Selected 'Natural Gas' as the property details specify 'Gas: Natural' and the description mentions a recently updated water heater. The 2-bedroom allowance is $21.
Other Electric (lights, cooling, appliances)
$57
This fixed allowance covers general electricity for lights, outlets, and electric appliances including the listed central cooling (HVAC), dishwasher, and landlord-provided refrigerator. The 2-bedroom allowance is $57.
Water
$36
The property is connected to public water as per the listing details. The 2-bedroom allowance is $36.
Sewer
$39
The property is connected to the city sewer system as per the listing details. The 2-bedroom allowance is $39.
Trash Collection
$25
This allowance is for standard municipal trash collection service for a single-family home. The 2-bedroom allowance is $25.
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$1,147
DP3 Annual Estimate$1,147
DP1 Monthly Equivalent$96
DP3 Monthly Equivalent$96
Replacement Value$204,000
Basis1,227 sqft / 1950
Nearby Houses
Photo unavailable
1318 Cook St
off_market · 0.06 mi
Price: $175,000
3 bd / 2 ba · 1,125 sqft
Latest sale: — on Nov 17, 2025
Latest rent: —
Photo unavailable
1307 Solon St
for_sale · 0.08 mi
Price: $125,000
4 bd / 3 ba · 1,560 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1615 Pratt St
off_market · 0.14 mi
Price: $199,900
3 bd / 2 ba · 1,250 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1110 Virgil St
for_sale · 0.14 mi
Price: $89,500
2 bd / 2 ba · 1,246 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1615 Oconnor St Lot 26
off_market · 0.17 mi
Price: $42,500
— bd / — ba
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing is accurate that roof, plumbing, electrical, HVAC and water heater were updated in 2021 and those systems remain functional.
- Appliances shown (stove, refrigerator, dishwasher) are present and operational; if any appliance is removed prior to lease this will moderately reduce readiness.
- Smoke detectors and CO alarm(s) were installed during the 2021 renovation even though they are not visible in listing photos; these must be verified on-site.
- Kitchen and bathroom outlets near wet locations have GFCI protection as part of the 2021 electrical update — on-site verification required.
- Bedrooms’ windows meet egress size requirements based on visual appearance; exact compliance to be confirmed during inspection.
- Some images are virtually staged (labelled) and may hide small cosmetic issues; staging does not affect underlying system condition.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,140 | $230,900 | $23,090 |
| 2024 | $3,144 | $230,900 | $23,090 |
| 2023 | $3,301 | $230,900 | $23,090 |
| 2022 | $3,301 | $230,900 | $23,090 |
| 2021 | $1,307 | $96,200 | $9,620 |
| 2020 | $660 | $48,900 | $4,890 |
| 2019 | $670 | $48,900 | $4,890 |
| 2018 | $631 | $48,900 | $4,890 |
| 2017 | $569 | $48,900 | $4,890 |
| 2016 | $559 | $48,900 | $4,890 |
| 2015 | $563 | $48,900 | $4,890 |
| 2014 | $562 | $48,900 | $4,890 |
| 2013 | $562 | $48,900 | $4,890 |
| 2012 | $238 | $48,900 | $4,890 |
| 2011 | $222 | $48,900 | $4,890 |
| 2010 | $305 | $48,900 | $4,890 |
| 2009 | $520 | $48,900 | $4,890 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-12-23 | Sold | — |
| 2021-04-13 | Sold | — |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-10-29 | Listed for rent | $1,700 | — |
| 2025-05-27 | Listed for rent | $2,000 | — |
| 2023-08-07 | Listed for rent | $2,000 | — |
Photo Gallery
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"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "1 day",
"source_listing_id": "2495607",
"price_change_percentage": null
},
{
"date": "2025-10-09",
"price": 240000,
"listing": {
"status": "off_market",
"list_date": "2025-10-09T18:14:34Z",
"list_price": 240000,
"listing_id": "2987202807",
"last_update_date": "2025-11-06T15:15:22Z",
"last_status_change_date": "2025-12-18T02:09:39Z"
},
"event_name": "Listed",
"price_sqft": 195.59902200488997,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2525744",
"price_change_percentage": null
},
{
"date": "2025-08-23",
"price": 245000,
"listing": {
"status": "off_market",
"list_date": "2025-04-08T14:04:48Z",
"list_price": 245000,
"listing_id": "2980308500",
"last_update_date": "2025-08-23T13:50:01Z",
"last_status_change_date": "2025-10-10T02:10:30Z"
},
"event_name": "Relisted",
"price_sqft": 199.67400162999186,
"source_name": "NewOrleans",
"price_change": 245000,
"days_after_listed": null,
"source_listing_id": "2495607",
"price_change_percentage": null
},
{
"date": "2025-07-18",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2025-04-08T14:04:48Z",
"list_price": 245000,
"listing_id": "2980308500",
"last_update_date": "2025-08-23T13:50:01Z",
"last_status_change_date": "2025-10-10T02:10:30Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "101 days",
"source_listing_id": "2495607",
"price_change_percentage": null
},
{
"date": "2025-05-27",
"price": 2000,
"listing": {
"status": "off_market",
"list_date": "2025-05-27T21:05:50Z",
"list_price": 2000,
"listing_id": "2982376194",
"last_update_date": "2025-08-23T13:48:04Z",
"last_status_change_date": "2025-10-11T02:09:38Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.6299918500407498,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2503823",
"price_change_percentage": null
},
{
"date": "2025-05-05",
"price": 245000,
"listing": {
"status": "off_market",
"list_date": "2025-04-08T14:04:48Z",
"list_price": 245000,
"listing_id": "2980308500",
"last_update_date": "2025-08-23T13:50:01Z",
"last_status_change_date": "2025-10-10T02:10:30Z"
},
"event_name": "Price Changed",
"price_sqft": 199.67400162999186,
"source_name": "NewOrleans",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "2495607",
"price_change_percentage": null
},
{
"date": "2025-04-08",
"price": 249000,
"listing": {
"status": "off_market",
"list_date": "2025-04-08T14:04:48Z",
"list_price": 245000,
"listing_id": "2980308500",
"last_update_date": "2025-08-23T13:50:01Z",
"last_status_change_date": "2025-10-10T02:10:30Z"
},
"event_name": "Listed",
"price_sqft": 202.93398533007334,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2495607",
"price_change_percentage": null
},
{
"date": "2024-03-18",
"price": 2000,
"listing": {
"status": "off_market",
"list_date": "2024-03-18T09:33:11Z",
"list_price": 2000,
"listing_id": "2958441755",
"last_update_date": "2023-11-01T15:12:33Z",
"last_status_change_date": "2024-03-18T09:33:11Z"
},
"event_name": "Listing removed",
"price_sqft": 1.6299918500407498,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2407804",
"price_change_percentage": null
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{
"date": "2023-11-01",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2023-07-17T17:56:40Z",
"list_price": 250000,
"listing_id": "2957769960",
"last_update_date": "2023-08-24T09:35:04Z",
"last_status_change_date": "2023-11-01T21:04:05Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "107 days",
"source_listing_id": "2404344",
"price_change_percentage": null
},
{
"date": "2023-08-02",
"price": 250000,
"listing": {
"status": "off_market",
"list_date": "2023-07-17T17:56:40Z",
"list_price": 250000,
"listing_id": "2957769960",
"last_update_date": "2023-08-24T09:35:04Z",
"last_status_change_date": "2023-11-01T21:04:05Z"
},
"event_name": "Price Changed",
"price_sqft": 203.74898125509372,
"source_name": "NewOrleans",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "2404344",
"price_change_percentage": null
},
{
"date": "2023-07-17",
"price": 260000,
"listing": {
"status": "off_market",
"list_date": "2023-07-17T17:56:40Z",
"list_price": 250000,
"listing_id": "2957769960",
"last_update_date": "2023-08-24T09:35:04Z",
"last_status_change_date": "2023-11-01T21:04:05Z"
},
"event_name": "Listed",
"price_sqft": 211.89894050529747,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2404344",
"price_change_percentage": null
},
{
"date": "2021-12-23",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2022-06-06T09:30:31Z",
"list_price": 239900,
"listing_id": "2937101973",
"last_update_date": "2021-12-30T10:13:58Z",
"last_status_change_date": "2022-06-06T09:30:31Z"
},
"event_name": "Listing removed",
"price_sqft": 0,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2323082",
"price_change_percentage": null
},
{
"date": "2021-04-15",
"price": 0,
"listing": null,
"event_name": "Sold",
"price_sqft": null,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2021-04-13",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2021-07-26T09:29:53Z",
"list_price": 110000,
"listing_id": "2924560564",
"last_update_date": "2021-04-14T14:11:29Z",
"last_status_change_date": "2021-07-26T09:29:53Z"
},
"event_name": "Listing removed",
"price_sqft": 0,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2280442",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7050130310",
"generated_at": "2026-03-27T02:13:12.426526Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 88.1
},
"utility_allowance": {
"zip_code": "70053",
"home_photo": "https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m2585232419s-w1280.jpg",
"rent_price": 1303.0,
"loan_amount": 188000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1227-Cook-St_Gretna_LA_70053_M70501-30310",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 235000.0,
"loan_term_years": 30,
"annual_cash_flow": 9691.2,
"mortgage_monthly": 1250.77,
"payment_standard": 1552.0,
"total_amount_out": 47000.0,
"additional_photos": [
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m3376689264s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m3909422795s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m1928402975s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m3627411949s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m847835676s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m3361483498s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m1687392623s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m1759960846s-w1280.jpg",
"https://ap.rdcpix.com/56966df7258fd867e33cf4bcfeb9459el-m4144675911s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 95.58,
"monthly_cash_flow": 807.6,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Natural Gas' as the property details specify 'Gas: Natural' and 'Central' heating. The 2-bedroom allowance is $61.",
"utility": "Heating",
"allowance": 61
},
{
"note": "Selected 'Natural Gas' for cooking as it's available at the property ('Gas: Natural'). The 2-bedroom allowance is $10.",
"utility": "Cooking",
"allowance": 10
},
{
"note": "Selected 'Natural Gas' as the property details specify 'Gas: Natural' and the description mentions a recently updated water heater. The 2-bedroom allowance is $21.",
"utility": "Water Heating",
"allowance": 21
},
{
"note": "This fixed allowance covers general electricity for lights, outlets, and electric appliances including the listed central cooling (HVAC), dishwasher, and landlord-provided refrigerator. The 2-bedroom allowance is $57.",
"utility": "Other Electric (lights, cooling, appliances)",
"allowance": 57
},
{
"note": "The property is connected to public water as per the listing details. The 2-bedroom allowance is $36.",
"utility": "Water",
"allowance": 36
},
{
"note": "The property is connected to the city sewer system as per the listing details. The 2-bedroom allowance is $39.",
"utility": "Sewer",
"allowance": 39
},
{
"note": "This allowance is for standard municipal trash collection service for a single-family home. The 2-bedroom allowance is $25.",
"utility": "Trash Collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.21,
"down_payment_amount": 47000.0,
"property_tax_annual": 3234.2,
"property_tax_monthly": 269.52,
"property_tax_increase": 0.03,
"utility_allowance_total": 249.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://jphsdd.org/2025/01/17/payment-standards-update/",
"https://jphsdd.org/wp-content/uploads/2025/01/Payment.Standard.2025.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -5318.02,
"property_management_monthly": 130.3,
"monthly_cash_flow_after_debt": -443.17,
"cash_on_cash_return_after_debt": -0.11
},
"section8_assessment": {
"runs": [
{
"summary": "Based on listing claims (full 2021 systems renovation) and photos showing fully finished, modern interiors and a maintained exterior, this property appears turnkey and highly likely to pass an initial NSPIRE/HCV inspection with minimal work. Primary on-site verifications needed are working/installed smoke and CO detectors, GFCI outlets in kitchen/baths, and functional HVAC/hot water (testing). Expect rent-ready in under 2 weeks pending those verifications and documentation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing describe a full renovation (2021) with recent flooring replacement; kitchen and baths appear new, cabinets and counters intact, appliances visible (stove, refrigerator, dishwasher). No visible cosmetic damage, stained ceilings, cracked drywall or missing fixtures. Virtual staging present in some rooms but underlying finishes appear complete and modern. Missing minor cosmetic punch-list items are possible but unlikely to be inspection failures."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 85.0,
"rationale": "No visible exposed wiring, open electrical splices, mold, or water stains in photos. Entry door and porch have steps and a handrail; windows appear intact and bedrooms have windows likely adequate for egress. Kitchen and baths look finished with tile and grounded appliances. Photos do not show smoke or CO detectors, the electrical panel, or GFCI receptacles clearly — however listing states electrical/plumbing/HVAC updated in 2021 so it is reasonable to assume modern code devices were installed. Recommend on-site verification/proof of working smoke detectors (hallway & bedrooms), CO detector (if required by local code), and GFCI protection at kitchen and bathrooms."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 90.0,
"rationale": "Listing explicitly states roof, plumbing, electrical, HVAC and water heater were fully updated in 2021; photos show ceiling HVAC vents and modern recessed lighting and appliances consistent with recent system work. No signs of roof leaks, active water intrusion, or failing mechanical equipment are visible. On-site testing of HVAC, hot water, and electrical panel is still recommended but risk appears low based on listing and imagery."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 90.0,
"rationale": "Exterior curb appeal is high: new-looking siding, porch columns, steps with rail, finished wood front door, intact windows and a concrete walkway/drive. Listing and photos indicate a fully fenced backyard and tidy landscaping. No obvious foundation settlement, major cracking, standing water, or severe exterior damage visible from provided photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.8,
"assumptions": [
"Listing is accurate that roof, plumbing, electrical, HVAC and water heater were updated in 2021 and those systems remain functional.",
"Appliances shown (stove, refrigerator, dishwasher) are present and operational; if any appliance is removed prior to lease this will moderately reduce readiness.",
"Smoke detectors and CO alarm(s) were installed during the 2021 renovation even though they are not visible in listing photos; these must be verified on-site.",
"Kitchen and bathroom outlets near wet locations have GFCI protection as part of the 2021 electrical update — on-site verification required.",
"Bedrooms’ windows meet egress size requirements based on visual appearance; exact compliance to be confirmed during inspection.",
"Some images are virtually staged (labelled) and may hide small cosmetic issues; staging does not affect underlying system condition."
],
"overall_score": 89.0,
"rubric_version": "ns-predict-2026-1"
},
{
"summary": "This cottage appears to be turnkey for Section 8 / HCV leasing with minimal to no repairs expected. The property shows comprehensive renovations (2021 systems overhaul and recent flooring) and clean, modern interiors and exterior. Main items to verify before move-in: presence and placement of smoke detectors and carbon monoxide alarm (if applicable), GFCI protection in kitchen/baths, an operable deadbolt on the entry door, and functional hot water/HVAC at move-in. Provided those verifications pass, likelihood of passing an initial NSPIRE/HCV inspection is high.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a full cosmetic renovation: new vinyl plank flooring, fresh paint, updated kitchens and baths, no visible stains, holes, or deferred-maintenance. Appliances (range, fridge, dishwasher, microwave) are shown. No visible flooring, drywall, or cabinet damage. Missing minor items (if any) would be cosmetic and easy to repair."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 82.0,
"rationale": "No visible life‑threatening hazards in images: no exposed wiring, no collapsed ceilings, no severe mold, bedrooms have egress windows, steps have a handrail. Listing notes electrical/plumbing/HVAC updated in 2021 which reduces code risk. Score reduced modestly because smoke detectors, CO alarm(s), GFCI outlets at kitchen/bath, and an exterior deadbolt are not visible in photos and must be verified on inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 90.0,
"rationale": "Listing states roof, plumbing, electrical, HVAC, and water heater were fully updated in 2021. Photos show HVAC vents/registers, a modern water heater is claimed, and modern appliances. No visible signs of active leaks or mechanical failure. Electrical panel and water heater condition not photographed but recent upgrade claim supports a high score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Exterior photographs show a new/maintained roofline, siding, level foundation appearance, a fenced backyard, clear walkways, and a sound front porch with railing. Yard is maintained, no standing water or visible erosion. Nearby structures visible but no obvious site hazards. Score slightly reduced for inability to inspect roof from all angles, drainage at foundation, and condition of gutters/downspouts."
},
{
"key": "rental_history_activity",
"label": "Rental History (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof, plumbing, electrical, HVAC, and water heater were updated in 2021 is accurate and these systems remain serviceable.",
"Photos are representative and the virtually staged furnishings do not hide defects; images show actual finishes and appliance locations.",
"Smoke detectors and required CO alarms exist or were installed during the 2021 renovation, but their presence/placement was not shown in photos and must be confirmed.",
"GFCI protection for kitchen and bathrooms was installed during electrical updates but outlets are not visible in photos.",
"Exterior roof, gutters, and foundation have no hidden active leaks or movement beyond what is visible in photos; no roof penetrations or active leaks were observed.",
"Entry door has a secure lockset and deadbolt installed even though the deadbolt is not visible in listing images.",
"Appliances shown (range, refrigerator, dishwasher, microwave) are functioning or will be repaired/replaced prior to tenancy; missing laundry appliances (if any) would be considered minor."
],
"overall_score": 88.0,
"rubric_version": "2026-03-27-v1"
},
{
"summary": "This property appears highly turnkey for a Housing Choice Voucher/Section 8 initial NSPIRE inspection. Renovations (2021) listed include roof, plumbing, electrical, HVAC and water heater; photos show modern, finished kitchen and baths, new flooring, intact exterior and fenced yard. Likely to pass initial inspection with minimal items to verify (smoke detectors, deadbolt, GFCI locations) — estimated rent-ready within 1–2 weeks pending verification and documentation of system servicing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a full 2021 renovation with new vinyl plank flooring, updated kitchens and baths, fresh paint and intact cabinetry. Appliances (range, refrigerator, microwave, dishwasher) are shown in photos. No visible cosmetic defects, cracked tiles, or damaged drywall. Minor unknowns: no close-up of outlet covers in all rooms and no evidence of touch-up needs; overall appears turn-key."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 85.0,
"rationale": "No obvious life‑threatening hazards in photos: windows in bedrooms appear to provide egress, no exposed wiring or visible broken stairs, bathroom fixtures intact, shower and tubs appear finished, vents visible for HVAC. Listing states electrical/plumbing/HVAC updated in 2021 which reduces code risk. Items not visible in photos and assumed: presence/operation of smoke detectors, location of carbon monoxide alarm if required, existence of a deadbolt lock on entry. GFCI presence at kitchen sink not clearly visible but likely after electrical update. Score reduced slightly for items not verifiable by photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 90.0,
"rationale": "Listing explicitly states roof, plumbing, electrical, HVAC and water heater were fully updated in 2021; ceiling HVAC vents visible in multiple rooms. No visible water stains, sagging ceilings or active leaks in photos. Appliances and plumbing fixtures appear modern. Electrical panel not visible but electrical update reported. High score based on seller disclosure and visual cues; minor uncertainty remains since mechanical operation/age verification requires documentation or onsite test."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 90.0,
"rationale": "Front elevation and yard appear well maintained: new-looking siding/paint, concrete walkway and driveway, small set of porch steps with handrail present, large fully fenced backyard per listing. No standing water, major foundation settlement, or roof sagging visible from provided exterior image. Landscaping and walkways look safe and accessible."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Occupancy Activity (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.78,
"assumptions": [
"Seller disclosure is accurate: roof, plumbing, electrical, HVAC and water heater were replaced/updated in 2021.",
"Smoke detectors and required carbon monoxide alarm(s) are installed and operable though not visible in photos.",
"Electrical panel is intact and meets code following the 2021 electrical update (panel not shown).",
"Kitchen and bathroom GFCI protection exists near sinks after the 2021 electrical work, though not clearly visible in images.",
"Entry door includes a working deadbolt or equivalent secure locking hardware (not clearly visible in photos).",
"No hidden active water intrusion, mold, or foundation movement exists beyond what is visible in photos; absence of visible stains or sagging supports this.",
"HVAC and water heater are operational as a result of the 2021 update; functionality has not been independently tested in this review."
],
"overall_score": 88.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1227 Cook St, Gretna, LA, 70053",
"aggregate": {
"summary": "Based on listing claims (full 2021 systems renovation) and photos showing fully finished, modern interiors and a maintained exterior, this property appears turnkey and highly likely to pass an initial NSPIRE/HCV inspection with minimal work. Primary on-site verifications needed are working/installed smoke and CO detectors, GFCI outlets in kitchen/baths, and functional HVAC/hot water (testing). Expect rent-ready in under 2 weeks pending those verifications and documentation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 89.3,
"rationale": "Photos and listing describe a full renovation (2021) with recent flooring replacement; kitchen and baths appear new, cabinets and counters intact, appliances visible (stove, refrigerator, dishwasher). No visible cosmetic damage, stained ceilings, cracked drywall or missing fixtures. Virtual staging present in some rooms but underlying finishes appear complete and modern. Missing minor cosmetic punch-list items are possible but unlikely to be inspection failures."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 89.3,
"rationale": "Exterior curb appeal is high: new-looking siding, porch columns, steps with rail, finished wood front door, intact windows and a concrete walkway/drive. Listing and photos indicate a fully fenced backyard and tidy landscaping. No obvious foundation settlement, major cracking, standing water, or severe exterior damage visible from provided photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 84.0,
"rationale": "No visible exposed wiring, open electrical splices, mold, or water stains in photos. Entry door and porch have steps and a handrail; windows appear intact and bedrooms have windows likely adequate for egress. Kitchen and baths look finished with tile and grounded appliances. Photos do not show smoke or CO detectors, the electrical panel, or GFCI receptacles clearly — however listing states electrical/plumbing/HVAC updated in 2021 so it is reasonable to assume modern code devices were installed. Recommend on-site verification/proof of working smoke detectors (hallway & bedrooms), CO detector (if required by local code), and GFCI protection at kitchen and bathrooms."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 90.0,
"rationale": "Listing explicitly states roof, plumbing, electrical, HVAC and water heater were fully updated in 2021; photos show ceiling HVAC vents and modern recessed lighting and appliances consistent with recent system work. No signs of roof leaks, active water intrusion, or failing mechanical equipment are visible. On-site testing of HVAC, hot water, and electrical panel is still recommended but risk appears low based on listing and imagery."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing is accurate that roof, plumbing, electrical, HVAC and water heater were updated in 2021 and those systems remain functional.",
"Appliances shown (stove, refrigerator, dishwasher) are present and operational; if any appliance is removed prior to lease this will moderately reduce readiness.",
"Smoke detectors and CO alarm(s) were installed during the 2021 renovation even though they are not visible in listing photos; these must be verified on-site.",
"Kitchen and bathroom outlets near wet locations have GFCI protection as part of the 2021 electrical update — on-site verification required.",
"Bedrooms’ windows meet egress size requirements based on visual appearance; exact compliance to be confirmed during inspection.",
"Some images are virtually staged (labelled) and may hide small cosmetic issues; staging does not affect underlying system condition."
],
"score_method": "mean_of_criteria",
"overall_score": 88.1,
"rubric_version": "ns-predict-2026-1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7050130310"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.