Property ID: 8512521249
564 Willowbrook Dr, Gretna, LA, 70056
Gretna, LA
Money Down: $46,800
CoC Return: 13.28%
Monthly Cash Flow: $518
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$39,000
Closing Costs
$7,800
Total Down
$46,800
Investment Snapshot
Purchase Price
$195,000
Money Down
$46,800
Cash-on-Cash Return
13.28%
Rent
$2,002
Monthly Cash Flow
$518
Annual Cash Flow
$6,213
Debt Service / Mo
$1,038
Property Tax / Mo
$101
Insurance / Mo
$145
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,002
Payment Standard
$2,328
Rent
$2,002
Insurance
$145
Property Tax
$101
Management
$200
Utilities Allowance
$326
NOI (Monthly)
$1,556
Debt Service
$1,038
Cash Flow After Debt
$518
Quality Score: 66.90%
Confidence: 90.00%
Overall this 4-bed/2-bath single family appears rentable with mostly cosmetic and targeted repairs. The property shows functioning appliances, intact finishes, and an operational-looking HVAC system, but there are inspection risks to remedy before Section 8 tenancy: install/verify smoke and CO detectors, investigate and repair displaced/missing ceiling tiles (potential leak or concealed damage), confirm GFCI protection and electrical panel condition, and make minor fence/ exterior repairs. With these corrections it is likely to pass an initial HCV/NSPIRE inspection within 30 days; current condition suggests minor-to-moderate pre-rental work is needed.
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
$195,000
Beds
4
Baths
2
Living Area
2,180 sqft
Lot Size
5,998 sqft
Year Built
1978
Days on Market
143
Capital Outlay
$46,800
Debt Service
$1,038
Property Tax / Mo
$101
Insurance / Mo
$145
Property Description
REDUCED!!!!!!! Charming 4-Bedroom Home in Desirable Meadowbrook Neighborhood! This spacious home, situated on a desirable corner lot, offers comfort, functionality, and plenty of room to grow. Featuring 4 bedrooms and 2 full baths, this property also includes a large den/bonus room, perfect for family gatherings, entertainment or flexible living space. Enjoy a spacious kitchen that features a central island ideal for dining, meal prep, or serving guests, along with a separate dining area for more formal occasions. The home features no carpet throughout, offering easy maintenance. Outside, the property boasts a sizable yard with a shed and gazebo, plus ample off-street parking with enough room for a boat or small motorhome. Located in the sought-after Meadowbrook neighborhood, this home is just minutes from a public library, local shopping, restaurants, an elementary school, and playground. This home is truly a must-see to appreciate its space, layout, and location!
Utility Allowances
Heating
$79
Selected 'natural_gas' for heating as the property information explicitly states 'Gas: Natural' and 'Heating Features: Central'.
Cooking
$14
Selected 'natural_gas' for cooking as the property has natural gas service and a 'Range' is listed as a provided appliance.
Water Heating
$27
Selected 'natural_gas' for water heating, consistent with the property's 'Gas: Natural' service.
Other Electric
$77
Standard allowance for lighting, appliances (including central cooling), and outlets not covered by other specific utility types.
Water
$50
The property information confirms connection to a 'Public' water source.
Sewer
$54
The property information confirms connection to the 'City' sewer system.
Trash Collection
$25
Included as a standard utility for a single-family residence, assumed to be a tenant responsibility.
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$1,698
DP3 Annual Estimate$1,776
DP1 Monthly Equivalent$142
DP3 Monthly Equivalent$148
Replacement Value$58,300
Basis2,180 sqft / 1978
Nearby Houses
Photo unavailable
624 Willowbrook Dr
for_sale · 0.09 mi
Price: $169,000
4 bd / 2 ba · 1,380 sqft
Latest sale: —
Latest rent: —
Photo unavailable
521 Willowbrook Dr
for_sale · 0.13 mi
Price: $252,000
5 bd / 2 ba · 1,513 sqft
Latest sale: —
Latest rent: —
Photo unavailable
364 Firethorn Dr
sold · 0.13 mi
Price: $229,900
3 bd / 2 ba · 1,548 sqft
Latest sale: —
Latest rent: —
Photo unavailable
421 Firethorn Dr
for_sale · 0.18 mi
Price: $339,000
3 bd / 2 ba · 1,821 sqft
Latest sale: —
Latest rent: —
Photo unavailable
656 Grovewood Dr
for_sale · 0.19 mi
Price: $179,500
3 bd / 2 ba · 1,080 sqft
Latest sale: —
Latest rent: —
Photo unavailable
660 Grovewood Dr
for_sale · 0.20 mi
Price: $225,000
3 bd / 2 ba · 1,450 sqft
Latest sale: —
Latest rent: —
Photo unavailable
661 Taylorbrook Dr
for_sale · 0.23 mi
Price: $229,900
3 bd / 2 ba · 1,562 sqft
Latest sale: —
Latest rent: —
Photo unavailable
441 Sugarpine Dr
off_market · 0.23 mi
Price: $1,995
3 bd / 2 ba · 2,100 sqft
Latest sale: —
Latest rent: —
Photo unavailable
287 Southwood Dr
sold · 0.28 mi
Price: $265,900
4 bd / 3 ba · 2,450 sqft
Latest sale: —
Latest rent: —
Photo unavailable
285 Firethorn Dr
sold · 0.29 mi
Price: $300,000
3 bd / 2 ba · 1,852 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in interior photos (required by NSPIRE).
- Displaced/missing ceiling tiles/panel in main living area — potential water intrusion or concealed damage; requires inspection and repair.
- GFCI protection at kitchen sink not visible; must be verified/installed to meet code.
- Electrical panel and full electrical condition not shown — unknown and must be confirmed prior to rental.
Assumptions
- Bedrooms have code-compliant egress windows though dimensions are not verifiable from photos.
- Central HVAC is operational (ceiling vents and a thermostat are visible) and furnaces/AC function; no full replacement required.
- Hot water and plumbing are functioning based on staged photos of bathrooms and kitchen, but water heater location/condition not shown.
- Appliances pictured (range, refrigerator, dishwasher) are included and operable; missing appliances were not a factor.
- No active roof leaks beyond the ceiling tile/panel area; roof appears aged but not failed.
- Electrical panel exists and is intact but was not shown; no obvious exposed wiring observed in photos.
- No obvious pest infestation or severe mold present beyond what photos reveal.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,182 | $88,900 | $8,890 |
| 2024 | $1,179 | $88,900 | $8,890 |
| 2023 | $1,162 | $88,900 | $8,890 |
| 2022 | $1,132 | $88,900 | $8,890 |
| 2021 | $1,067 | $88,900 | $8,890 |
| 2020 | $1,060 | $88,900 | $8,890 |
| 2019 | $1,087 | $88,900 | $8,890 |
| 2018 | $1,015 | $88,900 | $8,890 |
| 2017 | $973 | $88,900 | $8,890 |
| 2016 | $953 | $88,900 | $8,890 |
| 2015 | $977 | $88,900 | $8,890 |
| 2014 | $965 | $88,900 | $8,890 |
| 2013 | $932 | $88,900 | $8,890 |
| 2012 | $145 | $88,900 | $8,890 |
| 2011 | $152 | $89,500 | $8,950 |
| 2010 | $917 | $89,500 | $8,950 |
| 2009 | $917 | $89,500 | $8,950 |
| 2008 | $147 | — | $8,950 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-11-25 | Price Changed | $195,000 |
| 2025-11-17 | Listed | $210,000 |
| 1983-08-01 | Sold | $0 |
Photo Gallery
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"summary": "Overall this 4-bed/2-bath single family appears rentable with mostly cosmetic and targeted repairs. The property shows functioning appliances, intact finishes, and an operational-looking HVAC system, but there are inspection risks to remedy before Section 8 tenancy: install/verify smoke and CO detectors, investigate and repair displaced/missing ceiling tiles (potential leak or concealed damage), confirm GFCI protection and electrical panel condition, and make minor fence/ exterior repairs. With these corrections it is likely to pass an initial HCV/NSPIRE inspection within 30 days; current condition suggests minor-to-moderate pre-rental work is needed.",
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"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior photos show generally serviceable cosmetic condition: tile floors throughout, updated kitchen island and cabinets, functioning appliances present (stove, refrigerator, dishwasher). No visible large drywall failures or exposed subfloors. Observable deferred items: several ceiling tiles/panels displaced or missing in living/den area (photo), weathered wooden side fence and minor exterior picket fence repairs needed, some dated finishes (wood paneling) and minor cosmetic wear. Missing or displaced ceiling tiles reduce score moderately but are likely patch/repair items rather than structural. Overall appears cosmetic/minor repairs only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "No smoke detectors or CO alarms are visible in interior photos (NSPIRE requires working smoke detectors on each level and outside sleeping areas) — absence in photos is treated as a likely deficiency. Ceiling tile/panel openings in a main living area present a possible water intrusion point or concealed hazard and must be inspected/secured. Kitchen plumbing and fixtures appear intact; stove and dishwasher present. GFCI protection at kitchen sink not visible in photos — must be confirmed/installed. Entry door appears secure but deadbolt not visible in photos. No obvious exposed wiring, major foundation cracks, standing water, or active roof collapse visible. Bedroom windows appear to provide egress but dimensions cannot be confirmed from photos. These uncertainties lower the score."
},
{
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"label": "Mechanical Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 65.0,
"rationale": "Central HVAC appears present (ceiling vents and wall thermostat visible). Major appliances (range, fridge, dishwasher) are present which reduces time-to-rent. No water heater or electrical panel photos to confirm condition. Roof shingles look aged but show no obvious large failures or sagging from exterior photos. Ceiling panel gaps may indicate past or current roof/HVAC/plumbing leak that requires evaluation. Plumbing fixtures and hot water presence implied by staged bathrooms/kitchen but not directly confirmed. Electrical hazards not visible in photos, but missing GFCI and unshown electrical panel are unknowns that moderate the score."
},
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"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Property sits on a corner lot with intact siding, gutters, and a paved driveway with ample parking. Yard is maintained and listing mentions shed/gazebo (not shown). Side privacy fence and small front picket fence show weathering and localized repair needs; gate and fence boards look serviceable though aged. Walkway to front entrance is intact. No visible major drainage/erosion, standing water, or foundation displacement observed from the provided exterior photographs."
}
],
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"Displaced/missing ceiling tiles/panel in main living area — potential water intrusion or concealed damage; requires inspection and repair.",
"GFCI protection at kitchen sink not visible; must be verified/installed to meet code.",
"Electrical panel and full electrical condition not shown — unknown and must be confirmed prior to rental."
],
"confidence": 0.65,
"assumptions": [
"Bedrooms have code-compliant egress windows though dimensions are not verifiable from photos.",
"Central HVAC is operational (ceiling vents and a thermostat are visible) and furnaces/AC function; no full replacement required.",
"Hot water and plumbing are functioning based on staged photos of bathrooms and kitchen, but water heater location/condition not shown.",
"Appliances pictured (range, refrigerator, dishwasher) are included and operable; missing appliances were not a factor.",
"No active roof leaks beyond the ceiling tile/panel area; roof appears aged but not failed.",
"Electrical panel exists and is intact but was not shown; no obvious exposed wiring observed in photos.",
"No obvious pest infestation or severe mold present beyond what photos reveal."
],
"overall_score": 69.0,
"rubric_version": "2026-03-NSPIRE-v1"
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"summary": "Likely to pass Section 8/HCV inspection after addressing a few targeted items. Property is mostly turn-key with dated finishes: kitchen appliances present, floors and fixtures appear functional, and exterior envelope looks sound. Primary concerns for an initial NSPIRE inspection are: (1) missing/undocumented smoke and CO detectors, and (2) a ceiling opening/removed panel with evidence of disturbance that suggests possible roof or plumbing leaks that should be investigated and repaired. Recommend installing/confirming working smoke/CO detectors, repairing the ceiling and any leak source, verifying HVAC, water heater and electrical panel condition, and making minor fence/finish repairs prior to inspection.",
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"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior appears generally well maintained and clean with finished floors (tile) and intact cabinetry. Kitchen appliances (range, refrigerator, dishwasher) are present. Cosmetic updating (dated paneling, trim, cabinetry finish) and a few exterior fence boards and sections of picket fence need repair. A ceiling panel/opening and evidence of a previously disturbed ceiling area in the large living room indicate localized repair is required. No major visible structural collapse or exposed subfloor. Overall: minor-to-moderate cosmetic work and some spot repairs; missing major appliances is NOT an issue here."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 55.0,
"rationale": "No visible smoke detectors or CO alarms in the provided photos (likely NSPIRE fail if absent). Bedroom windows appear present for egress but exact sizes not verified. Entry door appears secure but deadbolt presence not clearly shown. There is a ceiling opening/removed tile in a main living area which could indicate active or prior water intrusion (safety hazard if ongoing). No visible exposed wiring, severe mold, or obvious major trip hazards in photos. GFCI presence in kitchen/bath not verified. Plumbing fixtures and toilets appear functional in photos. Overall a moderate safety risk driven by missing visible detectors and the ceiling/possible leak issue."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "Ceiling vents and a hallway return suggest a central HVAC system is present but operational status and age are unknown. Roof shingles are present and look intact from exterior photos with no obvious sagging; however roofing appears aged. Water heater and electrical panel were not shown. The ceiling opening in the large room suggests past or possible active leak (roof or plumbing) which increases systems risk until inspected. No visible electrical hazards or disconnected utilities in photos, but lack of access to mechanicals reduces confidence."
},
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"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Corner lot with adequate yard, shed and gazebo noted in listing. Vinyl siding and brick front are intact with no visible foundation settlement or major stucco/brick failure. Driveway and off-street parking look serviceable; some weathering/age to wooden privacy fence and small picket fence that will need minor repairs. Landscaping is basic but maintained. No standing water or obvious drainage issues visible in photos."
}
],
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"No visible smoke detectors or carbon monoxide alarms in photos — if absent this will cause NSPIRE failure.",
"Mechanical access points (water heater, electrical panel) not shown/verified — increases risk until confirmed functional and safe."
],
"confidence": 0.7,
"assumptions": [
"Listing photos represent current condition and no significant unseen damage exists beyond what is pictured.",
"Kitchen appliances shown (range, refrigerator, dishwasher) are functional or will be serviced prior to move-in.",
"Central HVAC is present (ceiling vents visible) and operational, but exact age and performance not verified.",
"Water heater and electrical panel exist and are located in closets/utility spaces not shown in photos.",
"Bedrooms have at least one code-compliant egress window each (windows visible in photos but dimensions not verified).",
"Property built in 1978: potential lead-based paint risk is borderline; assume standard HUD lead disclosure requirements apply and testing/mitigation if required.",
"Ceiling opening in the living area indicates either a removed tile/repair access or past leak; extent of water damage behind panel is unknown and assumed repairable."
],
"overall_score": 65.0,
"rubric_version": "ns-preset-2026-1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [
"Error code: 400 - {'error': {'message': \"We could not parse the JSON body of your request. (HINT: This likely means you aren't using your HTTP library correctly. The OpenAI API expects a JSON payload, but what was sent was not valid JSON. If you have trouble figuring out how to fix this, please contact us through our help center at help.openai.com.)\", 'type': 'invalid_request_error', 'param': None, 'code': None}}"
],
"address": "564 Willowbrook Dr, Gretna, LA, 70056",
"aggregate": {
"summary": "Overall this 4-bed/2-bath single family appears rentable with mostly cosmetic and targeted repairs. The property shows functioning appliances, intact finishes, and an operational-looking HVAC system, but there are inspection risks to remedy before Section 8 tenancy: install/verify smoke and CO detectors, investigate and repair displaced/missing ceiling tiles (potential leak or concealed damage), confirm GFCI protection and electrical panel condition, and make minor fence/ exterior repairs. With these corrections it is likely to pass an initial HCV/NSPIRE inspection within 30 days; current condition suggests minor-to-moderate pre-rental work is needed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.5,
"rationale": "Interior and exterior photos show generally serviceable cosmetic condition: tile floors throughout, updated kitchen island and cabinets, functioning appliances present (stove, refrigerator, dishwasher). No visible large drywall failures or exposed subfloors. Observable deferred items: several ceiling tiles/panels displaced or missing in living/den area (photo), weathered wooden side fence and minor exterior picket fence repairs needed, some dated finishes (wood paneling) and minor cosmetic wear. Missing or displaced ceiling tiles reduce score moderately but are likely patch/repair items rather than structural. Overall appears cosmetic/minor repairs only."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 76.5,
"rationale": "Property sits on a corner lot with intact siding, gutters, and a paved driveway with ample parking. Yard is maintained and listing mentions shed/gazebo (not shown). Side privacy fence and small front picket fence show weathering and localized repair needs; gate and fence boards look serviceable though aged. Walkway to front entrance is intact. No visible major drainage/erosion, standing water, or foundation displacement observed from the provided exterior photographs."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 57.5,
"rationale": "No smoke detectors or CO alarms are visible in interior photos (NSPIRE requires working smoke detectors on each level and outside sleeping areas) — absence in photos is treated as a likely deficiency. Ceiling tile/panel openings in a main living area present a possible water intrusion point or concealed hazard and must be inspected/secured. Kitchen plumbing and fixtures appear intact; stove and dishwasher present. GFCI protection at kitchen sink not visible in photos — must be confirmed/installed. Entry door appears secure but deadbolt not visible in photos. No obvious exposed wiring, major foundation cracks, standing water, or active roof collapse visible. Bedroom windows appear to provide egress but dimensions cannot be confirmed from photos. These uncertainties lower the score."
},
{
"key": "systems_mechanical",
"label": "Mechanical Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 62.5,
"rationale": "Central HVAC appears present (ceiling vents and wall thermostat visible). Major appliances (range, fridge, dishwasher) are present which reduces time-to-rent. No water heater or electrical panel photos to confirm condition. Roof shingles look aged but show no obvious large failures or sagging from exterior photos. Ceiling panel gaps may indicate past or current roof/HVAC/plumbing leak that requires evaluation. Plumbing fixtures and hot water presence implied by staged bathrooms/kitchen but not directly confirmed. Electrical hazards not visible in photos, but missing GFCI and unshown electrical panel are unknowns that moderate the score."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (required by NSPIRE).",
"Displaced/missing ceiling tiles/panel in main living area — potential water intrusion or concealed damage; requires inspection and repair.",
"GFCI protection at kitchen sink not visible; must be verified/installed to meet code.",
"Electrical panel and full electrical condition not shown — unknown and must be confirmed prior to rental."
],
"confidence": 0.9,
"assumptions": [
"Bedrooms have code-compliant egress windows though dimensions are not verifiable from photos.",
"Central HVAC is operational (ceiling vents and a thermostat are visible) and furnaces/AC function; no full replacement required.",
"Hot water and plumbing are functioning based on staged photos of bathrooms and kitchen, but water heater location/condition not shown.",
"Appliances pictured (range, refrigerator, dishwasher) are included and operable; missing appliances were not a factor.",
"No active roof leaks beyond the ceiling tile/panel area; roof appears aged but not failed.",
"Electrical panel exists and is intact but was not shown; no obvious exposed wiring observed in photos.",
"No obvious pest infestation or severe mold present beyond what photos reveal."
],
"score_method": "mean_of_criteria",
"overall_score": 66.9,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8512521249"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.