Property ID: 8433519593
1921 Friedrica St, Gretna, LA, 70056
Gretna, LA
Money Down: $34,800
CoC Return: 13.45%
Monthly Cash Flow: $390
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$29,000
Closing Costs
$5,800
Total Down
$34,800
Investment Snapshot
Purchase Price
$145,000
Money Down
$34,800
Cash-on-Cash Return
13.45%
Rent
$1,594
Monthly Cash Flow
$390
Annual Cash Flow
$4,679
Debt Service / Mo
$772
Property Tax / Mo
$178
Insurance / Mo
$95
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,594
Payment Standard
$1,983
Rent
$1,594
Insurance
$95
Property Tax
$178
Management
$159
Utilities Allowance
$389
NOI (Monthly)
$1,162
Debt Service
$772
Cash Flow After Debt
$390
Quality Score: 63.30%
Confidence: 95.00%
Overall the property appears in fair condition with primarily cosmetic and moderate repair items. Exterior and interior finishes are livable after modest work. Major life-safety items (smoke/CO detectors, GFCI outlets) and verification of HVAC and water heater operation are not documented and will need confirmation/installation. Likely to pass a Section 8 (NSPIRE) initial inspection after addressing small repairs, installing/confirming required detectors, and verifying mechanical systems — estimated rent-ready timeframe 2–6 weeks depending on system verifications and any corrective work.
Section 8 Payment Standard
$1,983
Utility Allowance Total
$389
Guaranteed Section 8 Rent (PS - Utilities)
$1,594
Property Management
$159
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$145,000
Beds
3
Baths
1.5
Living Area
1,221 sqft
Lot Size
—
Year Built
1965
Days on Market
94
Capital Outlay
$34,800
Debt Service
$772
Property Tax / Mo
$178
Insurance / Mo
$95
Property Description
Lovely TERRYTOWN neighborhood. In the proximity of restaurants, schools and transportation. 2 car garage could be used for workshop, etc. Perfect family home. Property to be sold "as is".
Utility Allowances
cooking
$17
The property provides a cooktop. Electric is chosen as the fuel type because no gas service is mentioned in the listing.
heating
$140
No heating fuel is specified. Electric heating was chosen as it's the most expensive option on the schedule, providing a conservative allowance.
other_electric
$67
This is a standard allowance for general electricity usage (lights, appliances, etc.) in a single-family home.
sewer
$46
The property listing confirms connection to the city sewer system.
trash_collection
$25
This is a standard municipal service for a single-family home.
water
$43
The property listing confirms connection to the public water supply.
water_heating
$51
The water heating fuel type is not specified. Electric was chosen as it is the most expensive option on the schedule, providing a conservative allowance.
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$1,142
DP3 Annual Estimate$1,142
DP1 Monthly Equivalent$95
DP3 Monthly Equivalent$95
Replacement Value$115,100
Basis1,221 sqft / 1965
Nearby Houses
Photo unavailable
1918 Farmington Pl
off_market · 0.03 mi
Price: $190,000
3 bd / 2 ba · 1,360 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1912 Farmington Pl
off_market · 0.06 mi
Price: $1,750
4 bd / 2 ba · 1,450 sqft
Latest sale: —
Latest rent: —
Photo unavailable
504 E Forest Lawn Dr
sold · 0.08 mi
Price: $134,900
3 bd / 2 ba · 1,078 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1914 Fordham Pl
for_sale · 0.08 mi
Price: $269,000
3 bd / 2 ba · 1,490 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1932 Stumpf Blvd
for_sale · 0.10 mi
Price: $199,000
4 bd / 2 ba · 1,616 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
- No smoke detectors or CO alarms were visible in photos; assume none verified and that installation may be required.
- HVAC equipment and water heater are present and operable but not shown; mechanical verification is assumed necessary.
- Built-in oven is present (photo) but a range/cooktop is not clearly visible; assume tenant-supplied appliances may be required or current units may need service.
- Electrical panel location and condition not shown; assume standard service but recommend inspection for GFCI and exposed wiring.
- No obvious active roof leaks or foundation movement were visible in supplied photos; assume none major but recommend on-site inspection for confirmation.
- Photos are limited in number and do not show bedrooms, attic, crawlspace, or mechanical closets; several NSPIRE checkpoints cannot be directly confirmed and were estimated from visible condition.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,071 | $155,700 | $15,570 |
| 2024 | $2,065 | $155,700 | $15,570 |
| 2023 | $2,035 | $155,700 | $15,570 |
| 2022 | $1,983 | $155,700 | $15,570 |
| 2021 | $1,869 | $155,700 | $15,570 |
| 2020 | $1,856 | $155,700 | $15,570 |
| 2019 | $1,904 | $155,700 | $15,570 |
| 2018 | $954 | $83,500 | $8,350 |
| 2017 | $914 | $83,500 | $8,350 |
| 2016 | $895 | $83,500 | $8,350 |
| 2015 | $918 | $83,500 | $8,350 |
| 2014 | $906 | $83,500 | $8,350 |
| 2013 | $876 | $83,500 | $8,350 |
| 2012 | $89 | $83,500 | $8,350 |
| 2011 | $94 | $84,000 | $8,400 |
| 2010 | $860 | $84,000 | $8,400 |
| 2009 | $860 | $84,000 | $8,400 |
| 2008 | $851 | — | $8,400 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-10 | Price Changed | $145,000 |
| 2026-02-03 | Price Changed | $155,000 |
| 2026-01-05 | Listed | $165,000 |
| 2018-11-09 | Sold | $0 |
Photo Gallery
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{
"note": "No heating fuel is specified. Electric heating was chosen as it's the most expensive option on the schedule, providing a conservative allowance.",
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{
"note": "This is a standard allowance for general electricity usage (lights, appliances, etc.) in a single-family home.",
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{
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{
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"utility": "trash_collection",
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{
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{
"note": "The water heating fuel type is not specified. Electric was chosen as it is the most expensive option on the schedule, providing a conservative allowance.",
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{
"summary": "Overall the property appears in fair condition with primarily cosmetic and moderate repair items. Exterior and interior finishes are livable after modest work. Major life-safety items (smoke/CO detectors, GFCI outlets) and verification of HVAC and water heater operation are not documented and will need confirmation/installation. Likely to pass a Section 8 (NSPIRE) initial inspection after addressing small repairs, installing/confirming required detectors, and verifying mechanical systems — estimated rent-ready timeframe 2–6 weeks depending on system verifications and any corrective work.",
"criteria": [
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"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Photos show generally intact finishes and tile flooring throughout but clear cosmetic deferred maintenance: multiple wall scuffs/holes, peeling paint, worn exterior fence and some yard debris. Kitchen cabinets painted and older but present; built-in oven visible though a separate range/top is not clearly shown (reduces score moderately). Walk-in tub present (positive). No large-scale structural damage visible. Overall minor-to-moderate cosmetic repairs expected (patch/paint, cabinet/trim touch-up, fence/driveway clean-up)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in photos (NSPIRE requires functioning smoke detectors; absence would be a fail). Grab bar and accessible walk-in tub present (positive). No obvious exposed wiring, major trip hazards, severe mold, or active water intrusion visible. Egress windows/bedroom exits and electrical panel not shown. GFCI presence in kitchen/bath is not verifiable. Because required life-safety devices and some protective devices are not shown, assign a conservative moderate risk score with expectation that smoke/CO detectors and GFCI installs may be required."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 55.0,
"rationale": "Roof appears intact from the limited front photo (no visible sag or open areas). Plumbing fixtures shown (sink, toilet, walk-in tub) suggest plumbing is present; water heater not shown. HVAC equipment is not pictured; a wall control/thermostat-like device is visible in a hallway photo but not confirmed. Electrical panel not shown. Given lack of visible confirmation for HVAC and water heater, but absence of visible catastrophic system failure, rate as moderate risk — likely functioning but will need verification and possible servicing."
},
{
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"label": "Exterior envelope, yard and site condition",
"score": 75.0,
"rationale": "Front and yard generally maintained with intact siding and driveway; two-car garage/carport area looks usable. Rear fence shows cosmetic wear and could need repair/painting. No standing water or heavy overgrowth visible. Walkways and driveway appear usable. Overall exterior is sound but needs minor upkeep."
}
],
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"confidence": 0.7,
"assumptions": [
"No smoke detectors or CO alarms were visible in photos; assume none verified and that installation may be required.",
"HVAC equipment and water heater are present and operable but not shown; mechanical verification is assumed necessary.",
"Built-in oven is present (photo) but a range/cooktop is not clearly visible; assume tenant-supplied appliances may be required or current units may need service.",
"Electrical panel location and condition not shown; assume standard service but recommend inspection for GFCI and exposed wiring.",
"No obvious active roof leaks or foundation movement were visible in supplied photos; assume none major but recommend on-site inspection for confirmation.",
"Photos are limited in number and do not show bedrooms, attic, crawlspace, or mechanical closets; several NSPIRE checkpoints cannot be directly confirmed and were estimated from visible condition."
],
"overall_score": 63.0,
"rubric_version": "2026-03-hud-nspire-v1"
},
{
"summary": "Overall this 3-bed, 1.5-bath home appears structurally intact with mostly cosmetic and aging-system issues. Most repairs are minor to moderate (drywall patching, paint, trim, exterior cleanup, small fence/driveway repairs). The primary inspection risk is life-safety items that are not visible in photos: smoke/CO detectors, GFCI at kitchen/bath, and confirmed bedroom egress. HVAC presence is likely (thermostat visible) but mechanicals and electrical panel were not photographed and should be verified. With installation/verification of detectors, addressing missing/loose wall sections, and confirming system operation, the property would likely pass a HCV initial inspection within 2–6 weeks. If smoke detectors/egress issues are present or systems fail operation tests, additional repairs will be required.",
"criteria": [
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"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Photos show mostly intact tile flooring and functioning cabinetry/fixtures but multiple cosmetic defects: peeled/removed drywall patches in living area, scuffed/aged cabinet finishes, worn fence and yard debris, driveway cracking, and at least one interior wall hole. Kitchen has a wall oven present but overall finishes are dated. Missing/removed trim, paint touch-up, drywall patching, and minor fixture replacements are required. These are mostly cosmetic and moderate-scope repairs that should be completed within 1-4 weeks."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in the photos (likely failure point under NSPIRE if absent). Entry door configuration and locks not clearly shown; deadbolt presence is unconfirmed. No exposed wiring observed and outlet covers are present in visible rooms, but GFCI presence at kitchen sink is not evident. Bathroom and walk-in tub look serviceable. Bedroom egress windows are not shown; sliding door in living room is present but may not serve as bedroom egress. There are no visible active leaks, collapsed ceilings, or major trip hazards. Because life-safety devices and egress cannot be confirmed from photos, there is moderate risk of initial inspection failure without adding/confirming detectors, locks, and GFCI protection."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 60.0,
"rationale": "Thermostat is visible in hallway indicating a central HVAC system likely present. The roof appears intact from available exterior photo (shingles visible, no obvious sag or missing areas). No water heater, electrical panel, or furnace/air handler are shown; plumbing fixtures shown (kitchen sink, bathroom) appear intact with no visible active leaks. Given the home's 1965 construction and 'as-is' sale, systems should be assumed older and require verification (HVAC operation, water heater age/operation, electrical panel condition). No system-level catastrophic failure is evident from photos but documentation/inspection needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior photos show an intact roofline, siding in generally good condition, a concrete carport/driveway (some cracking) and an enclosed backyard with a red privacy fence. Yard maintenance is average to below-average (patchy lawn, some debris/rocks along fence). Fence shows wear and may need minor repair. No clear signs of foundation movement, large settlement cracks, or standing water in images. Overall the exterior is serviceable but needs basic cleanup and minor repairs."
}
],
"red_flags": [
"No visible smoke detectors/CO alarms in photos (life-safety inspection failure risk)",
"Bedroom egress not confirmed from photos (possible inspection failure if inadequate)",
"GFCI protection at kitchen/bath not evident (potential code fail)"
],
"confidence": 0.65,
"assumptions": [
"No smoke detectors or CO alarms are present or visible in provided photos; these will need installation or verification.",
"Thermostat indicates a central HVAC system exists and is assumed functional pending service test.",
"Electrical panel, water heater, and main plumbing elements were not photographed; assume typical age-related wear but no catastrophic failure unless inspection shows otherwise.",
"Bedrooms include required egress windows; egress is not visible in photos and must be confirmed.",
"Kitchen has an oven (visible) but conventional range/cooktop and refrigerator presence are uncertain; missing appliances would be treated as moderate negatives but not automatic failures.",
"No active roof leaks or foundation movement observed in photos; assume none unless inspection reveals stains or structural indicators."
],
"overall_score": 64.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Based on photos and listing info, the house is in fair condition and likely to become Section 8 ready with minor-to-moderate work. Primary concerns for NSPIRE inspection are absence of visible smoke/CO detectors, verification of GFCI protection in kitchen/bath, and confirmation of operational HVAC/water heater/electrical panel. Cosmetic repairs (wall patches, paint, minor exterior cleanup) and supplying missing appliances (fridge if required) would improve readiness. No clear structural failures or active leaks are visible in the provided images.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Property shows mostly intact finishes and functional fixtures but visible deferred cosmetic repairs: holes/peeling in interior walls, scuffed trim, and worn paint (living area photo). Tile flooring appears intact. Kitchen has built-in oven but no refrigerator is visible; missing fridge would moderately reduce readiness but is not a catastrophic failure. Bathroom shows a walk-in tub and a toilet (looks tagged) — appears serviceable. Exterior paint and landscaping are fair; some debris near fence. Overall cosmetic and some finish repairs needed but no evidence of widespread structural collapse."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 55.0,
"rationale": "Photos do not show any smoke detectors or carbon monoxide alarms — absence in photos is a significant NSPIRE risk (detectors often required). No visible exposed wiring or obvious electrical hazards in provided images. GFCI receptacle presence in kitchen/bath not confirmed (not visible). Interior egress windows/bedroom windows not shown; sliding door present in living area. Entry doors appear intact; deadbolt not visible. No visible active leaks, sagging ceilings, or severe mold staining in photos. Because smoke/CO detectors and GFCI status are indeterminate and detectors are required, score reduced to reflect a moderate safety compliance risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "Thermostat is visible in a hallway photo, indicating an installed HVAC system, but no outdoor condensing unit or heater/water heater is shown. Bathroom fixtures appear present and functional (walk-in tub and toilet). Kitchen oven is installed. Electrical panel not shown; outlets and switches appear present and intact in photos. Roof appears intact in exterior photo with no obvious sagging or visible active leaks. Because key systems are not fully verifiable from photos (water heater, HVAC operation, electrical panel condition), a conservative moderate score is assigned."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Exterior shows an intact roofline and siding though paint is aged. Covered carport and two-car garage/workshop are present. Yard is maintained but shows some debris/piles along the fence line; fencing appears standing though paint on fence is weathered. Driveway shows wear but is serviceable. No visible standing water, major foundation exposure, or active pest infestation in photos. Overall site condition is fair with some cleanup and minor exterior maintenance recommended."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos (safety requirement under NSPIRE).",
"Interior wall damage/holes visible (may conceal repairs or localized moisture issues).",
"Key systems (HVAC operation, water heater, electrical panel) are not verifiable from photos and require inspection; absence of documentation reduces readiness certainty."
],
"confidence": 0.6,
"assumptions": [
"No smoke or CO detectors were visible in provided photos; assume none are present or not visible in photos and will need verification/installation.",
"A thermostat is visible in a hallway photo; assume there is a central HVAC system but its operational status is unverified.",
"Water heater and electrical panel are present but not shown; assume serviceable unless inspection finds otherwise.",
"Bedroom egress windows are assumed to meet minimum egress but were not photographed and must be verified.",
"Refrigerator is not visible in photos; assume unit is not included and will need provision by landlord or renter.",
"Listing 'as is' suggests seller will not perform repairs; landlord will likely be responsible for any Section 8-required fixes post-purchase."
],
"overall_score": 63.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1921 Friedrica St, Gretna, LA, 70056",
"aggregate": {
"summary": "Overall the property appears in fair condition with primarily cosmetic and moderate repair items. Exterior and interior finishes are livable after modest work. Major life-safety items (smoke/CO detectors, GFCI outlets) and verification of HVAC and water heater operation are not documented and will need confirmation/installation. Likely to pass a Section 8 (NSPIRE) initial inspection after addressing small repairs, installing/confirming required detectors, and verifying mechanical systems — estimated rent-ready timeframe 2–6 weeks depending on system verifications and any corrective work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Photos show generally intact finishes and tile flooring throughout but clear cosmetic deferred maintenance: multiple wall scuffs/holes, peeling paint, worn exterior fence and some yard debris. Kitchen cabinets painted and older but present; built-in oven visible though a separate range/top is not clearly shown (reduces score moderately). Walk-in tub present (positive). No large-scale structural damage visible. Overall minor-to-moderate cosmetic repairs expected (patch/paint, cabinet/trim touch-up, fence/driveway clean-up)."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 70.0,
"rationale": "Front and yard generally maintained with intact siding and driveway; two-car garage/carport area looks usable. Rear fence shows cosmetic wear and could need repair/painting. No standing water or heavy overgrowth visible. Walkways and driveway appear usable. Overall exterior is sound but needs minor upkeep."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in photos (NSPIRE requires functioning smoke detectors; absence would be a fail). Grab bar and accessible walk-in tub present (positive). No obvious exposed wiring, major trip hazards, severe mold, or active water intrusion visible. Egress windows/bedroom exits and electrical panel not shown. GFCI presence in kitchen/bath is not verifiable. Because required life-safety devices and some protective devices are not shown, assign a conservative moderate risk score with expectation that smoke/CO detectors and GFCI installs may be required."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 58.3,
"rationale": "Roof appears intact from the limited front photo (no visible sag or open areas). Plumbing fixtures shown (sink, toilet, walk-in tub) suggest plumbing is present; water heater not shown. HVAC equipment is not pictured; a wall control/thermostat-like device is visible in a hallway photo but not confirmed. Electrical panel not shown. Given lack of visible confirmation for HVAC and water heater, but absence of visible catastrophic system failure, rate as moderate risk — likely functioning but will need verification and possible servicing."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"No smoke detectors or CO alarms were visible in photos; assume none verified and that installation may be required.",
"HVAC equipment and water heater are present and operable but not shown; mechanical verification is assumed necessary.",
"Built-in oven is present (photo) but a range/cooktop is not clearly visible; assume tenant-supplied appliances may be required or current units may need service.",
"Electrical panel location and condition not shown; assume standard service but recommend inspection for GFCI and exposed wiring.",
"No obvious active roof leaks or foundation movement were visible in supplied photos; assume none major but recommend on-site inspection for confirmation.",
"Photos are limited in number and do not show bedrooms, attic, crawlspace, or mechanical closets; several NSPIRE checkpoints cannot be directly confirmed and were estimated from visible condition."
],
"score_method": "mean_of_criteria",
"overall_score": 63.3,
"rubric_version": "2026-03-hud-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8433519593"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.