Property ID: 8386447573
225 Citrus Rd, River Ridge, LA, 70123
River Ridge, LA
Money Down: $48,000
CoC Return: -3.47%
Monthly Cash Flow: $-139
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$40,000
Closing Costs
$8,000
Total Down
$48,000
Investment Snapshot
Purchase Price
$200,000
Money Down
$48,000
Cash-on-Cash Return
-3.47%
Rent
$1,303
Monthly Cash Flow
$-139
Annual Cash Flow
$-1,667
Debt Service / Mo
$1,064
Property Tax / Mo
$167
Insurance / Mo
$80
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,303
Payment Standard
$1,552
Rent
$1,303
Insurance
$80
Property Tax
$167
Management
$130
Utilities Allowance
$249
NOI (Monthly)
$926
Debt Service
$1,064
Cash Flow After Debt
$-139
Quality Score: 75.80%
Confidence: 93.00%
Overall the house appears like a solid candidate for Section 8 tenancy with mostly cosmetic or age-related items to address. Roof and HVAC are recent per listing and visual inspection shows intact ceilings, functional plumbing fixtures and present major kitchen appliances. Primary inspection risks are missing/undemonstrated required safety devices (smoke and CO detectors), unknown GFCI protection at wet locations, and uninspected electrical panel/water heater. No visible structural, roof, or moisture emergencies were observed. Expected time to pass an initial HCV/NSPIRE inspection: likely within 1–4 weeks if smoke/CO detectors are installed/verified and any GFCI issues remediated; allow longer if electrical panel or water heater need service.
Section 8 Payment Standard
$1,552
Utility Allowance Total
$249
Guaranteed Section 8 Rent (PS - Utilities)
$1,303
Property Management
$130
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$200,000
Beds
2
Baths
1
Living Area
1,023 sqft
Lot Size
6,138 sqft
Year Built
1955
Days on Market
204
Capital Outlay
$48,000
Debt Service
$1,064
Property Tax / Mo
$167
Insurance / Mo
$80
Property Description
Discover a brick home in the heart of River Ridge that's full of potential and ready for some love. This property is great as an income-producing rental or as a tear-down to build your dream home. The interior features a functional kitchen with a pantry and original built-in closets and dressers that add charm and practicality to the bedrooms. Recent updates include a roof and HVAC system, both replaced just five years ago. Outside, double gates provide rear yard access, and a spacious double driveway ensures plenty of parking. The backyard offers plenty of space for entertaining, gardening, or future expansion. Located on Citrus, this home enjoys a prime River Ridge location just minutes from shopping, dining, schools, and recreation, with easy access to Jefferson Highway, Clearview Parkway, and the Earhart Expressway. Make an offer today! Located on Citrus, this home is just minutes from shopping, dining, schools, and recreation, with quick connections to Jefferson Highway, Clearview Parkway, and the Earhart Expressway.
Utility Allowances
heating
$61
Selected 'Natural Gas' as the fuel type, consistent with the property's listed utility information which states 'Gas: Natural' and 'Heating Features: Central'.
cooking
$10
Selected 'Natural Gas' as the property is supplied with natural gas, which is the most common and logical fuel source for the stove present.
water_heating
$21
Selected 'Natural Gas' as the fuel type. The property is supplied with natural gas and has a water heater.
other_electric
$57
This fixed allowance covers baseline electricity for lights, appliances, and central air conditioning, as indicated by 'Cooling Features: Central'.
water
$36
The property's water source is listed as 'Public'.
sewer
$39
The property's sewer connection is listed as 'City'.
trash_collection
$25
Trash collection is a standard municipal service for a single-family residence.
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$957
DP3 Annual Estimate$957
DP1 Monthly Equivalent$80
DP3 Monthly Equivalent$80
Replacement Value$84,000
Basis1,023 sqft / 1955
Nearby Houses
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9508 Alhambra Ct
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3 bd / 3 ba · 2,400 sqft
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227 Midway Dr
for_sale · 0.15 mi
Price: $410,000
3 bd / 3 ba · 2,608 sqft
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205 Douglas Dr
for_sale · 0.15 mi
Price: $279,000
3 bd / 2 ba · 1,472 sqft
Latest sale: — on Apr 19, 2016
Latest rent: $1,700 on Aug 25, 2018
Photo unavailable
249 Bendler Dr
for_sale · 0.17 mi
Price: $325,000
3 bd / 2 ba · 1,453 sqft
Latest sale: —
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9432 Mark Ln
for_sale · 0.19 mi
Price: $292,000
4 bd / 2 ba · 1,500 sqft
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137 Midway Dr
for_sale · 0.21 mi
Price: $1,950,000
8 bd / 9 ba · 9,232 sqft
Latest sale: — on Feb 19, 2020
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9209 Melrose Ln
for_sale · 0.24 mi
Price: $305,000
3 bd / 2 ba · 1,396 sqft
Latest sale: — on Apr 30, 2024
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9203 5th St
off_market · 0.26 mi
Price: $299,900
3 bd / 1 ba · 1,100 sqft
Latest sale: — on Oct 12, 2020
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Photo unavailable
265 Citrus Rd
for_sale · 0.26 mi
Price: $599,000
3 bd / 2 ba · 2,279 sqft
Latest sale: —
Latest rent: —
Photo unavailable
9120 Melrose Ln
sold · 0.26 mi
Price: $215,000
2 bd / 2 ba · 1,200 sqft
Latest sale: — on Jun 21, 2021
Latest rent: $1,800 on Feb 15, 2023
Photo unavailable
220 Garden Rd
for_sale · 0.30 mi
Price: $649,000
4 bd / 3 ba · 3,085 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Seller listing is accurate: roof and HVAC replaced ~5 years ago and are operational.
- Water heater and electrical panel are present and functional though not shown in photos.
- Smoke detectors and carbon monoxide detectors are not visible in photos; they may exist but should be verified or installed prior to inspection.
- GFCI protection in kitchen/bath is not visible in photos and should be verified; absence would require remediation.
- Windows in bedrooms provide compliant egress based on size visible in photos (assumed adequate until measured).
- No hidden active leaks, major mold, or foundation movement exist beyond what is visible; severe hidden issues would lower scores significantly.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,950 | $153,000 | $15,300 |
| 2024 | $1,854 | $153,000 | $15,300 |
| 2023 | $1,936 | $153,000 | $15,300 |
| 2022 | $1,883 | $153,000 | $15,300 |
| 2021 | $1,748 | $153,000 | $15,300 |
| 2020 | $1,735 | $153,000 | $15,300 |
| 2019 | $1,784 | $153,000 | $15,300 |
| 2018 | $1,661 | $153,000 | $15,300 |
| 2017 | $1,661 | $153,000 | $15,300 |
| 2016 | $1,627 | $153,000 | $15,300 |
| 2015 | $1,633 | $150,000 | $15,000 |
| 2014 | $1,612 | $150,000 | $15,000 |
| 2013 | $1,612 | $150,000 | $15,000 |
| 2012 | $1,612 | $150,000 | $15,000 |
| 2011 | $1,518 | $150,000 | $15,000 |
| 2010 | $1,479 | $150,000 | $15,000 |
| 2009 | $986 | $100,000 | $10,000 |
| 2008 | $975 | — | $10,000 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-20 | Price Changed | $200,000 |
| 2025-09-26 | Price Changed | $205,000 |
| 2025-09-17 | Listing removed | $0 |
| 2025-09-16 | Listed | $215,000 |
| 2025-09-15 | Listing removed | $0 |
| 2025-09-05 | Price Changed | $450,000 |
| 2025-09-05 | Price Changed | $450,000 |
| 2025-08-14 | Listed | $500,000 |
| 2025-08-14 | Listed | $500,000 |
| 2010-05-19 | Listing removed | $159,000 |
| 2010-04-07 | Sold | $0 |
| 2010-02-16 | Price Changed | $159,000 |
| 2009-10-12 | Listed | $174,000 |
Photo Gallery
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"Lot Size Acres: 0.1409",
"Lot Size Dimensions: 66x93",
"Lot Size Square Feet: 6138"
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"parent_category": "Exterior"
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"Source Listing Status: Active",
"County: Jefferson",
"Directions: https://maps.app.goo.gl/hR5FVViiwHYJ4nkf6",
"Source Property Type: Residential",
"Source Neighborhood: River Ridge",
"Parcel Number: 0910000902",
"Subdivision: Lenormand Park",
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"Year Built: 1955",
"Building Area Total: 1023",
"Building Exterior Type: Brick, Hardy Plank, Metal",
"Foundation Details: Slab",
"Property Age: 71",
"Roof: Shingle",
"Levels or Stories: 1.00000",
"House Style: Ranch",
"Total Area Sqft: 1399",
"Year Built Source: Owner"
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"category": "Building and Construction",
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"unit": null,
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"County: Jefferson",
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"Year Built: 1980",
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"Roof: Seal Tab",
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"price_sqft": null,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2516908",
"price_change_percentage": null
},
{
"date": "2025-08-14",
"price": 500000,
"listing": {
"status": "off_market",
"list_date": "2025-08-14T20:29:32Z",
"list_price": 450000,
"listing_id": "2985353262",
"last_update_date": "2025-09-05T17:12:24Z",
"last_status_change_date": "2025-09-17T02:05:30Z"
},
"event_name": "Listed",
"price_sqft": 488.7585532746823,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2516877",
"price_change_percentage": null
},
{
"date": "2010-05-19",
"price": 159000,
"listing": {
"status": "off_market",
"list_date": "2009-10-12T07:00:00Z",
"list_price": 159000,
"listing_id": "512329191",
"last_update_date": "2010-05-19T16:26:00Z",
"last_status_change_date": "2010-02-10T17:30:01Z"
},
"event_name": "Listing removed",
"price_sqft": 151.5729265967588,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "809309",
"price_change_percentage": null
},
{
"date": "2010-04-07",
"price": 0,
"listing": null,
"event_name": "Sold",
"price_sqft": null,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": "177 days",
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2010-02-16",
"price": 159000,
"listing": {
"status": "off_market",
"list_date": "2009-10-12T07:00:00Z",
"list_price": 159000,
"listing_id": "512329191",
"last_update_date": "2010-05-19T16:26:00Z",
"last_status_change_date": "2010-02-10T17:30:01Z"
},
"event_name": "Price Changed",
"price_sqft": 151.5729265967588,
"source_name": "NewOrleans",
"price_change": -15000,
"days_after_listed": null,
"source_listing_id": "809309",
"price_change_percentage": null
},
{
"date": "2009-10-12",
"price": 174000,
"listing": {
"status": "off_market",
"list_date": "2009-10-12T07:00:00Z",
"list_price": 159000,
"listing_id": "512329191",
"last_update_date": "2010-05-19T16:26:00Z",
"last_status_change_date": "2010-02-10T17:30:01Z"
},
"event_name": "Listed",
"price_sqft": 165.87225929456625,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "809309",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8386447573",
"generated_at": "2026-03-27T03:05:29.435752Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 75.8
},
"utility_allowance": {
"zip_code": "70123",
"home_photo": "https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m553299881s-w1280.jpg",
"rent_price": 1303.0,
"loan_amount": 160000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/225-Citrus-Rd_River-Ridge_LA_70123_M83864-47573",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 200000.0,
"loan_term_years": 30,
"annual_cash_flow": 11106.9,
"mortgage_monthly": 1064.48,
"payment_standard": 1552.0,
"total_amount_out": 40000.0,
"additional_photos": [
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m4129430636s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m3445508827s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m3697000561s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m2436820425s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m1768005980s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m2174824166s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m374515164s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m3838883703s-w1280.jpg",
"https://ap.rdcpix.com/88ab259672e4a418e88db06b24e45f19l-m1047009868s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 79.75,
"monthly_cash_flow": 925.58,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Natural Gas' as the fuel type, consistent with the property's listed utility information which states 'Gas: Natural' and 'Heating Features: Central'.",
"utility": "heating",
"allowance": 61
},
{
"note": "Selected 'Natural Gas' as the property is supplied with natural gas, which is the most common and logical fuel source for the stove present.",
"utility": "cooking",
"allowance": 10
},
{
"note": "Selected 'Natural Gas' as the fuel type. The property is supplied with natural gas and has a water heater.",
"utility": "water_heating",
"allowance": 21
},
{
"note": "This fixed allowance covers baseline electricity for lights, appliances, and central air conditioning, as indicated by 'Cooling Features: Central'.",
"utility": "other_electric",
"allowance": 57
},
{
"note": "The property's water source is listed as 'Public'.",
"utility": "water",
"allowance": 36
},
{
"note": "The property's sewer connection is listed as 'City'.",
"utility": "sewer",
"allowance": 39
},
{
"note": "Trash collection is a standard municipal service for a single-family residence.",
"utility": "trash_collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.28,
"down_payment_amount": 40000.0,
"property_tax_annual": 2008.5,
"property_tax_monthly": 167.38,
"property_tax_increase": 0.03,
"utility_allowance_total": 249.0,
"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": -1666.91,
"property_management_monthly": 130.3,
"monthly_cash_flow_after_debt": -138.91,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the house appears like a solid candidate for Section 8 tenancy with mostly cosmetic or age-related items to address. Roof and HVAC are recent per listing and visual inspection shows intact ceilings, functional plumbing fixtures and present major kitchen appliances. Primary inspection risks are missing/undemonstrated required safety devices (smoke and CO detectors), unknown GFCI protection at wet locations, and uninspected electrical panel/water heater. No visible structural, roof, or moisture emergencies were observed. Expected time to pass an initial HCV/NSPIRE inspection: likely within 1–4 weeks if smoke/CO detectors are installed/verified and any GFCI issues remediated; allow longer if electrical panel or water heater need service.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 78.0,
"rationale": "Interior photos show generally intact finishes with older but serviceable cabinetry, countertops, carpet and fixtures. Kitchen appliances (range, refrigerator, dishwasher) are present in photos — reduces penalty for missing-appliance risk. Some cosmetic wear, dated finishes, and clutter observed but no visible major damage. Recent roof and HVAC (listing claim) reduce near-term capital needs."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No visible exposed wiring, no sagging ceilings, no active water stains or visible mold in photos. Bedrooms have windows that appear to provide egress. Entry/lockset visibility is limited in photos. Smoke/carbon monoxide detectors are not visible in any interior photo (common omission in marketing photos) — absence would be a citation. GFCI presence in kitchen/bath not confirmed. Grab bar present in bath, which is positive. Overall moderate compliance risk due to undemonstrated but required features (smoke/CO detectors, GFCI) and unknown electrical panel condition."
},
{
"key": "systems_mechanical",
"label": "Major systems health (roof, HVAC, electrical, plumbing)",
"score": 75.0,
"rationale": "Listing states roof and HVAC were replaced ~5 years ago and roof appears in good shape in exterior photos; interior shows ceiling vents consistent with central HVAC. Plumbing fixtures (kitchen sink, bathroom fixtures, tub/shower) appear intact. Electrical panel and water heater not shown. No visible signs of active leaks or mechanical failure; moderate confidence in systems but verification (panel, water heater, operational HVAC test) recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Brick exterior appears sound; yard is level and well fenced; double driveway and double gates provide good access. Roofline looks even with no visible sagging. No standing water or significant grading issues visible. Fencing appears intact and yard is tenant-safe. Minimal exterior deferred maintenance observed."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Seller listing is accurate: roof and HVAC replaced ~5 years ago and are operational.",
"Water heater and electrical panel are present and functional though not shown in photos.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; they may exist but should be verified or installed prior to inspection.",
"GFCI protection in kitchen/bath is not visible in photos and should be verified; absence would require remediation.",
"Windows in bedrooms provide compliant egress based on size visible in photos (assumed adequate until measured).",
"No hidden active leaks, major mold, or foundation movement exist beyond what is visible; severe hidden issues would lower scores significantly."
],
"overall_score": 75.0,
"rubric_version": "ns-preset-2026-v1"
},
{
"summary": "This brick single-story home appears broadly rent-ready for a Housing Choice Voucher tenant after routine turnover work. Major systems are likely serviceable (roof and HVAC reportedly replaced ~5 years ago, vents visible), and interior issues are largely cosmetic or occupant-related (cleaning, carpet, paint, minor fixture updates). The most significant NSPIRE inspection risks are life-safety items not visible in photos: smoke and CO detectors, verified GFCI protection in wet areas, and confirmation of an accessible, intact electrical panel and functioning hot water. No visible structural failures, active leaks, or severe hazards were observed. With quick verification/installation of detectors, basic cleaning and minor repairs, the property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Interior photos show generally intact finishes with dated but functional fixtures and original built-ins. Carpets and some surfaces are worn and rooms show occupant clutter but no visible holes, major drywall damage, or collapsed finishes. Kitchen and bathroom fixtures (stove, refrigerator, dishwasher, tub/shower, vanity) are present and appear serviceable though cabinets and counters are older. Minor cosmetic work (deep clean, carpet replacement or deep cleaning, paint touch-ups, replace a couple light fixtures, minor cabinet repair) likely needed. Because appliances are present and no major interior damage is visible, score reduced only moderately for age and cosmetic deferred maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible exposed wiring, no ceiling collapse, and bathroom has a grab bar; windows in bedrooms appear to provide egress. Central HVAC vents are visible. However smoke and carbon monoxide detectors are not visible in photos (NSPIRE requires functioning smoke detectors in sleeping areas and on each level; CO alarms as required by local code), GFCI presence in kitchen/bath is not confirmed, and the electrical panel is not shown. No signs of active water intrusion, severe mold, or structural sagging observed. Score reduced for missing/unknown life-safety items (smoke/CO/GFCI) which commonly cause inspection failures if absent or nonfunctional."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, roof, plumbing, electrical)",
"score": 78.0,
"rationale": "Listing states roof and HVAC replaced about five years ago; ceiling vents visible that indicate central HVAC. Roof appears intact in exterior photos. Kitchen appliances (gas or electric stove evident) and water plumbing fixtures appear present and functional. Electrical panel, water heater and hot water condition are not shown. No visible drainage or foundation issues in photos. Score reflects likely functional mechanical systems per listing and visible components, but reduced for unknowns (panel condition, water heater age/operation, plumbing leaks not visible in photos)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 88.0,
"rationale": "Brick exterior in photos appears sound, gutters present, roofline straight and recently replaced per listing. Lot is fenced with secure wooden fence, double driveway and rear access gates visible. Yard is flat and well-maintained with no visible standing water, significant erosion, or major foundation settlement visible from photos. Some tree stumps/landscape debris noted but these are cosmetic/site-cleanup items. Overall low exterior risk."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof and HVAC were replaced ~5 years ago is accurate and systems are currently operational.",
"Central HVAC is functional (ceiling vents visible) but no service records were provided.",
"Hot water heater exists and provides hot water (not pictured).",
"Smoke and carbon monoxide detectors may be present but not visible in listing photos; if absent, they will need to be installed to meet NSPIRE.",
"Electrical panel exists and is in working condition though not shown; no signs of exposed wiring inside rooms photographed.",
"Windows in bedrooms provide required egress based on size/placement visible in photos; measurements were not taken.",
"No hidden active leaks, severe mold, or major foundation movement exist beyond what is visible; photos show no staining or sagging but limited view may mask issues."
],
"overall_score": 78.0,
"rubric_version": "nsPIRE-2026-v1"
},
{
"summary": "Overall this 2-bed, 1-bath brick ranch appears to be a minor-repair property likely to pass an initial HCV/NSPIRE inspection after addressing a handful of quick items. Major structure and systems appear intact (recent roof and HVAC per listing, exterior and yard in good condition). Primary inspection risks based on photos are absent/uncertain smoke and CO detectors, unclear GFCI protection in kitchen/bath, and unverified electrical panel and water heater — all are commonly remediable quickly. Expected readiness: minor repairs/installs and cleaning, approximately 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Interior shows mostly cosmetic wear: carpeting, dated cabinetry, surface scuffs and clutter. Kitchen appliances (range, refrigerator, dishwasher) are present which reduces impact. No visible collapsed finishes, large holes, or exposed subfloor. Minor cosmetic updates, carpet cleaning/replacement, paint, and countertop/cabinet refresh likely; turnaround work estimated under 30 days."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 64.0,
"rationale": "No life-threatening hazards visible (no sagging ceilings, standing water, or exposed live wiring). However photos do not show smoke detectors or carbon monoxide detectors (CO required when fuel-burning appliances are present) and GFCI protection in kitchen/bath outlets cannot be confirmed. Entry door deadbolt not visible in photos. These missing/unknown items are common inspection fails but are usually quick fixes; they reduce score to a moderate level until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 72.0,
"rationale": "Listing states roof and HVAC were replaced ~5 years ago and a condenser unit is visible outside — positive indicators. Kitchen and bath fixtures appear functional; gas range present. Electrical panel and water heater not shown; no visible active leaks or water stains inside. Because several major systems are unverified in photos (electrical panel condition, water heater age/operation) score is slightly reduced but overall systems appear serviceable."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 88.0,
"rationale": "Exterior brick veneer, roofline and gutters appear intact in photos. Driveway and double gates are functional; fenced backyard looks level and well maintained. No visible foundation settlement, major exterior damage, or standing water. Yard and access look tenant-ready with minimal exterior repairs needed."
}
],
"red_flags": [
"No smoke detectors visible in photos — required for NSPIRE and common cause of immediate fail if missing or nonfunctional.",
"No carbon monoxide detector visible (CO likely required due to gas range) — potential immediate fail if missing.",
"GFCI protection in kitchen and bathroom outlets not confirmed from photos — may require installation or verification."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof and HVAC were replaced ~5 years ago is accurate and systems are operational.",
"Photos are representative of entire unit; no hidden areas with severe damage (no basement/crawlspace issues visible).",
"Hot water is available and the water heater is functioning (water heater not shown).",
"Bedrooms shown have windows that meet egress size requirements (windows look typical but not measured).",
"No major electrical defects exist behind finished walls; no exposed wiring is visible in photos.",
"Entry door has or can be fitted with a deadbolt; none is visible in photos but this is a minor install if missing."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE_v1.0_2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "225 Citrus Rd, River Ridge, LA, 70123",
"aggregate": {
"summary": "Overall the house appears like a solid candidate for Section 8 tenancy with mostly cosmetic or age-related items to address. Roof and HVAC are recent per listing and visual inspection shows intact ceilings, functional plumbing fixtures and present major kitchen appliances. Primary inspection risks are missing/undemonstrated required safety devices (smoke and CO detectors), unknown GFCI protection at wet locations, and uninspected electrical panel/water heater. No visible structural, roof, or moisture emergencies were observed. Expected time to pass an initial HCV/NSPIRE inspection: likely within 1–4 weeks if smoke/CO detectors are installed/verified and any GFCI issues remediated; allow longer if electrical panel or water heater need service.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 78.0,
"rationale": "Interior photos show generally intact finishes with older but serviceable cabinetry, countertops, carpet and fixtures. Kitchen appliances (range, refrigerator, dishwasher) are present in photos — reduces penalty for missing-appliance risk. Some cosmetic wear, dated finishes, and clutter observed but no visible major damage. Recent roof and HVAC (listing claim) reduce near-term capital needs."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 87.0,
"rationale": "Brick exterior appears sound; yard is level and well fenced; double driveway and double gates provide good access. Roofline looks even with no visible sagging. No standing water or significant grading issues visible. Fencing appears intact and yard is tenant-safe. Minimal exterior deferred maintenance observed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 66.3,
"rationale": "No visible exposed wiring, no sagging ceilings, no active water stains or visible mold in photos. Bedrooms have windows that appear to provide egress. Entry/lockset visibility is limited in photos. Smoke/carbon monoxide detectors are not visible in any interior photo (common omission in marketing photos) — absence would be a citation. GFCI presence in kitchen/bath not confirmed. Grab bar present in bath, which is positive. Overall moderate compliance risk due to undemonstrated but required features (smoke/CO detectors, GFCI) and unknown electrical panel condition."
},
{
"key": "systems_mechanical",
"label": "Major systems health (roof, HVAC, electrical, plumbing)",
"score": 75.0,
"rationale": "Listing states roof and HVAC were replaced ~5 years ago and roof appears in good shape in exterior photos; interior shows ceiling vents consistent with central HVAC. Plumbing fixtures (kitchen sink, bathroom fixtures, tub/shower) appear intact. Electrical panel and water heater not shown. No visible signs of active leaks or mechanical failure; moderate confidence in systems but verification (panel, water heater, operational HVAC test) recommended."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Seller listing is accurate: roof and HVAC replaced ~5 years ago and are operational.",
"Water heater and electrical panel are present and functional though not shown in photos.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; they may exist but should be verified or installed prior to inspection.",
"GFCI protection in kitchen/bath is not visible in photos and should be verified; absence would require remediation.",
"Windows in bedrooms provide compliant egress based on size visible in photos (assumed adequate until measured).",
"No hidden active leaks, major mold, or foundation movement exist beyond what is visible; severe hidden issues would lower scores significantly."
],
"score_method": "mean_of_criteria",
"overall_score": 75.8,
"rubric_version": "ns-preset-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8386447573"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.