Property ID: 8267373684
2424 Park Place Dr, Gretna, LA, 70056
Gretna, LA
Money Down: $40,800
CoC Return: 10.36%
Monthly Cash Flow: $352
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$34,000
Closing Costs
$6,800
Total Down
$40,800
Investment Snapshot
Purchase Price
$170,000
Money Down
$40,800
Cash-on-Cash Return
10.36%
Rent
$1,696
Monthly Cash Flow
$352
Annual Cash Flow
$4,225
Debt Service / Mo
$905
Property Tax / Mo
$149
Insurance / Mo
$121
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$121
Property Tax
$149
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,257
Debt Service
$905
Cash Flow After Debt
$352
Quality Score: 58.50%
Confidence: 90.00%
This 1995 brick single-family home presents as a livable structure with cosmetic deferred maintenance and a few mid-level inspection risks. The interior finishes are dated but largely intact and essential appliances are present. The primary concerns for a Section 8/NSPIRE initial inspection are uncertain/absent smoke/CO detection, evidence of water intrusion at a bathroom skylight (possible roof/skylight leak) and unconfirmed GFCI protection in wet areas. Major structural failures are not visible in photos. Expect moderate repairs and verification of mechanical systems; likely 30–60 days to fully bring to NSPIRE pass condition depending on the results of roof/skylight, detector, and GFCI/electrical checks.
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
$170,000
Beds
3
Baths
2
Living Area
1,550 sqft
Lot Size
6,120 sqft
Year Built
1995
Days on Market
83
Capital Outlay
$40,800
Debt Service
$905
Property Tax / Mo
$149
Insurance / Mo
$121
Property Description
Unlock the potential of this Gretna diamond in the rough! Situated in the desirable Park Place neighborhood, this 1995-built brick home offers a spacious 1,550 sq. ft. floor plan and a large 15*20 primary suite, providing a fantastic canvas for your renovation vision. This property is being sold "As-Is" and is in fair condition, making it the perfect project for an investor or a savvy buyer looking to build instant equity. Please note that the home will not qualify for VA, FHA, or RD financing, so bring your cash or conventional renovation offers. With a 60x102 lot, a covered patio, and a garage plus ample off-street parking, the bones are here-it just needs your expertise to shine again!
Utility Allowances
Heating
$70
Selected 'natural_gas' for heating as property details explicitly state 'Gas: Natural'.
Cooking
$12
Selected 'natural_gas' for cooking as property details explicitly state 'Gas: Natural'.
Water Heating
$24
Selected 'natural_gas' for water heating as property details explicitly state 'Gas: Natural'.
Other Electric
$67
A standard allowance for lighting, fans, and miscellaneous electric appliances is included for a residential unit.
Water
$43
Property details specify 'Water Source: Public', confirming the need for a water allowance.
Sewer
$46
Property details specify 'Sewer: City' and 'Public Sewer', confirming the need for a sewer allowance.
Trash Collection
$25
Trash collection is a standard utility for single-family homes and is included.
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$1,449
DP3 Annual Estimate$1,449
DP1 Monthly Equivalent$121
DP3 Monthly Equivalent$121
Replacement Value$105,900
Basis1,550 sqft / 1995
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Evidence of water intrusion at bathroom skylight/ceiling (possible active leak)
- Smoke/CO detector coverage not clearly demonstrated — potential code failure if missing or improperly located
- GFCI protection in kitchen/bath not confirmed from photos
- Window AC unit while central vents present — potential HVAC reliability or zonal cooling issue
- Listing sold 'As-Is' and not qualifying for FHA/VA/RD financing (indicates undisclosed or material issues that prevented those financing programs)
Assumptions
- Central HVAC is present based on ceiling vents/returns, but the system's operational status is unverified; the window AC unit suggests supplemental cooling or partial HVAC issues.
- Smoke and carbon-monoxide detectors may be missing or insufficiently located because they are not clearly visible in the photos; at least one ceiling-mounted detector is present but coverage unknown.
- Electrical panel, water heater, and plumbing fixtures are assumed intact and functional unless the buyer's inspection or visible signs indicate otherwise; no panel or water heater photos were provided.
- The bathroom ceiling/skylight staining indicates past or active water intrusion; assume at minimum localized leak remediation and potential minor ceiling repair are needed.
- No visible signs of major foundation movement or structural sagging from provided exterior photos; assume foundation is serviceable until a closer inspection indicates otherwise.
- Listing 'As-Is' and lender restrictions (no FHA/VA/RD) suggest there are conditions or documentation/repair issues that prevented certain financing, but specific reasons are not provided.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,733 | $130,300 | $13,030 |
| 2024 | $1,728 | $130,300 | $13,030 |
| 2023 | $1,532 | $117,200 | $11,720 |
| 2022 | $1,493 | $117,200 | $11,720 |
| 2021 | $1,407 | $117,200 | $11,720 |
| 2020 | $1,397 | $117,200 | $11,720 |
| 2019 | $1,433 | $117,200 | $11,720 |
| 2018 | $1,339 | $117,200 | $11,720 |
| 2017 | $1,283 | $117,200 | $11,720 |
| 2016 | $1,257 | $117,200 | $11,720 |
| 2015 | $1,276 | $116,100 | $11,610 |
| 2014 | $1,260 | $116,100 | $11,610 |
| 2013 | $1,218 | $116,100 | $11,610 |
| 2012 | $1,218 | $116,100 | $11,610 |
| 2011 | $1,230 | $117,100 | $11,710 |
| 2010 | $1,199 | $117,100 | $11,710 |
| 2009 | $1,199 | $117,100 | $11,710 |
| 2008 | $1,187 | — | $11,710 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2017-10-31 | Sold | — |
Photo Gallery
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"utility": "Heating",
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{
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{
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{
"note": "A standard allowance for lighting, fans, and miscellaneous electric appliances is included for a residential unit.",
"utility": "Other Electric",
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{
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{
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{
"summary": "This 1995 brick single-family home presents as a livable structure with cosmetic deferred maintenance and a few mid-level inspection risks. The interior finishes are dated but largely intact and essential appliances are present. The primary concerns for a Section 8/NSPIRE initial inspection are uncertain/absent smoke/CO detection, evidence of water intrusion at a bathroom skylight (possible roof/skylight leak) and unconfirmed GFCI protection in wet areas. Major structural failures are not visible in photos. Expect moderate repairs and verification of mechanical systems; likely 30–60 days to fully bring to NSPIRE pass condition depending on the results of roof/skylight, detector, and GFCI/electrical checks.",
"criteria": [
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"key": "condition_repairs",
"label": "Overall Condition & Repairs",
"score": 60.0,
"rationale": "Interior shows generally serviceable finishes (tile floors, working range and refrigerator present, painted cabinets) but clear deferred maintenance and dated finishes throughout. Cosmetic issues include scuffed walls, popcorn ceilings, dated bathroom and vanity, missing/aged trim in places and worn carpet in bedrooms. The property is marketed 'As-Is' and described as a 'diamond in the rough' which supports a moderate required scope of cosmetic and minor repair work. Missing appliances are not an issue here (range and refrigerator visible)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk (NSPIRE)",
"score": 55.0,
"rationale": "No obvious life-threatening hazards in photos (no collapsed ceilings, no visible major electrical hazards or open wiring). However multiple safety/code risks are unclear or potentially noncompliant: smoke/carbon-monoxide detectors are not clearly visible in all required locations; bathroom ceiling shows staining and a skylight with evidence of water intrusion (possible active leak) which is a code/safety concern; GFCI protection at visible kitchen outlet is not confirmed; entry hardware and deadbolt presence not visible. Bedroom windows appear to provide egress. Overall moderate risk due to uncertain/absent visible detectors and water intrusion evidence."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 50.0,
"rationale": "Photos show ceiling HVAC vents and ceiling returns indicating central HVAC, but a window AC unit is installed in a front room suggesting either supplemental cooling or possible partial HVAC issues. Roof shingles visible from front photo appear intact but bathroom skylight and ceiling discoloration suggest possible roof or skylight leak that needs investigation. Water heater, electrical panel, and plumbing risers are not visible. Kitchen appliances present and appear functional, but mechanical systems cannot be fully verified from photos; because of the visible water-stain and mixed cooling evidence, a moderate systems concern score is assigned."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Brick exterior and overall lot look serviceable; driveway and walkways show light-to-moderate cracking but no major settlement or heaving visible in images. Garage doors present and property has covered patio and off-street parking per listing. No visible standing water, major foundation cracks, collapsed elements, or significant vegetation overgrowth. Some staining/soil line at foundation and minor curb/landscaping repairs likely."
}
],
"red_flags": [
"Evidence of water intrusion at bathroom skylight/ceiling (possible active leak)",
"Smoke/CO detector coverage not clearly demonstrated — potential code failure if missing or improperly located",
"GFCI protection in kitchen/bath not confirmed from photos",
"Window AC unit while central vents present — potential HVAC reliability or zonal cooling issue",
"Listing sold 'As-Is' and not qualifying for FHA/VA/RD financing (indicates undisclosed or material issues that prevented those financing programs)"
],
"confidence": 0.6,
"assumptions": [
"Central HVAC is present based on ceiling vents/returns, but the system's operational status is unverified; the window AC unit suggests supplemental cooling or partial HVAC issues.",
"Smoke and carbon-monoxide detectors may be missing or insufficiently located because they are not clearly visible in the photos; at least one ceiling-mounted detector is present but coverage unknown.",
"Electrical panel, water heater, and plumbing fixtures are assumed intact and functional unless the buyer's inspection or visible signs indicate otherwise; no panel or water heater photos were provided.",
"The bathroom ceiling/skylight staining indicates past or active water intrusion; assume at minimum localized leak remediation and potential minor ceiling repair are needed.",
"No visible signs of major foundation movement or structural sagging from provided exterior photos; assume foundation is serviceable until a closer inspection indicates otherwise.",
"Listing 'As-Is' and lender restrictions (no FHA/VA/RD) suggest there are conditions or documentation/repair issues that prevented certain financing, but specific reasons are not provided."
],
"overall_score": 58.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 1995 brick single-family shows solid bones and most major items visible (appliances, central HVAC vents, intact roofline and brick) but has several moderate concerns that could trigger a Section 8/NSPIRE initial inspection failure without targeted fixes. The main issues: ceiling stains around a bathroom skylight (possible roof or flashing leak), unclear presence/placement of required smoke/CO detectors and GFCI protection, and general 'as-is' cosmetic deferred maintenance. With 1–4 targeted repairs (confirm/repair roof/skylight leak, install/verify smoke & CO detectors, add GFCI outlets where required, replace outlet covers, touch-up painting and minor trim repairs), the property is likely to pass an inspection and be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior and exterior show mostly intact finishes but clear deferred maintenance and cosmetic issues. Tile floors are in usable condition, bedrooms have newer-looking carpet, kitchen appliances (range and refrigerator) are present. Visible issues: stained/popcorn ceilings, discolored bathroom ceiling around a skylight (possible prior leak), scuffed/dirty doors and trim, worn vanity and mirror, some trim and window areas with wear and a window AC in a front bay (indicates window penetrations). Listing is 'As-Is' and excluded from FHA/VA which suggests other non-visible defects, but nothing in photos indicates catastrophic finish failure. Missing/loose outlet cover visible in entry (minor). Overall moderate repairs and repainting and minor replacement/clean-up needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risks)",
"score": 55.0,
"rationale": "No obvious life-safety hazards like collapsed ceilings, structural sagging or exposed major wiring were visible. However key NSPIRE features are not clearly documented in photos: smoke/CO detectors are not clearly visible in sleeping area photos (one small ceiling device seen in common area but bedroom coverage not verifiable), GFCI protection at kitchen counters not evident, and the skylight/bath ceiling shows staining that may indicate active or prior leaks (possible water intrusion risk). Entry door hardware (deadbolt) not visible. No visible loose/absent handrails or missing guards. Given lack of visible compliant detectors and possible water intrusion, there is moderate risk of initial inspection failure on life-safety items without targeted fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 60.0,
"rationale": "Photos show ceiling HVAC registers/vents throughout and ceiling return/duct grilles, indicating central HVAC and forced air present. Kitchen appliances (electric range, refrigerator) are in place. Roof field visible from front shows intact shingles and even roofline; however bathroom skylight and ceiling staining suggest prior roof/vent or skylight flashing leak. No water heater, electrical panel, or HVAC exterior condenser photographed, so operability must be verified. No visible plumbing failures or active standing water in photos. Systems appear present but unverified — moderate risk until operational testing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and roofline appear intact from front elevation; driveway and walkway show typical wear but no major displacement. Yard and lot size look adequate; covered patio and garage present per listing/photos. Some staining and minor curb/garden edging wear noted at foundation edge but no visible foundation cracking or major slope. Window with AC in front bay suggests a penetration that should be sealed properly. Overall exterior is in decent condition with relatively low visible risk."
}
],
"red_flags": [
"Evidence of ceiling staining around bathroom/skylight — potential active or prior roof/skylight leak (active leak risk).",
"No clearly visible smoke detectors in sleeping area(s) or clearly located hallway detectors — risk of NSPIRE failure for smoke alarm placement.",
"No visible GFCI-protected outlet at kitchen counters in photos — potential code failure.",
"Window air conditioner and apparent window penetration in front bay window — may indicate poor sealing and water intrusion risk."
],
"confidence": 0.6,
"assumptions": [
"Central HVAC/forced-air system is present and vents seen in photos indicate a functioning central system unless proven otherwise.",
"Kitchen range and refrigerator shown in photos are included and in working order unless noted in inspection.",
"No major structural issues (foundation movement, sagging beams, collapsed ceilings) exist beyond what is visible in photos; photos show no obvious structural failure.",
"Electrical panel, water heater and exterior HVAC condenser exist but were not photographed; their condition is unknown.",
"No active standing water or major mold growth beyond localized ceiling staining was present at time of photos."
],
"overall_score": 61.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "Overall this 1995 brick single-family home has good bones and is in fair/cosmetic condition but presents several moderate inspection risks that likely require 2–6 weeks to address before a confident NSPIRE/Section 8 pass. Primary concerns are water-staining at a bathroom skylight (possible leak), unverified GFCI protection in kitchen/bath, and unclear placement/function of smoke/CO detectors. Major structural hazards are not visible in photos, but systems (HVAC, water heater, electrical panel) need on-site verification.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior and exterior show fair condition with mostly cosmetic wear: scuffed paint, older fixtures, popcorn ceilings, some worn carpet and tile. Kitchen and major appliances (range and refrigerator) are present which reduces penalty. Listing 'As-Is' and statement that it won't qualify for FHA/VA suggests deferred maintenance but photos show intact finishes and usable surfaces. Missing minor items (outlet covers, cabinet touch-ups, paint) are easy repairs. Overall moderate rehab/refresh needed but no widespread visible demolition required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 50.0,
"rationale": "No obvious life-threatening hazards in photos (no collapsed ceilings, visible exposed live wiring, or large foundation cracks). However there are concerns: water staining around bathroom skylight/ceiling (possible leak), GFCI protection near kitchen sink is not visible and likely absent (older outlets shown), smoke/carbon monoxide detector presence is unconfirmed in bedrooms (a detector is visible in one common area but locations required by NSPIRE are unclear), and a window-mounted A/C unit is installed in a front window which may affect egress depending on bedroom assignments. These issues present moderate NSPIRE inspection risk until verified and corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 55.0,
"rationale": "Central HVAC registers and supply vents are visible indicating a central system likely exists; no visible fuel-fired appliances or water heater shown in photos. Kitchen appliances (electric range, refrigerator) are present. Roof appears intact from front elevation with no obvious large sagging, but the bathroom skylight ceiling staining suggests prior or ongoing water intrusion that could be roof or plumbing related. Electrical panel and water heater condition could not be inspected in photos. Overall moderate risk: systems likely present but need verification and possible minor repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Brick exterior and covered patio/garage are intact in photos. Yard is maintained; driveway and walkways show typical wear but appear serviceable. No obvious standing water, large settlement, or heavy exterior damage visible. Minor staining/vegetation at foundation edge and some concrete discoloration noted, but nothing signifying structural failure from provided images."
}
],
"red_flags": [
"Possible active or recent water intrusion at bathroom skylight/ceiling (staining visible) — risk of ongoing leaks or mold if unresolved.",
"No visible GFCI outlet at kitchen sink area — likely requires upgrade to meet current safety expectations.",
"Smoke and carbon monoxide detector coverage not confirmed in all required locations (bedrooms and hallways) — may fail NSPIRE if missing or nonfunctional."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present as indicated by visible vents and registers; actual operational status unknown.",
"Water heater, electrical panel, and service disconnects exist in the property but were not visible in photos.",
"Kitchen has a working electric range and refrigerator as shown; no gas appliances are evident.",
"No obvious foundation movement or structural sagging exists beyond what is visible in photos.",
"Smoke and carbon monoxide detectors may be present in some locations but their compliance (placement, battery/power) is unverified from photos.",
"The bathroom skylight staining indicates prior water intrusion; severity (active vs. repaired) is unknown and assumed unresolved until inspected.",
"Rental history for last 5 years is missing and therefore excluded from scoring."
],
"overall_score": 56.0,
"rubric_version": "2026-03_NSPIRE_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2424 Park Place Dr, Gretna, LA, 70056",
"aggregate": {
"summary": "This 1995 brick single-family home presents as a livable structure with cosmetic deferred maintenance and a few mid-level inspection risks. The interior finishes are dated but largely intact and essential appliances are present. The primary concerns for a Section 8/NSPIRE initial inspection are uncertain/absent smoke/CO detection, evidence of water intrusion at a bathroom skylight (possible roof/skylight leak) and unconfirmed GFCI protection in wet areas. Major structural failures are not visible in photos. Expect moderate repairs and verification of mechanical systems; likely 30–60 days to fully bring to NSPIRE pass condition depending on the results of roof/skylight, detector, and GFCI/electrical checks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Overall Condition & Repairs",
"score": 58.3,
"rationale": "Interior shows generally serviceable finishes (tile floors, working range and refrigerator present, painted cabinets) but clear deferred maintenance and dated finishes throughout. Cosmetic issues include scuffed walls, popcorn ceilings, dated bathroom and vanity, missing/aged trim in places and worn carpet in bedrooms. The property is marketed 'As-Is' and described as a 'diamond in the rough' which supports a moderate required scope of cosmetic and minor repair work. Missing appliances are not an issue here (range and refrigerator visible)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Brick exterior and overall lot look serviceable; driveway and walkways show light-to-moderate cracking but no major settlement or heaving visible in images. Garage doors present and property has covered patio and off-street parking per listing. No visible standing water, major foundation cracks, collapsed elements, or significant vegetation overgrowth. Some staining/soil line at foundation and minor curb/landscaping repairs likely."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk (NSPIRE)",
"score": 53.3,
"rationale": "No obvious life-threatening hazards in photos (no collapsed ceilings, no visible major electrical hazards or open wiring). However multiple safety/code risks are unclear or potentially noncompliant: smoke/carbon-monoxide detectors are not clearly visible in all required locations; bathroom ceiling shows staining and a skylight with evidence of water intrusion (possible active leak) which is a code/safety concern; GFCI protection at visible kitchen outlet is not confirmed; entry hardware and deadbolt presence not visible. Bedroom windows appear to provide egress. Overall moderate risk due to uncertain/absent visible detectors and water intrusion evidence."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 55.0,
"rationale": "Photos show ceiling HVAC vents and ceiling returns indicating central HVAC, but a window AC unit is installed in a front room suggesting either supplemental cooling or possible partial HVAC issues. Roof shingles visible from front photo appear intact but bathroom skylight and ceiling discoloration suggest possible roof or skylight leak that needs investigation. Water heater, electrical panel, and plumbing risers are not visible. Kitchen appliances present and appear functional, but mechanical systems cannot be fully verified from photos; because of the visible water-stain and mixed cooling evidence, a moderate systems concern score is assigned."
}
],
"red_flags": [
"Evidence of water intrusion at bathroom skylight/ceiling (possible active leak)",
"Smoke/CO detector coverage not clearly demonstrated — potential code failure if missing or improperly located",
"GFCI protection in kitchen/bath not confirmed from photos",
"Window AC unit while central vents present — potential HVAC reliability or zonal cooling issue",
"Listing sold 'As-Is' and not qualifying for FHA/VA/RD financing (indicates undisclosed or material issues that prevented those financing programs)"
],
"confidence": 0.9,
"assumptions": [
"Central HVAC is present based on ceiling vents/returns, but the system's operational status is unverified; the window AC unit suggests supplemental cooling or partial HVAC issues.",
"Smoke and carbon-monoxide detectors may be missing or insufficiently located because they are not clearly visible in the photos; at least one ceiling-mounted detector is present but coverage unknown.",
"Electrical panel, water heater, and plumbing fixtures are assumed intact and functional unless the buyer's inspection or visible signs indicate otherwise; no panel or water heater photos were provided.",
"The bathroom ceiling/skylight staining indicates past or active water intrusion; assume at minimum localized leak remediation and potential minor ceiling repair are needed.",
"No visible signs of major foundation movement or structural sagging from provided exterior photos; assume foundation is serviceable until a closer inspection indicates otherwise.",
"Listing 'As-Is' and lender restrictions (no FHA/VA/RD) suggest there are conditions or documentation/repair issues that prevented certain financing, but specific reasons are not provided."
],
"score_method": "mean_of_criteria",
"overall_score": 58.5,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8267373684"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.