Property ID: 7180955810
1005 N Townshend St, Gretna, LA, 70056
Gretna, LA
Money Down: $69,576
CoC Return: -5.37%
Monthly Cash Flow: $-311
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,980
Closing Costs
$11,596
Total Down
$69,576
Investment Snapshot
Purchase Price
$289,900
Money Down
$69,576
Cash-on-Cash Return
-5.37%
Rent
$2,002
Monthly Cash Flow
$-311
Annual Cash Flow
$-3,733
Debt Service / Mo
$1,543
Property Tax / Mo
$334
Insurance / Mo
$236
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,002
Payment Standard
$2,328
Rent
$2,002
Insurance
$236
Property Tax
$334
Management
$200
Utilities Allowance
$326
NOI (Monthly)
$1,232
Debt Service
$1,543
Cash Flow After Debt
$-311
Quality Score: 71.70%
Confidence: 94.00%
Overall this brick two-story home appears in good cosmetic condition and would likely pass many Section 8/NSPIRE checks after a short pre-inspection punchlist. Primary concerns to verify before tenant occupancy are installation/operation of smoke and CO detectors, presence and operation of heating/cooling and hot water systems, presence of required GFCI outlets in kitchen/baths, and adding a handrail at the front steps if required by local code. Expect minor repairs and documentation rather than major structural or life-safety failures; likely rent-ready within 2–4 weeks if systems verify operational.
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
$289,900
Beds
4
Baths
2.5
Living Area
3,025 sqft
Lot Size
7,031 sqft
Year Built
2005
Days on Market
112
Capital Outlay
$69,576
Debt Service
$1,543
Property Tax / Mo
$334
Insurance / Mo
$236
Property Description
This stunning brick residence welcomes you with a lofted entrance and Mediterranean charm. Inside, enjoy formal living and dining rooms alongside a spacious den, perfect for both entertaining and everyday comfort. The large kitchen with breakfast area, and a bright eat-in area filled with natural light. pantry, Offering four generously sized bedrooms, the home includes a luxurious owners suite featuring a spa-like bath with a separate glass shower and soaking tub. A covered back patio overlooking the tranquil canalan ideal spot to relax and unwind. Staging has been used to help buyers visualize the possibilities.
Utility Allowances
Cooking (Natural Gas)
$14
The property information explicitly states 'Gas: Natural'.
Heating (Natural Gas)
$79
The property information lists 'Gas: Natural', which is inferred to be the fuel for heating.
Water Heating (Natural Gas)
$27
The property information lists 'Gas: Natural', which is inferred to be the fuel for water heating.
Other Electric
$77
This is a standard allowance for general electricity usage (lights, outlets, etc.) and is considered applicable to all residences.
Water
$50
The property information explicitly states 'Water Source: Public'.
Sewer
$54
The property information explicitly states 'Sewer: City'.
Trash Collection
$25
Trash collection is a standard utility for a single-family home and is assumed to be a tenant responsibility.
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$2,828
DP3 Annual Estimate$2,828
DP1 Monthly Equivalent$236
DP3 Monthly Equivalent$236
Replacement Value$222,500
Basis3,025 sqft / 2005
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- unsafe_stairs_or_missing_handrail
- no_visible_heating_system_or_equipment_in_photos
Assumptions
- Central HVAC, electrical panel and water heater are present and operational but not visible in photos; their functional status is unconfirmed.
- Smoke detectors and carbon monoxide detectors may be present but are not visible in the supplied photos and must be verified/installed per NSPIRE requirements.
- Kitchen appliances shown (cooktop, oven, dishwasher) are present and functional unless inspected otherwise.
- No active roof leaks or major plumbing leaks exist because there are no visible ceiling stains, mold, or water damage in interior photos.
- Windows shown provide required bedroom egress; window operation/locks not verified in photos.
- Listing-reported 2.5 baths and 4 bedrooms are accurate and in usable condition unless inspection reveals otherwise.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,894 | $292,700 | $29,270 |
| 2024 | $3,882 | $292,700 | $29,270 |
| 2023 | $3,826 | $292,700 | $29,270 |
| 2022 | $3,729 | $292,700 | $29,270 |
| 2021 | $3,515 | $292,700 | $29,270 |
| 2020 | $3,490 | $292,700 | $29,270 |
| 2019 | $3,579 | $292,700 | $29,270 |
| 2018 | $3,344 | $292,700 | $29,270 |
| 2017 | $3,205 | $292,700 | $29,270 |
| 2016 | $3,140 | $292,700 | $29,270 |
| 2015 | $3,217 | $292,700 | $29,270 |
| 2014 | $3,178 | $292,700 | $29,270 |
| 2013 | $3,071 | $292,700 | $29,270 |
| 2012 | $2,284 | $292,700 | $29,270 |
| 2011 | $2,311 | $295,000 | $29,500 |
| 2010 | $3,022 | $295,000 | $29,500 |
| 2009 | $3,022 | $295,000 | $29,500 |
| 2008 | $2,231 | — | $29,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-27 | Price Changed | $289,900 |
| 2026-01-30 | Price Changed | $299,900 |
| 2025-12-18 | Listed | $349,900 |
| 2015-11-03 | Listing removed | $265,000 |
| 2015-06-04 | Listed | $265,000 |
| 2006-07-31 | Sold | $0 |
| 2004-07-01 | Sold | $0 |
Photo Gallery
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{
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{
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"assessment": {
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},
{
"tax": 3729,
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"market": {
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"assessment": {
"land": 7020,
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},
{
"tax": 3515,
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"assessment": {
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{
"tax": 3490,
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"assessment": {
"land": 7020,
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},
{
"tax": 3579,
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"assessment": {
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{
"tax": 3344,
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},
{
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"assessment": {
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{
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"assessment": {
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{
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{
"tax": 3178,
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"assessment": {
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},
{
"tax": 3071,
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"assessment": {
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},
{
"tax": 2284,
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"assessment": {
"land": 6500,
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},
{
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"assessment": {
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{
"tax": 3022,
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"assessment": {
"land": 6500,
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},
{
"tax": 3022,
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"assessment": {
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},
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{
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"list_price": 289900,
"listing_id": "2989566433",
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{
"date": "2015-11-03",
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"last_update_date": "2015-09-25T21:40:28Z",
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{
"date": "2015-06-04",
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"list_price": 265000,
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"date": "2006-07-31",
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"monthly_cash_flow": 1231.9,
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"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
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{
"note": "The property information explicitly states 'Gas: Natural'.",
"utility": "Cooking (Natural Gas)",
"allowance": 14
},
{
"note": "The property information lists 'Gas: Natural', which is inferred to be the fuel for heating.",
"utility": "Heating (Natural Gas)",
"allowance": 79
},
{
"note": "The property information lists 'Gas: Natural', which is inferred to be the fuel for water heating.",
"utility": "Water Heating (Natural Gas)",
"allowance": 27
},
{
"note": "This is a standard allowance for general electricity usage (lights, outlets, etc.) and is considered applicable to all residences.",
"utility": "Other Electric",
"allowance": 77
},
{
"note": "The property information explicitly states 'Water Source: Public'.",
"utility": "Water",
"allowance": 50
},
{
"note": "The property information explicitly states 'Sewer: City'.",
"utility": "Sewer",
"allowance": 54
},
{
"note": "Trash collection is a standard utility for a single-family home and is assumed to be a tenant responsibility.",
"utility": "Trash Collection",
"allowance": 25
}
],
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"property_tax_annual": 4010.82,
"property_tax_monthly": 334.24,
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"_fetched_payment_standard": {
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"annual_cash_flow_after_debt": -3732.85,
"property_management_monthly": 200.2,
"monthly_cash_flow_after_debt": -311.07,
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"runs": [
{
"summary": "Overall this brick two-story home appears in good cosmetic condition and would likely pass many Section 8/NSPIRE checks after a short pre-inspection punchlist. Primary concerns to verify before tenant occupancy are installation/operation of smoke and CO detectors, presence and operation of heating/cooling and hot water systems, presence of required GFCI outlets in kitchen/baths, and adding a handrail at the front steps if required by local code. Expect minor repairs and documentation rather than major structural or life-safety failures; likely rent-ready within 2–4 weeks if systems verify operational.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 80.0,
"rationale": "Photos show a well-maintained, recently staged interior with intact drywall, crown molding, and finished flooring. Kitchen has cabinets, countertops, dishwasher and cooktop/oven visible. Living areas and bedrooms show only cosmetic wear (scuffs on floors in one empty-living-room photo). Exterior brick is intact and entry steps/stoop are serviceable. Repair needs appear limited to minor cosmetic touch-ups, floor refinishing in worn areas, cleaning out dead landscaping, and possible replacement/installation of small fixtures (outlet covers, minor trim). Missing appliances are not an issue here since major kitchen appliances are present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible exposed wiring, no visible ceiling or floor collapse, and windows/egress appear present for bedrooms. However key safety items are not visible in photos: no smoke/CO detectors are shown and no electrical panel is photographed. The front entry steps lack a handrail (potential unsafe stairs/failed code depending on riser count) which is a clear NSPIRE concern. GFCI protection at kitchen outlets cannot be confirmed from photos. No active water stains or mold are visible. Overall safety risk is moderate because visible hazards are limited but several required items cannot be verified from photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 65.0,
"rationale": "Major systems are not documented in the photos. The home (2005) likely has central HVAC and a water heater, but no HVAC equipment, thermostat, vents, electrical panel, or water heater are clearly visible to confirm operational status. Kitchen plumbing fixtures appear intact and there are no visible active leaks or ceiling stains. Roof condition is not shown. Given the lack of system evidence but no visible signs of failure inside (no stains, no mold, intact finishes), assign a moderate score reflecting uncertainty and the need to verify HVAC operation, water heater, and panel condition at inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Brick exterior and two-car garage appear sound. Driveway and walkways are intact. Landscaping shows overgrown shrubs and a palm with dead fronds close to the house which should be trimmed to avoid roof/siding damage and pests. The listing mentions a canal view; proximity to water implies potential drainage/flooding consideration though no standing water or obvious foundation distress is visible in photos. No visible foundation cracks, major siding damage, or infestation evidence in photos."
}
],
"red_flags": [
"unsafe_stairs_or_missing_handrail",
"no_visible_heating_system_or_equipment_in_photos"
],
"confidence": 0.6,
"assumptions": [
"Central HVAC, electrical panel and water heater are present and operational but not visible in photos; their functional status is unconfirmed.",
"Smoke detectors and carbon monoxide detectors may be present but are not visible in the supplied photos and must be verified/installed per NSPIRE requirements.",
"Kitchen appliances shown (cooktop, oven, dishwasher) are present and functional unless inspected otherwise.",
"No active roof leaks or major plumbing leaks exist because there are no visible ceiling stains, mold, or water damage in interior photos.",
"Windows shown provide required bedroom egress; window operation/locks not verified in photos.",
"Listing-reported 2.5 baths and 4 bedrooms are accurate and in usable condition unless inspection reveals otherwise."
],
"overall_score": 73.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "This brick single-family home appears broadly in good cosmetic condition and likely able to pass a Housing Choice Voucher (NSPIRE) inspection after a short prep checklist. Primary likely failures or items requiring attention: verify and install functioning smoke and CO alarms as required, confirm GFCI protection in wet areas, add or repair a handrail at the front entry if riser/landing height triggers the requirement, and confirm operation/serviceability of HVAC, water heater and electrical panel. Most observed issues are minor maintenance or verification items rather than structural failures; expect rent-readiness with 1–4 weeks of focused fixes and documentation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Interior photos show generally well-maintained finishes: painted walls, crown molding, intact cabinetry, tile and wood-look flooring. Some wear is visible on living room floors (scuffs/marks) and staging hides other minor cosmetic issues; no collapsed finishes or exposed subfloor observed. Kitchen appliances are present (cooktop, wall oven, dishwasher) though a refrigerator is not shown — missing fridge would be an easy-to-fix item. Overall deficiencies are cosmetic/minor and would not require major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 65.0,
"rationale": "No exposed wiring, no visible major water intrusion, ceilings intact, windows appear to provide egress in bedrooms. However smoke and carbon monoxide detectors are not visible in any photos (not confirmed installed), GFCI outlets are not identifiable in kitchen/baths from images, and the front entry steps do not show a handrail which may fail local code/inspector review if riser/landing height triggers requirement. Fireplace opening appears intact but condition of flue/damper unknown. Given these unknowns and one visible potential code shortfall (no handrail), score reflects moderate inspection risk that should be corrected/verified prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 70.0,
"rationale": "No obvious roof sag or exterior structural distress visible from front elevation; interior shows intact ceilings and no stains indicating active leaks. Photos do not show HVAC equipment, thermostat, vents are not clear in images — house built in 2005 likely has central HVAC but operation not confirmed. Water heater and electrical panel were not photographed. Kitchen appliances (cooktop, oven, dishwasher) appear present and cabinets in good condition. Because major systems are not documented in photos, a modest deduction is applied for verification of HVAC, water heater, and electrical panel condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 72.0,
"rationale": "Brick exterior, double garage and driveway appear serviceable; roofline appears even with no visible missing shingles from photos. Landscaping is somewhat overgrown (dead palm fronds and dense shrubbery near entry) which is an easy-to-fix maintenance item but can create trip/visibility issues. Front steps show no visible handrail. Property backs to a canal (not shown in detail) which raises potential drainage/flood considerations but no active standing water visible. No visible foundation cracking or major exterior deterioration in provided images."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in provided interior photos (must verify/install).",
"Front entry has steps with no visible handrail — potential code/safety violation depending on riser/height.",
"No HVAC equipment or thermostat shown — heating/cooling operation must be confirmed before inspection.",
"Property immediately backs to a canal — potential flood/drainage risk that requires verification of grading/drainage and any water intrusion history."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC system is present (typical for 2005 construction) but operation and condition were not shown in photos; this assessment assumes likely but unverified HVAC.",
"Smoke detectors and carbon monoxide alarms are not visible in photos; assessor assumes they may be absent or not positioned per code and recommends verification/installation.",
"Electrical panel, water heater and GFCI outlets were not photographed; assessment assumes typical serviceable condition but flags need for verification.",
"Basement/crawlspace and full exterior rear yard (especially near canal) were not shown—no active standing water or major foundation issues were observed from provided images, but flood/drainage risk near canal is possible and unassessed.",
"Appliances: cooktop, wall oven and dishwasher are visible and assumed functional; refrigerator not shown and assumed either missing or staged out."
],
"overall_score": 72.0,
"rubric_version": "nsPIRE-v1-2026-03"
},
{
"summary": "Overall the property appears to be in good, mostly move-in condition with attractive interior finishes and working kitchen appliances visible. The most likely causes for an initial Housing Choice Voucher (NSPIRE) inspection deficiency are: missing handrail at the front entry stairs, no visible smoke/CO detectors in the provided photos, and unclear GFCI protection at kitchen counters. Major structural or system failures are not evident in the images. With quick corrections (install handrail, confirm/replace smoke & CO detectors, verify GFCI outlets and HVAC/water heater function), the home is likely to pass an initial inspection within 1-4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 80.0,
"rationale": "Interior and exterior photos show a well-maintained, recently staged 2005 brick home with intact flooring, paint, cabinetry and tile. Kitchen has built-in cooktop, oven and dishwasher visible. No obvious water stains, damaged drywall, collapsed ceilings, or flooring failures seen. Minor exterior landscaping maintenance (dead palm fronds) and the front entry step area lacks a handrail; these are easy-to-fix items and cosmetic work. Missing small items (handrail, possible minor touch-ups) reduce from turnkey but are not major capital projects."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "Visible safety concerns: front entry stairs appear to have more than a couple risers with no handrail which is commonly a fail on inspection. No smoke detectors or carbon monoxide detectors are visible in interior photos (inspectors expect visible/installed units). Kitchen outlets near sink do not clearly show GFCI protection. Otherwise there are no visible exposed wires, trip hazards, collapsed ceilings, active leaks, or major structural defects in the images. Bedroom windows appear large enough for egress. These deficiencies (handrail, detectors, likely GFCI) pose moderate inspection risk and are typically corrected quickly but can cause an initial fail."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "Photos do not show HVAC equipment, water heater, or electrical panel; built date (2005) and overall good interior suggest systems may be present and functional but cannot be confirmed. Roof visible from front appears intact with no obvious sagging or missing areas. Interior plumbing fixtures appear intact (sinks shown), and there is a working kitchen sink and appliances. Because major systems are not documented in photos, assign a moderate score reflecting likely operability but inspection risk until verified."
},
{
"key": "exterior_site",
"label": "Exterior condition, site and access",
"score": 75.0,
"rationale": "Brick exterior and driveway look serviceable; two-car garage and concrete drive appear functional. Small front stoop and steps lack handrail and there is some overgrown/declining landscaping (dead palm fronds) that should be cleaned for safety and curb appeal. Yard and walkways show no standing water or obvious drainage failure in photos. Fencing or backyard condition not visible. Overall exterior is in good repair with minor site work needed."
}
],
"red_flags": [
"Missing/absent handrail at front entry stairs (unsafe stairs / code violation).",
"No visible smoke detectors or carbon monoxide detectors in interior photos (potential life-safety fail).",
"Kitchen counters do not show clear GFCI protection for outlets near sink (potential electrical safety issue)."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC and water heater are present and functional despite not being shown in photos (typical for a 2005 single-family home).",
"Electrical service and main panel are intact and up to code; no visible exposed wiring in photos.",
"Smoke and CO detectors may be present but are not visible in the photos; assessor treats them as not verifiable from imagery.",
"Kitchen appliances shown (cooktop, wall oven, dishwasher) are operational; refrigerator is not shown and availability is unknown but its absence alone is not treated as a major failure.",
"Front stairs have enough risers that a handrail is required by code; photos show no handrail and therefore a likely citation.",
"No interior mold, active leaks, or major structural distress exist beyond what is visible; severe hidden issues are unlikely based on photos but cannot be ruled out.",
"Backyard, garage interior, electrical panel, attic, crawlspace, and utility hookups were not photographed; their condition is unknown and could affect final inspection outcome."
],
"overall_score": 70.0,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1005 N Townshend St, Gretna, LA, 70056",
"aggregate": {
"summary": "Overall this brick two-story home appears in good cosmetic condition and would likely pass many Section 8/NSPIRE checks after a short pre-inspection punchlist. Primary concerns to verify before tenant occupancy are installation/operation of smoke and CO detectors, presence and operation of heating/cooling and hot water systems, presence of required GFCI outlets in kitchen/baths, and adding a handrail at the front steps if required by local code. Expect minor repairs and documentation rather than major structural or life-safety failures; likely rent-ready within 2–4 weeks if systems verify operational.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 79.3,
"rationale": "Photos show a well-maintained, recently staged interior with intact drywall, crown molding, and finished flooring. Kitchen has cabinets, countertops, dishwasher and cooktop/oven visible. Living areas and bedrooms show only cosmetic wear (scuffs on floors in one empty-living-room photo). Exterior brick is intact and entry steps/stoop are serviceable. Repair needs appear limited to minor cosmetic touch-ups, floor refinishing in worn areas, cleaning out dead landscaping, and possible replacement/installation of small fixtures (outlet covers, minor trim). Missing appliances are not an issue here since major kitchen appliances are present."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 74.0,
"rationale": "Brick exterior and two-car garage appear sound. Driveway and walkways are intact. Landscaping shows overgrown shrubs and a palm with dead fronds close to the house which should be trimmed to avoid roof/siding damage and pests. The listing mentions a canal view; proximity to water implies potential drainage/flooding consideration though no standing water or obvious foundation distress is visible in photos. No visible foundation cracks, major siding damage, or infestation evidence in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No visible exposed wiring, no visible ceiling or floor collapse, and windows/egress appear present for bedrooms. However key safety items are not visible in photos: no smoke/CO detectors are shown and no electrical panel is photographed. The front entry steps lack a handrail (potential unsafe stairs/failed code depending on riser count) which is a clear NSPIRE concern. GFCI protection at kitchen outlets cannot be confirmed from photos. No active water stains or mold are visible. Overall safety risk is moderate because visible hazards are limited but several required items cannot be verified from photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 66.7,
"rationale": "Major systems are not documented in the photos. The home (2005) likely has central HVAC and a water heater, but no HVAC equipment, thermostat, vents, electrical panel, or water heater are clearly visible to confirm operational status. Kitchen plumbing fixtures appear intact and there are no visible active leaks or ceiling stains. Roof condition is not shown. Given the lack of system evidence but no visible signs of failure inside (no stains, no mold, intact finishes), assign a moderate score reflecting uncertainty and the need to verify HVAC operation, water heater, and panel condition at inspection."
}
],
"red_flags": [
"unsafe_stairs_or_missing_handrail",
"no_visible_heating_system_or_equipment_in_photos"
],
"confidence": 0.94,
"assumptions": [
"Central HVAC, electrical panel and water heater are present and operational but not visible in photos; their functional status is unconfirmed.",
"Smoke detectors and carbon monoxide detectors may be present but are not visible in the supplied photos and must be verified/installed per NSPIRE requirements.",
"Kitchen appliances shown (cooktop, oven, dishwasher) are present and functional unless inspected otherwise.",
"No active roof leaks or major plumbing leaks exist because there are no visible ceiling stains, mold, or water damage in interior photos.",
"Windows shown provide required bedroom egress; window operation/locks not verified in photos.",
"Listing-reported 2.5 baths and 4 bedrooms are accurate and in usable condition unless inspection reveals otherwise."
],
"score_method": "mean_of_criteria",
"overall_score": 71.7,
"rubric_version": "nsPIRE-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7180955810"
}
}
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