Property ID: 7899075597
509 Farmington Pl, Gretna, LA, 70056
Gretna, LA
Money Down: $40,800
CoC Return: 11.31%
Monthly Cash Flow: $385
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$34,000
Closing Costs
$6,800
Total Down
$40,800
Investment Snapshot
Purchase Price
$169,999
Money Down
$40,800
Cash-on-Cash Return
11.31%
Rent
$1,664
Monthly Cash Flow
$385
Annual Cash Flow
$4,615
Debt Service / Mo
$905
Property Tax / Mo
$115
Insurance / Mo
$93
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,664
Payment Standard
$1,983
Rent
$1,664
Insurance
$93
Property Tax
$115
Management
$166
Utilities Allowance
$319
NOI (Monthly)
$1,289
Debt Service
$905
Cash Flow After Debt
$385
Quality Score: 73.40%
Confidence: 85.00%
Based on photos and listing text this 3‑bed, 1.5‑bath single family home appears largely rentable with mostly cosmetic and easy repairs. Likely to pass an initial HCV/NSPIRE inspection provided standard safety items are verified and corrected: working smoke detectors (and CO alarm if required), GFCI protection in kitchen/bath, operable HVAC, hot water and an intact electrical panel. Expect minor pre‑inspection checklist items (install/verify detectors, confirm GFCI, touch up trim) but no major structural or life‑safety failures visible in photos.
Section 8 Payment Standard
$1,983
Utility Allowance Total
$319
Guaranteed Section 8 Rent (PS - Utilities)
$1,664
Property Management
$166
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$169,999
Beds
3
Baths
1.5
Living Area
1,190 sqft
Lot Size
6,599 sqft
Year Built
1965
Days on Market
73
Capital Outlay
$40,800
Debt Service
$905
Property Tax / Mo
$115
Insurance / Mo
$93
Property Description
Affordable Charm in Desirable Gretna, LA: Your 3-Bed, 1.5-Bath Starter Home Awaits! Imagine stepping into your new life in the heart of the welcoming Gretna community. Nestled on a spacious 60x110 ft lot at 509 Farmington Place, this charming house isn't just a dwelling; it's the beginning of your homeownership story. As you walk through the front door, you're greeted by a flood of natural light and beautiful, low-maintenance laminate and tile floors throughout-say goodbye to carpet and hello to easy living! The functional layout features 3 comfortable bedrooms and 1.5 baths, providing the amazing canvas for you to personalize and grow. Step outside and envision weekend barbecues and morning coffee in your generous, fenced-in backyard, a quiet retreat from the city hustle. Located in a safe, family-friendly area minutes away to local parks and amenities, you can enjoy a peaceful suburban lifestyle with the excitement of Downtown New Orleans just a short drive away. This home offers incredible value and an accessible entry point into the competitive Gretna market, making it a great choice for first-time homebuyers. Don't miss this rare opportunity to plant roots in best-kept secret.
Utility Allowances
cooking
$17
The property includes a 'Range/Oven'. While natural gas is available, photos show an electric stove. The more expensive 'Electric' option was selected per the rules.
heating
$70
The property details specify 'Gas: Natural' and a 'Central' heating system, indicating natural gas is the fuel source.
other_electric
$67
A fixed allowance for general household electricity, including lighting, central air conditioning, and plug-in appliances, applicable to all residential properties.
sewer
$46
The property details explicitly state 'Sewer: City', indicating it is connected to the municipal sewer system.
trash_collection
$25
Selected as a standard municipal service for single-family homes, inferred as a tenant responsibility as it is typically not included in rent for this property type.
water
$43
The property details explicitly state 'Water Source: Public', indicating a connection to the municipal water supply.
water_heating
$51
The fuel source for water heating is not specified. Although natural gas is available at the property, the more expensive 'Electric' option was chosen per instructions for ambiguity.
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$1,113
DP3 Annual Estimate$1,113
DP1 Monthly Equivalent$93
DP3 Monthly Equivalent$93
Replacement Value$61,500
Basis1,190 sqft / 1965
Nearby Houses
Photo unavailable
504 E Forest Lawn Dr
sold · 0.09 mi
Price: $134,900
3 bd / 2 ba · 1,078 sqft
Latest sale: —
Latest rent: —
Photo unavailable
525 Farmington Pl
for_sale · 0.09 mi
Price: $185,000
4 bd / 2 ba · 1,684 sqft
Latest sale: —
Latest rent: —
Photo unavailable
513 Terry Pkwy Apt A
off_market · 0.09 mi
Price: $1,400
3 bd / 3 ba · 1,400 sqft
Latest sale: —
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Photo unavailable
536 Delmar St
sold · 0.09 mi
Price: $189,900
3 bd / 2 ba · 1,698 sqft
Latest sale: —
Latest rent: —
Photo unavailable
519 Delmar St
for_sale · 0.13 mi
Price: $195,000
4 bd / 2 ba · 1,628 sqft
Latest sale: —
Latest rent: —
Photo unavailable
551 Delmar St Unit 1
off_market · 0.13 mi
Price: $1,650
3 bd / 2 ba · 1,500 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1921 Friedrica St
for_sale · 0.16 mi
Price: $145,000
3 bd / 2 ba · 1,221 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1918 Farmington Pl
off_market · 0.19 mi
Price: $190,000
3 bd / 2 ba · 1,360 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC exists and is functional (ceiling registers visible) though HVAC equipment and service status not photographed.
- Water heater and electrical service exist and are operational; units not shown in photos.
- No smoke detectors or CO alarms are visible in photos; assume they may be missing or simply not photographed — they must be verified/installed.
- GFCI outlets in kitchen and bathrooms are not visible in photos and should be checked; assume not confirmed.
- Bedrooms have adequate egress windows typical of houses built 1965; specific measurements/egress compliance not verifiable from provided photos.
- No signs of active roof leaks or major foundation movement in photos; hidden issues could exist but nothing visible suggests severe structural failure.
- Listing furniture and staging remain and do not indicate system failures; appliances shown (stove, fridge) are assumed usable unless verified otherwise.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,345 | $101,100 | $10,110 |
| 2024 | $1,341 | $101,100 | $10,110 |
| 2023 | $1,298 | $99,300 | $9,930 |
| 2022 | $1,265 | $99,300 | $9,930 |
| 2021 | $1,192 | $99,300 | $9,930 |
| 2020 | $1,184 | $99,300 | $9,930 |
| 2019 | $1,214 | $99,300 | $9,930 |
| 2018 | $1,134 | $99,300 | $9,930 |
| 2017 | $1,087 | $99,300 | $9,930 |
| 2016 | $1,065 | $99,300 | $9,930 |
| 2015 | $1,091 | $99,300 | $9,930 |
| 2014 | $1,078 | $99,300 | $9,930 |
| 2013 | $1,041 | $99,300 | $9,930 |
| 2012 | $254 | $99,300 | $9,930 |
| 2011 | $262 | $100,000 | $10,000 |
| 2010 | $1,024 | $100,000 | $10,000 |
| 2009 | $1,024 | $100,000 | $10,000 |
| 2008 | $253 | — | $10,000 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-25 | Listed | $169,999 |
| 2019-08-08 | Sold | $0 |
| 2019-07-15 | Listing removed | $115,000 |
| 2019-02-12 | Price Changed | $115,000 |
| 2018-10-26 | Price Changed | $119,000 |
| 2018-08-16 | Price Changed | $123,900 |
| 2018-06-06 | Listed | $119,000 |
| 2016-02-12 | Listing removed | $41,000 |
| 2016-02-03 | Listed | $41,000 |
| 2012-08-03 | Listing removed | $54,700 |
| 2012-07-09 | Relisted | $54,700 |
| 2012-07-07 | Listing removed | $54,700 |
| 2012-05-08 | Listed | $54,700 |
| 2000-05-01 | Sold | $0 |
Photo Gallery
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"tax": 1192,
"year": 2021,
"market": {
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"total": 99300,
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},
"assessment": {
"land": 3790,
"total": 9930,
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}
},
{
"tax": 1184,
"year": 2020,
"market": {
"land": 37900,
"total": 99300,
"building": 61400
},
"assessment": {
"land": 3790,
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"building": 6140
}
},
{
"tax": 1214,
"year": 2019,
"market": {
"land": 37900,
"total": 99300,
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},
"assessment": {
"land": 3790,
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"building": 6140
}
},
{
"tax": 1134,
"year": 2018,
"market": {
"land": 37900,
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},
"assessment": {
"land": 3790,
"total": 9930,
"building": 6140
}
},
{
"tax": 1087,
"year": 2017,
"market": {
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"total": 99300,
"building": 61400
},
"assessment": {
"land": 3790,
"total": 9930,
"building": 6140
}
},
{
"tax": 1065,
"year": 2016,
"market": {
"land": 37900,
"total": 99300,
"building": 61400
},
"assessment": {
"land": 3790,
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"building": 6140
}
},
{
"tax": 1091,
"year": 2015,
"market": {
"land": 37900,
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"building": 61400
},
"assessment": {
"land": 3790,
"total": 9930,
"building": 6140
}
},
{
"tax": 1078,
"year": 2014,
"market": {
"land": 37900,
"total": 99300,
"building": 61400
},
"assessment": {
"land": 3790,
"total": 9930,
"building": 6140
}
},
{
"tax": 1041,
"year": 2013,
"market": {
"land": 37900,
"total": 99300,
"building": 61400
},
"assessment": {
"land": 3790,
"total": 9930,
"building": 6140
}
},
{
"tax": 254,
"year": 2012,
"market": {
"land": 37900,
"total": 99300,
"building": 61400
},
"assessment": {
"land": 3790,
"total": 9930,
"building": 6140
}
},
{
"tax": 262,
"year": 2011,
"market": {
"land": 37900,
"total": 100000,
"building": 62100
},
"assessment": {
"land": 3790,
"total": 10000,
"building": 6210
}
},
{
"tax": 1024,
"year": 2010,
"market": {
"land": 37900,
"total": 100000,
"building": 62100
},
"assessment": {
"land": 3790,
"total": 10000,
"building": 6210
}
},
{
"tax": 1024,
"year": 2009,
"market": {
"land": 37900,
"total": 100000,
"building": 62100
},
"assessment": {
"land": 3790,
"total": 10000,
"building": 6210
}
},
{
"tax": 253,
"year": 2008,
"market": null,
"assessment": {
"land": null,
"total": 10000,
"building": null
}
}
],
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{
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{
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},
{
"date": "2019-02-12",
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{
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},
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},
{
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"last_update_date": "2019-07-15T14:58:08Z",
"last_status_change_date": "2019-12-13T18:57:58Z"
},
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},
{
"date": "2018-06-06",
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"list_price": 110000,
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},
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{
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"days_after_listed": "9 days",
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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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"source_name": "Public Record",
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],
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},
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"reason": "disabled",
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},
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"eligible": true,
"min_score": 10.0,
"overall_score": 73.4
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/509-Farmington-Pl_Gretna_LA_70056_M78990-75597",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 169999.0,
"loan_term_years": 30,
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"mortgage_monthly": 904.81,
"payment_standard": 1983.0,
"total_amount_out": 33999.8,
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"insurance_monthly": 92.75,
"monthly_cash_flow": 1289.4,
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"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "The property includes a 'Range/Oven'. While natural gas is available, photos show an electric stove. The more expensive 'Electric' option was selected per the rules.",
"utility": "cooking",
"allowance": 17
},
{
"note": "The property details specify 'Gas: Natural' and a 'Central' heating system, indicating natural gas is the fuel source.",
"utility": "heating",
"allowance": 70
},
{
"note": "A fixed allowance for general household electricity, including lighting, central air conditioning, and plug-in appliances, applicable to all residential properties.",
"utility": "other_electric",
"allowance": 67
},
{
"note": "The property details explicitly state 'Sewer: City', indicating it is connected to the municipal sewer system.",
"utility": "sewer",
"allowance": 46
},
{
"note": "Selected as a standard municipal service for single-family homes, inferred as a tenant responsibility as it is typically not included in rent for this property type.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "The property details explicitly state 'Water Source: Public', indicating a connection to the municipal water supply.",
"utility": "water",
"allowance": 43
},
{
"note": "The fuel source for water heating is not specified. Although natural gas is available at the property, the more expensive 'Electric' option was chosen per instructions for ambiguity.",
"utility": "water_heating",
"allowance": 51
}
],
"cash_on_cash_return": 0.46,
"down_payment_amount": 33999.8,
"property_tax_annual": 1385.35,
"property_tax_monthly": 115.45,
"property_tax_increase": 0.03,
"utility_allowance_total": 319.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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"https://jphsdd.org/wp-content/uploads/2025/01/Payment.Standard.2025.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 4615.18,
"property_management_monthly": 166.4,
"monthly_cash_flow_after_debt": 384.6,
"cash_on_cash_return_after_debt": 0.14
},
"section8_assessment": {
"runs": [
{
"summary": "Based on photos and listing text this 3‑bed, 1.5‑bath single family home appears largely rentable with mostly cosmetic and easy repairs. Likely to pass an initial HCV/NSPIRE inspection provided standard safety items are verified and corrected: working smoke detectors (and CO alarm if required), GFCI protection in kitchen/bath, operable HVAC, hot water and an intact electrical panel. Expect minor pre‑inspection checklist items (install/verify detectors, confirm GFCI, touch up trim) but no major structural or life‑safety failures visible in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 78.0,
"rationale": "Interior and exterior photos show a generally well‑kept single‑story home with intact siding, painted walls, functioning cabinetry and tile/laminate flooring. Kitchens and baths appear serviceable; full‑size range and refrigerator visible. No major cosmetic deferred‑maintenance (no large stains, missing drywall, or exposed subfloor). Minor cosmetic issues likely (window coverings, scuffs, trim touchups). Missing/misaligned cabinet trim and fluorescent kitchen fixture are easy fixes. Overall minor repair scope expected."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards in photos: no collapsed ceilings, visible electrical arcing, standing water, major mold, or severe structural movement. However, I do not see smoke detectors or CO alarms in photos (none visible in living area or hallway); GFCI protection in kitchen/bath not visible; electrical panel not shown. Bedroom windows look typical for egress but individual bedrooms not clearly shown for exact egress dimensions. Entry door has a lock but deadbolt presence unclear. These unknowns create moderate NSPIRE risk; if smoke detectors, CO alarm (if required) and GFCIs are present and functional the unit likely meets code."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 72.0,
"rationale": "Ceiling HVAC return/registers are visible in living areas indicating central HVAC present; no photos of furnace/AC condensing unit or water heater. Roof appears shingled and flat/low pitch with no visible sag or active leaks from exterior photos. Kitchen and bathroom fixtures look operable (sink, stove, toilet). Electrical panel and water heater condition not shown; absence of visible exposed wiring is positive. Overall systems appear functional but unverified; moderate score because critical equipment locations and service records are not provided."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site conditions",
"score": 82.0,
"rationale": "Exterior photos show intact siding, gutters, level roofline, clean concrete driveway and fenced backyard. Yard is maintained and fence provides separation/privacy. Minor weathering to wooden fence section on the right and small shrubs near front window to trim back. No visible foundation cracking, major grading/drainage problems, infestation signs or collapsed walkways observed."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists and is functional (ceiling registers visible) though HVAC equipment and service status not photographed.",
"Water heater and electrical service exist and are operational; units not shown in photos.",
"No smoke detectors or CO alarms are visible in photos; assume they may be missing or simply not photographed — they must be verified/installed.",
"GFCI outlets in kitchen and bathrooms are not visible in photos and should be checked; assume not confirmed.",
"Bedrooms have adequate egress windows typical of houses built 1965; specific measurements/egress compliance not verifiable from provided photos.",
"No signs of active roof leaks or major foundation movement in photos; hidden issues could exist but nothing visible suggests severe structural failure.",
"Listing furniture and staging remain and do not indicate system failures; appliances shown (stove, fridge) are assumed usable unless verified otherwise."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-2024-v1"
},
{
"summary": "This single-family home appears largely turnkey for a Housing Choice Voucher / NSPIRE inspection with only minor items likely needed: confirm/install smoke and CO detectors, verify/replace GFCI protection in kitchen/bath, inspect electrical panel and test HVAC and hot water, and repair a leaning fence panel. No major structural or life-safety defects are visible from photos. Expect to reach passable condition within 1–4 weeks if the few code items and routine verifications are completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior and exterior photos show generally clean, recently maintained surfaces: laminate and tile floors, painted walls, intact cabinetry and countertops. Kitchen appliances (stove and refrigerator) are present. Minor cosmetic items likely remain (scuffed trim, grout/caulk touch-ups, possible cabinet hardware/hinge adjustments). Driveway and yard appear serviceable. No major visible deferred maintenance such as collapsed ceilings, large drywall damage, or extensive rot. These are primarily easy/low-cost fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No visible life-safety hazards in photos: ceilings intact, floors level, no standing water, visible supply/return vents suggest central HVAC, and entry door appears solid and likely has a deadbolt. However, smoke detectors and carbon monoxide detectors are not visible in the photos (required); GFCI outlets in kitchen/bath cannot be confirmed and are required; electrical panel and wiring locations are not shown. Bedroom egress windows are not shown in bedroom photos. Because these items are unknown but commonly remediable, risk is moderate — likely a few code items to install/verify before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 75.0,
"rationale": "Visible supply vents and ceiling returns indicate central HVAC present; roof appears shingled and even with no visible sagging or obvious failure in exterior images. Kitchen and bathroom fixtures are present and appear functional in photos. Water heater, electrical panel, and age/operation of HVAC are not shown so system condition is inferred from tidy interiors and functioning appliances — moderate confidence. No signs of active leaks or water damage in photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Exterior siding, roofline, driveway, and primary yard are visually in good condition. Lot is fenced with a reasonable backyard. A section of wooden side fence shows weathering/leaning and may need minor repair. Concrete driveway and walkway are serviceable. No obvious drainage ponding, major foundation exposure, or exterior structural distress visible in provided photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Central HVAC is operational (visible supply/return vents) but has not been tested; assume serviceable until proven otherwise.",
"Water heater and hot water are functional though not pictured; assume working unless inspection shows otherwise.",
"Smoke detectors and carbon monoxide detectors are not visible in photos and will likely need installation or verification.",
"GFCI protection at kitchen and bathroom outlets is not visible and should be verified; assume not confirmed.",
"Bedrooms and bedroom egress windows meet egress requirements but bedrooms were not specifically photographed; assumed typical for a 1965 single‑story home with renovations.",
"Electrical panel and main service are not shown; assumed intact and code-compliant unless inspection finds faults.",
"No active roof leaks or major foundation movement are evident in exterior photos; assume sound roof and foundation based on even roofline and no visible settlement.",
"Minor exterior fence repair is required (weathering/leaning board), assumed to be non-structural and easy to repair.",
"Appliances shown (stove, refrigerator) are functional as staged; missing appliances are not a major issue since both are pictured.",
"Interior photos show no visible mold or significant moisture staining; assume no severe hidden mold issues."
],
"overall_score": 76.0,
"rubric_version": "ns-2026-v1"
},
{
"summary": "Overall this single-story 3-bed, 1.5-bath home appears generally well-maintained and is likely to pass an initial HCV/NSPIRE inspection after addressing a few moderate safety items. Primary actions to reach rent-ready status: verify/repair electrical covers and GFCI receptacles in kitchen, install/verify smoke and CO detectors per code, confirm HVAC and water heater operation and service as needed, and document electrical panel condition. No major structural or roof failures are visible; timeline to pass is likely within 2–4 weeks if the listed system verifications and minor repairs are completed promptly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior and exterior photos show a generally clean, well-maintained home: intact siding, paved driveway, fenced yard, tiled kitchen floor, updated-looking bathroom vanity, and functioning appliances (stove and fridge visible). Cosmetic issues include mixed flooring transitions, scuffing/wear on some finishes, older fluorescent kitchen light, and minor cabinet/trim wear. Missing outlet/switch cover(s) and small cosmetic door/trim touch-ups are present. These are mostly easy-to-fix or cosmetic; missing appliances are not an issue here since stove and fridge are present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Several NSPIRE safety items are unclear or likely non-compliant from photos: no visible smoke detectors or CO alarms (none shown in living areas/ceiling), at least one electrical cover/plates are missing near kitchen counter (visible) representing an electrical hazard, no visible GFCI receptacle at kitchen counter (required), and the home was built in 1965 so potential lead-based paint risk must be considered. Positive items: front entry shows a deadbolt, windows appear intact for egress in main rooms and yard is fenced. No visible active roof leaks, severe mold, collapsed ceilings, or standing water. Taken together this is a moderate safety risk that would need quick remediation (install/verify detectors, replace outlet covers/GFCI) to pass NSPIRE."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 65.0,
"rationale": "Roof shingles and gutters appear intact from exterior photos with no obvious sagging or major deterioration. Central HVAC supply/return vents are visible in interior photos implying a central HVAC system is present, but operation and age are not documented. Water heater and electrical panel locations are not shown. Plumbing fixtures shown (kitchen sink, half-bath sink/toilet) appear functional with no visible leaks. Because major systems are present and no active failure is visible but not verified, this is a moderate score — likely service/verification needed (HVAC safety/operation check, water heater inspection, electrical panel verification)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 85.0,
"rationale": "Exterior photos show a level lot with healthy turf, intact vinyl siding, concrete driveway and walkway in good condition, and a fenced backyard. No visible foundation movement, major siding failure, or standing water near the foundation. The fence appears intact. Overall the site and envelope present low risk and would likely pass exterior NSPIRE checks with routine maintenance."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — required for pass.",
"Exposed/missing outlet or switch cover in kitchen area (visible) — electrical hazard.",
"No visible GFCI-protected receptacle at kitchen counter — potential code fail.",
"Property built 1965: potential lead-based paint risk (pre-1978) — disclosure/mitigation required.",
"Electrical panel and water heater locations/conditions are not shown — unknowns that must be verified before inspection."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and vents visible are connected to an operational system; operational status not confirmed in photos.",
"Bedrooms have properly sized egress windows (not all bedrooms photographed); assumed typical single-story layout with egress but must be verified.",
"Water heater and electrical service panel are present and accessible though not shown; condition unknown and should be inspected.",
"No active roof leaks or major hidden water damage are present because ceilings and walls in photos show no staining; hidden issues could still exist but none are visible.",
"Appliances shown (stove, refrigerator) are functional unless inspection/owner disclosure indicates otherwise."
],
"overall_score": 69.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "509 Farmington Pl, Gretna, LA, 70056",
"aggregate": {
"summary": "Based on photos and listing text this 3‑bed, 1.5‑bath single family home appears largely rentable with mostly cosmetic and easy repairs. Likely to pass an initial HCV/NSPIRE inspection provided standard safety items are verified and corrected: working smoke detectors (and CO alarm if required), GFCI protection in kitchen/bath, operable HVAC, hot water and an intact electrical panel. Expect minor pre‑inspection checklist items (install/verify detectors, confirm GFCI, touch up trim) but no major structural or life‑safety failures visible in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 77.0,
"rationale": "Interior and exterior photos show a generally well‑kept single‑story home with intact siding, painted walls, functioning cabinetry and tile/laminate flooring. Kitchens and baths appear serviceable; full‑size range and refrigerator visible. No major cosmetic deferred‑maintenance (no large stains, missing drywall, or exposed subfloor). Minor cosmetic issues likely (window coverings, scuffs, trim touchups). Missing/misaligned cabinet trim and fluorescent kitchen fixture are easy fixes. Overall minor repair scope expected."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site conditions",
"score": 83.0,
"rationale": "Exterior photos show intact siding, gutters, level roofline, clean concrete driveway and fenced backyard. Yard is maintained and fence provides separation/privacy. Minor weathering to wooden fence section on the right and small shrubs near front window to trim back. No visible foundation cracking, major grading/drainage problems, infestation signs or collapsed walkways observed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos: no collapsed ceilings, visible electrical arcing, standing water, major mold, or severe structural movement. However, I do not see smoke detectors or CO alarms in photos (none visible in living area or hallway); GFCI protection in kitchen/bath not visible; electrical panel not shown. Bedroom windows look typical for egress but individual bedrooms not clearly shown for exact egress dimensions. Entry door has a lock but deadbolt presence unclear. These unknowns create moderate NSPIRE risk; if smoke detectors, CO alarm (if required) and GFCIs are present and functional the unit likely meets code."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 70.7,
"rationale": "Ceiling HVAC return/registers are visible in living areas indicating central HVAC present; no photos of furnace/AC condensing unit or water heater. Roof appears shingled and flat/low pitch with no visible sag or active leaks from exterior photos. Kitchen and bathroom fixtures look operable (sink, stove, toilet). Electrical panel and water heater condition not shown; absence of visible exposed wiring is positive. Overall systems appear functional but unverified; moderate score because critical equipment locations and service records are not provided."
}
],
"red_flags": [],
"confidence": 0.85,
"assumptions": [
"Central HVAC exists and is functional (ceiling registers visible) though HVAC equipment and service status not photographed.",
"Water heater and electrical service exist and are operational; units not shown in photos.",
"No smoke detectors or CO alarms are visible in photos; assume they may be missing or simply not photographed — they must be verified/installed.",
"GFCI outlets in kitchen and bathrooms are not visible in photos and should be checked; assume not confirmed.",
"Bedrooms have adequate egress windows typical of houses built 1965; specific measurements/egress compliance not verifiable from provided photos.",
"No signs of active roof leaks or major foundation movement in photos; hidden issues could exist but nothing visible suggests severe structural failure.",
"Listing furniture and staging remain and do not indicate system failures; appliances shown (stove, fridge) are assumed usable unless verified otherwise."
],
"score_method": "mean_of_criteria",
"overall_score": 73.4,
"rubric_version": "nsPIRE-2024-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7899075597"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.