Property ID: 7147188251
4304 Lucerne St, Metairie, LA, 70006
Metairie, LA
Money Down: $71,976
CoC Return: -6.78%
Monthly Cash Flow: $-407
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,980
Closing Costs
$11,996
Total Down
$71,976
Investment Snapshot
Purchase Price
$299,900
Money Down
$71,976
Cash-on-Cash Return
-6.78%
Rent
$1,696
Monthly Cash Flow
$-407
Annual Cash Flow
$-4,880
Debt Service / Mo
$1,596
Property Tax / Mo
$211
Insurance / Mo
$126
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$126
Property Tax
$211
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,189
Debt Service
$1,596
Cash Flow After Debt
$-407
Quality Score: 81.60%
Confidence: 92.00%
Overall this single-family home appears largely turnkey for Housing Choice Voucher occupancy with a high likelihood of passing an initial NSPIRE inspection after quick verification items. The interior is well maintained and recently updated (kitchen, finishes), systems and roof show no visible distress, and the exterior and yard are in good condition. Primary inspection risks are absence of visible smoke/CO detectors and lack of documentation/visuals for the electrical panel, water heater, and GFCI protection; these are checklist/verification items and relatively quick to remediate if required.
Section 8 Payment Standard
$1,983
Utility Allowance Total
$287
Guaranteed Section 8 Rent (PS - Utilities)
$1,696
Property Management
$170
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$299,900
Beds
3
Baths
2
Living Area
1,613 sqft
Lot Size
5,950 sqft
Year Built
1980
Days on Market
107
Capital Outlay
$71,976
Debt Service
$1,596
Property Tax / Mo
$211
Insurance / Mo
$126
Property Description
Welcome to 4304 Lucerne St. in Metairie-an unbeatable location just minutes from East Jefferson Hospital, shopping, dining, and easy access to major routes. This inviting 3 bedroom / 2 bathroom home offers just over 1,600 sq ft with a comfortable, functional layout and great natural light throughout. The newly renovated kitchen shines with fresh white cabinetry, stylish backsplash, stainless appliances, and a breakfast bar that opens to the main living and dining spaces-ideal for everyday living and entertaining. Spacious bedrooms, two full baths, and ample storage make the home as practical as it is welcoming. Step outside to a large, fully fenced backyard with plenty of room to play, garden, entertain, or add your dream outdoor setup. Move-in ready in the heart of Metairie-schedule your private showing today!
Utility Allowances
Heating
$70
Selected 'natural_gas' for a 3-bedroom unit as property details specify 'Gas: Natural' and central heating.
Cooking
$12
Selected 'natural_gas' for a 3-bedroom unit as property details specify 'Gas: Natural' and the presence of a range/oven.
Water Heating
$24
Selected 'natural_gas' for a 3-bedroom unit, assuming the most common fuel type when 'Gas: Natural' is available for the property.
Water
$43
Standard allowance for a 3-bedroom unit. Property details confirm 'Water Source: Public'.
Sewer
$46
Standard allowance for a 3-bedroom unit. Property details confirm 'Sewer: City'.
Trash Collection
$25
Standard allowance for a 3-bedroom single-family home.
Other Electric
$67
Standard allowance for a 3-bedroom unit, covering lights and other non-heating/cooking electrical use.
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$1,508
DP3 Annual Estimate$1,508
DP1 Monthly Equivalent$126
DP3 Monthly Equivalent$126
Replacement Value$99,800
Basis1,613 sqft / 1980
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may not be installed or not visible and will need verification/installation.
- Electrical panel location and condition were not photographed; assume a standard service panel exists but recommend inspection for missing covers or labeling.
- Water heater and plumbing system are present and functioning but were not shown; assume operational unless testing reveals otherwise.
- HVAC is central forced air (supply/return visible) and assumed to be functioning; recommend service records or functional test before move-in.
- Kitchen appliances shown in photos (range, refrigerator, dishwasher) are assumed to be operational but should be tested; missing small items (outlet covers, GFCI protection) may be required.
- No interior photos of bathrooms were provided; assume sinks, tubs/showers and hot water exist and are functional based on listing; any hidden leaks would reduce scores.
- No recent rental history in last 5 years is documented; rental_history_activity is excluded from scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,461 | $195,000 | $19,500 |
| 2024 | $2,457 | $195,000 | $19,500 |
| 2023 | $2,565 | $195,000 | $19,500 |
| 2022 | $2,498 | $195,000 | $19,500 |
| 2021 | $2,320 | $195,000 | $19,500 |
| 2020 | $2,303 | $195,000 | $19,500 |
| 2019 | $2,368 | $195,000 | $19,500 |
| 2018 | $2,373 | $209,300 | $20,930 |
| 2017 | $2,373 | $209,300 | $20,930 |
| 2016 | $2,327 | $209,300 | $20,930 |
| 2015 | $2,314 | $203,200 | $20,320 |
| 2014 | $2,285 | $203,200 | $20,320 |
| 2013 | $2,285 | $203,200 | $20,320 |
| 2012 | $2,285 | $203,200 | $20,320 |
| 2011 | $2,216 | $210,500 | $21,050 |
| 2010 | $2,161 | $210,500 | $21,050 |
| 2009 | $2,161 | $210,500 | $21,050 |
| 2008 | $2,139 | — | $21,050 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2018-12-27 | Sold | — |
| 2006-08-18 | Sold | — |
| 2005-04-05 | Sold | — |
Photo Gallery
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"County: Jefferson",
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},
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{
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{
"date": "2018-08-30",
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{
"date": "2018-08-09",
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{
"date": "2018-07-19",
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{
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{
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{
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{
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{
"date": "2018-01-12",
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{
"date": "2014-08-15",
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"list_price": 179900,
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"last_status_change_date": "2014-06-23T07:00:00Z"
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{
"date": "2014-07-02",
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"listing": {
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"list_date": "2014-04-21T07:00:00Z",
"list_price": 195000,
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"last_status_change_date": "2014-04-23T07:00:00Z"
},
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"days_after_listed": "9 days",
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{
"date": "2014-06-23",
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{
"date": "2014-04-23",
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"list_price": 195000,
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},
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},
{
"date": "2014-01-04",
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"listing": {
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"list_price": 209900,
"listing_id": "570699435",
"last_update_date": "2013-09-09T21:32:17Z",
"last_status_change_date": "2013-07-03T07:00:00Z"
},
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"days_after_listed": "185 days",
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{
"date": "2013-09-09",
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"list_price": 209900,
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{
"date": "2013-07-03",
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"list_price": 224000,
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},
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"days_after_listed": "366 days",
"source_listing_id": "919900",
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{
"date": "2013-07-03",
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"listing": {
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"list_price": 209900,
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{
"date": "2013-06-11",
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{
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{
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{
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{
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{
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{
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{
"date": "2005-04-05",
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],
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}
},
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},
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},
"processing_status": {
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"min_score": 10.0,
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},
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4304-Lucerne-St_Metairie_LA_70006_M71471-88251",
"bedroom_count": 3,
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"loan_term_years": 30,
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"mortgage_monthly": 1596.19,
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"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'natural_gas' for a 3-bedroom unit as property details specify 'Gas: Natural' and central heating.",
"utility": "Heating",
"allowance": 70
},
{
"note": "Selected 'natural_gas' for a 3-bedroom unit as property details specify 'Gas: Natural' and the presence of a range/oven.",
"utility": "Cooking",
"allowance": 12
},
{
"note": "Selected 'natural_gas' for a 3-bedroom unit, assuming the most common fuel type when 'Gas: Natural' is available for the property.",
"utility": "Water Heating",
"allowance": 24
},
{
"note": "Standard allowance for a 3-bedroom unit. Property details confirm 'Water Source: Public'.",
"utility": "Water",
"allowance": 43
},
{
"note": "Standard allowance for a 3-bedroom unit. Property details confirm 'Sewer: City'.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "Standard allowance for a 3-bedroom single-family home.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Standard allowance for a 3-bedroom unit, covering lights and other non-heating/cooking electrical use.",
"utility": "Other Electric",
"allowance": 67
}
],
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"property_tax_annual": 2534.83,
"property_tax_monthly": 211.24,
"property_tax_increase": 0.03,
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"property_management_rate": 0.1,
"_fetched_payment_standard": {
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"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": -4880.35,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": -406.7,
"cash_on_cash_return_after_debt": -0.08
},
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"runs": [
{
"summary": "Overall this single-family home appears largely turnkey for Housing Choice Voucher occupancy with a high likelihood of passing an initial NSPIRE inspection after quick verification items. The interior is well maintained and recently updated (kitchen, finishes), systems and roof show no visible distress, and the exterior and yard are in good condition. Primary inspection risks are absence of visible smoke/CO detectors and lack of documentation/visuals for the electrical panel, water heater, and GFCI protection; these are checklist/verification items and relatively quick to remediate if required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a recently renovated kitchen, intact tile flooring throughout, freshly painted walls, functioning cabinets and counters, and no visible interior water stains or damaged drywall. Stainless steel appliances (range, refrigerator, dishwasher) are present in the photos. Cosmetic finish work (touch-up paint, minor trim/cabinet hardware) may be needed but no major deferred maintenance is visible. Missing minor items (outlet covers, light-diffusers) were not observed but would be easy, capital-only fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 75.0,
"rationale": "No visible exposed wiring, trip hazards, or collapsed ceilings in photos. Interior ceilings and walls appear intact and bedroom windows appear large enough for egress. However smoke detectors and carbon monoxide alarms are not visible in the photos and must be verified/installed per NSPIRE/local code. A deadbolt on the entry door is not visible in photos and should be confirmed. GFCI protection in kitchen/bathrooms is not shown and should be verified. No visible mold, active leaks, or major safety hazards were observed in images."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 82.0,
"rationale": "Central HVAC supply/return vents are visible in multiple rooms, indicating forced-air heating/cooling (presence of system). Roof shingles appear serviceable with no obvious sagging or active leaks visible from exterior photos. Kitchen appliances (gas or electric range, refrigerator, dishwasher) are present and appear in good cosmetic condition. Critical items not shown: electrical panel, water heater, and proof of operational HVAC/hot water. Because systems are present and no signs of failure are visible, score reflects likely operability but recommends verification and service records."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 88.0,
"rationale": "Exterior brick and vinyl siding appear intact, roofline straight, gutters present, and the large, fully fenced backyard is shown and looks maintained. Concrete driveway and brick walkway are in good condition with no visible major cracks or trip hazards. Yard and fencing present no obvious safety hazards. Drainage and foundation condition not fully verifiable from photos but no major signs of settlement, foundation failure, or standing water are visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may not be installed or not visible and will need verification/installation.",
"Electrical panel location and condition were not photographed; assume a standard service panel exists but recommend inspection for missing covers or labeling.",
"Water heater and plumbing system are present and functioning but were not shown; assume operational unless testing reveals otherwise.",
"HVAC is central forced air (supply/return visible) and assumed to be functioning; recommend service records or functional test before move-in.",
"Kitchen appliances shown in photos (range, refrigerator, dishwasher) are assumed to be operational but should be tested; missing small items (outlet covers, GFCI protection) may be required.",
"No interior photos of bathrooms were provided; assume sinks, tubs/showers and hot water exist and are functional based on listing; any hidden leaks would reduce scores.",
"No recent rental history in last 5 years is documented; rental_history_activity is excluded from scoring."
],
"overall_score": 84.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This single-family home at 4304 Lucerne St appears largely turnkey for Section 8 tenancy. The interior is renovated and clean, the kitchen and major appliances are present, floors and trim are in good condition, and the exterior/roof appear sound. The primary uncertainties that could affect an initial HCV inspection are the presence and functionality of required detectors (smoke and carbon monoxide), GFCI protection in kitchen/baths, and verification that HVAC, water heater and electrical panel are operational. These are typically quick fixes if missing. No major structural or life-safety issues are visible in the photos. Likely outcome: initial inspection pass with minor pre-inspection items to confirm/install (1–30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently refreshed interior (newer kitchen, painted walls, intact tile floors, ceiling fans, clean trim). No visible peeling paint, water stains, or damaged flooring. Stainless appliances (fridge, range, dishwasher) are present in photos. Minor cosmetic touch-ups (scuff marks, possibly grout/caulk refresh) are the only visible needs. Missing bathroom photos prevent full cosmetic assessment of baths but listing states two full baths. Overall appears move-in ready with only minor repairs/cosmetic work."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, no visible ceiling or structural sagging, windows appear operable and multiple egress windows likely present. Central HVAC vents visible. Front door shows standard hardware and likely deadbolt. However, photos do not show smoke detectors or carbon monoxide alarms, and GFCI outlets (kitchen/bath) are not visible in photos. Gas range is present (CO alarm recommended/required locally). No visible mold, active leaks, or major trip hazards. Because lifesafety devices and GFCIs could be missing or not visible in photos, a moderate deduction was applied."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 78.0,
"rationale": "Roof appears intact with even shingles and no visible damage from exterior photos. Central HVAC register/grilles and ceiling returns visible indicating a central system; functionality not documented but system appears present. Kitchen plumbing fixtures and appliances visible; no standing water or stains indicating active leaks. Electrical panel, water heater, and A/C equipment are not shown so operational status is unconfirmed. Given good visible condition but lack of system verification, score reflects likely good condition but with some uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site safety and curb condition",
"score": 85.0,
"rationale": "Curb photos show maintained lawn, intact driveway and a level walkway to the front door. Brick/veneer exterior and siding look intact; guttering appears present. Listing states a fully fenced backyard; fence visible on one side in photos. No visible foundation settlement, major cracks, standing water, or infestation evidence in provided exterior images. Overall exterior is well maintained."
}
],
"red_flags": [],
"confidence": 0.76,
"assumptions": [
"Listing text is accurate: property has 2 full bathrooms though bath photos were not provided.",
"Central HVAC is present and serviceable based on visible ceiling registers/returns, though operation not verified in photos.",
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be absent or not clearly shown and should be confirmed/installed.",
"Electrical panel, water heater, and A/C exterior units are present but were not photographed; assume typical condition unless inspection shows otherwise.",
"Backyard is fully fenced per listing, and fence condition beyond the visible side section is assumed serviceable.",
"Windows provide adequate bedroom egress as typical for a 1980-built single-story home in the area, though exact dimensions/egress compliance were not measured."
],
"overall_score": 81.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "This 3BR/2BA Metairie single-family home appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection after addressing a few checklist items. The interior is renovated with a functioning kitchen and intact finishes; exterior and roof look sound. The main inspection risks are missing/undocumented smoke and CO alarms, unverified GFCI protection, and unseen electrical panel / water‑heater condition — items commonly resolved quickly. Expected time to rent-ready: within 1–4 weeks pending verification/installation of required alarms and confirmation of major systems operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently refreshed kitchen, intact tile flooring, painted walls, functioning cabinet doors and appliances present (stove, refrigerator, dishwasher). No visible cosmetic deferred maintenance, water stains, or damaged flooring. Minor likely touch-ups (baseboard scuffs, light fixture bulbs or switch plates) could be required but nothing major. Missing or worn items observed: none significant. Overall condition appears move-in ready with only minor cosmetic items."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE)",
"score": 75.0,
"rationale": "No active life‑threatening hazards visible: ceilings are intact, no sagging, no exposed wiring, stair/handrail hazards not observed at front entry. Bedrooms have windows (egress likely adequate from photos). Central HVAC vents visible. However, smoke detectors and carbon monoxide alarms are not visible in the photos (NSPIRE requires smoke alarms in sleeping areas and common areas; CO alarms required where fuel‑burning appliances or attached garages exist). GFCI outlets in kitchen/bathrooms are not shown. Entry door appears solid but a deadbolt is not clearly visible. Because most serious hazards are not evident in photos, risk is moderate — missing/incorrect alarms or lack of GFCI could fail an inspection quickly but are usually easy/quick fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Roof shingles look intact from front elevations; no visible active roof leaks or stains on interior ceilings. Central HVAC supply vents and return are visible in multiple rooms indicating a central system is present. Kitchen appliances appear modern and functional. Water heater, electrical panel, and plumbing details are not shown so their condition is assumed typical for a 1980-built house that has had interior updates. Given visible intact roof and HVAC elements, major systems risk is moderate — routine verification (water heater, service panel, functional HVAC, no plumbing leaks) is recommended before leasing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show a well-kept front yard, intact driveway and pedestrian brick walkway, full perimeter fence at the rear, and no visible foundation settlement or large cracks at the front. Siding/brick veneer and porch columns appear sound. No visible standing water, erosion, or significant site hazards. Yard and fence give good tenant privacy and safety; landscaping and walkways look serviceable for immediate occupancy."
}
],
"red_flags": [],
"confidence": 0.72,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be absent or not in required locations unless verified.",
"Central HVAC exists and is operational based on visible supply/return grilles, but full operational status is unverified.",
"Electrical panel, GFCI outlets and water heater are present but not shown; assume typical condition for a house that received interior updates but recommend verification.",
"Bedrooms have egress windows adequate for NSPIRE based on visible window size; full measurement not available.",
"Entry door is secure; deadbolt not visible in photos — assume landlord can install if missing.",
"No active leaks, mold, or structural movement exist beyond what is visible in photos; severe concealed issues not evident but cannot be ruled out without inspection."
],
"overall_score": 80.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4304 Lucerne St, Metairie, LA, 70006",
"aggregate": {
"summary": "Overall this single-family home appears largely turnkey for Housing Choice Voucher occupancy with a high likelihood of passing an initial NSPIRE inspection after quick verification items. The interior is well maintained and recently updated (kitchen, finishes), systems and roof show no visible distress, and the exterior and yard are in good condition. Primary inspection risks are absence of visible smoke/CO detectors and lack of documentation/visuals for the electrical panel, water heater, and GFCI protection; these are checklist/verification items and relatively quick to remediate if required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.7,
"rationale": "Photos and listing show a recently renovated kitchen, intact tile flooring throughout, freshly painted walls, functioning cabinets and counters, and no visible interior water stains or damaged drywall. Stainless steel appliances (range, refrigerator, dishwasher) are present in the photos. Cosmetic finish work (touch-up paint, minor trim/cabinet hardware) may be needed but no major deferred maintenance is visible. Missing minor items (outlet covers, light-diffusers) were not observed but would be easy, capital-only fixes."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 86.0,
"rationale": "Exterior brick and vinyl siding appear intact, roofline straight, gutters present, and the large, fully fenced backyard is shown and looks maintained. Concrete driveway and brick walkway are in good condition with no visible major cracks or trip hazards. Yard and fencing present no obvious safety hazards. Drainage and foundation condition not fully verifiable from photos but no major signs of settlement, foundation failure, or standing water are visible."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 75.0,
"rationale": "No visible exposed wiring, trip hazards, or collapsed ceilings in photos. Interior ceilings and walls appear intact and bedroom windows appear large enough for egress. However smoke detectors and carbon monoxide alarms are not visible in the photos and must be verified/installed per NSPIRE/local code. A deadbolt on the entry door is not visible in photos and should be confirmed. GFCI protection in kitchen/bathrooms is not shown and should be verified. No visible mold, active leaks, or major safety hazards were observed in images."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 78.3,
"rationale": "Central HVAC supply/return vents are visible in multiple rooms, indicating forced-air heating/cooling (presence of system). Roof shingles appear serviceable with no obvious sagging or active leaks visible from exterior photos. Kitchen appliances (gas or electric range, refrigerator, dishwasher) are present and appear in good cosmetic condition. Critical items not shown: electrical panel, water heater, and proof of operational HVAC/hot water. Because systems are present and no signs of failure are visible, score reflects likely operability but recommends verification and service records."
}
],
"red_flags": [],
"confidence": 0.92,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may not be installed or not visible and will need verification/installation.",
"Electrical panel location and condition were not photographed; assume a standard service panel exists but recommend inspection for missing covers or labeling.",
"Water heater and plumbing system are present and functioning but were not shown; assume operational unless testing reveals otherwise.",
"HVAC is central forced air (supply/return visible) and assumed to be functioning; recommend service records or functional test before move-in.",
"Kitchen appliances shown in photos (range, refrigerator, dishwasher) are assumed to be operational but should be tested; missing small items (outlet covers, GFCI protection) may be required.",
"No interior photos of bathrooms were provided; assume sinks, tubs/showers and hot water exist and are functional based on listing; any hidden leaks would reduce scores.",
"No recent rental history in last 5 years is documented; rental_history_activity is excluded from scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 81.6,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7147188251"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.