Property ID: 7657780301
63 Marie Dr, Gretna, LA, 70053
Gretna, LA
Money Down: $71,976
CoC Return: -7.96%
Monthly Cash Flow: $-478
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
-7.96%
Rent
$1,696
Monthly Cash Flow
$-478
Annual Cash Flow
$-5,732
Debt Service / Mo
$1,596
Property Tax / Mo
$243
Insurance / Mo
$165
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$165
Property Tax
$243
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,118
Debt Service
$1,596
Cash Flow After Debt
$-478
Quality Score: 74.90%
Confidence: 93.00%
This property appears to be in good overall condition with clean, updated interiors, functioning kitchen appliances, central HVAC vents, and an intact exterior envelope. The most likely NSPIRE inspection issues are missing carbon monoxide alarms (required given attached garage/gas appliances), lack of visible GFCI protection in the kitchen/baths, and the cracked driveway (trip hazard). No immediate major structural or life-safety failures are visible. With targeted fixes — install CO alarm(s), verify/upgrade GFCI where required, address driveway trip hazards, confirm smoke alarms and door locks, and verify mechanical/electrical components — this home is likely to pass an initial HCV/NSPIRE inspection within 30 days.
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
2.5
Living Area
2,120 sqft
Lot Size
—
Year Built
1967
Days on Market
183
Capital Outlay
$71,976
Debt Service
$1,596
Property Tax / Mo
$243
Insurance / Mo
$165
Property Description
Welcome to this beautifully maintained, solid home located on a quiet dead-end street in the desirable Garden Park Estates. This immaculate residence offers a spacious layout, thoughtful updates, and classic character throughout. Step inside to enjoy 3 beds and 2.5 baths. Gleaming original hardwood floors upstairs and easy-to-maintain surfaces throughout the rest of the home. The main floor boasts a separate living room, dining room, and a cozy den, great for both everyday living and entertaining. The kitchen is a chef's delight, featuring granite countertops, stainless steel appliances, and a charming breakfast nook for casual dining. A bonus room offers flexibility as a home office, playroom, or additional living space. Upstairs, you'll find three generously sized bedrooms, all filled with natural light and featuring those beautiful original floors. Newer windows throughout the home enhance energy efficiency and comfort. Outside, the expansive, fully fenced backyard is a rare find - use for gatherings, gardening, or simply relaxing in your private outdoor retreat. The attached garage adds convenience and extra storage. Additional perks include a low annual flood insurance premium of just $985/year - peace of mind at a great value. Don't miss this opportunity to own a meticulously cared-for home in a sought-after neighborhood. Schedule your showing today!
Utility Allowances
cooking
$12
Selected 'natural_gas' as the property information explicitly states 'Gas: Natural'.
heating
$70
Selected 'natural_gas' as the property has central heating and the listing specifies 'Gas: Natural'.
other_electric
$67
This fixed allowance covers standard electricity usage for lights, central cooling ('Cooling Features: One, Central'), and outlets, which is a tenant responsibility.
sewer
$46
The property listing confirms a connection to 'Sewer: City'.
trash_collection
$25
Trash collection was not specified, but it's inferred as a standard tenant-paid municipal service for a single-family home.
water
$43
The property listing confirms the 'Water Source: Public'.
water_heating
$24
Fuel type for water heating was not specified. It is inferred to be natural gas as this service is available for heating and cooking, making it the most probable and economical choice.
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$1,982
DP3 Annual Estimate$1,982
DP1 Monthly Equivalent$165
DP3 Monthly Equivalent$165
Replacement Value$152,200
Basis2,120 sqft / 1967
Nearby Houses
Photo unavailable
182 Willow Dr
sold · 0.12 mi
Price: $325,000
3 bd / 2 ba · 2,004 sqft
Latest sale: —
Latest rent: —
Photo unavailable
35 Marie Dr E
off_market · 0.17 mi
Price: $320,000
5 bd / 4 ba · 2,651 sqft
Latest sale: —
Latest rent: —
Photo unavailable
41 Derbes Dr
for_sale · 0.17 mi
Price: $395,000
3 bd / 2 ba · 2,887 sqft
Latest sale: —
Latest rent: —
Photo unavailable
162 Linda Ct
for_sale · 0.19 mi
Price: $325,000
3 bd / 3 ba · 2,426 sqft
Latest sale: —
Latest rent: —
Photo unavailable
200 Willow Dr
for_sale · 0.20 mi
Price: $380,000
4 bd / 3 ba · 2,558 sqft
Latest sale: —
Latest rent: —
Photo unavailable
200 Pike Dr
for_sale · 0.25 mi
Price: $285,000
3 bd / 4 ba · 2,200 sqft
Latest sale: —
Latest rent: —
Photo unavailable
258 Willow Dr
sold · 0.26 mi
Price: $195,000
3 bd / 1 ba · 1,300 sqft
Latest sale: —
Latest rent: —
Photo unavailable
18 Mary Ann Pl Lot 9
for_sale · 0.28 mi
Price: $75,900
— 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
- No carbon monoxide alarm visible (attached garage and gas appliances present) — inspection fail risk.
- No visible GFCI-protected receptacles in kitchen (required) — inspection fail risk.
- Severely cracked driveway (trip hazard) — safety/repair item that should be addressed prior to inspection.
- Upstairs dormer window egress not verifiable from photos — potential bedroom-egress compliance risk if windows do not meet size/clear opening requirements.
Assumptions
- Central HVAC is present and operational (supply registers visible) and will provide heat/hot water; specific HVAC age and condition were not verified.
- Water heater, furnace/air handler, and main electrical panel are present and functional though not shown; assumed serviceable based on overall home condition.
- Smoke alarm observed is functional and additional detectors may be present but not shown; carbon monoxide alarms are not visible and likely not installed.
- Kitchen appliances pictured are included and operable; gas connections (cooktop/wall oven) are assumed to be safe but uninspected in photos.
- Upstairs bedrooms have operable windows; dormer window egress size cannot be confirmed from photos — assumed likely acceptable but requires measurement.
- No active roof leaks or significant attic/ceiling water damage exist beyond what is visible in photos (ceiling shows minor seam/line but no collapse).
- Driveway cracking is surface/concrete slab distress and not a symptom of major foundation movement (no visible foundation displacement in photos).
- Electrical outlets and switches function normally; specific presence of GFCI receptacles in kitchen/baths is unverified.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,828 | $208,000 | $20,800 |
| 2024 | $2,832 | $208,000 | $20,800 |
| 2023 | $2,840 | $198,700 | $19,870 |
| 2022 | $2,840 | $198,700 | $19,870 |
| 2021 | $2,700 | $198,700 | $19,870 |
| 2020 | $2,683 | $198,700 | $19,870 |
| 2019 | $2,725 | $198,700 | $19,870 |
| 2018 | $2,565 | $198,700 | $19,870 |
| 2017 | $2,312 | $198,700 | $19,870 |
| 2016 | $2,272 | $198,700 | $19,870 |
| 2015 | $2,225 | $193,000 | $19,300 |
| 2014 | $2,221 | $193,000 | $19,300 |
| 2013 | $2,221 | $193,000 | $19,300 |
| 2012 | $1,701 | $193,000 | $19,300 |
| 2011 | $1,645 | $193,000 | $19,300 |
| 2010 | $1,207 | $193,000 | $19,300 |
| 2009 | $1,597 | $150,000 | $15,000 |
| 2008 | $508 | — | $15,770 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-04 | Price Changed | $299,900 |
| 2025-12-08 | Price Changed | $310,000 |
| 2025-10-08 | Listed | $320,000 |
| 2017-03-20 | Sold | $0 |
| 2017-03-16 | Listing removed | $240,000 |
| 2017-01-24 | Listed | $240,000 |
| 2010-04-05 | Sold | $0 |
| 2010-03-23 | Listing removed | $219,000 |
| 2010-03-05 | Listed | $219,000 |
| 2008-11-24 | Sold | $0 |
Photo Gallery
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"tax_history": [
{
"tax": 2828,
"year": 2025,
"market": {
"land": 55800,
"total": 208000,
"building": 152200
},
"assessment": {
"land": 5580,
"total": 20800,
"building": 15220
}
},
{
"tax": 2832,
"year": 2024,
"market": {
"land": 55800,
"total": 208000,
"building": 152200
},
"assessment": {
"land": 5580,
"total": 20800,
"building": 15220
}
},
{
"tax": 2840,
"year": 2023,
"market": {
"land": 44700,
"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2840,
"year": 2022,
"market": {
"land": 44700,
"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2700,
"year": 2021,
"market": {
"land": 44700,
"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2683,
"year": 2020,
"market": {
"land": 44700,
"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2725,
"year": 2019,
"market": {
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"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2565,
"year": 2018,
"market": {
"land": 44700,
"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2312,
"year": 2017,
"market": {
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"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2272,
"year": 2016,
"market": {
"land": 44700,
"total": 198700,
"building": 154000
},
"assessment": {
"land": 4470,
"total": 19870,
"building": 15400
}
},
{
"tax": 2225,
"year": 2015,
"market": {
"land": 44700,
"total": 193000,
"building": 148300
},
"assessment": {
"land": 4470,
"total": 19300,
"building": 14830
}
},
{
"tax": 2221,
"year": 2014,
"market": {
"land": 44700,
"total": 193000,
"building": 148300
},
"assessment": {
"land": 4470,
"total": 19300,
"building": 14830
}
},
{
"tax": 2221,
"year": 2013,
"market": {
"land": 44700,
"total": 193000,
"building": 148300
},
"assessment": {
"land": 4470,
"total": 19300,
"building": 14830
}
},
{
"tax": 1701,
"year": 2012,
"market": {
"land": 44700,
"total": 193000,
"building": 148300
},
"assessment": {
"land": 4470,
"total": 19300,
"building": 14830
}
},
{
"tax": 1645,
"year": 2011,
"market": {
"land": 44700,
"total": 193000,
"building": 148300
},
"assessment": {
"land": 4470,
"total": 19300,
"building": 14830
}
},
{
"tax": 1207,
"year": 2010,
"market": {
"land": 44700,
"total": 193000,
"building": 148300
},
"assessment": {
"land": 4470,
"total": 19300,
"building": 14830
}
},
{
"tax": 1597,
"year": 2009,
"market": {
"land": 44700,
"total": 150000,
"building": 105300
},
"assessment": {
"land": 4470,
"total": 15000,
"building": 10530
}
},
{
"tax": 508,
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"market": null,
"assessment": {
"land": null,
"total": 15770,
"building": null
}
}
],
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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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{
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{
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},
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"bedroom_count": 3,
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],
"down_payment_rate": 0.2,
"insurance_monthly": 165.17,
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"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'natural_gas' as the property information explicitly states 'Gas: Natural'.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Selected 'natural_gas' as the property has central heating and the listing specifies 'Gas: Natural'.",
"utility": "heating",
"allowance": 70
},
{
"note": "This fixed allowance covers standard electricity usage for lights, central cooling ('Cooling Features: One, Central'), and outlets, which is a tenant responsibility.",
"utility": "other_electric",
"allowance": 67
},
{
"note": "The property listing confirms a connection to 'Sewer: City'.",
"utility": "sewer",
"allowance": 46
},
{
"note": "Trash collection was not specified, but it's inferred as a standard tenant-paid municipal service for a single-family home.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "The property listing confirms the 'Water Source: Public'.",
"utility": "water",
"allowance": 43
},
{
"note": "Fuel type for water heating was not specified. It is inferred to be natural gas as this service is available for heating and cooking, making it the most probable and economical choice.",
"utility": "water_heating",
"allowance": 24
}
],
"cash_on_cash_return": 0.22,
"down_payment_amount": 59980.0,
"property_tax_annual": 2912.84,
"property_tax_monthly": 242.74,
"property_tax_increase": 0.03,
"utility_allowance_total": 287.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -5732.36,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": -477.7,
"cash_on_cash_return_after_debt": -0.1
},
"section8_assessment": {
"runs": [
{
"summary": "This property appears to be in good overall condition with clean, updated interiors, functioning kitchen appliances, central HVAC vents, and an intact exterior envelope. The most likely NSPIRE inspection issues are missing carbon monoxide alarms (required given attached garage/gas appliances), lack of visible GFCI protection in the kitchen/baths, and the cracked driveway (trip hazard). No immediate major structural or life-safety failures are visible. With targeted fixes — install CO alarm(s), verify/upgrade GFCI where required, address driveway trip hazards, confirm smoke alarms and door locks, and verify mechanical/electrical components — this home is likely to pass an initial HCV/NSPIRE inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a well-maintained home with clean hardwood floors, painted walls, intact cabinetry and countertops, and installed kitchen appliances (refrigerator, dishwasher, wall oven). Cosmetic items observed: curtain/cords hanging, a visible cable/phone cord on living room wall, and minor trim scuffs. The largest visible deferred-maintenance item is the severely cracked driveway slab which is a repair but not structural to the living area. No evidence of collapsed ceilings, exposed subfloor, or severe interior damage. Overall condition appears high with only minor-to-moderate, mostly cosmetic and capital repairs required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 70.0,
"rationale": "Positive: visible hardwired-looking smoke alarm in a main room, stair handrail and guardrail present, windows appear operable and recent, no visible mold or active water intrusion, doors/windows intact, gutters present. Concerns/risk items: no carbon monoxide alarm visible in photos (attached garage and apparent gas cooktop/wall oven suggest CO alarm may be required), GFCI protection for kitchen outlets not visible (kitchen outlets appear standard — GFCI is a frequent NSPIRE fail), egress for upstairs bedrooms (dormer windows) is not fully verifiable from photos — dormer windows can be borderline for egress size. Entry door deadbolt and electrical panel condition are not visible. These unknowns reduce the safety score despite generally good visible condition."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 75.0,
"rationale": "Evidence of central HVAC (ceiling supply/registers visible) and updated windows point to functioning heating/cooling and improved building envelope. Stainless steel kitchen appliances present; kitchen shows gas cooktop and wall ovens which suggest functional utilities. Roof shingles appear aged but intact with no visible sag or missing large sections; gutters are present. Water heater, electrical panel, and furnace/air handler are not shown so their condition is assumed operational. Given visible vents and well-kept interior, systems likely operational but some risk remains from uninspected components (water heater, electrical panel, roof age)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick facade, siding trim and landscaping are well maintained; fully fenced backyard reported in listing. Walkway from sidewalk to entry is in good condition and level. Significant negative: driveway concrete is heavily cracked and spalled (trip hazard, may require replacement). Roof appears intact from photos but shows typical aging. No visible standing water, major foundation cracks, or pest infestation in exterior images. Overall site is tidy and safe aside from the driveway condition."
}
],
"red_flags": [
"No carbon monoxide alarm visible (attached garage and gas appliances present) — inspection fail risk.",
"No visible GFCI-protected receptacles in kitchen (required) — inspection fail risk.",
"Severely cracked driveway (trip hazard) — safety/repair item that should be addressed prior to inspection.",
"Upstairs dormer window egress not verifiable from photos — potential bedroom-egress compliance risk if windows do not meet size/clear opening requirements."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (supply registers visible) and will provide heat/hot water; specific HVAC age and condition were not verified.",
"Water heater, furnace/air handler, and main electrical panel are present and functional though not shown; assumed serviceable based on overall home condition.",
"Smoke alarm observed is functional and additional detectors may be present but not shown; carbon monoxide alarms are not visible and likely not installed.",
"Kitchen appliances pictured are included and operable; gas connections (cooktop/wall oven) are assumed to be safe but uninspected in photos.",
"Upstairs bedrooms have operable windows; dormer window egress size cannot be confirmed from photos — assumed likely acceptable but requires measurement.",
"No active roof leaks or significant attic/ceiling water damage exist beyond what is visible in photos (ceiling shows minor seam/line but no collapse).",
"Driveway cracking is surface/concrete slab distress and not a symptom of major foundation movement (no visible foundation displacement in photos).",
"Electrical outlets and switches function normally; specific presence of GFCI receptacles in kitchen/baths is unverified."
],
"overall_score": 77.0,
"rubric_version": "2026-03-27_NSPIRE_v1"
},
{
"summary": "Overall the home appears well maintained and is likely to pass an initial Section 8 (HCV/NSPIRE) inspection after addressing a few minor-to-moderate items. The interior shows clean, safe living spaces, functioning appliances, and visible smoke detection. Primary concerns requiring attention prior to tenancy are repair/replacement of the heavily cracked driveway (trip hazard), confirmation/installation of GFCI outlets in kitchen/baths and CO detector(s) if required, and verification of roof, HVAC, plumbing and electrical system ages/operation. Because the home was built in 1967, lead-paint disclosure and remediation (if any peeling surfaces exist) must be addressed per HUD rules.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior and exterior are generally well maintained: clean hardwood floors, intact cabinetry, tile in kitchen, functioning fixtures and stainless appliances visible. Cosmetic needs are minor (paint touch-ups, a visible ceiling seam in the living area). The largest visible deferred-maintenance item is extensive cracking in the concrete driveway which is a trip hazard and will require repair/replacement. No missing major appliances visible. Overall condition indicates only minor-to-moderate repairs required prior to tenancy."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "Visible safety items mostly satisfactory: interior handrail on stairs present, windows appear operable for bedroom egress, no visible exposed electrical hazards, smoke detector(s) visible in photos. Unknowns that reduce score: no visible CO alarm, GFCI protection in kitchen/bath not clearly visible, electrical panel not shown, and the driveway cracking is a trip hazard outside. No obvious mold, active leaks, collapsed ceilings, or unsafe stairs were observed in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 70.0,
"rationale": "Central HVAC supply vents are visible (indicating a central system likely present). Stainless kitchen appliances (range/oven, microwave, fridge, dishwasher) present. Roof appears intact with no visible missing shingles but shows age/weathering (dark streaks) which suggests remaining service life may be limited — unknown age/condition of roof, water heater, electrical panel and plumbing are not shown. Because key system ages and functionality cannot be confirmed from photos, moderate caution is applied."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Brick exterior, gutters, fenced backyard and generally tidy landscaping are positives. Sidewalk and front walkway are intact. The driveway shows extensive cracking and spalling which is a safety/trip issue and reduces curb appeal; it likely requires repair or replacement. No visible foundation displacement, major exterior wall damage, standing water, or infestation signs in provided photos."
}
],
"red_flags": [
"Extensive cracking and spalling of the driveway creating a trip hazard and potential inspection failure if not repaired.",
"Roof shows visual aging/weathering (dark streaking) — age may be near end of expected lifespan; roof condition should be confirmed to rule out leaks.",
"Property built in 1967 (pre-1978) — potential lead-based paint risk; require disclosure and remediation if deteriorated paint is present.",
"GFCI outlets and CO detector presence/functionality not visible in photos — must be verified/installed to meet NSPIRE/code requirements."
],
"confidence": 0.7,
"assumptions": [
"Smoke detector(s) are present and functional on each level/near bedrooms as suggested by at least one detector visible in photos.",
"Central HVAC system is operable (supply vents visible) and will provide heating and cooling; no evidence of missing heating system.",
"Hot water is available and water heater is operational though not pictured.",
"No visible active roof leaks or interior water stains beyond a minor ceiling seam; roof is weathered but not actively leaking.",
"No significant hidden mold, termite damage, or structural foundation movement present beyond what is visible in photos.",
"Kitchen and bathroom plumbing fixtures function; dishwasher and range appear hooked up and operational.",
"Electrical panel is intact and circuits are not showing exposed live wiring (panel not shown in photos).",
"There is no visible peeling paint or chipping in photos, but property was built in 1967 so lead-based paint risk exists and disclosure/clearance must be handled per HUD rules."
],
"overall_score": 74.0,
"rubric_version": "ns-2026-03-v1"
},
{
"summary": "This is a well-maintained single-family home that appears likely to pass an initial Section 8 / HCV (NSPIRE) inspection after a short punch-list of minor items. Major visible systems and finishes are intact (floors, windows, kitchen appliances, HVAC vents). Primary recommendations before inspection: verify/install smoke and carbon monoxide alarms in required locations, confirm GFCI protection in kitchen/bath, repair/level the cracked driveway (trip hazard), and document water heater and electrical panel condition. No evidence of structural failure, active leaks, collapsed ceilings, or severe mold was observed in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 78.0,
"rationale": "Interior appears well maintained: clean original hardwoods, intact drywall, painted surfaces, crown moulding, functioning interior doors, and stainless appliances visible. Main items visible that need work are cosmetic and capital in nature: large cracking in the driveway, minor ceiling seam/repair visible, and some exterior trim/landscaping touch-up. Missing cosmetic items (loose curtain wires, small wall-mounted cords) are easy fixes. No evidence of collapsed ceilings, exposed subfloor, or major interior damage."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE code risks",
"score": 72.0,
"rationale": "A smoke detector is visible in a primary circulation area. Bedrooms show egress windows (dormer windows visible upstairs). Interior stairs have a handrail and guardrail. No exposed wiring or obvious electrical hazards in photos; outlet covers present. Potential NSPIRE concerns: no visible kitchen GFCI outlet near sink, no visible carbon monoxide alarm (property likely has gas range/oven), and electrical panel location/condition not shown. No visible mold, active leaks, or loose guardrails. These unknowns reduce score modestly."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 72.0,
"rationale": "Central HVAC appears present (ceiling vents visible) and stainless kitchen appliances (range, oven, microwave, dishwasher, refrigerator) are shown. Roof shingles look aged but intact with no visible sagging or active leaks. Water heater and electrical panel are not pictured; their condition is unknown. Given the overall upkeep visible, systems are likely serviceable but key verifications (water heater, electrical panel, HVAC recent service) are required."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 70.0,
"rationale": "Brick exterior and siding details appear sound; windows noted as newer in listing. Fully fenced backyard and intact garage are positives. The concrete driveway shows extensive cracking and displacement creating a trip hazard and negative curb appeal; sidewalk near home is fine. Gutters present. No visible standing water, major foundation cracks, or exterior structural sagging in photos."
}
],
"red_flags": [
"Extensive cracking/displacement of the front driveway creating a trip hazard that NSPIRE inspectors may cite.",
"No visible carbon monoxide detector in photos — required if gas appliances are present.",
"No clearly visible GFCI-protected kitchen outlet near sink in photos (potential NSPIRE failure).",
"Water heater and electrical panel not shown; condition unknown (needs verification).",
"Built 1967 — pre-1978 construction carries potential lead-based paint risk and requires proper disclosure/mitigation if present."
],
"confidence": 0.6,
"assumptions": [
"Interior photos are representative of the whole unit (other rooms/bathrooms are in similar condition).",
"Appliances shown (refrigerator, dishwasher, oven/cooktop, microwave) are present and functional or will be made operational prior to inspection.",
"Central HVAC is functional (ceiling vents imply a system) though no thermostat or mechanical service records were provided.",
"No active roof leaks or hidden water intrusion beyond what is visible; roof appears aged but not leaking.",
"Electrical panel, water heater, and plumbing shutoffs exist and are operational but were not photographed; their condition is unknown.",
"Bedrooms have operational egress windows as suggested by dormer windows upstairs.",
"Listing disclosure and photos did not show peeling paint, but because the house was built in 1967 assume potential lead-based paint risk until cleared or disclosed."
],
"overall_score": 74.0,
"rubric_version": "2026-03_nsPIRE_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "63 Marie Dr, Gretna, LA, 70053",
"aggregate": {
"summary": "This property appears to be in good overall condition with clean, updated interiors, functioning kitchen appliances, central HVAC vents, and an intact exterior envelope. The most likely NSPIRE inspection issues are missing carbon monoxide alarms (required given attached garage/gas appliances), lack of visible GFCI protection in the kitchen/baths, and the cracked driveway (trip hazard). No immediate major structural or life-safety failures are visible. With targeted fixes — install CO alarm(s), verify/upgrade GFCI where required, address driveway trip hazards, confirm smoke alarms and door locks, and verify mechanical/electrical components — this home is likely to pass an initial HCV/NSPIRE inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.3,
"rationale": "Interior and exterior photos show a well-maintained home with clean hardwood floors, painted walls, intact cabinetry and countertops, and installed kitchen appliances (refrigerator, dishwasher, wall oven). Cosmetic items observed: curtain/cords hanging, a visible cable/phone cord on living room wall, and minor trim scuffs. The largest visible deferred-maintenance item is the severely cracked driveway slab which is a repair but not structural to the living area. No evidence of collapsed ceilings, exposed subfloor, or severe interior damage. Overall condition appears high with only minor-to-moderate, mostly cosmetic and capital repairs required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Brick facade, siding trim and landscaping are well maintained; fully fenced backyard reported in listing. Walkway from sidewalk to entry is in good condition and level. Significant negative: driveway concrete is heavily cracked and spalled (trip hazard, may require replacement). Roof appears intact from photos but shows typical aging. No visible standing water, major foundation cracks, or pest infestation in exterior images. Overall site is tidy and safe aside from the driveway condition."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 72.3,
"rationale": "Positive: visible hardwired-looking smoke alarm in a main room, stair handrail and guardrail present, windows appear operable and recent, no visible mold or active water intrusion, doors/windows intact, gutters present. Concerns/risk items: no carbon monoxide alarm visible in photos (attached garage and apparent gas cooktop/wall oven suggest CO alarm may be required), GFCI protection for kitchen outlets not visible (kitchen outlets appear standard — GFCI is a frequent NSPIRE fail), egress for upstairs bedrooms (dormer windows) is not fully verifiable from photos — dormer windows can be borderline for egress size. Entry door deadbolt and electrical panel condition are not visible. These unknowns reduce the safety score despite generally good visible condition."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 72.3,
"rationale": "Evidence of central HVAC (ceiling supply/registers visible) and updated windows point to functioning heating/cooling and improved building envelope. Stainless steel kitchen appliances present; kitchen shows gas cooktop and wall ovens which suggest functional utilities. Roof shingles appear aged but intact with no visible sag or missing large sections; gutters are present. Water heater, electrical panel, and furnace/air handler are not shown so their condition is assumed operational. Given visible vents and well-kept interior, systems likely operational but some risk remains from uninspected components (water heater, electrical panel, roof age)."
}
],
"red_flags": [
"No carbon monoxide alarm visible (attached garage and gas appliances present) — inspection fail risk.",
"No visible GFCI-protected receptacles in kitchen (required) — inspection fail risk.",
"Severely cracked driveway (trip hazard) — safety/repair item that should be addressed prior to inspection.",
"Upstairs dormer window egress not verifiable from photos — potential bedroom-egress compliance risk if windows do not meet size/clear opening requirements."
],
"confidence": 0.93,
"assumptions": [
"Central HVAC is present and operational (supply registers visible) and will provide heat/hot water; specific HVAC age and condition were not verified.",
"Water heater, furnace/air handler, and main electrical panel are present and functional though not shown; assumed serviceable based on overall home condition.",
"Smoke alarm observed is functional and additional detectors may be present but not shown; carbon monoxide alarms are not visible and likely not installed.",
"Kitchen appliances pictured are included and operable; gas connections (cooktop/wall oven) are assumed to be safe but uninspected in photos.",
"Upstairs bedrooms have operable windows; dormer window egress size cannot be confirmed from photos — assumed likely acceptable but requires measurement.",
"No active roof leaks or significant attic/ceiling water damage exist beyond what is visible in photos (ceiling shows minor seam/line but no collapse).",
"Driveway cracking is surface/concrete slab distress and not a symptom of major foundation movement (no visible foundation displacement in photos).",
"Electrical outlets and switches function normally; specific presence of GFCI receptacles in kitchen/baths is unverified."
],
"score_method": "mean_of_criteria",
"overall_score": 74.9,
"rubric_version": "2026-03-27_NSPIRE_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7657780301"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.