Property ID: 7689678266
1110 Virgil St, Gretna, LA, 70053
Gretna, LA
Money Down: $21,480
CoC Return: 28.56%
Monthly Cash Flow: $511
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,900
Closing Costs
$3,580
Total Down
$21,480
Investment Snapshot
Purchase Price
$89,500
Money Down
$21,480
Cash-on-Cash Return
28.56%
Rent
$1,303
Monthly Cash Flow
$511
Annual Cash Flow
$6,134
Debt Service / Mo
$476
Property Tax / Mo
$88
Insurance / Mo
$97
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,303
Payment Standard
$1,552
Rent
$1,303
Insurance
$97
Property Tax
$88
Management
$130
Utilities Allowance
$249
NOI (Monthly)
$988
Debt Service
$476
Cash Flow After Debt
$511
Quality Score: 62.60%
Confidence: 88.00%
This 2BR/2BA single-family appears structurally sound at a systems level — listing-supported updates (roof 2021, Hardie siding and PEX in 2025) lower major-risk items. Interior is cosmetically fair but needs moderate work: replace/move appliances (stove/fridge), repair flooring tiles, reattach dryer vent, install missing outlet/switch covers, verify/repair gas connections, and add/verify CO and GFCI protection. Smoke detectors are present but CO detector and GFCI outlets were not observed. Likely passable for Housing Choice Voucher inspection after 1–3 weeks of targeted repairs and safety fixes; create worklist for electrical cover plates, dryer vent, gas termination/connection, bedroom egress verification, and installation of CO/GFCI where required.
Section 8 Payment Standard
$1,552
Utility Allowance Total
$249
Guaranteed Section 8 Rent (PS - Utilities)
$1,303
Property Management
$130
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$89,500
Beds
2
Baths
2
Living Area
1,246 sqft
Lot Size
3,751 sqft
Year Built
1955
Days on Market
80
Capital Outlay
$21,480
Debt Service
$476
Property Tax / Mo
$88
Insurance / Mo
$97
Property Description
REDUCED---1110 Virgil St, Gretna, LA - across the street from Young Audiences Charter School (Kate Middleton campus). This property delivers where it matters: major systems are done. Updates include Hardie board siding (2025), new PEX water lines (2025), and a roof replaced in 2021. The expensive items are off the table. The home offers a two-bedroom, two-bath layout with a shotgun-style configuration and two separate entries, creating flexibility for in-law quarters, multi-generational living, or rental segmentation. Multiple living areas support separation of space and privacy. Interior condition is fair and ready for cosmetic updates. This is a value-add opportunity for an investor, buy-and-hold rental, or owner-occupant seeking a functional layout with real-world flexibility.
Utility Allowances
Heating (Natural Gas)
$61
Property details explicitly state 'Heating Features: Ductless Wall Unit, Gas'.
Cooking (Natural Gas)
$10
No cooking appliances are listed as provided. Natural gas was selected for consistency with the property's gas heating system.
Water Heating (Natural Gas)
$21
The water heater fuel type was not specified. Natural gas was selected as the most likely option, consistent with the property's gas heating.
Other Electric
$57
This is a standard fixed allowance for lights, outlets, and tenant-provided appliances, including cooling via the specified window units.
Water
$36
Property details state the water source is 'Public'.
Sewer
$39
Property details state the sewer is 'City'.
Trash Collection
$25
This is a standard municipal service 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$1,165
DP3 Annual Estimate$1,165
DP1 Monthly Equivalent$97
DP3 Monthly Equivalent$97
Replacement Value$53,100
Basis1,246 sqft / 1955
Nearby Houses
Photo unavailable
1010 Virgil St
for_sale · 0.06 mi
Price: $360,000
4 bd / 3 ba · 2,897 sqft
Latest sale: —
Latest rent: —
Photo unavailable
916 Romain St
off_market · 0.13 mi
Price: $1,300
2 bd / 1 ba · 1,100 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1227 Cook St
for_sale · 0.14 mi
Price: $235,000
2 bd / 2 ba · 1,227 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1318 Cook St
off_market · 0.20 mi
Price: $175,000
3 bd / 2 ba · 1,125 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1508 Hancock St
off_market · 0.20 mi
Price: $1,300
2 bd / 1 ba · 1,000 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1307 Solon St
for_sale · 0.22 mi
Price: $125,000
4 bd / 3 ba · 1,560 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1615 Pratt St
off_market · 0.25 mi
Price: $199,900
3 bd / 2 ba · 1,250 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1017 Hancock St Unit B
off_market · 0.26 mi
Price: $1,000
— bd / 1 ba · 500 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1011 Hancock St
for_sale · 0.26 mi
Price: $199,500
2 bd / 2 ba · 1,230 sqft
Latest sale: — on Jan 31, 2022
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Electrical hazard: at least one open switch/junction box or missing cover plate visible
- Detached dryer vent/duct in laundry area (venting issue)
- Exposed/open gas/stove connection stub in kitchen (needs capping or proper appliance connection)
- Potential bedroom egress impairment due to window AC units and small window openings (must verify minimum emergency egress size)
- No visible CO detector and uncertain presence of GFCI protection in kitchen/bath (safety code items)
Assumptions
- Listing statements are accurate: roof replaced in 2021; Hardie board siding and PEX water lines replaced in 2025.
- Water heater and main electrical panel are present and functioning though not shown in photos.
- Wall-mounted gas heater in living area is operational and provides heat (photos show it connected with gas flex line).
- Missing kitchen range and refrigerator will either be provided or installed before tenancy; absence reduces condition score but not treated as fatal safety issue.
- Bedroom windows may or may not meet NSPIRE egress size requirements; photos suggest small windows and window AC units that could reduce clear egress—this must be verified on-site.
- No visible active roof leaks, major mold, or structural sagging—if present on inspection these would materially reduce the score.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,026 | $75,500 | $7,550 |
| 2024 | $1,028 | $75,500 | $7,550 |
| 2023 | $932 | $65,200 | $6,520 |
| 2022 | $932 | $65,200 | $6,520 |
| 2021 | $886 | $65,200 | $6,520 |
| 2020 | $880 | $65,200 | $6,520 |
| 2019 | $894 | $65,200 | $6,520 |
| 2018 | $841 | $65,200 | $6,520 |
| 2017 | $758 | $65,200 | $6,520 |
| 2016 | $745 | $65,200 | $6,520 |
| 2015 | $737 | $64,000 | $6,400 |
| 2014 | $736 | $64,000 | $6,400 |
| 2013 | $736 | $64,000 | $6,400 |
| 2012 | $724 | $64,000 | $6,400 |
| 2011 | $698 | $63,200 | $6,320 |
| 2010 | $395 | $63,200 | $6,320 |
| 2009 | $673 | $63,200 | $6,320 |
| 2008 | $388 | — | $6,320 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-17 | Price Changed | $89,500 |
| 2026-03-10 | Price Changed | $100,000 |
| 2026-02-10 | Price Changed | $112,500 |
| 2026-01-19 | Listed | $125,000 |
| 2025-01-03 | Listing removed | $0 |
| 2024-08-12 | Price Changed | $155,000 |
| 2024-03-27 | Price Changed | $160,000 |
| 2023-11-22 | Listed | $163,000 |
| 2004-12-23 | Sold | $0 |
Photo Gallery
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"price": 100000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-19T02:23:03Z",
"list_price": 89500,
"listing_id": "2990414177",
"last_update_date": "2026-03-17T13:48:03Z",
"last_status_change_date": "2026-01-19T02:23:03Z"
},
"event_name": "Price Changed",
"price_sqft": 80.25682182985554,
"source_name": "NewOrleans",
"price_change": -12500,
"days_after_listed": null,
"source_listing_id": "2538866",
"price_change_percentage": null
},
{
"date": "2026-02-10",
"price": 112500,
"listing": {
"status": "for_sale",
"list_date": "2026-01-19T02:23:03Z",
"list_price": 89500,
"listing_id": "2990414177",
"last_update_date": "2026-03-17T13:48:03Z",
"last_status_change_date": "2026-01-19T02:23:03Z"
},
"event_name": "Price Changed",
"price_sqft": 90.28892455858748,
"source_name": "NewOrleans",
"price_change": -12500,
"days_after_listed": null,
"source_listing_id": "2538866",
"price_change_percentage": null
},
{
"date": "2026-01-19",
"price": 125000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-19T02:23:03Z",
"list_price": 89500,
"listing_id": "2990414177",
"last_update_date": "2026-03-17T13:48:03Z",
"last_status_change_date": "2026-01-19T02:23:03Z"
},
"event_name": "Listed",
"price_sqft": 100.32102728731942,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2538866",
"price_change_percentage": null
},
{
"date": "2025-01-03",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2023-11-22T12:09:38Z",
"list_price": 155000,
"listing_id": "2961911804",
"last_update_date": "2025-01-01T06:58:55Z",
"last_status_change_date": "2025-01-03T02:08:45Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "408 days",
"source_listing_id": "2423446",
"price_change_percentage": null
},
{
"date": "2024-08-12",
"price": 155000,
"listing": {
"status": "off_market",
"list_date": "2023-11-22T12:09:38Z",
"list_price": 155000,
"listing_id": "2961911804",
"last_update_date": "2025-01-01T06:58:55Z",
"last_status_change_date": "2025-01-03T02:08:45Z"
},
"event_name": "Price Changed",
"price_sqft": 124,
"source_name": "NewOrleans",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "2423446",
"price_change_percentage": null
},
{
"date": "2024-03-27",
"price": 160000,
"listing": {
"status": "off_market",
"list_date": "2023-11-22T12:09:38Z",
"list_price": 155000,
"listing_id": "2961911804",
"last_update_date": "2025-01-01T06:58:55Z",
"last_status_change_date": "2025-01-03T02:08:45Z"
},
"event_name": "Price Changed",
"price_sqft": 128,
"source_name": "NewOrleans",
"price_change": -3000,
"days_after_listed": null,
"source_listing_id": "2423446",
"price_change_percentage": null
},
{
"date": "2023-11-22",
"price": 163000,
"listing": {
"status": "off_market",
"list_date": "2023-11-22T12:09:38Z",
"list_price": 155000,
"listing_id": "2961911804",
"last_update_date": "2025-01-01T06:58:55Z",
"last_status_change_date": "2025-01-03T02:08:45Z"
},
"event_name": "Listed",
"price_sqft": 130.4,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2423446",
"price_change_percentage": null
},
{
"date": "2004-12-23",
"price": 0,
"listing": null,
"event_name": "Sold",
"price_sqft": null,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7689678266",
"generated_at": "2026-03-27T02:13:11.067481Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 62.6
},
"utility_allowance": {
"zip_code": "70053",
"home_photo": "https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m2661856629s-w1280.jpg",
"rent_price": 1303.0,
"loan_amount": 71600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1110-Virgil-St_Gretna_LA_70053_M76896-78266",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 89500.0,
"loan_term_years": 30,
"annual_cash_flow": 11850.62,
"mortgage_monthly": 476.36,
"payment_standard": 1552.0,
"total_amount_out": 17900.0,
"additional_photos": [
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m1675846586s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m3222209673s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m2022288149s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m1441767256s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m3436568855s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m2157115589s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m2524321886s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m1017676126s-w1280.jpg",
"https://ap.rdcpix.com/c0e08e08ff50290ce712479f5b9f59a5l-m899638188s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 97.08,
"monthly_cash_flow": 987.55,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property details explicitly state 'Heating Features: Ductless Wall Unit, Gas'.",
"utility": "Heating (Natural Gas)",
"allowance": 61
},
{
"note": "No cooking appliances are listed as provided. Natural gas was selected for consistency with the property's gas heating system.",
"utility": "Cooking (Natural Gas)",
"allowance": 10
},
{
"note": "The water heater fuel type was not specified. Natural gas was selected as the most likely option, consistent with the property's gas heating.",
"utility": "Water Heating (Natural Gas)",
"allowance": 21
},
{
"note": "This is a standard fixed allowance for lights, outlets, and tenant-provided appliances, including cooling via the specified window units.",
"utility": "Other Electric",
"allowance": 57
},
{
"note": "Property details state the water source is 'Public'.",
"utility": "Water",
"allowance": 36
},
{
"note": "Property details state the sewer is 'City'.",
"utility": "Sewer",
"allowance": 39
},
{
"note": "This is a standard municipal service for a single-family home and is assumed to be a tenant responsibility.",
"utility": "Trash Collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.66,
"down_payment_amount": 17900.0,
"property_tax_annual": 1056.78,
"property_tax_monthly": 88.06,
"property_tax_increase": 0.03,
"utility_allowance_total": 249.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://jphsdd.org/2025/01/17/payment-standards-update/",
"https://jphsdd.org/wp-content/uploads/2025/01/Payment.Standard.2025.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 6134.34,
"property_management_monthly": 130.3,
"monthly_cash_flow_after_debt": 511.2,
"cash_on_cash_return_after_debt": 0.34
},
"section8_assessment": {
"runs": [
{
"summary": "This 2BR/2BA single-family appears structurally sound at a systems level — listing-supported updates (roof 2021, Hardie siding and PEX in 2025) lower major-risk items. Interior is cosmetically fair but needs moderate work: replace/move appliances (stove/fridge), repair flooring tiles, reattach dryer vent, install missing outlet/switch covers, verify/repair gas connections, and add/verify CO and GFCI protection. Smoke detectors are present but CO detector and GFCI outlets were not observed. Likely passable for Housing Choice Voucher inspection after 1–3 weeks of targeted repairs and safety fixes; create worklist for electrical cover plates, dryer vent, gas termination/connection, bedroom egress verification, and installation of CO/GFCI where required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 65.0,
"rationale": "Interior shows fair cosmetic condition with intact cabinets, laminate flooring largely in place but with some damaged/loose pieces and missing vinyl tiles in the kitchen. Photos show missing appliances (no stove, no fridge) and a detached dryer vent/duct in the laundry area. Wall surfaces need patching/paint; trim/baseboard damage at some locations. These are mostly cosmetic/medium-effort repairs (flooring patches, replace appliances, reattach vent, replace a few fixtures)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Smoke detectors are visible in multiple rooms which is positive. However several NSPIRE safety items are uncertain or show issues: an open electrical switch/junction box or missing cover is visible, a detached dryer vent (mold/moisture/CO risk if gas dryer) is present, kitchen stove/gas line appears open/uncapped and there's no visible CO detector. Window AC units are installed in bedroom windows which may impair egress (bedroom window sizes/clearances not verifiable from photos). No clear evidence of GFCI protection in kitchen/bath. These elevate inspection risk; some fixes are straightforward (cover plates, cap/stub gas, add CO/GFCI) but must be completed prior to pass."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 70.0,
"rationale": "Listing states roof replaced in 2021, Hardie siding and PEX water lines replaced in 2025 — these reduce major-system risk. Photos show no obvious roof or water intrusion stains inside. No central HVAC unit is visible; cooling/heating appears to rely on window AC units and a wall gas heater (present in living area). Washer/dryer hookups exist but dryer vent is disconnected. Electrical panel and water heater not shown; assumed functional based on listing. Overall systems appear recently updated for plumbing and envelope but the non-central HVAC, disconnected dryer vent and visible electrical work raise moderate risk."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Exterior shows new Hardie board siding (listing) and a driveway/parking area in serviceable condition with visible cracking but usable. Porch has railings and steps. Chain-link boundaries and small yard present. No visible standing water, major foundation cracking, or collapsed elements in photos. Minor concrete cracking and general yard cleanup recommended, but no major exterior structural issues are visible."
}
],
"red_flags": [
"Electrical hazard: at least one open switch/junction box or missing cover plate visible",
"Detached dryer vent/duct in laundry area (venting issue)",
"Exposed/open gas/stove connection stub in kitchen (needs capping or proper appliance connection)",
"Potential bedroom egress impairment due to window AC units and small window openings (must verify minimum emergency egress size)",
"No visible CO detector and uncertain presence of GFCI protection in kitchen/bath (safety code items)"
],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: roof replaced in 2021; Hardie board siding and PEX water lines replaced in 2025.",
"Water heater and main electrical panel are present and functioning though not shown in photos.",
"Wall-mounted gas heater in living area is operational and provides heat (photos show it connected with gas flex line).",
"Missing kitchen range and refrigerator will either be provided or installed before tenancy; absence reduces condition score but not treated as fatal safety issue.",
"Bedroom windows may or may not meet NSPIRE egress size requirements; photos suggest small windows and window AC units that could reduce clear egress—this must be verified on-site.",
"No visible active roof leaks, major mold, or structural sagging—if present on inspection these would materially reduce the score."
],
"overall_score": 65.0,
"rubric_version": "ns_prep_v1"
},
{
"summary": "Moderate inspection risk. Major building systems (roof, siding, PEX plumbing per listing) appear recently updated, and the property is primarily cosmetically dated. However, visible safety/code items — exposed electrical box/missing cover, disconnected dryer vent, trailing window-AC cords, and no visible CO detector despite gas appliances — present likely NSPIRE inspection failures until corrected. With targeted electrical-safety remediation, installation/verification of CO detector(s), reconnecting dryer vent and installing appliance(s), the house should be rent-ready in roughly 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior is cosmetically worn but intact: laminate/vinyl floors, scuffed/dirty walls, some floor tiles missing in kitchen and surface wear throughout. Kitchen shows cabinets and sink but no stove or refrigerator (stove gas stub visible) — missing appliances reduce readiness moderately but are not an automatic fail. Ceiling fans and fixtures present. Laundry equipment partially present but vent and hookups need re-connection. Overall no visible collapsed finishes or major structural damage; mostly cosmetic and medium-effort repairs required (flooring patches, paint, replace missing plates/fixtures, install appliances)."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE-focused)",
"score": 45.0,
"rationale": "Several inspection-risk items visible: at least one open electrical box / missing switch/outlet cover (exposed wiring hazard), a disconnected dryer vent/duct on the floor, and visible gas connections (wall gas heater and a stove gas stub) with no visible CO alarm. Smoke detectors are visible in photos (ceiling-mounted), but no carbon monoxide detector was seen — CO detection is required where fuel-burning appliances/gas lines exist. Multiple window AC units with trailing cords are present; GFCI presence at kitchen sink is not evident. These items create probable NSPIRE failures until corrected."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 55.0,
"rationale": "Major capital systems appear recently updated per listing: roof replaced 2021 and PEX water lines installed 2025 (listing claim). Photos show functioning plumbing fixtures and accessible laundry hookups. There is no visible central HVAC; heating appears to rely on wall-mounted gas heater(s) and window AC units for cooling. Electrical panel and water heater were not photographed. Evidence of some mechanical/integration issues (disconnected dryer vent, exposed wiring, missing coverplates) reduces the score. Overall, expensive items appear addressed but some mechanical/electrical fixes and verification are needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior shows new Hardie board siding (listing 2025) and a relatively new roof (2021). Front porch has railings and steps intact. Driveway is cracked but serviceable. Yard and walkways appear level and free of standing water or obvious drainage failures in photos. No visible major foundation movement, sagging, or exterior fire damage. Minor cleanup and driveway sealing/repair would improve curb appeal."
}
],
"red_flags": [
"Open/exposed electrical junction box / missing outlet/switch cover (electrical hazard)",
"No visible carbon monoxide detector while gas appliances/wall heater and kitchen gas stub are present",
"Disconnected dryer vent duct lying on floor (venting hazard; potential moisture/mold issue)",
"Trailing window AC cords and multiple temporary cords visible (electrical overload/trip hazard)",
"Visible missing outlet/switch plates and other minor electrical defects that can cause immediate fail"
],
"confidence": 0.7,
"assumptions": [
"Listing statements about roof replacement (2021), Hardie siding (2025) and PEX water lines (2025) are accurate and those systems were installed correctly.",
"Utilities may have been turned off for photography; absence of a visible water heater or operational HVAC in photos does not prove non-function — water heater likely present elsewhere.",
"Smoke detectors shown in photos are functional (battery or hardwired) but carbon monoxide alarms were not photographed and are assumed absent.",
"Stove and refrigerator are not included / not photographed and are currently not installed; gas stub in kitchen indicates gas range connection available.",
"Electrical panel location and overall panel condition were not photographed; electrical integrity assessment is based on visible open boxes and outlets only."
],
"overall_score": 59.0,
"rubric_version": "1.0"
},
{
"summary": "This 2BR/2BA shotgun-style house has had major capital items addressed (roof, water lines, siding) and is structurally serviceable from the photos. Most work needed is cosmetic and appliance-level (flooring repairs, install missing stove, reattach dryer vent) and should be completed quickly. However there are inspection-risk safety items that should be corrected before a Housing Choice Voucher inspection: cover/open electrical box(s), ensure functioning CO alarm(s) where fuel appliances are present, properly terminate/secure dryer vent, and verify the wall heater is correctly installed/vented. With these targeted safety corrections and replacement of missing appliances/finish repairs the property is likely to pass an initial HCV/NSPIRE inspection and be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior is cosmetically worn but appears structurally intact. Flooring has areas of peeling/damaged vinyl and some baseboard staining near bathrooms. Cabinets and countertops are serviceable but show wear. Stove is missing in kitchen (gas stub visible) and dryer vent is disconnected in laundry — missing appliances will require replacement but are capital items. No evidence of collapsed ceilings or exposed subfloor. Overall deficits are mainly cosmetic and appliance/finish-level, repairable within a short scope of work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 52.0,
"rationale": "Some smoke detectors are visible on ceilings (positive), and entry way has a lockset (deadbolt presence not confirmed). However there are inspection-risk items: an open electrical switch/junction box is visible in the laundry/utility area (missing cover), an exposed/loose dryer vent and visible gas line to a wall heater present potential hazards, and I did not see a carbon monoxide (CO) detector (required where fuel-burning appliances exist). Window AC units are used for cooling; bedroom egress windows appear present but final compliance can’t be confirmed from photos. These safety items could trigger a fail until corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Electrical/Plumbing/Roof)",
"score": 60.0,
"rationale": "Listing states roof replaced in 2021 and new PEX water lines in 2025 — major water and roof systems likely in good condition. Photos confirm newer Hardie siding (2025 per listing). There is no visible central HVAC; cooling is via window units and heating via a wall-mounted gas heater (fuel source visible). Water heater and electrical panel were not shown. The open electrical box and exposed dryer vent lower the mechanical score; otherwise plumbing updates and roof work reduce major system risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior looks recently updated with Hardie board siding per listing; porch, steps and railings are present and appear serviceable. Driveway shows cracks/staining but is usable. Chain link fence on the side appears slightly out of plumb but not failing. No obvious standing water, major foundation cracks, or roof sag visible in photos. Overall exterior condition is above average for age and neighborhood."
}
],
"red_flags": [
"Open/exposed electrical junction/switch box visible (missing cover) — electrical hazard and likely fail item.",
"No visible carbon monoxide detector while a gas wall heater and other fuel appliance connections are present.",
"Exposed/disconnected dryer vent and loose vent duct in laundry area (moisture and lint/fire risk).",
"Missing kitchen range/stove (appliance absent) — will reduce rent readiness until installed."
],
"confidence": 0.65,
"assumptions": [
"Listing disclosures are accurate: roof replaced in 2021, Hardie board siding and PEX water lines updated in 2025.",
"Water heater and main electrical panel are present and operational though not shown in photos.",
"At least one operational smoke detector is present (visible in photos), but additional CO detectors are not visible and are assumed not present.",
"Bedrooms have egress windows meeting minimum dimensions, but exact compliance could not be confirmed from photos.",
"Deadbolt on the entry door is assumed but not clearly visible in provided photos.",
"Gas connections (wall heater, gas range stub) are assumed connected to gas service; condition and venting require verification by a licensed technician."
],
"overall_score": 63.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1110 Virgil St, Gretna, LA, 70053",
"aggregate": {
"summary": "This 2BR/2BA single-family appears structurally sound at a systems level — listing-supported updates (roof 2021, Hardie siding and PEX in 2025) lower major-risk items. Interior is cosmetically fair but needs moderate work: replace/move appliances (stove/fridge), repair flooring tiles, reattach dryer vent, install missing outlet/switch covers, verify/repair gas connections, and add/verify CO and GFCI protection. Smoke detectors are present but CO detector and GFCI outlets were not observed. Likely passable for Housing Choice Voucher inspection after 1–3 weeks of targeted repairs and safety fixes; create worklist for electrical cover plates, dryer vent, gas termination/connection, bedroom egress verification, and installation of CO/GFCI where required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 66.0,
"rationale": "Interior shows fair cosmetic condition with intact cabinets, laminate flooring largely in place but with some damaged/loose pieces and missing vinyl tiles in the kitchen. Photos show missing appliances (no stove, no fridge) and a detached dryer vent/duct in the laundry area. Wall surfaces need patching/paint; trim/baseboard damage at some locations. These are mostly cosmetic/medium-effort repairs (flooring patches, replace appliances, reattach vent, replace a few fixtures)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Exterior shows new Hardie board siding (listing) and a driveway/parking area in serviceable condition with visible cracking but usable. Porch has railings and steps. Chain-link boundaries and small yard present. No visible standing water, major foundation cracking, or collapsed elements in photos. Minor concrete cracking and general yard cleanup recommended, but no major exterior structural issues are visible."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.7,
"rationale": "Smoke detectors are visible in multiple rooms which is positive. However several NSPIRE safety items are uncertain or show issues: an open electrical switch/junction box or missing cover is visible, a detached dryer vent (mold/moisture/CO risk if gas dryer) is present, kitchen stove/gas line appears open/uncapped and there's no visible CO detector. Window AC units are installed in bedroom windows which may impair egress (bedroom window sizes/clearances not verifiable from photos). No clear evidence of GFCI protection in kitchen/bath. These elevate inspection risk; some fixes are straightforward (cover plates, cap/stub gas, add CO/GFCI) but must be completed prior to pass."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 61.7,
"rationale": "Listing states roof replaced in 2021, Hardie siding and PEX water lines replaced in 2025 — these reduce major-system risk. Photos show no obvious roof or water intrusion stains inside. No central HVAC unit is visible; cooling/heating appears to rely on window AC units and a wall gas heater (present in living area). Washer/dryer hookups exist but dryer vent is disconnected. Electrical panel and water heater not shown; assumed functional based on listing. Overall systems appear recently updated for plumbing and envelope but the non-central HVAC, disconnected dryer vent and visible electrical work raise moderate risk."
}
],
"red_flags": [
"Electrical hazard: at least one open switch/junction box or missing cover plate visible",
"Detached dryer vent/duct in laundry area (venting issue)",
"Exposed/open gas/stove connection stub in kitchen (needs capping or proper appliance connection)",
"Potential bedroom egress impairment due to window AC units and small window openings (must verify minimum emergency egress size)",
"No visible CO detector and uncertain presence of GFCI protection in kitchen/bath (safety code items)"
],
"confidence": 0.88,
"assumptions": [
"Listing statements are accurate: roof replaced in 2021; Hardie board siding and PEX water lines replaced in 2025.",
"Water heater and main electrical panel are present and functioning though not shown in photos.",
"Wall-mounted gas heater in living area is operational and provides heat (photos show it connected with gas flex line).",
"Missing kitchen range and refrigerator will either be provided or installed before tenancy; absence reduces condition score but not treated as fatal safety issue.",
"Bedroom windows may or may not meet NSPIRE egress size requirements; photos suggest small windows and window AC units that could reduce clear egress—this must be verified on-site.",
"No visible active roof leaks, major mold, or structural sagging—if present on inspection these would materially reduce the score."
],
"score_method": "mean_of_criteria",
"overall_score": 62.6,
"rubric_version": "ns_prep_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7689678266"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.