Property ID: 8256161007
644 10th St, Westwego, LA, 70094
Westwego, LA
Money Down: $31,200
CoC Return: 23.60%
Monthly Cash Flow: $614
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$26,000
Closing Costs
$5,200
Total Down
$31,200
Investment Snapshot
Purchase Price
$130,000
Money Down
$31,200
Cash-on-Cash Return
23.60%
Rent
$1,696
Monthly Cash Flow
$614
Annual Cash Flow
$7,363
Debt Service / Mo
$692
Property Tax / Mo
$138
Insurance / Mo
$83
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$83
Property Tax
$138
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,305
Debt Service
$692
Cash Flow After Debt
$614
Quality Score: 79.60%
Confidence: 95.00%
Overall the property appears largely turnkey for Section 8/NSPIRE inspection. Interior finishes and appliances are updated; exterior and yard are well maintained. Primary inspection risks are documentation/verification items and some life-safety devices that are not clearly visible in photos (CO alarm and GFCI outlets). Major structural, roofing, or moisture issues are not evident in the images provided. With verification/installation of required detectors and switching any non-GFCI outlets where required, the home would likely pass an initial HCV inspection within 1–2 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
$130,000
Beds
3
Baths
2
Living Area
1,066 sqft
Lot Size
7,227 sqft
Year Built
1978
Days on Market
39
Capital Outlay
$31,200
Debt Service
$692
Property Tax / Mo
$138
Insurance / Mo
$83
Property Description
This charming home is located in the heart of Westwego, offering both comfort and convenience in a prime location. Featuring three bedrooms and two bathrooms, great for a first-time homebuyer or an investor looking to expand their portfolio. The spacious living room, with its beautiful archways, flows seamlessly into the well-equipped kitchen, great for everyday meals and gatherings. The kitchen boasts stainless steel appliances, a gas stove, white shaker cabinetry, crown molding, double-paned windows, a large fenced backyard, covered two-car carport, and much more! Short Sale already approved. Some photos digitally staged to show potential. Call today for more information or to schedule your private tour!
Utility Allowances
Heating
$70
The property is specified as having Central heating with Natural Gas as the fuel source.
Cooking
$12
The property listing specifies a 'gas stove' and 'Gas: Natural'.
Water Heating
$24
Natural gas is available and is the most likely fuel for water heating, consistent with other gas appliances at the property.
Other Electric
$67
Standard allowance for lights, outlets, and miscellaneous appliances for a 3-bedroom home.
Water
$43
The property is connected to a public water source.
Sewer
$46
The property is connected to the city sewer system.
Trash Collection
$25
Trash collection is a standard, assumed 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$997
DP3 Annual Estimate$997
DP1 Monthly Equivalent$83
DP3 Monthly Equivalent$83
Replacement Value$87,800
Basis1,066 sqft / 1978
Nearby Houses
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1001 Magnolia Dr
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1 bd / 1 ba · 750 sqft
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1151 Avenue D
off_market · 0.18 mi
Price: $160,000
2 bd / 2 ba · 1,327 sqft
Latest sale: — on Jul 31, 2020
Latest rent: $1,400 on Dec 02, 2025
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1044 Avenue D
for_sale · 0.20 mi
Price: $145,000
2 bd / 1 ba · 720 sqft
Latest sale: —
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1044 Avenue D Ave Unit 1/2
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Price: $675
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900 Avenue H Apt D
off_market · 0.22 mi
Price: $1,400
2 bd / 2 ba · 1,000 sqft
Latest sale: —
Latest rent: $1,400 on Aug 10, 2025
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1133 Avenue C
for_sale · 0.22 mi
Price: $215,000
3 bd / 2 ba · 1,421 sqft
Latest sale: —
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871 Avenue G None
off_market · 0.24 mi
Price: $1,500
3 bd / 1 ba · 1,100 sqft
Latest sale: —
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826 Avenue H Ave
sold · 0.29 mi
Price: $219,900
4 bd / 3 ba · 2,246 sqft
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1101 Magnolia Dr Apt C
off_market · 0.30 mi
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Latest sale: —
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- The visible ceiling vents indicate a functioning central HVAC system; actual operation and service history not shown.
- Water heater, electrical panel, and main plumbing lines are present and operational though not pictured.
- Smoke alarm is likely present in at least the living area (a round device is visible), but CO alarm locations and adequacy in bedrooms/hallways are not confirmed.
- GFCI protection in kitchen and bathrooms is not clearly visible; assume it may not meet NSPIRE requirements until verified.
- Bedroom windows provide required egress (windows appear standard size) but dimensions were not measured in photos.
- No active roof leaks or structural failures are present based on exterior/interior photos; interior photos show no stains or sagging.
- Property was built in 1978; assume lead-based paint disclosure/requirements apply and visual paint condition is acceptable (no peeling visible).
- Some listing photos are digitally staged which may conceal small cosmetic defects.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,606 | $138,700 | $13,870 |
| 2024 | $1,609 | $138,700 | $13,870 |
| 2023 | $1,648 | $138,700 | $13,870 |
| 2022 | $1,648 | $138,700 | $13,870 |
| 2021 | $1,550 | $138,700 | $13,870 |
| 2020 | $963 | $86,800 | $8,680 |
| 2019 | $922 | $86,800 | $8,680 |
| 2018 | $849 | $86,800 | $8,680 |
| 2017 | $1,375 | $147,700 | $14,770 |
| 2016 | $1,375 | $147,700 | $14,770 |
| 2015 | $1,398 | $147,700 | $14,770 |
| 2014 | $577 | $65,300 | $6,530 |
| 2013 | $577 | $65,300 | $6,530 |
| 2012 | $156 | $65,300 | $6,530 |
| 2011 | $158 | $65,300 | $6,530 |
| 2010 | $408 | $65,300 | $6,530 |
| 2009 | $566 | $65,300 | $6,530 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-01 | Listed | $130,000 |
| 2025-12-02 | Listing removed | $0 |
| 2025-10-30 | Price Changed | $130,000 |
| 2025-09-24 | Price Changed | $135,000 |
| 2025-08-15 | Price Changed | $130,000 |
| 2025-06-20 | Price Changed | $140,000 |
| 2025-04-09 | Price Changed | $145,000 |
| 2025-03-25 | Price Changed | $148,000 |
| 2025-03-06 | Price Changed | $150,000 |
| 2025-01-29 | Price Changed | $152,000 |
| 2025-01-04 | Listed | $160,000 |
| 2020-07-28 | Sold | $0 |
| 2020-07-24 | Listing removed | $140,000 |
| 2020-05-22 | Listed | $140,000 |
| 2017-11-20 | Sold | $0 |
| 2017-10-31 | Sold | $0 |
| 2017-10-08 | Listing removed | $37,000 |
| 2017-10-02 | Relisted | $37,000 |
| 2017-09-13 | Listing removed | $37,000 |
| 2017-09-07 | Listed | $37,000 |
Photo Gallery
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"last_status_change_date": "2025-12-02T02:07:58Z"
},
"event_name": "Price Changed",
"price_sqft": 138.83677298311446,
"source_name": "NewOrleans",
"price_change": -2000,
"days_after_listed": null,
"source_listing_id": "2480822",
"price_change_percentage": null
},
{
"date": "2025-03-06",
"price": 150000,
"listing": {
"status": "off_market",
"list_date": "2025-01-04T18:32:31Z",
"list_price": 130000,
"listing_id": "2976874427",
"last_update_date": "2025-10-30T13:14:48Z",
"last_status_change_date": "2025-12-02T02:07:58Z"
},
"event_name": "Price Changed",
"price_sqft": 140.71294559099437,
"source_name": "NewOrleans",
"price_change": -2000,
"days_after_listed": null,
"source_listing_id": "2480822",
"price_change_percentage": null
},
{
"date": "2025-01-29",
"price": 152000,
"listing": {
"status": "off_market",
"list_date": "2025-01-04T18:32:31Z",
"list_price": 130000,
"listing_id": "2976874427",
"last_update_date": "2025-10-30T13:14:48Z",
"last_status_change_date": "2025-12-02T02:07:58Z"
},
"event_name": "Price Changed",
"price_sqft": 142.5891181988743,
"source_name": "NewOrleans",
"price_change": -8000,
"days_after_listed": null,
"source_listing_id": "2480822",
"price_change_percentage": null
},
{
"date": "2025-01-04",
"price": 160000,
"listing": {
"status": "off_market",
"list_date": "2025-01-04T18:32:31Z",
"list_price": 130000,
"listing_id": "2976874427",
"last_update_date": "2025-10-30T13:14:48Z",
"last_status_change_date": "2025-12-02T02:07:58Z"
},
"event_name": "Listed",
"price_sqft": 150.093808630394,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2480822",
"price_change_percentage": null
},
{
"date": "2020-07-28",
"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": "2020-07-24",
"price": 140000,
"listing": {
"status": "off_market",
"list_date": "2020-05-22T21:39:44Z",
"list_price": 140000,
"listing_id": "2916518271",
"last_update_date": "2020-07-29T11:51:35Z",
"last_status_change_date": "2020-07-29T17:21:30Z"
},
"event_name": "Listing removed",
"price_sqft": 131.33208255159474,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "63 days",
"source_listing_id": "2253344",
"price_change_percentage": null
},
{
"date": "2020-05-22",
"price": 140000,
"listing": {
"status": "off_market",
"list_date": "2020-05-22T21:39:44Z",
"list_price": 140000,
"listing_id": "2916518271",
"last_update_date": "2020-07-29T11:51:35Z",
"last_status_change_date": "2020-07-29T17:21:30Z"
},
"event_name": "Listed",
"price_sqft": 131.33208255159474,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2253344",
"price_change_percentage": null
},
{
"date": "2017-11-20",
"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": "2017-10-31",
"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": "2017-10-08",
"price": 37000,
"listing": {
"status": "off_market",
"list_date": "2017-09-06T07:00:00Z",
"list_price": 37000,
"listing_id": "625163935",
"last_update_date": "2017-11-25T02:13:43Z",
"last_status_change_date": "2017-11-17T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 33.63636363636363,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2122537",
"price_change_percentage": null
},
{
"date": "2017-10-02",
"price": 37000,
"listing": {
"status": "off_market",
"list_date": "2017-09-06T07:00:00Z",
"list_price": 37000,
"listing_id": "625163935",
"last_update_date": "2017-11-25T02:13:43Z",
"last_status_change_date": "2017-11-17T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": 33.63636363636363,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2122537",
"price_change_percentage": null
},
{
"date": "2017-09-13",
"price": 37000,
"listing": {
"status": "off_market",
"list_date": "2017-09-06T07:00:00Z",
"list_price": 37000,
"listing_id": "625163935",
"last_update_date": "2017-11-25T02:13:43Z",
"last_status_change_date": "2017-11-17T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 33.63636363636363,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": "6 days",
"source_listing_id": "2122537",
"price_change_percentage": null
},
{
"date": "2017-09-07",
"price": 37000,
"listing": {
"status": "off_market",
"list_date": "2017-09-06T07:00:00Z",
"list_price": 37000,
"listing_id": "625163935",
"last_update_date": "2017-11-25T02:13:43Z",
"last_status_change_date": "2017-11-17T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 33.63636363636363,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2122537",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8256161007",
"generated_at": "2026-03-27T02:51:08.751028Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 79.6
},
"utility_allowance": {
"zip_code": "70094",
"home_photo": "https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m322320461s-w1280.jpg",
"rent_price": 1696.0,
"loan_amount": 104000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/644-10th-St_Westwego_LA_70094_M82561-61007",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 130000.0,
"loan_term_years": 30,
"annual_cash_flow": 15665.62,
"mortgage_monthly": 691.91,
"payment_standard": 1983.0,
"total_amount_out": 26000.0,
"additional_photos": [
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m3901978854s-w1280.jpg",
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m1346748560s-w1280.jpg",
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m2939052478s-w1280.jpg",
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m75165810s-w1280.jpg",
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m844604747s-w1280.jpg",
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m2430552355s-w1280.jpg",
"https://ap.rdcpix.com/91b87344bbda308a0723b1eae702fdcal-m670256746s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 83.08,
"monthly_cash_flow": 1305.47,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "The property is specified as having Central heating with Natural Gas as the fuel source.",
"utility": "Heating",
"allowance": 70
},
{
"note": "The property listing specifies a 'gas stove' and 'Gas: Natural'.",
"utility": "Cooking",
"allowance": 12
},
{
"note": "Natural gas is available and is the most likely fuel for water heating, consistent with other gas appliances at the property.",
"utility": "Water Heating",
"allowance": 24
},
{
"note": "Standard allowance for lights, outlets, and miscellaneous appliances for a 3-bedroom home.",
"utility": "Other Electric",
"allowance": 67
},
{
"note": "The property is connected to a public water source.",
"utility": "Water",
"allowance": 43
},
{
"note": "The property is connected to the city sewer system.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "Trash collection is a standard, assumed municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.6,
"down_payment_amount": 26000.0,
"property_tax_annual": 1654.18,
"property_tax_monthly": 137.85,
"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": 7362.64,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": 613.55,
"cash_on_cash_return_after_debt": 0.28
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears largely turnkey for Section 8/NSPIRE inspection. Interior finishes and appliances are updated; exterior and yard are well maintained. Primary inspection risks are documentation/verification items and some life-safety devices that are not clearly visible in photos (CO alarm and GFCI outlets). Major structural, roofing, or moisture issues are not evident in the images provided. With verification/installation of required detectors and switching any non-GFCI outlets where required, the home would likely pass an initial HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior photos show recent cosmetic renovation: new-looking vinyl plank flooring, fresh paint, updated kitchen cabinets and countertops, stainless-steel appliances (range, microwave, refrigerator visible), and updated bathroom fixtures. No visible floor or wall damage, peeling paint, or major cosmetic defects. Some photos are digitally staged per listing which may hide small blemishes. Missing/unclear items: no photos of laundry area or oven/range hookup beyond pictured stove; but presence of appliances reduces penalty. Overall only minor cosmetic/finish items expected."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, intact wall and ceiling finishes, and windows appear operable (double-pane noted in listing). Ceiling vents visible suggesting central HVAC (vents intact). A round device that may be a smoke detector is visible in living area but smoke/CO detector locations are not clearly shown in bedrooms/hallways and no CO alarm is visible — because a gas stove is present, a CO alarm is required by many local jurisdictions/NSPIRE guidance. GFCI outlets in kitchen/bath are not clearly identified in photos. Entry door hardware and deadbolt are not shown. No visible mold, active leaks, sagging ceilings, or major trip hazards. Because detectors and GFCI status are unverified, deducting for inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 75.0,
"rationale": "Visible evidence of central HVAC (ceiling vents) and a modern gas range; kitchen plumbing and fixtures appear functional, and bathrooms appear renovated. Roof shows no visible sag or missing shingles from front-facing photo and siding appears in good condition. Water heater, electrical panel, and HVAC mechanical equipment are not shown — their presence and serviceability must be verified. No visible signs of active water intrusion or major drainage problems in photos."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site",
"score": 88.0,
"rationale": "Exterior photos show an intact roofline, vinyl siding in good condition, a covered two-car carport on a concrete pad, chain-link fencing, and a large fenced backyard with level grading and a storage shed. Driveway and walkways appear sound and free of trip hazards. No standing water, major foundation exposure, or visible exterior structural damage observed. Mature trees present but no visible root/sink issues in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"The visible ceiling vents indicate a functioning central HVAC system; actual operation and service history not shown.",
"Water heater, electrical panel, and main plumbing lines are present and operational though not pictured.",
"Smoke alarm is likely present in at least the living area (a round device is visible), but CO alarm locations and adequacy in bedrooms/hallways are not confirmed.",
"GFCI protection in kitchen and bathrooms is not clearly visible; assume it may not meet NSPIRE requirements until verified.",
"Bedroom windows provide required egress (windows appear standard size) but dimensions were not measured in photos.",
"No active roof leaks or structural failures are present based on exterior/interior photos; interior photos show no stains or sagging.",
"Property was built in 1978; assume lead-based paint disclosure/requirements apply and visual paint condition is acceptable (no peeling visible).",
"Some listing photos are digitally staged which may conceal small cosmetic defects."
],
"overall_score": 81.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This single-story 3-bed/2-bath home appears largely renovated and presents low-to-moderate inspection risk. Cosmetic and finish conditions look good and the exterior/site is strong. Primary outstanding verification items before an HCV/NSPIRE pass are documentation of functioning smoke and CO detectors, GFCI protection in kitchen/baths, presence/operation of HVAC and water heater, and a secure deadbolt on the entry door. With verification and minor fixes (install/replace detectors, add GFCIs or deadbolt if missing), this property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently updated cosmetic finish: new-looking vinyl plank flooring, fresh paint, updated kitchens and bathrooms, intact drywall and trim, and no visible floor or ceiling damage. Stainless appliances (gas range, refrigerator, microwave) visible; missing-appliance risk is low. Minor items likely: verify operation of appliances, touch-up paint where digitally staged, and ensure cabinet/fixture fastenings. These are low-cost, quick fixes and not inspection-fails by themselves."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risk",
"score": 75.0,
"rationale": "No obvious life-threatening hazards in photos: ceilings intact, stairs/handrails not visible (property is single-story), no visible exposed wiring, no standing water, and window egress appears acceptable in bedrooms. A ceiling-mounted round device visible in living room suggests at least one smoke detector, but CO alarms are not shown. GFCI protection in kitchen/bath not visible in photos. Front entry has a keyed knob; a deadbolt is not visible and should be confirmed. Recommendation: verify presence/operation/location of smoke detectors (all levels and sleeping areas), CO alarm per local code, GFCI outlets for kitchen/bath, operative hot water and plumbing, and a secure deadbolt lock. These are moderate NSPIRE risks but likely fixable quickly."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Photos show supply/return vent grilles in ceilings suggesting central HVAC was installed; kitchen appliances and plumbing fixtures appear new/recent. Roof appears intact with no visible sag or active leaks from exterior photo. However critical components are not shown: electrical panel, water heater, furnace/AC equipment, and functional verification (heating/cooling, hot water, water pressure) are unknown. Given the renovated appearance, assume systems were updated but need on-site verification. Because these are unconfirmed but not obviously failed, score reflects moderate risk pending verification."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 90.0,
"rationale": "Exterior images show clean siding, a sound-looking roofline, new-looking concrete driveway/carport, a full perimeter fence and large, well-maintained backyard with a shed. No visible foundation settlement, severe erosion, standing water, or exterior deterioration. Carport posts and fence look secure. Overall exterior/site condition is strong with low expected inspection risk."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"At least one smoke detector exists (living room ceiling shows a small round device that appears to be a detector).",
"Central HVAC is installed and operable (vent/grille visible in interior photos), but functional status is unconfirmed.",
"Water heater and electrical panel are present and function, though they are not shown in photos and must be verified on-site.",
"No active roof leaks or concealed structural damage are present; roof appears in good exterior condition.",
"Windows shown are double-paned and bedroom windows provide required egress per listing; exact measurements not verified.",
"No peeling lead-based paint or visible mold; interior surfaces appear freshly painted and in good condition.",
"Some listing photos were digitally staged; actual furniture/appliance placement may differ."
],
"overall_score": 80.0,
"rubric_version": "nsPIRE-2024-analyst-v1"
},
{
"summary": "This single-family property appears largely turnkey for Section 8 tenancy with recent interior updates, functioning kitchen appliances (gas range and refrigerator), intact exterior, and central HVAC vents visible. Primary inspection risks that likely require quick remediation are verification/installation of smoke and carbon monoxide alarms, confirmation of GFCI protection in kitchen/bath, and routine operational checks of HVAC, hot water, and electrical panel. No visible structural or life‑safety failures were observed; estimated time to pass initial HCV/NSPIRE inspection is under 30 days with those minor items addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Overall Condition & Repair Needs",
"score": 85.0,
"rationale": "Interior photos show recently updated finishes (LVP flooring, painted walls, new-looking cabinets and counters). Kitchen appliances (stainless fridge, gas stove, microwave) are present and appear serviceable. Bathrooms show new-ish fixtures and tile. No visible major cosmetic deterioration, water stains, or collapsed surfaces. Some photos are digitally staged which can mask minor wear. Overall only minor cosmetic touch-ups or fixture checks expected prior to move-in."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible: no exposed wiring, no collapsed ceilings, no standing water, and bedroom windows appear operable for egress. A round ceiling device visible in living room likely a smoke detector, but smoke and carbon monoxide detectors are not clearly shown throughout the unit. GFCI protection on kitchen/bath outlets is not visible in photos. Entry door hardware (deadbolt) and electrical panel are not shown. Presence of a gas stove increases requirement for a CO alarm. Expect a short punch list (install/verify smoke & CO alarms, confirm GFCI, verify deadbolts) but no major safety failures evident from photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Ceiling vents visible indicate central HVAC (presence likely), and no visible signs of HVAC distress. Roof appears intact with no visible sagging or active leaks. Plumbing fixtures (sinks, toilets, shower/tub) are present and look functional; water heater not pictured. Electrical panel not shown—no visible exposed wires or obvious electrical hazards in photos. Mechanical systems likely functional but require operational verification (HVAC run-test, hot water, electrical panel inspection)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior presents well: vinyl siding in good condition, intact fenced yard, new-looking concrete driveway and covered two-car carport, and an outbuilding/shed. No visible foundation cracking, major grading/backyard drainage issues, or pest infestation signs. Yard appears safe and secure with privacy fence; minor landscaping maintenance only."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Photos are representative of the current condition; listing notes some photos are digitally staged which may mask minor wear.",
"Central HVAC is present and connected (inferred from ceiling vents), but operational status has not been verified.",
"Gas stove is operational and connected; because a gas appliance is present a carbon monoxide alarm is required by most jurisdictions and NSPIRE guidance.",
"Smoke/CO detectors, deadbolt on entry door, water heater, and electrical panel are not clearly visible in provided photos and may need installation/verification.",
"Bathroom and kitchen outlets may require GFCI protection; absence of visible GFCI receptacles in photos assumed unresolved until verified.",
"Bedroom windows provide egress based on visible size and placement, but exact dimensions and compliance not measured from photos.",
"No recent rental events in the past 5 years (rental history missing) so rental_history_activity was excluded from scoring."
],
"overall_score": 79.0,
"rubric_version": "nspl-hud-2024-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "644 10th St, Westwego, LA, 70094",
"aggregate": {
"summary": "Overall the property appears largely turnkey for Section 8/NSPIRE inspection. Interior finishes and appliances are updated; exterior and yard are well maintained. Primary inspection risks are documentation/verification items and some life-safety devices that are not clearly visible in photos (CO alarm and GFCI outlets). Major structural, roofing, or moisture issues are not evident in the images provided. With verification/installation of required detectors and switching any non-GFCI outlets where required, the home would likely pass an initial HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior photos show recent cosmetic renovation: new-looking vinyl plank flooring, fresh paint, updated kitchen cabinets and countertops, stainless-steel appliances (range, microwave, refrigerator visible), and updated bathroom fixtures. No visible floor or wall damage, peeling paint, or major cosmetic defects. Some photos are digitally staged per listing which may hide small blemishes. Missing/unclear items: no photos of laundry area or oven/range hookup beyond pictured stove; but presence of appliances reduces penalty. Overall only minor cosmetic/finish items expected."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site",
"score": 87.7,
"rationale": "Exterior photos show an intact roofline, vinyl siding in good condition, a covered two-car carport on a concrete pad, chain-link fencing, and a large fenced backyard with level grading and a storage shed. Driveway and walkways appear sound and free of trip hazards. No standing water, major foundation exposure, or visible exterior structural damage observed. Mature trees present but no visible root/sink issues in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 73.3,
"rationale": "No visible exposed wiring, intact wall and ceiling finishes, and windows appear operable (double-pane noted in listing). Ceiling vents visible suggesting central HVAC (vents intact). A round device that may be a smoke detector is visible in living area but smoke/CO detector locations are not clearly shown in bedrooms/hallways and no CO alarm is visible — because a gas stove is present, a CO alarm is required by many local jurisdictions/NSPIRE guidance. GFCI outlets in kitchen/bath are not clearly identified in photos. Entry door hardware and deadbolt are not shown. No visible mold, active leaks, sagging ceilings, or major trip hazards. Because detectors and GFCI status are unverified, deducting for inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 73.3,
"rationale": "Visible evidence of central HVAC (ceiling vents) and a modern gas range; kitchen plumbing and fixtures appear functional, and bathrooms appear renovated. Roof shows no visible sag or missing shingles from front-facing photo and siding appears in good condition. Water heater, electrical panel, and HVAC mechanical equipment are not shown — their presence and serviceability must be verified. No visible signs of active water intrusion or major drainage problems in photos."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"The visible ceiling vents indicate a functioning central HVAC system; actual operation and service history not shown.",
"Water heater, electrical panel, and main plumbing lines are present and operational though not pictured.",
"Smoke alarm is likely present in at least the living area (a round device is visible), but CO alarm locations and adequacy in bedrooms/hallways are not confirmed.",
"GFCI protection in kitchen and bathrooms is not clearly visible; assume it may not meet NSPIRE requirements until verified.",
"Bedroom windows provide required egress (windows appear standard size) but dimensions were not measured in photos.",
"No active roof leaks or structural failures are present based on exterior/interior photos; interior photos show no stains or sagging.",
"Property was built in 1978; assume lead-based paint disclosure/requirements apply and visual paint condition is acceptable (no peeling visible).",
"Some listing photos are digitally staged which may conceal small cosmetic defects."
],
"score_method": "mean_of_criteria",
"overall_score": 79.6,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8256161007"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.