Property ID: 8132026930
618 Avenue H, Westwego, LA, 70094
Westwego, LA
Money Down: $36,000
CoC Return: 16.58%
Monthly Cash Flow: $497
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$30,000
Closing Costs
$6,000
Total Down
$36,000
Investment Snapshot
Purchase Price
$150,000
Money Down
$36,000
Cash-on-Cash Return
16.58%
Rent
$1,696
Monthly Cash Flow
$497
Annual Cash Flow
$5,968
Debt Service / Mo
$798
Property Tax / Mo
$92
Insurance / Mo
$139
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$139
Property Tax
$92
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,296
Debt Service
$798
Cash Flow After Debt
$497
Quality Score: 72.80%
Confidence: 77.00%
Overall this 3BR/2BA single-family appears mostly rental-ready with mainly cosmetic and a few verification items. Recent roof and HVAC replacements (per listing) strongly support systems reliability. Primary concerns for an initial HCV inspection: visible ceiling water staining that must be investigated/repaired and no visible smoke/CO detectors in photos (installer must confirm and install as required). Expect minor repairs and documentation (service receipts for roof/HVAC, install/verify detectors, secure loose wiring, verify GFCIs) to reach passable NSPIRE condition — likely rent-ready within 2–4 weeks if the stain is non-active and detectors/GFCIs are corrected.
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
$150,000
Beds
3
Baths
2
Living Area
1,781 sqft
Lot Size
—
Year Built
1960
Days on Market
67
Capital Outlay
$36,000
Debt Service
$798
Property Tax / Mo
$92
Insurance / Mo
$139
Property Description
Welcome to this inviting 3bd/2ba home in the heart of Westwego. This home features a large open floor concept with tons of natural light. The living area flows seamlessly into the kitchen, making it great for entertaining or simply enjoying day-to-day living. The roof is just 2 years old and the HVAC system is only 1 year old, ensuring comfort and efficiency throughout the seasons. This home is a blank canvas, waiting for you to add your cosmetic touches and make it uniquely yours. Schedule your appointment today.
Utility Allowances
Cooking
$12
Selected Natural Gas for cooking as the property information explicitly states 'Gas: Natural'.
Heating
$70
Selected Natural Gas for heating as the property has central heating and the property information confirms 'Gas: Natural' availability.
Other Electric
$67
Standard allowance for lighting and general electrical use. This also covers tenant-owned appliances as a refrigerator and microwave were not explicitly listed as provided.
Sewer
$46
Selected based on property information stating 'Sewer: City' and 'Public Sewer'.
Trash Collection
$25
Trash collection is a standard municipal service for a single-family home and has been included based on best judgment.
Water
$43
Selected based on property information stating 'Water Source: Public'.
Water Heating
$24
Selected Natural Gas for the water heater. The property has a water heater and 'Gas: Natural' is available, making it the most likely fuel source.
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$1,665
DP3 Annual Estimate$1,665
DP1 Monthly Equivalent$139
DP3 Monthly Equivalent$139
Replacement Value$62,800
Basis1,781 sqft / 1960
Nearby Houses
Photo unavailable
578 Avenue G
for_sale · 0.07 mi
Price: $219,900
3 bd / 2 ba · 1,444 sqft
Latest sale: — on Jun 03, 2009
Latest rent: —
Photo unavailable
636 Avenue F St
for_sale · 0.11 mi
Price: $299,900
6 bd / 5 ba · 3,215 sqft
Latest sale: —
Latest rent: —
Photo unavailable
546 Avenue G
for_sale · 0.11 mi
Price: $198,000
3 bd / 2 ba · 1,326 sqft
Latest sale: —
Latest rent: $1,175 on Jun 23, 2018
Photo unavailable
558 Avenue G
for_sale · 0.11 mi
Price: $189,000
3 bd / 2 ba · 1,300 sqft
Latest sale: — on Sep 09, 2020
Latest rent: —
Photo unavailable
751 Avenue G Other
sold · 0.17 mi
Price: $205,000
3 bd / 2 ba · 1,440 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Ceiling discoloration/stain in living room — possible past or active water intrusion that requires investigation and repair.
- No visible smoke detectors or carbon monoxide alarms in interior photos — likely immediate fail item if absent.
- Unsecured/visible low-voltage wiring from wall-mounted TV; cords should be secured and covered.
- GFCI protection in kitchen and bathrooms not visible in photos — must be verified.
Assumptions
- Seller-provided listing statement about roof (2 years) and HVAC (1 year) is accurate and systems are functioning.
- Water heater, electrical panel, and GFCI protection are present but not shown in photos; their condition is unknown and assumed serviceable unless inspection finds otherwise.
- Ceiling staining is from a past leak related to a prior roof or plumbing issue; its severity (active leak vs. stain) is unknown and assumed not to indicate major structural failure unless proven otherwise.
- No recent rental history is available (rental_history_last_5y.status = 'missing'), so rental history was not used in scoring.
- Missing appliances (fridge/stackable washer/dryer) are not assumed to be required for passing Section 8 inspection but may affect tenant readiness; photos show a built-in wall oven but not a freestanding range or refrigerator.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,071 | $92,500 | $9,250 |
| 2024 | $1,073 | $92,500 | $9,250 |
| 2023 | $927 | $78,000 | $7,800 |
| 2022 | $927 | $78,000 | $7,800 |
| 2021 | $872 | $78,000 | $7,800 |
| 2020 | $865 | $78,000 | $7,800 |
| 2019 | $828 | $78,000 | $7,800 |
| 2018 | $763 | $78,000 | $7,800 |
| 2017 | $726 | $78,000 | $7,800 |
| 2016 | $726 | $78,000 | $7,800 |
| 2015 | $738 | $78,000 | $7,800 |
| 2014 | $690 | $78,000 | $7,800 |
| 2013 | $690 | $78,000 | $7,800 |
| 2012 | $690 | $78,000 | $7,800 |
| 2011 | $147 | $60,900 | $6,090 |
| 2010 | $380 | $60,900 | $6,090 |
| 2009 | $528 | $60,900 | $6,090 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2012-02-10 | Sold | — |
Photo Gallery
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"Bedroom 1 Level: Lower",
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"Source Listing Status: Active",
"County: Jefferson",
"Source Property Type: Residential",
"Parcel Number: 0440000331",
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"Year Built: 1960",
"Building Area Total: 1781",
"Building Exterior Type: Brick",
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"Property Age: 66",
"Roof: Shingle",
"Levels or Stories: 1.00000",
"House Style: Ranch",
"Total Area Sqft: 1896"
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"status": "off_market",
"list_date": "2010-11-22T07:00:00Z",
"list_price": 110000,
"listing_id": "524080751",
"last_update_date": "2011-07-08T00:21:00Z",
"last_status_change_date": "2011-05-23T20:31:00Z"
},
"event_name": "Listing removed",
"price_sqft": 70.19438444924405,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "22 days",
"source_listing_id": "857028",
"price_change_percentage": null
},
{
"date": "2010-11-22",
"price": 130000,
"listing": {
"status": "off_market",
"list_date": "2010-11-22T07:00:00Z",
"list_price": 110000,
"listing_id": "524080751",
"last_update_date": "2011-07-08T00:21:00Z",
"last_status_change_date": "2011-05-23T20:31:00Z"
},
"event_name": "Listed",
"price_sqft": 70.19438444924405,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "857028",
"price_change_percentage": null
},
{
"date": "1980-06-01",
"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": "8132026930",
"generated_at": "2026-03-27T02:51:27.630320Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 72.8
},
"utility_allowance": {
"zip_code": "70094",
"home_photo": "https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m2759277885s-w1280.jpg",
"rent_price": 1696.0,
"loan_amount": 120000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/618-Avenue-H_Westwego_LA_70094_M81320-26930",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 150000.0,
"loan_term_years": 30,
"annual_cash_flow": 15548.67,
"mortgage_monthly": 798.36,
"payment_standard": 1983.0,
"total_amount_out": 30000.0,
"additional_photos": [
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m1459856038s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m1742380128s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m3924777907s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m1586995602s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m1895987753s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m107342441s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m2515402652s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m3438865633s-w1280.jpg",
"https://ap.rdcpix.com/bc46b20aee99734c043a7a791323691bl-m2079600404s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 138.75,
"monthly_cash_flow": 1295.72,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected Natural Gas for cooking as the property information explicitly states 'Gas: Natural'.",
"utility": "Cooking",
"allowance": 12
},
{
"note": "Selected Natural Gas for heating as the property has central heating and the property information confirms 'Gas: Natural' availability.",
"utility": "Heating",
"allowance": 70
},
{
"note": "Standard allowance for lighting and general electrical use. This also covers tenant-owned appliances as a refrigerator and microwave were not explicitly listed as provided.",
"utility": "Other Electric",
"allowance": 67
},
{
"note": "Selected based on property information stating 'Sewer: City' and 'Public Sewer'.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "Trash collection is a standard municipal service for a single-family home and has been included based on best judgment.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Selected based on property information stating 'Water Source: Public'.",
"utility": "Water",
"allowance": 43
},
{
"note": "Selected Natural Gas for the water heater. The property has a water heater and 'Gas: Natural' is available, making it the most likely fuel source.",
"utility": "Water Heating",
"allowance": 24
}
],
"cash_on_cash_return": 0.52,
"down_payment_amount": 30000.0,
"property_tax_annual": 1103.13,
"property_tax_monthly": 91.93,
"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": 5968.31,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": 497.36,
"cash_on_cash_return_after_debt": 0.2
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 3BR/2BA single-family appears mostly rental-ready with mainly cosmetic and a few verification items. Recent roof and HVAC replacements (per listing) strongly support systems reliability. Primary concerns for an initial HCV inspection: visible ceiling water staining that must be investigated/repaired and no visible smoke/CO detectors in photos (installer must confirm and install as required). Expect minor repairs and documentation (service receipts for roof/HVAC, install/verify detectors, secure loose wiring, verify GFCIs) to reach passable NSPIRE condition — likely rent-ready within 2–4 weeks if the stain is non-active and detectors/GFCIs are corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 70.0,
"rationale": "Interior finishes are generally intact and livable: laminate flooring throughout, functioning fixtures, built-in wall oven visible, cabinets present. The home is described as a 'blank canvas' and photos show mainly cosmetic wear and dated finishes (kitchen and bathrooms). Notable visible defect: brownish ceiling discoloration/staining in the living room area (near ceiling fan/vent) indicating past or possible ongoing water intrusion that will require investigation and likely repair/patching/paint. No exposed subfloors or collapsed ceilings visible. Missing or unshown items (washer/dryer, refrigerator) reduce turnkey readiness moderately but are not safety failures."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no visible major foundation movement, no standing water). However, smoke detectors/carbon monoxide alarms are not visible in any interior photos (absence noted — inspector will require working smoke detectors in required locations). The ceiling stain suggests potential water intrusion which is a safety/health concern until cleared. Electrical: visible window AC units and a wall‑mounted TV with exposed cords (low-voltage) — not an immediate life-safety electrical hazard but cords should be secured; electrical panel and GFCI protection (kitchen/bath) are not shown. Bedroom windows appear adequate for egress. Entry door appears to be a solid door; deadbolt not clearly visible. Overall there are some NSPIRE checklist uncertainties that could cause initial inspection items (missing detectors, unsecured wiring, verify GFCI)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 80.0,
"rationale": "Listing states roof replaced ~2 years ago and HVAC is ~1 year old; interior photos show central HVAC ceiling diffusers consistent with an operational central system — strong indicators of recent major system work. Plumbing fixtures (sinks, toilets, showers) appear functional in photos; bathrooms show no active leaks. Water heater and electrical panel are not pictured, so their condition is assumed serviceable but unverified. No visible roof sagging or major structural system defects. Given the listing claims and visible ductwork/vents, mechanical systems likely in sound condition but require verification of water heater, panel labeling, and GFCI functionality."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Front yard, walkway, and porch appear well maintained; brick exterior looks intact with no visible foundation displacement. Roof slope looks consistent and seller notes roof replaced ~2 years ago. Driveway/walk and yard show normal upkeep, no visible standing water or major site erosion. Fencing neighbor side exists but not fully shown. Overall low exterior risk for inspection failure."
}
],
"red_flags": [
"Ceiling discoloration/stain in living room — possible past or active water intrusion that requires investigation and repair.",
"No visible smoke detectors or carbon monoxide alarms in interior photos — likely immediate fail item if absent.",
"Unsecured/visible low-voltage wiring from wall-mounted TV; cords should be secured and covered.",
"GFCI protection in kitchen and bathrooms not visible in photos — must be verified."
],
"confidence": 0.75,
"assumptions": [
"Seller-provided listing statement about roof (2 years) and HVAC (1 year) is accurate and systems are functioning.",
"Water heater, electrical panel, and GFCI protection are present but not shown in photos; their condition is unknown and assumed serviceable unless inspection finds otherwise.",
"Ceiling staining is from a past leak related to a prior roof or plumbing issue; its severity (active leak vs. stain) is unknown and assumed not to indicate major structural failure unless proven otherwise.",
"No recent rental history is available (rental_history_last_5y.status = 'missing'), so rental history was not used in scoring.",
"Missing appliances (fridge/stackable washer/dryer) are not assumed to be required for passing Section 8 inspection but may affect tenant readiness; photos show a built-in wall oven but not a freestanding range or refrigerator."
],
"overall_score": 74.0,
"rubric_version": "nspr-v1.0-2026-03"
},
{
"summary": "This 3-bed/2-bath single-family home appears largely rent-ready with recent major system updates (roof ~2 years, HVAC ~1 year). Cosmetic updates and verification of a few safety items (smoke/CO detectors, GFCI protection, secure wiring/cord management, and confirmation that the ceiling stain was a resolved leak) are the primary outstanding items for NSPIRE/Section 8 readiness. No major structural or life-safety failures are apparent from the photos; with a short targeted punch-list this property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior and exterior photos show a well-maintained single-story brick home with generally good flooring, cabinetry and fixtures. Cosmetic updating is recommended (paint, cabinet refresh, minor trim), but no widespread deferred maintenance. Visible ceiling discoloration around a living-room ceiling fan suggests a past water intrusion spot that appears contained (no collapse). Appliances: built-in oven present; some window AC units are visible but central HVAC is reported as 1 year old. Missing or older cosmetic finishes reduce score slightly but are easy-to-fix capital items."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No obvious life-threatening hazards (no collapsed ceilings, standing water, severe structural sag). However, smoke/CO detectors are not visible in photos (NSPIRE requires them in required locations). There are visible loose/temporary cords from wall/window AC units and a wall-mounted TV with hanging cords — potential electrical/trip risk. GFCI protection at kitchen/bath receptacles is not evident in photos (common NSPIRE checklist item). Bedroom windows appear to provide egress but measurements not available. These unknowns and visible cording lower the score due to potential inspection failures unless addressed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 80.0,
"rationale": "Listing states roof replaced ~2 years ago and HVAC ~1 year old; photos show central-style vents and no visible roof distress, supporting that claim. Plumbing fixtures and bathrooms appear functional in photos; water heater and electrical panel were not shown. No visible active leaks or major water damage, though the ceiling stain suggests a historical leak that may have been repaired. Electrical system condition and presence of required GFCI outlets/functional panel unknown; these are moderate inspection risk items but likely resolvable. Overall systems appear relatively new or serviceable."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior brick facade and roofline look intact; lawn and concrete walkways are maintained and present no obvious trip hazards. Foundation and grade show no visible major cracks or ponding in photos. Porch step lacks a visible handrail (assess during inspection for required handrail height), but otherwise yard, driveway/walk appear safe and usable. Fencing on right appears serviceable. Overall exterior condition is good with minor code attention possible."
}
],
"red_flags": [
"Visible ceiling water staining in living room — indicates past leak; verify no active leak and roof/attic dryness.",
"Potential electrical hazards: unsecured extension/AC cords and exposed TV wiring — require securing and proper receptacle use.",
"No smoke or carbon monoxide detectors visible in photos — absence would cause inspection failure if not present/functional.",
"GFCI protection at kitchen and bathroom receptacles not evident in photos — possible NSPIRE citation if missing."
],
"confidence": 0.7,
"assumptions": [
"Roof replaced ~2 years ago and central HVAC installed ~1 year ago are functional as stated in listing; vents visible match central HVAC.",
"Water heater and electrical service/panel are present and functional though not shown in photos.",
"Bedroom windows meet egress size requirements (appear reasonably sized in photos).",
"Ceiling discoloration visible in living room is from a prior leak that has been repaired (no active leak at time of photos).",
"Smoke and carbon monoxide detectors may be present but are not visible in photos; if absent they will be required prior to occupancy.",
"GFCI protection in kitchen and bathrooms is not clearly visible and may be absent; assume potential noncompliance until verified."
],
"overall_score": 78.0,
"rubric_version": "nsPIRE-2026-1"
},
{
"summary": "This 3BR/2BA single-family home appears mostly sound and likely to pass a Housing Choice Voucher inspection after addressing a few targeted items. Strengths: recent roof and HVAC per listing, solid exterior, functioning living spaces and bathrooms. Primary concerns are visible ceiling water staining (possible leak/mold), lack of visible smoke/CO detectors, and visible loose/temporary wiring/cords. Expect minor-to-moderate repairs and verification of mechanicals and detectors; likely rent-ready within ~30 days with remediation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior finishes are generally intact: consistent laminate flooring, functional cabinetry, and two bathrooms with fixtures. Kitchen contains a built-in oven and cabinetry; refrigerator not shown. Visible ceiling staining in the living room around the fan indicates prior or ongoing water intrusion and cosmetic damage to ceilings. Some cosmetic updates (paint, minor tile/grout, cabinet refresh) are needed. Missing or aging fixtures/appliances (fridge not pictured) reduce score moderately but are not catastrophic."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 55.0,
"rationale": "Positive: entry door has a deadbolt, bedrooms show adequate egress windows, ceiling HVAC supply vents visible indicating central system. Concerns: large brown ceiling stains in main living area (possible past/active leak and mold risk), no visible smoke/CO detectors in photos, visible low-voltage/electrical cords (TV/AC) routed along walls which could indicate extension-cord use, and GFCI protection at kitchen/bath outlets not verified in photos. These are inspection risks that require corrective action prior to voucher move-in."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/plumbing/electrical)",
"score": 70.0,
"rationale": "Listing states the roof is ~2 years old and HVAC ~1 year old; ceiling vents and register suggest central HVAC is present. No visible signs of collapsed ceilings or structural failure. Water heater, main electrical panel, and plumbing risers are not shown, so their condition is assumed reasonable but unverified. Given the new roof/HVAC claims and otherwise serviceable appearance, systems likely functional but require verification (hot water, panel condition, GFCI, and confirmation that ceiling stains were repaired)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior brick facade appears sound, yard is maintained, concrete walkways are intact and even, and there is a small covered porch. No visible foundation settlement, standing water, or major exterior damage in provided photos. Fencing and side yards appear serviceable. Overall low exterior risk for inspection failure."
}
],
"red_flags": [
"Visible brown ceiling staining in main living area — possible past or active roof/water intrusion and mold risk (requires immediate investigation).",
"No smoke/carbon monoxide detectors visible in photos — likely citation on inspection if absent/not functioning.",
"Exposed/loose cables and window-AC power cords visible in living/bedroom areas — potential electrical hazard/extension-cord use that should be corrected."
],
"confidence": 0.7,
"assumptions": [
"Listing statements about roof (~2 years) and HVAC (~1 year) are accurate and systems are currently operational.",
"Ceiling stains represent past or contained leaks rather than widespread structural failure; extent of water damage and any hidden mold is unknown without inspection.",
"Smoke and carbon monoxide detectors are not visible in photos and should be treated as absent until confirmed present and functioning.",
"Electrical panel, water heater, and GFCI protection locations were not photographed; their condition is assumed serviceable but unverified.",
"No major foundation/cracking issues exist because the exterior photos show level walkways and consistent roofline.",
"Appliances: a wall oven is visible; refrigerator and cooktop are not shown and may be missing or tenant-provided.",
"Window egress in bedrooms is adequate based on visible window size in photos; exact sill heights not measured.",
"No evidence of active standing water, active roof collapse, or severe structural sagging was observed in provided images."
],
"overall_score": 67.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "618 Avenue H, Westwego, LA, 70094",
"aggregate": {
"summary": "Overall this 3BR/2BA single-family appears mostly rental-ready with mainly cosmetic and a few verification items. Recent roof and HVAC replacements (per listing) strongly support systems reliability. Primary concerns for an initial HCV inspection: visible ceiling water staining that must be investigated/repaired and no visible smoke/CO detectors in photos (installer must confirm and install as required). Expect minor repairs and documentation (service receipts for roof/HVAC, install/verify detectors, secure loose wiring, verify GFCIs) to reach passable NSPIRE condition — likely rent-ready within 2–4 weeks if the stain is non-active and detectors/GFCIs are corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 71.0,
"rationale": "Interior finishes are generally intact and livable: laminate flooring throughout, functioning fixtures, built-in wall oven visible, cabinets present. The home is described as a 'blank canvas' and photos show mainly cosmetic wear and dated finishes (kitchen and bathrooms). Notable visible defect: brownish ceiling discoloration/staining in the living room area (near ceiling fan/vent) indicating past or possible ongoing water intrusion that will require investigation and likely repair/patching/paint. No exposed subfloors or collapsed ceilings visible. Missing or unshown items (washer/dryer, refrigerator) reduce turnkey readiness moderately but are not safety failures."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Front yard, walkway, and porch appear well maintained; brick exterior looks intact with no visible foundation displacement. Roof slope looks consistent and seller notes roof replaced ~2 years ago. Driveway/walk and yard show normal upkeep, no visible standing water or major site erosion. Fencing neighbor side exists but not fully shown. Overall low exterior risk for inspection failure."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 63.3,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no visible major foundation movement, no standing water). However, smoke detectors/carbon monoxide alarms are not visible in any interior photos (absence noted — inspector will require working smoke detectors in required locations). The ceiling stain suggests potential water intrusion which is a safety/health concern until cleared. Electrical: visible window AC units and a wall‑mounted TV with exposed cords (low-voltage) — not an immediate life-safety electrical hazard but cords should be secured; electrical panel and GFCI protection (kitchen/bath) are not shown. Bedroom windows appear adequate for egress. Entry door appears to be a solid door; deadbolt not clearly visible. Overall there are some NSPIRE checklist uncertainties that could cause initial inspection items (missing detectors, unsecured wiring, verify GFCI)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 76.7,
"rationale": "Listing states roof replaced ~2 years ago and HVAC is ~1 year old; interior photos show central HVAC ceiling diffusers consistent with an operational central system — strong indicators of recent major system work. Plumbing fixtures (sinks, toilets, showers) appear functional in photos; bathrooms show no active leaks. Water heater and electrical panel are not pictured, so their condition is assumed serviceable but unverified. No visible roof sagging or major structural system defects. Given the listing claims and visible ductwork/vents, mechanical systems likely in sound condition but require verification of water heater, panel labeling, and GFCI functionality."
}
],
"red_flags": [
"Ceiling discoloration/stain in living room — possible past or active water intrusion that requires investigation and repair.",
"No visible smoke detectors or carbon monoxide alarms in interior photos — likely immediate fail item if absent.",
"Unsecured/visible low-voltage wiring from wall-mounted TV; cords should be secured and covered.",
"GFCI protection in kitchen and bathrooms not visible in photos — must be verified."
],
"confidence": 0.77,
"assumptions": [
"Seller-provided listing statement about roof (2 years) and HVAC (1 year) is accurate and systems are functioning.",
"Water heater, electrical panel, and GFCI protection are present but not shown in photos; their condition is unknown and assumed serviceable unless inspection finds otherwise.",
"Ceiling staining is from a past leak related to a prior roof or plumbing issue; its severity (active leak vs. stain) is unknown and assumed not to indicate major structural failure unless proven otherwise.",
"No recent rental history is available (rental_history_last_5y.status = 'missing'), so rental history was not used in scoring.",
"Missing appliances (fridge/stackable washer/dryer) are not assumed to be required for passing Section 8 inspection but may affect tenant readiness; photos show a built-in wall oven but not a freestanding range or refrigerator."
],
"score_method": "mean_of_criteria",
"overall_score": 72.8,
"rubric_version": "nspr-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8132026930"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.