Property ID: 8439590976
2140 Carol Sue Ave, Terrytown, LA, 70056
Terrytown, LA
Money Down: $69,360
CoC Return: -1.83%
Monthly Cash Flow: $-106
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,800
Closing Costs
$11,560
Total Down
$69,360
Investment Snapshot
Purchase Price
$289,000
Money Down
$69,360
Cash-on-Cash Return
-1.83%
Rent
$2,002
Monthly Cash Flow
$-106
Annual Cash Flow
$-1,271
Debt Service / Mo
$1,538
Property Tax / Mo
$209
Insurance / Mo
$160
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,002
Payment Standard
$2,328
Rent
$2,002
Insurance
$160
Property Tax
$209
Management
$200
Utilities Allowance
$326
NOI (Monthly)
$1,432
Debt Service
$1,538
Cash Flow After Debt
$-106
Quality Score: 79.10%
Confidence: 93.00%
This 4-bed/2-bath single-family appears largely turnkey for a Housing Choice Voucher inspection. The home shows recent updates (roof 2021, renovated kitchen and floors), intact structural appearance, and functioning appliances shown in photos. The primary inspection risks are documentation/verification items commonly checked by NSPIRE: presence and placement of smoke and CO detectors, GFCI protection in kitchen/bath, confirmation of operational HVAC and hot water, and permit/venting documentation for the detached garage conversion/fireplace. These are generally remediable within 1-2 weeks to 30 days. Overall, I estimate this property is likely to pass an initial HCV inspection with minor corrective actions.
Section 8 Payment Standard
$2,328
Utility Allowance Total
$326
Guaranteed Section 8 Rent (PS - Utilities)
$2,002
Property Management
$200
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$289,000
Beds
4
Baths
2
Living Area
2,056 sqft
Lot Size
—
Year Built
1979
Days on Market
43
Capital Outlay
$69,360
Debt Service
$1,538
Property Tax / Mo
$209
Insurance / Mo
$160
Property Description
Step into this beautiful updated 4 bedroom 2 bath home in the heart of Terrytown. Upon entry your eyes will be drawn to the beautiful open concept living and kitchen area with a beautiful brick fireplace at the center. Once in the living area you can take a walk into an enclosed patio that is great for indoor/ outdoor living and entertaining. The backyard offers a detached 487 sq ft garage with attached carport that has been made into additional entertaining space with AC/ Heat, a half bath and bar with sink. The opportunities are endless with this additional space. Give me a call (504) 352-0515 to schedule your showing today. Additional highlights include a new roof that was replaced in 2021 and the home is located in an X Flood zone.
Utility Allowances
cooking
$14
Selected 'natural_gas' as the property details explicitly state 'Gas: Natural' service is available.
heating
$79
Selected 'natural_gas' as the property details state 'Gas: Natural' service is available, which is typically used for heating.
other_electric
$77
This allowance for general electricity (lights, outlets) is a standard utility included for any residence.
sewer
$54
Included as the property details explicitly state the home is connected to the 'City' sewer system.
trash_collection
$25
Included as trash collection is a standard, necessary municipal service for a single-family home.
water
$50
Included as the property details explicitly state the 'Water Source: Public'.
water_heating
$27
Selected 'natural_gas' as properties with natural gas service typically use it for water heating for efficiency.
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$1,922
DP3 Annual Estimate$1,922
DP1 Monthly Equivalent$160
DP3 Monthly Equivalent$160
Replacement Value$136,300
Basis2,056 sqft / 1979
Nearby Houses
No nearby houses were returned.
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present and functional (ceiling vents visible) though not explicitly tested in photos.
- Water heater and electrical panel are present and in working order but not pictured.
- Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or not shown and will need verification/installation.
- GFCI-protected outlets in kitchen and bathrooms are not visible and require verification.
- No visible active roof leaks or interior water damage in photos; roof replacement in 2021 mentioned in listing is accurate.
- Detached garage/carport conversion (487 sq ft) with AC/Heat and half bath exists as described; its permitting and compliance are unknown.
- Bedrooms shown have adequate egress windows based on photo views, but final room-by-room egress verification is required.
- No evidence of pest infestation or peeling lead-risk paint visible in photos; assume none obvious but not certified.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,439 | $183,400 | $18,340 |
| 2024 | $2,432 | $183,400 | $18,340 |
| 2023 | $2,371 | $181,400 | $18,140 |
| 2022 | $2,311 | $181,400 | $18,140 |
| 2021 | $2,178 | $181,400 | $18,140 |
| 2020 | $2,162 | $181,400 | $18,140 |
| 2019 | $2,187 | $178,900 | $17,890 |
| 2018 | $2,043 | $178,900 | $17,890 |
| 2017 | $1,958 | $178,900 | $17,890 |
| 2016 | $1,919 | $178,900 | $17,890 |
| 2015 | $1,966 | $178,900 | $17,890 |
| 2014 | $1,942 | $178,900 | $17,890 |
| 2013 | $1,877 | $178,900 | $17,890 |
| 2012 | $1,090 | $178,900 | $17,890 |
| 2011 | $1,050 | $175,000 | $17,500 |
| 2010 | $1,793 | $175,000 | $17,500 |
| 2009 | $1,793 | $175,000 | $17,500 |
| 2008 | $110 | — | $8,590 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-13 | Price Changed | $289,000 |
| 2026-02-25 | Listed | $299,000 |
| 2026-02-08 | Listing removed | $0 |
| 2025-10-22 | Listed | $300,000 |
| 2025-09-23 | Listing removed | $0 |
| 2025-07-09 | Price Changed | $310,000 |
| 2025-04-26 | Listed | $318,000 |
| 2008-05-06 | Sold | $0 |
Photo Gallery
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"cash_on_cash_return_after_debt": -0.02
},
"section8_assessment": {
"runs": [
{
"summary": "This 4-bed/2-bath single-family appears largely turnkey for a Housing Choice Voucher inspection. The home shows recent updates (roof 2021, renovated kitchen and floors), intact structural appearance, and functioning appliances shown in photos. The primary inspection risks are documentation/verification items commonly checked by NSPIRE: presence and placement of smoke and CO detectors, GFCI protection in kitchen/bath, confirmation of operational HVAC and hot water, and permit/venting documentation for the detached garage conversion/fireplace. These are generally remediable within 1-2 weeks to 30 days. Overall, I estimate this property is likely to pass an initial HCV inspection with minor corrective actions.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently updated interior (new tile, paint, cabinets) and a well-maintained exterior. Kitchen appliances (range, microwave, refrigerator) are present in photos. No visible damaged drywall, collapsed ceilings, or extensive cosmetic deferred maintenance. Easy-to-fix items (if any) would be minor trim/finish or fixture adjustments. Missing appliance risk is low because photos show appliances."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 75.0,
"rationale": "No visible active electrical hazards, exposed wiring, sagging ceilings, or major water stains. Windows appear adequate for egress in bedrooms shown. Entry door shows a secure lockset (photo suggests deadbolt). Photos do not show smoke/CO detectors, GFCI outlets, electrical panel, or visible hot water heater; absence of visible detectors and GFCI confirmation reduces score because these are common NSPIRE items to verify. Fireplace insert and converted detached garage/addition present unknown venting/permit aspects that require documentation. Overall risk moderate but likely remediable before inspection (install/verify detectors, ensure GFCI, provide system documentation)."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 78.0,
"rationale": "Roof reported replaced in 2021 and appears in good condition in exterior photos. Ceiling HVAC supply grills visible indicating central HVAC present; listing notes AC/Heat in detached garage. Kitchen plumbing fixtures appear intact and functional. Water heater and electrical panel not pictured, so assumed present but unverified. No visible signs of active leaks, drainage issues, or failed systems in photos. Lack of direct confirmation of working HVAC and water heater reduces score slightly."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 88.0,
"rationale": "Front yard, driveway, and fencing appear well maintained. No visible foundation settling, major cracks, or standing water in photos. Property is in FEMA Flood Zone X (lower risk). Detached garage/carport conversion is present in rear — attractive for use but may have permitting/egress implications; site otherwise shows good curb appeal and safe walkways."
}
],
"red_flags": [],
"confidence": 0.68,
"assumptions": [
"Central HVAC is present and functional (ceiling vents visible) though not explicitly tested in photos.",
"Water heater and electrical panel are present and in working order but not pictured.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or not shown and will need verification/installation.",
"GFCI-protected outlets in kitchen and bathrooms are not visible and require verification.",
"No visible active roof leaks or interior water damage in photos; roof replacement in 2021 mentioned in listing is accurate.",
"Detached garage/carport conversion (487 sq ft) with AC/Heat and half bath exists as described; its permitting and compliance are unknown.",
"Bedrooms shown have adequate egress windows based on photo views, but final room-by-room egress verification is required.",
"No evidence of pest infestation or peeling lead-risk paint visible in photos; assume none obvious but not certified."
],
"overall_score": 81.0,
"rubric_version": "nsprire_inspection_rubric_v1.0_2026-03"
},
{
"summary": "Overall the home appears to be in good, renovated condition and would likely pass an initial HCV/NSPIRE inspection with minor, easily addressed items. Major systems appear updated (roof 2021, modern kitchen, visible HVAC vents) and the exterior/site is well maintained. Primary inspection risks are unverified life-safety devices (smoke/CO detectors), lack of visible electrical panel/water heater for confirmation, and permit/usage clarity on the detached converted garage space. Expect to be rent-ready within 2–4 weeks after confirming and installing any missing detectors, GFCI outlets where required, and completing quick system verifications or minor repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos show a recently updated interior: new-looking tile flooring, fresh paint, renovated kitchen cabinets/countertops, installed appliances (range, microwave, refrigerator visible), and an intact fireplace insert. Exterior brick and siding appear painted and maintained; driveway and gate are serviceable. No visible major cosmetic defects, peeling paint, or broken windows. Missing visible laundry appliances and no interior photos of bathrooms reduce certainty slightly but do not indicate major deferred maintenance."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 75.0,
"rationale": "No visible exposed wiring, trip hazards, collapsed ceilings, or water stains in photos. Windows are large and appear to provide egress in main rooms. Entry door appears solid and likely has a keyed lock; vents indicate central HVAC. However smoke detectors and carbon monoxide detectors are not visible in the photos (not confirmed). GFCI presence at kitchen/bath outlets is not clearly visible. No signs of active leaks, mold, or severe lead-risk paint in photos. Deduction applied for missing/uncertain life-safety devices and unverified outlet protection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Electrical/Plumbing)",
"score": 70.0,
"rationale": "Listing states roof replaced in 2021 and exterior photos show an intact roofline. Interior ceiling vents indicate central HVAC ducting/AC supply; garage conversion reportedly has AC/Heat. Kitchen appliances (electric range, microwave, refrigerator) are present and appear modern. No water heater, electrical panel, or furnace/condensing unit are visible in photos so operational condition is assumed but unverified. Score reduced due to lack of visible mechanical equipment and no photo evidence of water heater, panel, or service labels."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Curb appeal is good: well-maintained lawn, painted brick, intact fencing and gated driveway, large mature tree providing shade. Property located in FEMA X flood zone (low risk) per listing. Detached garage/carport converted to conditioned entertainment space (positive amenity) but permitting status unknown. No visible foundation cracks, standing water, or major drainage issues apparent in supplied exterior photos."
}
],
"red_flags": [],
"confidence": 0.72,
"assumptions": [
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they are either present but not shown or will need to be installed.",
"Central HVAC is present and operational (ceiling vents seen), though outdoor condensing unit/furnace not shown.",
"Electrical panel and water heater exist and are functional but are not visible in supplied photos.",
"Kitchen appliances visible (range, microwave, refrigerator) are functioning; washer/dryer not shown and not required for pass.",
"No active roof leaks, major plumbing failures, or significant mold are present based on clean ceilings and walls in photos.",
"Detached garage conversion with AC/Heat exists as described; permit/occupancy classification is unknown and may need verification.",
"Bedrooms have adequate egress via windows shown; measurements and exact egress compliance not confirmed from photos alone."
],
"overall_score": 78.0,
"rubric_version": "2026-03-27_v1"
},
{
"summary": "This single-family home presents as recently updated and generally well maintained. Based on photos and listing details (roof 2021, renovated kitchen and finishes, central HVAC vents visible, appliances present), it is likely to pass a Housing Choice Voucher/NSPIRE inspection after a short list of verifications and minor fixes. Primary near-term tasks before inspection: install/confirm smoke detectors and CO alarm(s), verify GFCI protection in kitchen/baths, test HVAC and hot water, and confirm the fireplace insert is properly vented/installed. No visible structural or severe-safety defects were observed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently renovated look: new-ish roof reported (2021), fresh paint, tile floor in main living, updated kitchen cabinets/counters, functioning stove/microwave visible and a refrigerator present. No visible peeling paint, flooring damage, or water stains in photographed areas. Minor cosmetic items (trim touch-ups, window blind replacements, outlet covers possibly missing in unseen areas) are likely. Missing appliances are not an issue here because major kitchen appliances are present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible: no sagging ceilings, no standing water, no visible exposed wiring, and living spaces/windows appear intact for egress. However, smoke detectors and carbon monoxide detectors are not visible in any photos (NSPIRE requires smoke detectors in hallways and sleeping areas and CO detectors where fuel-burning appliances are present). GFCI protection in kitchen/baths cannot be visually confirmed. Fireplace shows an insert with no visible chimney/vent detail from photos and should be verified for proper venting/installation. Because missing detectors or improperly-vented fireplace would be immediate inspection failures, a moderate penalty is applied."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 75.0,
"rationale": "Roof replacement in 2021 (listing) lowers roof-risk. Visible HVAC supply/return grilles indicate central HVAC present; exterior photo shows no obvious drainage or foundation issues. Electrical panel and water heater are not shown; plumbing fixtures in kitchen appear modern and in good condition. No visible signs of leaks or mold. Systems likely functional but unverified — score reduced slightly for lack of visible panel/WH and for needing testing (hot water, HVAC operation, GFCI, fireplace venting)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 82.0,
"rationale": "Curb appeal is good: maintained lawn, painted brick/siding in good condition, solid driveway and gated side yard. Detached garage/carport converted to conditioned entertaining space (listing notes AC/Heat) which is a plus. No visible major foundation cracks, significant grading issues, or exterior decay in provided photos. Wooden double gate and fence condition looks serviceable though hardware should be checked. Property in FEMA X flood zone (lower flood risk) reduces flood-related concerns."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — immediate NSPIRE inspection risk.",
"Fireplace insert venting/installation not documented in photos — must be verified for safe venting and compliance."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and operable based on visible supply/return vents and listing mention of AC in detached space; system operation not verified by photos.",
"Water heater is present and functioning (hot water not visually verifiable from photos).",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or not shown and thus need verification/installation.",
"GFCI protection in kitchen and bathrooms cannot be confirmed from photos; assume may require verification or installation.",
"Electrical panel is intact and properly labeled but is not visible in photos; assume standard residential electrical service but recommend verification.",
"Bedrooms have code‑compliant egress windows based on visible window sizes, but exact egress dimensions are not measured in photos and should be confirmed.",
"Fireplace is a gas or electric insert; venting and installation details are not visible and must be confirmed for safety and code compliance.",
"No evidence of severe hidden issues (foundation movement, active leaks, mold) was visible; this assessment assumes none exist based on clean finishes but recommends physical inspection to confirm."
],
"overall_score": 78.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2140 Carol Sue Ave, Terrytown, LA, 70056",
"aggregate": {
"summary": "This 4-bed/2-bath single-family appears largely turnkey for a Housing Choice Voucher inspection. The home shows recent updates (roof 2021, renovated kitchen and floors), intact structural appearance, and functioning appliances shown in photos. The primary inspection risks are documentation/verification items commonly checked by NSPIRE: presence and placement of smoke and CO detectors, GFCI protection in kitchen/bath, confirmation of operational HVAC and hot water, and permit/venting documentation for the detached garage conversion/fireplace. These are generally remediable within 1-2 weeks to 30 days. Overall, I estimate this property is likely to pass an initial HCV inspection with minor corrective actions.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently updated interior (new tile, paint, cabinets) and a well-maintained exterior. Kitchen appliances (range, microwave, refrigerator) are present in photos. No visible damaged drywall, collapsed ceilings, or extensive cosmetic deferred maintenance. Easy-to-fix items (if any) would be minor trim/finish or fixture adjustments. Missing appliance risk is low because photos show appliances."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 83.3,
"rationale": "Front yard, driveway, and fencing appear well maintained. No visible foundation settling, major cracks, or standing water in photos. Property is in FEMA Flood Zone X (lower risk). Detached garage/carport conversion is present in rear — attractive for use but may have permitting/egress implications; site otherwise shows good curb appeal and safe walkways."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 73.3,
"rationale": "No visible active electrical hazards, exposed wiring, sagging ceilings, or major water stains. Windows appear adequate for egress in bedrooms shown. Entry door shows a secure lockset (photo suggests deadbolt). Photos do not show smoke/CO detectors, GFCI outlets, electrical panel, or visible hot water heater; absence of visible detectors and GFCI confirmation reduces score because these are common NSPIRE items to verify. Fireplace insert and converted detached garage/addition present unknown venting/permit aspects that require documentation. Overall risk moderate but likely remediable before inspection (install/verify detectors, ensure GFCI, provide system documentation)."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 74.3,
"rationale": "Roof reported replaced in 2021 and appears in good condition in exterior photos. Ceiling HVAC supply grills visible indicating central HVAC present; listing notes AC/Heat in detached garage. Kitchen plumbing fixtures appear intact and functional. Water heater and electrical panel not pictured, so assumed present but unverified. No visible signs of active leaks, drainage issues, or failed systems in photos. Lack of direct confirmation of working HVAC and water heater reduces score slightly."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Central HVAC is present and functional (ceiling vents visible) though not explicitly tested in photos.",
"Water heater and electrical panel are present and in working order but not pictured.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or not shown and will need verification/installation.",
"GFCI-protected outlets in kitchen and bathrooms are not visible and require verification.",
"No visible active roof leaks or interior water damage in photos; roof replacement in 2021 mentioned in listing is accurate.",
"Detached garage/carport conversion (487 sq ft) with AC/Heat and half bath exists as described; its permitting and compliance are unknown.",
"Bedrooms shown have adequate egress windows based on photo views, but final room-by-room egress verification is required.",
"No evidence of pest infestation or peeling lead-risk paint visible in photos; assume none obvious but not certified."
],
"score_method": "mean_of_criteria",
"overall_score": 79.1,
"rubric_version": "nsprire_inspection_rubric_v1.0_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8439590976"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.