Property ID: 7854917137
392 Westmeade Dr, Gretna, LA, 70056
Gretna, LA
Money Down: $64,560
CoC Return: -4.62%
Monthly Cash Flow: $-248
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$53,800
Closing Costs
$10,760
Total Down
$64,560
Investment Snapshot
Purchase Price
$269,000
Money Down
$64,560
Cash-on-Cash Return
-4.62%
Rent
$1,696
Monthly Cash Flow
$-248
Annual Cash Flow
$-2,981
Debt Service / Mo
$1,432
Property Tax / Mo
$184
Insurance / Mo
$159
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$159
Property Tax
$184
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,183
Debt Service
$1,432
Cash Flow After Debt
$-248
Quality Score: 76.20%
Confidence: 90.00%
Overall this single-family home appears largely turnkey and would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after verification of a few standard items. Renovations are recent and interior finishes are in good condition; major systems appear present (central HVAC, stove, dishwasher). Remaining inspection risks are mostly documentation/verification items (smoke/CO detectors, GFCI near wet locations, electrical panel, hot water availability, bedroom egress operability). Expect minor, quick fixes if any deficiencies are flagged rather than major structural repairs.
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
$269,000
Beds
3
Baths
2.5
Living Area
2,042 sqft
Lot Size
—
Year Built
1984
Days on Market
181
Capital Outlay
$64,560
Debt Service
$1,432
Property Tax / Mo
$184
Insurance / Mo
$159
Property Description
This beautiful 3 bedroom, 2 1/2 bath home, boasts new granite countertops with all new Stainless Steel kitchen appliances; The downstairs has new laminate flooring throughout with a large split level dining and living space that has gorgeous Cathedral Ceilings with stunning wood beams and a huge bay window to boot. The den area is equipped with a bar for your entertainment needs. The upstairs consists of large bedrooms with laminate wood flooring and nice size closet space. There is also a massive covered patio attached to the back of the home that is good for large family gatherings or just early morning meditation and relaxation. This is a succession property. All offers require pre-approval letters attached.
Utility Allowances
cooking
$12
Property details specify 'Gas: Natural' and a 'Range/Oven' is provided. The 'natural_gas' option was selected from the schedule.
heating
$70
Property details list 'Heating Features: Central, Gas'. The 'natural_gas' option was selected from the schedule.
other_electric
$67
This is a standard allowance for general electricity usage, including lighting, outlets, and tenant-provided appliances like a refrigerator.
sewer
$46
Property details state 'Sewer: City' and 'Public Sewer', which corresponds to this fixed allowance.
trash_collection
$25
This is a standard allowance for municipal trash collection for a single-family home.
water
$43
Property details specify 'Water Source: Public', which corresponds to this fixed allowance.
water_heating
$24
Fuel type inferred to be Natural Gas, consistent with the property's other gas-powered systems (heating and cooking).
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$1,909
DP3 Annual Estimate$1,909
DP1 Monthly Equivalent$159
DP3 Monthly Equivalent$159
Replacement Value$119,200
Basis2,042 sqft / 1984
Nearby Houses
Photo unavailable
1 Fernwood St
sold · 0.14 mi
Price: $350,000
5 bd / 4 ba · 4,500 sqft
Latest sale: — on Mar 15, 2019
Latest rent: —
Photo unavailable
441 Bellemeade Blvd
sold · 0.17 mi
Price: $267,000
3 bd / 3 ba · 2,265 sqft
Latest sale: — on Jun 15, 2021
Latest rent: $2,400 on Sep 04, 2025
Photo unavailable
344 Woodmeade Ct
sold · 0.17 mi
Price: $260,000
3 bd / 3 ba · 2,388 sqft
Latest sale: — on Aug 24, 2021
Latest rent: —
Photo unavailable
9 Fernwood St
for_sale · 0.18 mi
Price: $615,000
4 bd / 4 ba · 3,777 sqft
Latest sale: — on May 29, 2020
Latest rent: —
Photo unavailable
11 Colony Rd
sold · 0.18 mi
Price: $699,000
4 bd / 5 ba · 4,921 sqft
Latest sale: — on May 07, 2021
Latest rent: —
Photo unavailable
15 Colony Rd
off_market · 0.20 mi
Price: $699,000
4 bd / 4 ba · 3,864 sqft
Latest sale: —
Latest rent: —
Photo unavailable
332 Westmeade St
off_market · 0.21 mi
Price: $240,000
4 bd / 2 ba · 1,777 sqft
Latest sale: —
Latest rent: —
Photo unavailable
405 Lynnmeade Dr
off_market · 0.24 mi
Price: $1,000
— bd / 1 ba · 600 sqft
Latest sale: — on Mar 04, 2004
Latest rent: $1,000 on Feb 05, 2026
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is operational (supply vents visible) though no runtime/test data provided.
- Hot water system, electrical panel condition, and plumbing fixtures are functional but were not photographed.
- Smoke detectors and carbon monoxide alarms are not visible in photos — assume they may be missing or need relocation/replacement to meet NSPIRE.
- GFCI protection at kitchen counters/bathrooms is not confirmed and may need installation.
- Bedroom egress windows are assumed adequate based on typical layout and visible exterior windows, but exact operability and dimensions were not confirmed.
- Roof has no active leaks (no interior water stains visible) though shingles appear aged; assume serviceable until close inspection.
- No recent rental history available (rental_history_last_5y missing) and therefore not used in score.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,144 | $161,200 | $16,120 |
| 2024 | $2,138 | $161,200 | $16,120 |
| 2023 | $2,026 | $155,000 | $15,500 |
| 2022 | $1,975 | $155,000 | $15,500 |
| 2021 | $1,861 | $155,000 | $15,500 |
| 2020 | $1,848 | $155,000 | $15,500 |
| 2019 | $1,895 | $155,000 | $15,500 |
| 2018 | $1,770 | $155,000 | $15,500 |
| 2017 | $1,697 | $155,000 | $15,500 |
| 2016 | $1,663 | $155,000 | $15,500 |
| 2015 | $1,704 | $155,000 | $15,500 |
| 2014 | $1,683 | $155,000 | $15,500 |
| 2013 | $1,626 | $155,000 | $15,500 |
| 2012 | $839 | $155,000 | $15,500 |
| 2011 | $840 | $155,000 | $15,500 |
| 2010 | $1,588 | $155,000 | $15,500 |
| 2009 | $1,244 | $121,500 | $12,150 |
| 2008 | $471 | — | $12,150 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2010-01-05 | Sold | — |
Photo Gallery
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"Lot Size Square Feet: 14501"
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"Association Fee: 195",
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"County: Jefferson",
"Source Property Type: Residential",
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"Year Built: 1992",
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"Roof: Shingle",
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"Total Area Sqft: 4287",
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{
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{
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"market": {
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"assessment": {
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{
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{
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{
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{
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{
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"effective_date": "2026-01-01"
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{
"note": "Property details specify 'Gas: Natural' and a 'Range/Oven' is provided. The 'natural_gas' option was selected from the schedule.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Property details list 'Heating Features: Central, Gas'. The 'natural_gas' option was selected from the schedule.",
"utility": "heating",
"allowance": 70
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{
"note": "This is a standard allowance for general electricity usage, including lighting, outlets, and tenant-provided appliances like a refrigerator.",
"utility": "other_electric",
"allowance": 67
},
{
"note": "Property details state 'Sewer: City' and 'Public Sewer', which corresponds to this fixed allowance.",
"utility": "sewer",
"allowance": 46
},
{
"note": "This is a standard allowance for municipal trash collection for a single-family home.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "Property details specify 'Water Source: Public', which corresponds to this fixed allowance.",
"utility": "water",
"allowance": 43
},
{
"note": "Fuel type inferred to be Natural Gas, consistent with the property's other gas-powered systems (heating and cooking).",
"utility": "water_heating",
"allowance": 24
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],
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"down_payment_amount": 53800.0,
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"property_tax_monthly": 184.03,
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"utility_allowance_total": 287.0,
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"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": -248.44,
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"runs": [
{
"summary": "Overall this single-family home appears largely turnkey and would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after verification of a few standard items. Renovations are recent and interior finishes are in good condition; major systems appear present (central HVAC, stove, dishwasher). Remaining inspection risks are mostly documentation/verification items (smoke/CO detectors, GFCI near wet locations, electrical panel, hot water availability, bedroom egress operability). Expect minor, quick fixes if any deficiencies are flagged rather than major structural repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears freshly renovated: new laminate flooring, painted walls, updated kitchen with granite counters and stainless appliances, intact cabinets and trim. Minor exterior concrete cracks in driveway/walk and some surface rust on the front porch railing are visible. No major cosmetic deferred-maintenance observed. Missing or damaged appliances are not an issue (stove, dishwasher, microwave present). Overall only minor cosmetic/finish work likely needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No obvious life-threatening hazards in photos: no exposed wiring, no visible active leaks, stairs have a handrail at front entry, doors look secure. Central HVAC supply grilles visible. However key NSPIRE items are not visible or confirmed in photos: smoke detectors and carbon monoxide alarms are not clearly shown, GFCI protection at kitchen counter is not confirmed, electrical panel location/condition not documented, bedroom window egress performance cannot be fully verified from photos. These unknowns create moderate inspection risk that likely can be resolved with small installations/repairs."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 70.0,
"rationale": "Central air registers visible indicating HVAC exists, and kitchen appliances and fixtures appear installed. Roof shingles appear aged but intact with no visible sagging or active leaks in interior photos. Water heater, electrical panel, and plumbing serviceability cannot be confirmed from images. Given the age of the house (1984) and absence of visible system failures, assume operational but recommend verification (HVAC runtime check, water heater hot water, electrical panel inspection)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick/siding facade is intact and yard is maintained. Driveway and front walkway show cracks; porch step and small front-porch railing show surface wear/rust but appear serviceable. Large front bay window is in place but window operability is not fully confirmed. Gutters/downspouts appear present. No visible standing water, major foundation cracks, or infestation evidence in provided photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC is operational (supply vents visible) though no runtime/test data provided.",
"Hot water system, electrical panel condition, and plumbing fixtures are functional but were not photographed.",
"Smoke detectors and carbon monoxide alarms are not visible in photos — assume they may be missing or need relocation/replacement to meet NSPIRE.",
"GFCI protection at kitchen counters/bathrooms is not confirmed and may need installation.",
"Bedroom egress windows are assumed adequate based on typical layout and visible exterior windows, but exact operability and dimensions were not confirmed.",
"Roof has no active leaks (no interior water stains visible) though shingles appear aged; assume serviceable until close inspection.",
"No recent rental history available (rental_history_last_5y missing) and therefore not used in score."
],
"overall_score": 76.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the home appears in good cosmetic condition and largely renovated inside with new countertops, appliances, flooring and fresh paint. Based on photos and listing, it is likely to pass an initial HCV/NSPIRE inspection after addressing a few minor items (verify/install smoke & CO alarms, confirm GFCI in kitchen, repair/secure rusted handrail, address minor walkway trip hazards). Major systems (HVAC, roof, water heater, electrical panel) are not fully documented in photos so there is moderate uncertainty but no obvious show-stopping defects visible. Estimated as 'minor repairs' category — likely rentable within 2–4 weeks if detectors and a couple exterior items are corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently renovated: new laminate flooring, fresh paint, updated kitchen countertops and stainless appliances shown. Minor cosmetic items visible: cracked driveway/walk path, some rust on exterior handrail, window coverings in bay window conceal condition. No visible major interior damage, flooring and trim look intact. Missing appliances would be moderate but listing/photos show stove/dishwasher/microwave present."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 70.0,
"rationale": "No visible exposed wiring, electrical fixtures and ceiling fans present, central HVAC vents visible. Entry door appears to have a lockset (likely deadbolt) and exterior light is working. Key NSPIRE items are unconfirmed from photos: smoke detectors and CO alarms are not visible, GFCI protection at kitchen sink not confirmed, bedroom egress windows are not shown (large front window may not be egress). Front steps have a handrail but it shows surface rust; small step/platform changes present which create trip potential. No active leaks, collapsed ceilings, or visible mold in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof, Water Heater)",
"score": 70.0,
"rationale": "Central HVAC registers visible suggesting a forced-air system; operation not confirmed in photos. Kitchen appliances are present and look new. Electrical panel not shown. Roof shingles visible and appear aged but no obvious sagging or active leaks visible from exterior photo. Water heater/plumbing equipment not shown. Because mechanicals are not documented in photos, score reflects probable operability but moderate uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and siding appear serviceable; yard is maintained. Driveway and walkway have noticeable cracks (trip/maintenance). Front porch concrete in good condition though handrail surface rust may need attention. Gutters/downspouts visible; no standing water or erosion evident. Bay window intact though covered from inside which prevents full assessment."
}
],
"red_flags": [
"No smoke detectors or CO alarms visible in photos — must verify/install to meet NSPIRE.",
"GFCI protection at kitchen sink not confirmed — potential electrical safety issue.",
"Front porch/handrail shows rust; secure/repair to ensure safe handhold.",
"Driveway and front walkway cracks present — trip hazard and should be mitigated.",
"Roof appears aged from exterior photo — roof condition not confirmed and could require near-term attention.",
"Bedroom egress/windows not confirmed in photos — risk until verified."
],
"confidence": 0.65,
"assumptions": [
"Listing text is accurate: kitchen appliances (stove, microwave, dishwasher) are present and operational as shown in photos.",
"Central HVAC is functional (vents visible) though startup/servicing not documented in photos.",
"No active plumbing leaks, major hidden mold, or structural foundation movement exist beyond what is visible in photos.",
"Smoke detectors and carbon monoxide alarms are not visible in provided photos; assume they may be missing or not located per NSPIRE until confirmed.",
"Electrical panel and GFCI protection exist but their location and compliance are unconfirmed from images.",
"Bedrooms and their egress windows were not photographed; assume at least one compliant egress per bedroom unless proven otherwise."
],
"overall_score": 74.0,
"rubric_version": "2026-03-hud-nspire-v1"
},
{
"summary": "Overall this single-family home appears largely turnkey for Section 8/HCV initial inspection with recent cosmetic renovations, functioning kitchen appliances, and visible central HVAC vents. Primary inspection uncertainties are unverified smoke/CO detectors, GFCI protection, bedroom egress confirmation, and unseen systems (electrical panel, water heater). These are addressable with a short site check and minor installs/repairs. Expect likely pass after verification and minor corrective items (1-4 items) — overall readiness around the high-60s to high-70s; final pass probable within 1-3 weeks if detectors/GFCI and any small items are installed/verified.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition / repair needs",
"score": 85.0,
"rationale": "Interior photos show recent cosmetic updates (new laminate and tile, fresh paint, new granite countertops, new stainless appliances listed). Floors, cabinets and countertops appear in good condition. Minor exterior cosmetic issues (driveway cracks, taped/covered bay window) and some rust/age on exterior metal rail are visible but are easy-to-fix. No visible collapsed ceilings, severe drywall damage, or exposed subfloor. Missing window coverings or minor trim touch-ups are easy repairs. Overall mostly turnkey with only light cosmetic/finish work required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible: no exposed wiring, no collapsed ceilings, no standing water or visible severe mold. Front entry door has deadbolt hardware visible. Interior stair from front entry has a handrail; interior raised platform step exists but is a low riser (tripping risk only if unmarked). Smoke detectors/carbon monoxide alarms are not clearly shown in photos (one small ceiling device seen in a hallway shot but not documented), and GFCI receptacles in kitchen/bathrooms are not visible. Bedroom windows / egress for upper-floor bedrooms not photographed; assume typical 1984 windows but unverified. Because detectors/GFCI/egress are not confirmed, there is moderate inspection risk until those items are verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 75.0,
"rationale": "Central HVAC supply/return vents are visible in living area indicating central heating/cooling likely functional. Kitchen shows modern appliances (stove, microwave, dishwasher) and sink fixtures; no visible plumbing leaks. Roof shingles appear aged but intact in photos with no visible active leaks or sagging. Electrical panel, water heater and drainage condition are not shown and therefore unverified. Given the renovated interior and visible vents/appliances, major systems likely functional but should be confirmed (service records or on-site verification) prior to final pass."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Brick exterior and siding look intact; gutters and at least one downspout visible. Driveway has surface cracking and the bay window is curtained/covered (possible privacy or cosmetic fix). Front steps and porch concrete are intact though small rust on metal railing is present. Yard and walkways are tidy with no obvious trip hazards or evidence of infestation. No visible foundation movement or major exterior deterioration in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Listing text and photos are current and accurately represent interior renovations (new granite, stainless appliances, laminate/tile floors).",
"Central HVAC exists and is operational (supply/return vents visible), but HVAC function has not been mechanically tested.",
"Water heater and electrical panel are present and functional but not photographed; condition unknown.",
"Smoke alarms and carbon monoxide detectors are not clearly visible in most photos; assume at least one smoke device exists in hallway but additional units may be needed to meet NSPIRE spacing requirements.",
"Kitchen/bathroom GFCI protection is unverified (outlets not clearly identifiable as GFCI).",
"Upper-floor bedroom egress windows are assumed to meet requirements given typical construction, but they were not photographed and must be confirmed on-site.",
"No active roof leaks or significant structural movement are present based on photos; roof appears aged but intact.",
"The covered bay window with interior coverings is presumed intact (not broken) but the covering may be temporary for privacy."
],
"overall_score": 79.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "392 Westmeade Dr, Gretna, LA, 70056",
"aggregate": {
"summary": "Overall this single-family home appears largely turnkey and would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after verification of a few standard items. Renovations are recent and interior finishes are in good condition; major systems appear present (central HVAC, stove, dishwasher). Remaining inspection risks are mostly documentation/verification items (smoke/CO detectors, GFCI near wet locations, electrical panel, hot water availability, bedroom egress operability). Expect minor, quick fixes if any deficiencies are flagged rather than major structural repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.7,
"rationale": "Interior appears freshly renovated: new laminate flooring, painted walls, updated kitchen with granite counters and stainless appliances, intact cabinets and trim. Minor exterior concrete cracks in driveway/walk and some surface rust on the front porch railing are visible. No major cosmetic deferred-maintenance observed. Missing or damaged appliances are not an issue (stove, dishwasher, microwave present). Overall only minor cosmetic/finish work likely needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 76.7,
"rationale": "Brick/siding facade is intact and yard is maintained. Driveway and front walkway show cracks; porch step and small front-porch railing show surface wear/rust but appear serviceable. Large front bay window is in place but window operability is not fully confirmed. Gutters/downspouts appear present. No visible standing water, major foundation cracks, or infestation evidence in provided photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 71.7,
"rationale": "No obvious life-threatening hazards in photos: no exposed wiring, no visible active leaks, stairs have a handrail at front entry, doors look secure. Central HVAC supply grilles visible. However key NSPIRE items are not visible or confirmed in photos: smoke detectors and carbon monoxide alarms are not clearly shown, GFCI protection at kitchen counter is not confirmed, electrical panel location/condition not documented, bedroom window egress performance cannot be fully verified from photos. These unknowns create moderate inspection risk that likely can be resolved with small installations/repairs."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 71.7,
"rationale": "Central air registers visible indicating HVAC exists, and kitchen appliances and fixtures appear installed. Roof shingles appear aged but intact with no visible sagging or active leaks in interior photos. Water heater, electrical panel, and plumbing serviceability cannot be confirmed from images. Given the age of the house (1984) and absence of visible system failures, assume operational but recommend verification (HVAC runtime check, water heater hot water, electrical panel inspection)."
}
],
"red_flags": [],
"confidence": 0.9,
"assumptions": [
"Central HVAC is operational (supply vents visible) though no runtime/test data provided.",
"Hot water system, electrical panel condition, and plumbing fixtures are functional but were not photographed.",
"Smoke detectors and carbon monoxide alarms are not visible in photos — assume they may be missing or need relocation/replacement to meet NSPIRE.",
"GFCI protection at kitchen counters/bathrooms is not confirmed and may need installation.",
"Bedroom egress windows are assumed adequate based on typical layout and visible exterior windows, but exact operability and dimensions were not confirmed.",
"Roof has no active leaks (no interior water stains visible) though shingles appear aged; assume serviceable until close inspection.",
"No recent rental history available (rental_history_last_5y missing) and therefore not used in score."
],
"score_method": "mean_of_criteria",
"overall_score": 76.2,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7854917137"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.