Property ID: 8021278846
4009 Newlands St, Metairie, LA, 70002
Metairie, LA
Money Down: $69,240
CoC Return: -7.04%
Monthly Cash Flow: $-406
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,700
Closing Costs
$11,540
Total Down
$69,240
Investment Snapshot
Purchase Price
$288,500
Money Down
$69,240
Cash-on-Cash Return
-7.04%
Rent
$1,696
Monthly Cash Flow
$-406
Annual Cash Flow
$-4,876
Debt Service / Mo
$1,536
Property Tax / Mo
$288
Insurance / Mo
$109
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$109
Property Tax
$288
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,129
Debt Service
$1,536
Cash Flow After Debt
$-406
Quality Score: 77.80%
Confidence: 93.00%
This property appears largely turnkey for a Housing Choice Voucher inspection with attractive interior finishes, functioning kitchen appliances, updated baths, a fenced backyard and intact exterior. The primary inspection risks are code items that are not visible in the photos: specifically bedroom egress windows that look small/high (possible failure for sleeping-room emergency escape) and the lack of visible smoke/carbon-monoxide detectors. Major systems appear intact but several required safety/verifications (smoke/CO detectors, GFCI outlets, electrical panel condition, water heater) are not shown and should be confirmed prior to move-in. With simple corrective items (install/verify detectors, confirm egress compliance or provide alternate egress) this home should pass an initial NSPIRE/HCV inspection within 1–4 weeks.
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
$288,500
Beds
3
Baths
2
Living Area
1,400 sqft
Lot Size
7,501 sqft
Year Built
1968
Days on Market
159
Capital Outlay
$69,240
Debt Service
$1,536
Property Tax / Mo
$288
Insurance / Mo
$109
Property Description
This well-maintained 3-bedroom, 2-bath home sits on an oversized lot in a desirable Metairie location. With no carpet and plenty of natural light, it offers a bright, open layout that feels both spacious and comfortable. The bonus room adds flexibility for a home office, dining area, or playroom, whatever fits your needs. Step through the French doors to a large, fenced backyard featuring a great patio for outdoor entertaining or relaxing. Situated on a quiet cul-de-sac with no thru traffic, this property is positioned for both convenience and privacy. Located in Flood Zone X! Bonus: Take advantage of an assumable mortgage with a low 4.5% interest rate!
Utility Allowances
Heating
$70
Selected 'Natural Gas' for a 3-bedroom unit. The property details specify 'Heating: Central' and 'Gas: Natural'.
Cooking
$12
Selected 'Natural Gas' for a 3-bedroom unit. Inferred as the property is connected to natural gas for heating and includes a 'Range/Oven'.
Water Heating
$24
Selected 'Natural Gas' for a 3-bedroom unit. Inferred based on the availability of natural gas for other major appliances.
Other Electric
$67
Selected the fixed allowance for a 3-bedroom unit, covering lighting, outlets, and tenant-provided appliances like the refrigerator and microwave.
Water
$43
Selected the fixed allowance for a 3-bedroom unit, as the property details specify the water source is 'Public'.
Sewer
$46
Selected the fixed allowance for a 3-bedroom unit, as the property details specify the sewer is 'City'.
Trash Collection
$25
Selected the fixed allowance for a 3-bedroom unit, as this is a standard municipal service for a single-family home.
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$1,309
DP3 Annual Estimate$1,309
DP1 Monthly Equivalent$109
DP3 Monthly Equivalent$109
Replacement Value$206,000
Basis1,400 sqft / 1968
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Photo unavailable
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Photo unavailable
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Potential inadequate bedroom egress: one or more bedrooms show narrow, high horizontal windows that may not meet emergency escape/opening requirements.
- No visible smoke detectors or carbon monoxide detectors in photos - required devices must be present and correctly located.
Assumptions
- Central HVAC is present and operational (supply grille visible); furnace/AC functionality is assumed but not tested in photos.
- Kitchen appliances shown (fridge, dishwasher, gas cooktop, wall oven) are present and in working condition.
- Water heater and electrical panel exist and are serviceable but were not photographed; assume typical working condition unless inspection shows otherwise.
- Smoke and carbon monoxide detectors may be present but are not visible in listing photos; their presence and placement must be verified before inspection.
- Bedroom egress is uncertain for one or two bedrooms with narrow high windows shown; assume these may not meet egress requirements until measured/verified.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,357 | $266,000 | $26,600 |
| 2024 | $3,352 | $266,000 | $26,600 |
| 2023 | $3,499 | $266,000 | $26,600 |
| 2022 | $2,235 | $174,500 | $17,450 |
| 2021 | $2,076 | $174,500 | $17,450 |
| 2020 | $2,061 | $174,500 | $17,450 |
| 2019 | $2,119 | $174,500 | $17,450 |
| 2018 | $1,978 | $174,500 | $17,450 |
| 2017 | $1,746 | $154,000 | $15,400 |
| 2016 | $1,712 | $154,000 | $15,400 |
| 2015 | $1,987 | $174,500 | $17,450 |
| 2014 | $1,962 | $174,500 | $17,450 |
| 2013 | $1,962 | $174,500 | $17,450 |
| 2012 | $1,119 | $174,500 | $17,450 |
| 2011 | $1,047 | $174,500 | $17,450 |
| 2010 | $1,792 | $174,500 | $17,450 |
| 2009 | $1,792 | $174,500 | $17,450 |
| 2008 | $548 | — | $12,900 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-24 | Price Changed | $288,500 |
| 2025-11-25 | Price Changed | $295,000 |
| 2025-10-31 | Listed | $300,000 |
| 2022-06-03 | Sold | $0 |
| 2021-02-02 | Listing removed | $0 |
| 2021-01-25 | Listed for rent | $2,000 |
| 2020-09-16 | Sold | $0 |
| 2020-02-26 | Listing removed | $0 |
| 2020-02-19 | Listed for rent | $1,700 |
| 2017-10-30 | Sold | $0 |
| 2017-10-24 | Listing removed | $189,900 |
| 2017-08-09 | Listed | $189,900 |
| 2008-05-02 | Sold | $0 |
| 2001-12-01 | Sold | $0 |
Photo Gallery
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"building": 11450
}
},
{
"tax": 1962,
"year": 2013,
"market": {
"land": 60000,
"total": 174500,
"building": 114500
},
"assessment": {
"land": 6000,
"total": 17450,
"building": 11450
}
},
{
"tax": 1119,
"year": 2012,
"market": {
"land": 60000,
"total": 174500,
"building": 114500
},
"assessment": {
"land": 6000,
"total": 17450,
"building": 11450
}
},
{
"tax": 1047,
"year": 2011,
"market": {
"land": 60000,
"total": 174500,
"building": 114500
},
"assessment": {
"land": 6000,
"total": 17450,
"building": 11450
}
},
{
"tax": 1792,
"year": 2010,
"market": {
"land": 60000,
"total": 174500,
"building": 114500
},
"assessment": {
"land": 6000,
"total": 17450,
"building": 11450
}
},
{
"tax": 1792,
"year": 2009,
"market": {
"land": 60000,
"total": 174500,
"building": 114500
},
"assessment": {
"land": 6000,
"total": 17450,
"building": 11450
}
},
{
"tax": 548,
"year": 2008,
"market": null,
"assessment": {
"land": null,
"total": 12900,
"building": null
}
}
],
"property_history": [
{
"date": "2026-02-24",
"price": 288500,
"listing": {
"status": "for_sale",
"list_date": "2025-10-31T20:14:32Z",
"list_price": 288500,
"listing_id": "2987907631",
"last_update_date": "2026-03-12T13:36:04Z",
"last_status_change_date": "2026-03-12T18:36:58Z"
},
"event_name": "Price Changed",
"price_sqft": 206.07142857142858,
"source_name": "NewOrleans",
"price_change": -6500,
"days_after_listed": null,
"source_listing_id": "2526442",
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},
{
"date": "2025-11-25",
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"listing": {
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"list_price": 288500,
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"last_status_change_date": "2026-03-12T18:36:58Z"
},
"event_name": "Price Changed",
"price_sqft": 210.71428571428572,
"source_name": "NewOrleans",
"price_change": -5000,
"days_after_listed": null,
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{
"date": "2025-10-31",
"price": 300000,
"listing": {
"status": "for_sale",
"list_date": "2025-10-31T20:14:32Z",
"list_price": 288500,
"listing_id": "2987907631",
"last_update_date": "2026-03-12T13:36:04Z",
"last_status_change_date": "2026-03-12T18:36:58Z"
},
"event_name": "Listed",
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"source_name": "NewOrleans",
"price_change": 0,
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},
{
"date": "2022-06-03",
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"listing": null,
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"source_name": "Public Record",
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"days_after_listed": null,
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{
"date": "2021-02-02",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2021-01-25T17:12:49Z",
"list_price": 2000,
"listing_id": "2925375407",
"last_update_date": "2021-01-26T10:10:58Z",
"last_status_change_date": "2021-02-02T09:55:04Z"
},
"event_name": "Listing removed",
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"days_after_listed": null,
"source_listing_id": "2283217",
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},
{
"date": "2021-01-25",
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"listing": {
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"list_date": "2021-01-25T17:12:49Z",
"list_price": 2000,
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"last_update_date": "2021-01-26T10:10:58Z",
"last_status_change_date": "2021-02-02T09:55:04Z"
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{
"date": "2020-09-16",
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},
{
"date": "2020-02-26",
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"listing": {
"status": "off_market",
"list_date": "2020-02-19T19:06:09Z",
"list_price": 1700,
"listing_id": "2913180159",
"last_update_date": "2020-02-19T13:03:53Z",
"last_status_change_date": "2020-02-26T09:54:22Z"
},
"event_name": "Listing removed",
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2242092",
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},
{
"date": "2020-02-19",
"price": 1700,
"listing": {
"status": "off_market",
"list_date": "2020-02-19T19:06:09Z",
"list_price": 1700,
"listing_id": "2913180159",
"last_update_date": "2020-02-19T13:03:53Z",
"last_status_change_date": "2020-02-26T09:54:22Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.2142857142857142,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2242092",
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},
{
"date": "2017-10-30",
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"listing": null,
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"price_sqft": null,
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"days_after_listed": null,
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},
{
"date": "2017-10-24",
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"listing": {
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"list_date": "2017-08-08T07:00:00Z",
"list_price": 189900,
"listing_id": "624233011",
"last_update_date": "2017-10-24T20:26:56Z",
"last_status_change_date": "2017-10-20T07:00:00Z"
},
"event_name": "Listing removed",
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"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "76 days",
"source_listing_id": "2118907",
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{
"date": "2017-08-09",
"price": 189900,
"listing": {
"status": "off_market",
"list_date": "2017-08-08T07:00:00Z",
"list_price": 189900,
"listing_id": "624233011",
"last_update_date": "2017-10-24T20:26:56Z",
"last_status_change_date": "2017-10-20T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 156.16776315789474,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2118907",
"price_change_percentage": null
},
{
"date": "2008-05-02",
"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": "2001-12-01",
"price": 0,
"listing": null,
"event_name": "Sold",
"price_sqft": null,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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}
],
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}
},
"rmn_listing_attribution": false
},
"property_id": "8021278846",
"generated_at": "2026-03-27T01:51:47.272519Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 77.8
},
"utility_allowance": {
"zip_code": "70002",
"home_photo": "https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m4211952670s-w1280.jpg",
"rent_price": 1696.0,
"loan_amount": 230800.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4009-Newlands-St_Metairie_LA_70002_M80212-78846",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 288500.0,
"loan_term_years": 30,
"annual_cash_flow": 13550.09,
"mortgage_monthly": 1535.52,
"payment_standard": 1983.0,
"total_amount_out": 57700.0,
"additional_photos": [
"https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m3758820289s-w1280.jpg",
"https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m1094017455s-w1280.jpg",
"https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m1579296762s-w1280.jpg",
"https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m2836795059s-w1280.jpg",
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"https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m3704010442s-w1280.jpg",
"https://ap.rdcpix.com/8fb3058c062aaff2970f0b3dc7f4d125l-m2421900178s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 109.08,
"monthly_cash_flow": 1129.17,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Natural Gas' for a 3-bedroom unit. The property details specify 'Heating: Central' and 'Gas: Natural'.",
"utility": "Heating",
"allowance": 70
},
{
"note": "Selected 'Natural Gas' for a 3-bedroom unit. Inferred as the property is connected to natural gas for heating and includes a 'Range/Oven'.",
"utility": "Cooking",
"allowance": 12
},
{
"note": "Selected 'Natural Gas' for a 3-bedroom unit. Inferred based on the availability of natural gas for other major appliances.",
"utility": "Water Heating",
"allowance": 24
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit, covering lighting, outlets, and tenant-provided appliances like the refrigerator and microwave.",
"utility": "Other Electric",
"allowance": 67
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit, as the property details specify the water source is 'Public'.",
"utility": "Water",
"allowance": 43
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit, as the property details specify the sewer is 'City'.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit, as this is a standard municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.23,
"down_payment_amount": 57700.0,
"property_tax_annual": 3457.71,
"property_tax_monthly": 288.14,
"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": -4876.13,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": -406.34,
"cash_on_cash_return_after_debt": -0.08
},
"section8_assessment": {
"runs": [
{
"summary": "This property appears largely turnkey for a Housing Choice Voucher inspection with attractive interior finishes, functioning kitchen appliances, updated baths, a fenced backyard and intact exterior. The primary inspection risks are code items that are not visible in the photos: specifically bedroom egress windows that look small/high (possible failure for sleeping-room emergency escape) and the lack of visible smoke/carbon-monoxide detectors. Major systems appear intact but several required safety/verifications (smoke/CO detectors, GFCI outlets, electrical panel condition, water heater) are not shown and should be confirmed prior to move-in. With simple corrective items (install/verify detectors, confirm egress compliance or provide alternate egress) this home should pass an initial NSPIRE/HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Interior and exterior photos show a well-maintained home: solid brick exterior, intact driveway/carport, updated bathrooms, finished hardwood floors, tiled kitchen and functioning appliances (refrigerator, dishwasher, wall oven and gas cooktop visible). Cosmetic paint and trim appear in good condition. No visible major deferred maintenance. Missing minor items (no visible outlet covers or small patch areas) are easy fixes and would not prevent rental readiness."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No exposed wiring, no visible water intrusion, and bathrooms/kitchen fixtures appear in good condition. Central HVAC supply grille is visible, and doors/windows appear secure. However, I cannot confirm presence/placement of smoke and CO detectors from photos (none visible) and several bedroom windows appear to be narrow clerestory-style windows that may not meet emergency egress requirements for sleeping rooms — this is the primary inspection risk. GFCI protection at kitchen/bath outlets and the electrical panel condition are not shown; assume typical functionality but unconfirmed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, roof, electrical)",
"score": 75.0,
"rationale": "Photos show central HVAC supply registers, updated kitchen appliances, renovated bathrooms and no visible roof sag or active leaks from exterior images. Given age (1968) the mechanicals may have been updated during interior renovations; however water heater and electrical panel were not photographed so their condition is assumed but unverified. No signs of systemic failure visible in photos."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard, site safety",
"score": 85.0,
"rationale": "Exterior brick veneer, driveway and covered parking appear in good repair. Yard is maintained and listing notes a large fenced backyard (fence edge visible). Walkways and entry are level; no trip hazards or foundation cracking visible in photos. Roof appears intact with no visible collapse or major deterioration from available angles."
}
],
"red_flags": [
"Potential inadequate bedroom egress: one or more bedrooms show narrow, high horizontal windows that may not meet emergency escape/opening requirements.",
"No visible smoke detectors or carbon monoxide detectors in photos - required devices must be present and correctly located."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and operational (supply grille visible); furnace/AC functionality is assumed but not tested in photos.",
"Kitchen appliances shown (fridge, dishwasher, gas cooktop, wall oven) are present and in working condition.",
"Water heater and electrical panel exist and are serviceable but were not photographed; assume typical working condition unless inspection shows otherwise.",
"Smoke and carbon monoxide detectors may be present but are not visible in listing photos; their presence and placement must be verified before inspection.",
"Bedroom egress is uncertain for one or two bedrooms with narrow high windows shown; assume these may not meet egress requirements until measured/verified."
],
"overall_score": 79.0,
"rubric_version": "ns-preset-2026-01"
},
{
"summary": "Overall the property presents as well-maintained and largely turnkey for a Housing Choice Voucher inspection. Interior finishes, functioning kitchen appliances, updated bathrooms, and a maintained exterior support a fairly quick pass after verifying a few code items. Primary inspection risks to confirm before tenant move-in: presence and operation of smoke detectors and carbon monoxide alarms, GFCI protection in kitchen/baths, and that all bedrooms meet egress requirements. Mechanical and electrical components (water heater, electrical panel, HVAC operation) should be verified but appear likely serviceable based on visible evidence.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Photos show well-maintained interior and exterior finishes: hardwood floors, updated bathrooms, tiled kitchen, functioning built-in appliances (dishwasher, gas cooktop, wall oven, refrigerator) and clean fixtures. No visible major cosmetic deferred maintenance. Minor touch-ups or replacement of outlet covers, light fixtures, or paint may be needed but nothing structural is apparent. Missing laundry appliances or small trim repairs are possible but would be easy/capital-only fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards visible (no exposed wiring, open subfloor, collapsed ceilings or active leaks). However key NSPIRE items are not visible in photos: smoke detectors and carbon monoxide alarms are not shown, and GFCI protection at kitchen outlets is not confirmable. Some bedroom windows appear to be high horizontal clerestory style which may raise egress compliance questions for sleeping rooms depending on exact dimensions. Entry security (deadbolt) and electrical panel condition are not shown. These uncertainties reduce the safety score — likely fixable (install/verify detectors, add GFCIs, verify egress) but must be confirmed to pass inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 75.0,
"rationale": "Central HVAC supply vents are visible in ceiling indicating a forced-air system is present. Kitchen appliances and plumbing fixtures appear in good condition; bathrooms and showers are recently renovated in photos. Roof appears intact from exterior photos with no visible sagging or active water staining inside. Electrical panel and water heater are not shown so their age/condition are unknown. Overall systems look functional from visuals but several critical elements require verification (water heater, electrical panel labeling, HVAC operational test)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show a well-kept brick exterior, clean driveway/carport, intact gutters/overhangs, and a maintained lawn. Listing notes a large fenced backyard and French doors to a patio. House sits in Flood Zone X (lower flood risk). No visible foundation settlement, standing water, or exterior structural damage. Minor landscaping or fence gate checks likely only tasks."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (ceiling vents visible); no visible heating absence.",
"Water heater and electrical service are present but not visible in photos; assumed operable unless inspection shows otherwise.",
"Smoke detectors and carbon monoxide alarms may be present but were not visible in provided photos; their presence/function must be verified.",
"Kitchen appliances shown (gas cooktop, built-in oven, refrigerator, dishwasher) are functional as staged in photos.",
"Bedrooms have at least one required egress window each; some windows (low/high horizontal) may not meet egress dimensions and should be measured.",
"No active roof leaks or interior water intrusion (no staining visible in interior photos); roof condition otherwise unknown beyond visible area.",
"No significant peeling paint or visible mold in photos; lead-based paint risk not evident but possible due to 1968 build year and should be evaluated per HUD rules if children under 6 will occupy."
],
"overall_score": 76.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 3-bed/2-bath home presents as generally turnkey with updated interiors, working appliances, solid exterior, and few visible defects. The most significant inspection risks are unverified smoke/CO detectors and potential non-compliant bedroom egress (narrow high windows). Major systems appear present (central HVAC, updated plumbing, intact roof) but electrical panel, water heater and GFCI protection were not shown and should be verified. Expect likely pass with 1–2 minor corrections (install/verify detectors, confirm egress or provide remedy) — overall readiness: minor repairs, likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior photos show well-maintained finishes: hardwood floors throughout, updated bathrooms, intact drywall, painted surfaces, and an updated kitchen with appliances (refrigerator, dishwasher, gas cooktop, wall oven). No visible carpet or large cosmetic defects. Minor cosmetic touch-ups (paint, scuff marks, grout cleaning) possible but no deferred-maintenance evidence. Missing or worn small fixtures not observed; overall turnkey condition with only light, cosmetic work likely."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No exposed wiring, plumbing fixtures and bathrooms appear updated and functional, and entry/exit paths (French doors to yard, front door) are visible. However, smoke and carbon monoxide detectors are not visible in the photos (not confirmed present). Several bedroom windows are the narrow, high horizontal type which may not meet NSPIRE/egress-size requirements for a legal bedroom egress — at least one bedroom does have a large window/french door providing egress. GFCI receptacles in kitchen/bathrooms are not clearly identified in photos. No visible major trip hazards, mold, active leaks, or broken guardrails. Overall moderate risk due to unverified detectors and potential egress concern."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "HVAC registers/ducting are visible indicating a central HVAC system likely present. Kitchen appliances appear functional and connected (gas cooktop visible). Bathrooms and plumbing fixtures appear recently renovated. Roof visible from front photos appears intact with no visible sagging or active leak signs. Electrical panel, water heater, and AC condensing unit are not shown, so their condition is unverified. Given overall clean presentation and recent interior updates, major systems likely functional but documentation/onsite verification required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show brick veneer in good condition, a large paved driveway and covered carport, fenced backyard and patio per listing. Yard and walkways look level and maintained; no visible standing water or major site erosion. Property in Flood Zone X (lower flood risk). Foundation exposure not visible but no signs of movement from images. Overall exterior and site present minimal concerns."
}
],
"red_flags": [
"No visible smoke or carbon monoxide detectors in interior photos — must verify/install.",
"Possible non-compliant bedroom egress: several bedrooms show narrow high windows that may not meet NSPIRE egress size/operability requirements.",
"Electrical panel, GFCI protection in kitchen/baths, and water heater condition are not shown — unknowns that can cause inspection failures if out-of-code or unsafe."
],
"confidence": 0.6,
"assumptions": [
"Smoke and CO alarms are not visible in photos; assume they may be present but must be verified and installed per NSPIRE if missing.",
"Central HVAC system is present and operational (ceiling vents visible); functionality assumed but not verified onsite.",
"Electrical panel and water heater are present but not pictured; assume they are serviceable unless inspection finds otherwise.",
"Kitchen appliances shown in photos (refrigerator, dishwasher, gas cooktop, wall oven) are functional unless otherwise indicated at inspection.",
"No active roof leaks or major structural issues are present beyond what is visible in the exterior photos.",
"Yard is fenced as described in listing; gate condition and fence integrity assumed satisfactory though not detailed in photos.",
"No visible evidence of severe pest infestation, lead-risk paint, or extensive mold in provided images; hidden issues cannot be excluded."
],
"overall_score": 79.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4009 Newlands St, Metairie, LA, 70002",
"aggregate": {
"summary": "This property appears largely turnkey for a Housing Choice Voucher inspection with attractive interior finishes, functioning kitchen appliances, updated baths, a fenced backyard and intact exterior. The primary inspection risks are code items that are not visible in the photos: specifically bedroom egress windows that look small/high (possible failure for sleeping-room emergency escape) and the lack of visible smoke/carbon-monoxide detectors. Major systems appear intact but several required safety/verifications (smoke/CO detectors, GFCI outlets, electrical panel condition, water heater) are not shown and should be confirmed prior to move-in. With simple corrective items (install/verify detectors, confirm egress compliance or provide alternate egress) this home should pass an initial NSPIRE/HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 83.3,
"rationale": "Interior and exterior photos show a well-maintained home: solid brick exterior, intact driveway/carport, updated bathrooms, finished hardwood floors, tiled kitchen and functioning appliances (refrigerator, dishwasher, wall oven and gas cooktop visible). Cosmetic paint and trim appear in good condition. No visible major deferred maintenance. Missing minor items (no visible outlet covers or small patch areas) are easy fixes and would not prevent rental readiness."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard, site safety",
"score": 85.0,
"rationale": "Exterior brick veneer, driveway and covered parking appear in good repair. Yard is maintained and listing notes a large fenced backyard (fence edge visible). Walkways and entry are level; no trip hazards or foundation cracking visible in photos. Roof appears intact with no visible collapse or major deterioration from available angles."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 68.3,
"rationale": "No exposed wiring, no visible water intrusion, and bathrooms/kitchen fixtures appear in good condition. Central HVAC supply grille is visible, and doors/windows appear secure. However, I cannot confirm presence/placement of smoke and CO detectors from photos (none visible) and several bedroom windows appear to be narrow clerestory-style windows that may not meet emergency egress requirements for sleeping rooms — this is the primary inspection risk. GFCI protection at kitchen/bath outlets and the electrical panel condition are not shown; assume typical functionality but unconfirmed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, roof, electrical)",
"score": 75.0,
"rationale": "Photos show central HVAC supply registers, updated kitchen appliances, renovated bathrooms and no visible roof sag or active leaks from exterior images. Given age (1968) the mechanicals may have been updated during interior renovations; however water heater and electrical panel were not photographed so their condition is assumed but unverified. No signs of systemic failure visible in photos."
}
],
"red_flags": [
"Potential inadequate bedroom egress: one or more bedrooms show narrow, high horizontal windows that may not meet emergency escape/opening requirements.",
"No visible smoke detectors or carbon monoxide detectors in photos - required devices must be present and correctly located."
],
"confidence": 0.93,
"assumptions": [
"Central HVAC is present and operational (supply grille visible); furnace/AC functionality is assumed but not tested in photos.",
"Kitchen appliances shown (fridge, dishwasher, gas cooktop, wall oven) are present and in working condition.",
"Water heater and electrical panel exist and are serviceable but were not photographed; assume typical working condition unless inspection shows otherwise.",
"Smoke and carbon monoxide detectors may be present but are not visible in listing photos; their presence and placement must be verified before inspection.",
"Bedroom egress is uncertain for one or two bedrooms with narrow high windows shown; assume these may not meet egress requirements until measured/verified."
],
"score_method": "mean_of_criteria",
"overall_score": 77.8,
"rubric_version": "ns-preset-2026-01",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8021278846"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.