Property ID: 7933361946
1813 Green Oaks Dr, Gretna, LA, 70056
Gretna, LA
Money Down: $64,800
CoC Return: -5.09%
Monthly Cash Flow: $-275
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$54,000
Closing Costs
$10,800
Total Down
$64,800
Investment Snapshot
Purchase Price
$270,000
Money Down
$64,800
Cash-on-Cash Return
-5.09%
Rent
$1,696
Monthly Cash Flow
$-275
Annual Cash Flow
$-3,296
Debt Service / Mo
$1,437
Property Tax / Mo
$215
Insurance / Mo
$149
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$149
Property Tax
$215
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,162
Debt Service
$1,437
Cash Flow After Debt
$-275
Quality Score: 78.30%
Confidence: 95.00%
Overall the property appears to be in good, renovated condition with a new roof and updated interior finishes and appliances. Most visible items are cosmetic or minor (driveway cracking, landscaping, wall scuffs). Key safety/system verifications not visible in photos (CO alarm, GFCI verification, electrical panel, water heater, bedroom egress confirmation) will require a brief field check but there are no obvious life‑threatening issues in the images. Likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks after confirming detectors, GFCIs, and system operation.
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
$270,000
Beds
3
Baths
2
Living Area
1,914 sqft
Lot Size
—
Year Built
1973
Days on Market
110
Capital Outlay
$64,800
Debt Service
$1,437
Property Tax / Mo
$215
Insurance / Mo
$149
Property Description
NEWLY RENOVATED and BRAND NEW ROOF Terrytown 3 bedrooms and 2 baths property conveniently located to all areas of Westbank, only minutes from French Quarter Downtown. Large open floor plan with large back yard. Great property for first homeowner! MUST SEE!
Utility Allowances
Heating (Natural Gas)
$70
Selected based on the property having central heating and natural gas service.
Other Electric (A/C, Lights, Appliances)
$67
Standard allowance for lighting, appliances, and central A/C. The property is listed as having central cooling.
Water
$43
Selected as the property is connected to a public water source.
Sewer
$46
Selected as the property is connected to the city sewer system.
Trash Collection
$25
Included as a standard municipal service for a single-family home.
Water Heating (Natural Gas)
$24
Natural gas selected as it is available at the property and is a common fuel for water heating.
Cooking (Natural Gas)
$12
Selected based on the property having natural gas service and being equipped with a range.
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$1,790
DP3 Annual Estimate$1,790
DP1 Monthly Equivalent$149
DP3 Monthly Equivalent$149
Replacement Value$147,600
Basis1,914 sqft / 1973
Nearby Houses
Photo unavailable
1820 Green Oak Rd
for_sale · 0.05 mi
Price: $320,000
4 bd / 2 ba · 2,258 sqft
Latest sale: —
Latest rent: —
Photo unavailable
783 Wright Ave
off_market · 0.06 mi
Price: $1,800
3 bd / 2 ba
Latest sale: —
Latest rent: —
Photo unavailable
787 Wright Ave
off_market · 0.08 mi
Price: $249,900
3 bd / 2 ba · 1,958 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1836 Carol Sue Ave
for_sale · 0.09 mi
Price: $399,900
4 bd / 2 ba · 2,751 sqft
Latest sale: — on Dec 09, 2024
Latest rent: —
Photo unavailable
1832 Faith Pl
for_sale · 0.11 mi
Price: $255,900
4 bd / 2 ba · 1,875 sqft
Latest sale: — on Sep 01, 2022
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement "BRAND NEW ROOF" is accurate and photos correspond to that claim.
- Central HVAC exists and is functional (ceiling vents visible); operation not confirmed by photos.
- Hot water system and main electrical panel exist and are serviceable though not shown.
- Bedrooms have standard egress windows typical of a 1973 single-family home; not visible in photos so assumed adequate.
- No active roof leaks or hidden interior water damage beyond what is visible (no staining or mold photographed).
- Smoke detector visible in living area is functional; carbon monoxide alarm and GFCI outlets not visible and must be field-verified.
- Appliances shown (refrigerator, gas range, dishwasher, microwave) are present and assumed operable unless inspection finds otherwise.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,503 | $188,200 | $18,820 |
| 2024 | $2,496 | $188,200 | $18,820 |
| 2023 | $2,435 | $186,300 | $18,630 |
| 2022 | $2,373 | $186,300 | $18,630 |
| 2021 | $2,237 | $186,300 | $18,630 |
| 2020 | $2,221 | $186,300 | $18,630 |
| 2019 | $2,250 | $184,000 | $18,400 |
| 2018 | $2,102 | $184,000 | $18,400 |
| 2017 | $2,014 | $184,000 | $18,400 |
| 2016 | $1,974 | $184,000 | $18,400 |
| 2015 | $2,022 | $184,000 | $18,400 |
| 2014 | $1,896 | $174,600 | $17,460 |
| 2013 | $1,831 | $174,600 | $17,460 |
| 2012 | $1,045 | $174,600 | $17,460 |
| 2011 | $1,018 | $172,000 | $17,200 |
| 2010 | $1,762 | $172,000 | $17,200 |
| 2009 | $1,762 | $172,000 | $17,200 |
| 2008 | $1,014 | — | $17,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-20 | Listed | $270,000 |
| 2025-12-19 | Listing removed | $1,900 |
| 2025-11-01 | Listing removed | $0 |
| 2025-07-04 | Price Changed | $270,000 |
| 2025-06-11 | Listing removed | $0 |
| 2025-06-10 | Listed | $280,000 |
| 2025-06-10 | Price Changed | $280,000 |
| 2025-01-17 | Price Changed | $270,000 |
| 2024-11-12 | Listed | $275,000 |
| 2015-05-08 | Sold | $0 |
| 2015-04-20 | Listing removed | $199,900 |
| 2015-03-03 | Listed | $199,900 |
| 2010-02-02 | Listing removed | $187,900 |
| 2009-11-06 | Listed | $187,900 |
| 2008-11-06 | Sold | $0 |
| 2008-01-11 | Sold | $0 |
| 1977-04-01 | Sold | $0 |
Photo Gallery
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"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "812100",
"price_change_percentage": null
},
{
"date": "2008-11-06",
"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
},
{
"date": "2008-01-11",
"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
},
{
"date": "1977-04-01",
"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": "7933361946",
"generated_at": "2026-03-27T17:06:07.783209Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 78.3
},
"utility_allowance": {
"zip_code": "70056",
"home_photo": "https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m1676127223s-w1280.jpg",
"rent_price": 1696.0,
"loan_amount": 216000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1813-Green-Oaks-Dr_Gretna_LA_70056_M79333-61946",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 270000.0,
"loan_term_years": 30,
"annual_cash_flow": 13948.71,
"mortgage_monthly": 1437.05,
"payment_standard": 1983.0,
"total_amount_out": 54000.0,
"additional_photos": [
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m2328824917s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m2086043309s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m1331952979s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m2093218272s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m1718785379s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m1857793303s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m1292772134s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m853842820s-w1280.jpg",
"https://ap.rdcpix.com/970d54a44fbfb14495a183682afad726l-m3208721213s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 149.17,
"monthly_cash_flow": 1162.39,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected based on the property having central heating and natural gas service.",
"utility": "Heating (Natural Gas)",
"allowance": 70
},
{
"note": "Standard allowance for lighting, appliances, and central A/C. The property is listed as having central cooling.",
"utility": "Other Electric (A/C, Lights, Appliances)",
"allowance": 67
},
{
"note": "Selected as the property is connected to a public water source.",
"utility": "Water",
"allowance": 43
},
{
"note": "Selected as the property is connected to the city sewer system.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "Included as a standard municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Natural gas selected as it is available at the property and is a common fuel for water heating.",
"utility": "Water Heating (Natural Gas)",
"allowance": 24
},
{
"note": "Selected based on the property having natural gas service and being equipped with a range.",
"utility": "Cooking (Natural Gas)",
"allowance": 12
}
],
"cash_on_cash_return": 0.26,
"down_payment_amount": 54000.0,
"property_tax_annual": 2578.09,
"property_tax_monthly": 214.84,
"property_tax_increase": 0.03,
"utility_allowance_total": 287.0,
"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": -3295.93,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": -274.66,
"cash_on_cash_return_after_debt": -0.06
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears to be in good, renovated condition with a new roof and updated interior finishes and appliances. Most visible items are cosmetic or minor (driveway cracking, landscaping, wall scuffs). Key safety/system verifications not visible in photos (CO alarm, GFCI verification, electrical panel, water heater, bedroom egress confirmation) will require a brief field check but there are no obvious life‑threatening issues in the images. Likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks after confirming detectors, GFCIs, and system operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Photos and listing show a recently renovated interior with new-looking flooring, fresh paint, updated kitchen cabinets/countertops and stainless appliances (range, microwave, dishwasher, refrigerator). Exterior brick looks intact and listing claims a brand-new roof which is visually consistent in photos. Minor observable issues: driveway has cracking, small scuffs on interior walls, and some landscaping cleanup is needed. No major interior finish damage or exposed subfloor visible. Missing appliances are not an issue here because key appliances are present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 75.0,
"rationale": "Visible ceiling smoke detector in living area (good). No obvious exposed wiring, open electrical junctions, or collapsed ceilings. Windows and doors appear intact; bedrooms and egress windows not shown so egress not directly confirmed (assumed typical for 1973 single-family). No visible mold or active water intrusion; roof appears new. GFCI outlets near sink are not clearly visible in photos and carbon monoxide alarm is not shown. Deadbolt not visible on front door photo. Based on photos, there are no obvious life‑threatening hazards, but some required devices (CO alarm, verified GFCIs, bedroom egress confirmation, and door hardware) need field verification."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 70.0,
"rationale": "Roof appears new per listing and photos. Central HVAC vents/registers are visible in ceilings indicating a central system; condition/function not verified in photos. Kitchen plumbing fixtures and dishwasher are present; gas range visible (gas connection appears installed). Electrical panel and water heater are not shown. Because mechanicals are not fully visible, score is moderate — likely functional given recent renovation but requires field verification (HVAC operation check, electrical panel inspection, water heater age/status)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Brick exterior, gutters, and roofline look intact. Property is fenced with a sizable backyard. Driveway shows surface cracking but no severe settlement is evident. A mature tree is close to the house on the left side (root/limb risk should be checked). No visible foundation cracks, standing water, or significant exterior deterioration in photos. Minor site maintenance recommended (trim tree, driveway cosmetic repairs)."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement \"BRAND NEW ROOF\" is accurate and photos correspond to that claim.",
"Central HVAC exists and is functional (ceiling vents visible); operation not confirmed by photos.",
"Hot water system and main electrical panel exist and are serviceable though not shown.",
"Bedrooms have standard egress windows typical of a 1973 single-family home; not visible in photos so assumed adequate.",
"No active roof leaks or hidden interior water damage beyond what is visible (no staining or mold photographed).",
"Smoke detector visible in living area is functional; carbon monoxide alarm and GFCI outlets not visible and must be field-verified.",
"Appliances shown (refrigerator, gas range, dishwasher, microwave) are present and assumed operable unless inspection finds otherwise."
],
"overall_score": 78.0,
"rubric_version": "nsPIRE-v1.0-photos-2026-03"
},
{
"summary": "Overall this property appears largely turnkey for a Housing Choice Voucher/NSPIRE initial inspection. Renovated interior, presence of major appliances, visible smoke detector, and a new roof are strong positives. Remaining items to verify prior to inspection: functional smoke/CO detectors in required locations, GFCI outlets in kitchen/baths, electrical panel condition, hot water and HVAC operation, and bedroom egress windows. Expect likely pass after routine verification and small fixes (install/relocate detectors, GFCI or outlet updates if needed, and minor exterior cleanup).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently renovated interior (new-looking flooring, painted walls, updated kitchen cabinets/countertops) and brand-new roof per listing. Appliances (refrigerator, stove, dishwasher, microwave) are present and appear in good cosmetic condition. Minor deferred items observed: concrete driveway has surface cracking, minimal landscaping cleanup needed, and small scuffs on walls. No visible broken windows, missing doors, or major interior finish damage. These are largely cosmetic or minor repairs and would not be expected to prevent a Section 8 inspection pass."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible: no exposed wiring, no collapsed ceilings, no visible major mold, and doors/windows appear intact. A ceiling-mounted smoke/CO-looking device is visible in living space (suggests at least one detector present). Central HVAC vents are visible, indicating installed heating/cooling. Uncertainties that lower the score: carbon monoxide detector presence not verified, GFCI protection in kitchen/baths not clearly identifiable from photos, bedroom egress windows not explicitly shown, and electrical panel location/condition not visible. Entry door deadbolt not visible. These are common checklist items that likely require verification or minor fixes but are not showing major hazards from photos."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, electrical, plumbing",
"score": 75.0,
"rationale": "Listing states a 'brand new roof' and roof looks in good condition in exterior photos — positive for short-term roof integrity. Ceiling vents and registers are visible, indicating a central HVAC system is installed; however operation/functionality is not directly observed. Stainless appliances and a modern-looking kitchen plumbing setup are present; no visible water stains under sinks or ceiling stains that would indicate active leaks. Water heater, electrical panel, and furnace/air handler are not shown so their operational condition is assumed but unverified. Given the renovated appearance and lack of visual system distress, rate as good but with medium uncertainty pending functional verification."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Brick exterior appears intact with continuous gutters; fenced yard visible which is favorable for tenant use. Front porch, columns, and garage door look sound. Driveway shows surface cracking but appears serviceable. Yard is flat and drains appear typical for neighborhood (no visible standing water), though no detailed grading/drainage inspection possible from photos. A mature tree sits close to the house which could present minor root/maintenance concerns over time but no visible foundation displacement or severe exterior distress is evident."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement of 'brand new roof' is accurate and roof is watertight (photos support this).",
"Central HVAC is present and functional (ceiling vents visible), but full operation not verified in photos.",
"Stainless refrigerator, range, microwave, and dishwasher shown are included and functional.",
"Smoke detector-like device visible in living area is operational; additional detectors/CO alarms may be required and not shown.",
"No active hidden water intrusion, severe mold, or structural movement exists since there are no visible stains, sagging, or cracks in photos; severe hidden issues unlikely but cannot be ruled out without inspection.",
"Electrical panel, water heater, foundation condition, and bathroom specifics (GFCI, hot water, tub/shower condition, caulking) were not photographed and must be verified on-site.",
"Bedrooms have egress windows as required by code; not directly visible in submitted photos but typical for this build and layout."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "Overall the property appears largely turnkey for Section 8/HCV occupancy with a recently renovated interior, updated kitchen/appliances, visible smoke detector(s), and a new-looking roof. Primary inspection risks to confirm: presence and proper placement of carbon-monoxide detector(s) (gas range present), verified GFCI protection in kitchen/bath, and location/condition of the electrical panel and water heater. Minor exterior repairs (driveway cracking, tree close to house) and routine checks of HVAC operation are recommended. Likely to pass an initial NSPIRE/HCV inspection after addressing CO alarm and any required GFCI corrections; estimated time to full rent-ready status: under 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new-looking floors, painted walls, updated kitchen cabinets, granite counters and stainless appliances. No visible major cosmetic damage, torn flooring, or large drywall defects. Exterior brick envelope looks intact. Minor items: cracked driveway concrete and landscaping (mulch/soil) cleanup. Missing cosmetic quick-fixes only; missing appliances are not an issue here because appliances are present."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "Visible smoke detector(s) on ceiling(s). No visible exposed wiring, loose handrails or missing guardrails (single-level). However a gas range is present and there is no visible carbon-monoxide alarm in photos (CO alarm requirement likely given gas appliance) and GFCI protection near sink/outlets is not clearly shown. Bedroom egress appears likely (windows visible in sunroom area), but specific bedroom window compliance not confirmed. These unknowns lower the score to moderate risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 75.0,
"rationale": "Listing claims 'brand new roof' and exterior photos show newer shingles consistent with that claim. Attic/roof leaks not visible. Ceiling HVAC vents/registers are present indicating central HVAC; no visible evidence of failure. Kitchen plumbing fixtures appear intact and appliances (dishwasher, gas range, fridge) are present and look in-good-condition. Electrical panel, water heater and mechanical service condition not shown and assumed serviceable following renovation; lack of direct evidence reduces score slightly."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick siding and fascia appear sound; lot is fenced and yard is maintained. Driveway has visible cracking and uneven joints but is functional. A mature tree sits close to the house/sidewalk which could present root/foundation risk if very near the foundation. Overhead utility pole and transformer are immediately behind the property — service appears typical but proximity should be checked by inspector. No signs of standing water, active erosion, or major foundation displacement visible from photos."
}
],
"red_flags": [
"No visible carbon-monoxide alarm in photos despite presence of a gas range (CO alarm required where fuel-burning appliances present).",
"GFCI protection near kitchen sink and outlets not clearly visible or confirmed.",
"Mature tree located very close to house — potential root intrusion/foundation risk requiring evaluation.",
"Overhead utility pole/transformer directly behind property — proximity should be reviewed by inspector for clearances and service safety."
],
"confidence": 0.65,
"assumptions": [
"Listing statement 'BRAND NEW ROOF' is accurate and roof is watertight.",
"Central HVAC is present and operational (ceiling vents visible) though not tested in photos.",
"Kitchen appliances (gas range, refrigerator, dishwasher) are functional as they appear installed.",
"Smoke detectors shown in photos are operational and at least one is installed in common area; placement in all required sleeping areas is not confirmed.",
"No visible active leaks, mold, or peeling paint; interior painted surfaces are intact (building built 1973 so lead-paint risk exists but no chipping/peeling observed).",
"Bedroom egress windows meet size/height requirements though specific bedroom window measurements are not available from photos.",
"Electrical panel, water heater, and sewer/drain conditions are not shown and are assumed serviceable given overall renovation.",
"No recent rental history was found and is therefore excluded from the scoring calculation."
],
"overall_score": 78.0,
"rubric_version": "nspt-2026-1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1813 Green Oaks Dr, Gretna, LA, 70056",
"aggregate": {
"summary": "Overall the property appears to be in good, renovated condition with a new roof and updated interior finishes and appliances. Most visible items are cosmetic or minor (driveway cracking, landscaping, wall scuffs). Key safety/system verifications not visible in photos (CO alarm, GFCI verification, electrical panel, water heater, bedroom egress confirmation) will require a brief field check but there are no obvious life‑threatening issues in the images. Likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks after confirming detectors, GFCIs, and system operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Photos and listing show a recently renovated interior with new-looking flooring, fresh paint, updated kitchen cabinets/countertops and stainless appliances (range, microwave, dishwasher, refrigerator). Exterior brick looks intact and listing claims a brand-new roof which is visually consistent in photos. Minor observable issues: driveway has cracking, small scuffs on interior walls, and some landscaping cleanup is needed. No major interior finish damage or exposed subfloor visible. Missing appliances are not an issue here because key appliances are present."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Brick exterior, gutters, and roofline look intact. Property is fenced with a sizable backyard. Driveway shows surface cracking but no severe settlement is evident. A mature tree is close to the house on the left side (root/limb risk should be checked). No visible foundation cracks, standing water, or significant exterior deterioration in photos. Minor site maintenance recommended (trim tree, driveway cosmetic repairs)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 73.3,
"rationale": "Visible ceiling smoke detector in living area (good). No obvious exposed wiring, open electrical junctions, or collapsed ceilings. Windows and doors appear intact; bedrooms and egress windows not shown so egress not directly confirmed (assumed typical for 1973 single-family). No visible mold or active water intrusion; roof appears new. GFCI outlets near sink are not clearly visible in photos and carbon monoxide alarm is not shown. Deadbolt not visible on front door photo. Based on photos, there are no obvious life‑threatening hazards, but some required devices (CO alarm, verified GFCIs, bedroom egress confirmation, and door hardware) need field verification."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 73.3,
"rationale": "Roof appears new per listing and photos. Central HVAC vents/registers are visible in ceilings indicating a central system; condition/function not verified in photos. Kitchen plumbing fixtures and dishwasher are present; gas range visible (gas connection appears installed). Electrical panel and water heater are not shown. Because mechanicals are not fully visible, score is moderate — likely functional given recent renovation but requires field verification (HVAC operation check, electrical panel inspection, water heater age/status)."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing statement \"BRAND NEW ROOF\" is accurate and photos correspond to that claim.",
"Central HVAC exists and is functional (ceiling vents visible); operation not confirmed by photos.",
"Hot water system and main electrical panel exist and are serviceable though not shown.",
"Bedrooms have standard egress windows typical of a 1973 single-family home; not visible in photos so assumed adequate.",
"No active roof leaks or hidden interior water damage beyond what is visible (no staining or mold photographed).",
"Smoke detector visible in living area is functional; carbon monoxide alarm and GFCI outlets not visible and must be field-verified.",
"Appliances shown (refrigerator, gas range, dishwasher, microwave) are present and assumed operable unless inspection finds otherwise."
],
"score_method": "mean_of_criteria",
"overall_score": 78.3,
"rubric_version": "nsPIRE-v1.0-photos-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7933361946"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.