753 Avenue D, Westwego, LA, 70094
Westwego, LA
Investment Snapshot
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Quality Score: 75.30%
Confidence: 95.00%
This 3BR/2.5BA single-family property appears largely turnkey for HCV inspection with mostly cosmetic TLC needed. Interior finishes, functional kitchen and bathrooms, central HVAC vents, and a sound exterior facade point to a likely pass after routine verification and installation/confirmation of required safety devices (smoke/CO detectors, GFCI). Expect minor repairs, cleaning, and verification of mechanicals; likely rent-ready within 2–4 weeks if systems test OK.
Property Fundamentals
Property Description
This 3-bedroom, 2.5-bath home offers a solid layout and great potential for the right buyer. Located within walking distance to a local park, the property features generously sized bedrooms, multiple living areas, and a functional floor plan well-suited for everyday living. While the home could use a little TLC, it provides an excellent opportunity to personalize and add value. Plus, the seller is offering $2,500 toward closing costs. Whether you're looking to renovate, invest, or create your dream space, this home's location and possibilities make it a standout opportunity.
Utility Allowances
Source References
Insurance Quotes
Coverage Options
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Properties Used for Comps
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be missing or not visible and will need verification/installation.
- GFCI protection at kitchen and bathrooms is not shown; assume verification and possible installation is required.
- Electrical panel condition and location not provided; assume it is present and intact but must be inspected.
- Water heater and hot water operation are not shown; assume present and functional unless inspection finds otherwise.
- Roof covering and drainage not clearly visible from given exterior photo; assume no major failure but needs close inspection.
- No obvious severe mold, active leaks, structural sagging, or foundation movement visible in photos; assume none present.
- Appliances shown (range, refrigerator, dishwasher) are present in photos and assumed operable but should be tested.
- Bedrooms windows visible likely provide egress but exact sizes and hardware not measured; assume acceptable unless measured otherwise.
- Listing rental history is missing for last 5 years and therefore not included in scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,844 | $159,200 | $15,920 |
| 2024 | $1,847 | $159,200 | $15,920 |
| 2023 | $1,890 | $159,000 | $15,900 |
| 2022 | $1,890 | $159,000 | $15,900 |
| 2021 | $1,777 | $159,000 | $15,900 |
| 2020 | $1,764 | $159,000 | $15,900 |
| 2019 | $1,689 | $159,000 | $15,900 |
| 2018 | $1,556 | $159,000 | $15,900 |
| 2017 | $1,480 | $159,000 | $15,900 |
| 2016 | $1,480 | $159,000 | $15,900 |
| 2015 | $1,505 | $159,000 | $15,900 |
| 2014 | $1,406 | $159,000 | $15,900 |
| 2013 | $1,406 | $159,000 | $15,900 |
| 2012 | $922 | $159,000 | $15,900 |
| 2011 | $932 | $159,000 | $15,900 |
| 2010 | $994 | $159,000 | $15,900 |
| 2009 | $820 | $94,600 | $9,460 |
| 2008 | $120 | — | $9,460 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2016-03-22 | Sold | — |
| 2009-07-30 | Sold | — |
Photo Gallery
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"https://ap.rdcpix.com/1c4e689400dfde275ceab96680239d7fl-m4239561338s-w1280.jpg",
"https://ap.rdcpix.com/1c4e689400dfde275ceab96680239d7fl-m1969114470s-w1280.jpg",
"https://ap.rdcpix.com/1c4e689400dfde275ceab96680239d7fl-m71373259s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 133.67,
"monthly_cash_flow": 1234.46,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'natural_gas' for a 3-bedroom unit. The property information explicitly lists 'Gas: Natural' and 'Heating Features: Central'.",
"utility": "Heating",
"allowance": 70
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit, covering general electricity for lights and appliances not otherwise specified.",
"utility": "Other Electric",
"allowance": 67
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit. The property information states 'Water Source: Public'.",
"utility": "Water",
"allowance": 43
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit. The property information states 'Sewer: City' and 'Public Sewer'.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "Selected the fixed allowance. This is a standard municipal service for a single-family home and is assumed to be a tenant utility.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Selected 'natural_gas' for a 3-bedroom unit. The property information lists 'Gas: Natural' and photos show a gas stove.",
"utility": "Cooking",
"allowance": 12
},
{
"note": "Selected 'natural_gas' for a 3-bedroom unit, as this is consistent with the property's other specified gas utilities (heating and cooking).",
"utility": "Water Heating",
"allowance": 24
}
],
"cash_on_cash_return": 0.43,
"down_payment_amount": 34600.0,
"property_tax_annual": 1899.32,
"property_tax_monthly": 158.28,
"property_tax_increase": 0.03,
"utility_allowance_total": 287.0,
"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": 3764.14,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": 313.68,
"cash_on_cash_return_after_debt": 0.11
},
"section8_assessment": {
"runs": [
{
"summary": "This 3BR/2.5BA single-family property appears largely turnkey for HCV inspection with mostly cosmetic TLC needed. Interior finishes, functional kitchen and bathrooms, central HVAC vents, and a sound exterior facade point to a likely pass after routine verification and installation/confirmation of required safety devices (smoke/CO detectors, GFCI). Expect minor repairs, cleaning, and verification of mechanicals; likely rent-ready within 2–4 weeks if systems test OK.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Interior photos show generally good cosmetic condition: intact tile flooring in main areas, kitchen cabinets and appliances present, bathrooms complete with tub and separate shower. Minor cosmetic work likely (repainting bright/dated colors, carpet cleaning or replacement in bedrooms, minor caulking/grout). No visible collapsed ceilings, large holes, or exposed subfloor. Listing notes 'TLC' which aligns with primarily cosmetic updates rather than major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible safety hazards in photos: no exposed wiring, no collapsed ceilings, stair has a handrail, windows in bedrooms appear adequate for egress, entry door looks secure. However required items (smoke detectors, carbon monoxide alarms, GFCI protection at kitchen/baths, verified deadbolt) are not shown in photos and would need confirmation/installation. No visible mold, active leaks, or peeling paint indicative of lead hazards (house built 1998). Because several mandatory detectors/outlet protections are not documented, moderate risk remains until verified."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 75.0,
"rationale": "Central HVAC appears present (ceiling vents and ceiling fans visible). Kitchen appliances (range, dishwasher, refrigerator) visible and appear operable, but actual operation not verified. No visible water stains or roof sagging from interior photos; exterior brick facade looks intact. Electrical panel and water heater are not shown; plumbing fixtures and hot water availability not documented. Given intact finishes and visible HVAC vents, systems likely functional but need standard verification/servicing."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior brick two-story facade appears structurally sound with level lines and no obvious foundation cracks. Walkway and driveway are present (some staining but serviceable). Yard is small and appears maintained. No standing water or visible drainage failures in photos. Roof condition not clearly visible from provided exterior photo; no obvious major exterior neglect or infestation evidence."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be missing or not visible and will need verification/installation.",
"GFCI protection at kitchen and bathrooms is not shown; assume verification and possible installation is required.",
"Electrical panel condition and location not provided; assume it is present and intact but must be inspected.",
"Water heater and hot water operation are not shown; assume present and functional unless inspection finds otherwise.",
"Roof covering and drainage not clearly visible from given exterior photo; assume no major failure but needs close inspection.",
"No obvious severe mold, active leaks, structural sagging, or foundation movement visible in photos; assume none present.",
"Appliances shown (range, refrigerator, dishwasher) are present in photos and assumed operable but should be tested.",
"Bedrooms windows visible likely provide egress but exact sizes and hardware not measured; assume acceptable unless measured otherwise.",
"Listing rental history is missing for last 5 years and therefore not included in scoring."
],
"overall_score": 76.0,
"rubric_version": "ns-p-hcv-v1"
},
{
"summary": "This 3-bed, 2.5-bath single-family appears largely turnkey for a Housing Choice Voucher inspection with mostly cosmetic work and basic safety verifications needed. Visible strengths: intact structure, functioning kitchen appliances, no visible water intrusion, central HVAC registers, bedroom egress, and sound interior finishes. Primary action items before inspection: confirm/install smoke and CO detectors per NSPIRE, confirm GFCI protection in kitchen/baths, verify operational HVAC, water heater and hot water, install/verify deadbolt on entry, and perform minor cosmetic repairs (paint touch-ups, carpet cleaning or replacement). With those items addressed, likely to pass initial HCV inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 80.0,
"rationale": "Photos show generally good cosmetic condition: intact tile and carpet, functioning kitchen with stove, refrigerator and dishwasher present, intact cabinetry, no visible ceiling stains or flooring collapse. Some rooms have bold paint and minor cosmetic wear; listing states 'little TLC' which aligns with light cosmetic work. Missing minor items likely limited to touch-up paint, carpet cleaning/replacement in bedrooms, and small finish work. Presence of functioning appliances reduces severity."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 70.0,
"rationale": "No visible exposed wiring, stairs have a handrail, bedroom egress windows present and plumbing fixtures appear intact. However, smoke detectors and carbon monoxide detectors are not visible in photos (required by NSPIRE), and GFCI protection in kitchen/bathrooms cannot be confirmed. Entry door deadbolt presence is unclear. No visible water intrusion, major mold, or trip hazards observed. Score reduced for likely installation/verification of detectors, GFCI outlets and confirmation of door locks."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Condition",
"score": 70.0,
"rationale": "Duct vents and ceiling registers visible indicating central HVAC; kitchen appliances (electric range, dishwasher, refrigerator) present. No visible roof damage or interior signs of active leaks. Critical systems (HVAC operational status, water heater functionality, electrical panel condition) are not shown and must be tested — uncertainty reduces score. No evidence of severe system failure."
},
{
"key": "exterior_site",
"label": "Exterior / Site Condition",
"score": 80.0,
"rationale": "Exterior brick facade appears intact with a clear walkway and small yard; no visible foundation cracks, sagging, or collapsed elements. Driveway appears minimal (concrete pads) but serviceable. No visible standing water or major landscaping neglect. Close neighboring homes typical for the area. Minor grading/drainage details not visible but no obvious red flags from photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present (ceiling vents visible) and is operational or serviceable — not shown powered in photos.",
"Water heater and hot water are present and functional though not photographed.",
"Electrical panel exists and has no visible code-violating conditions; panel condition and labeling are unverified.",
"Smoke detectors and carbon monoxide detectors are not visible in photos and may be missing or nonfunctional; assume need to verify/install.",
"GFCI protection in kitchen and bathrooms is unverified and will likely need testing/installation.",
"Entry door has a functioning lock but presence of a deadbolt is unconfirmed and should be verified/installed if absent.",
"No active roof leaks, severe mold, or hidden structural issues are present since no stains, sagging ceilings, or collapsed elements are visible; photos show intact ceilings.",
"Appliances shown in photos (stove, fridge, dishwasher) are included and functional or will be repaired/replaced as needed."
],
"overall_score": 75.0,
"rubric_version": "ns-2026-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [
"Error code: 429 - {'error': {'message': 'You exceeded your current quota, please check your plan and billing details. For more information on this error, read the docs: https://platform.openai.com/docs/guides/error-codes/api-errors.', 'type': 'insufficient_quota', 'param': None, 'code': 'insufficient_quota'}}"
],
"address": "753 Avenue D, Westwego, LA, 70094",
"aggregate": {
"summary": "This 3BR/2.5BA single-family property appears largely turnkey for HCV inspection with mostly cosmetic TLC needed. Interior finishes, functional kitchen and bathrooms, central HVAC vents, and a sound exterior facade point to a likely pass after routine verification and installation/confirmation of required safety devices (smoke/CO detectors, GFCI). Expect minor repairs, cleaning, and verification of mechanicals; likely rent-ready within 2–4 weeks if systems test OK.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 79.0,
"rationale": "Interior photos show generally good cosmetic condition: intact tile flooring in main areas, kitchen cabinets and appliances present, bathrooms complete with tub and separate shower. Minor cosmetic work likely (repainting bright/dated colors, carpet cleaning or replacement in bedrooms, minor caulking/grout). No visible collapsed ceilings, large holes, or exposed subfloor. Listing notes 'TLC' which aligns with primarily cosmetic updates rather than major rehab."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior brick two-story facade appears structurally sound with level lines and no obvious foundation cracks. Walkway and driveway are present (some staining but serviceable). Yard is small and appears maintained. No standing water or visible drainage failures in photos. Roof condition not clearly visible from provided exterior photo; no obvious major exterior neglect or infestation evidence."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible safety hazards in photos: no exposed wiring, no collapsed ceilings, stair has a handrail, windows in bedrooms appear adequate for egress, entry door looks secure. However required items (smoke detectors, carbon monoxide alarms, GFCI protection at kitchen/baths, verified deadbolt) are not shown in photos and would need confirmation/installation. No visible mold, active leaks, or peeling paint indicative of lead hazards (house built 1998). Because several mandatory detectors/outlet protections are not documented, moderate risk remains until verified."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 72.5,
"rationale": "Central HVAC appears present (ceiling vents and ceiling fans visible). Kitchen appliances (range, dishwasher, refrigerator) visible and appear operable, but actual operation not verified. No visible water stains or roof sagging from interior photos; exterior brick facade looks intact. Electrical panel and water heater are not shown; plumbing fixtures and hot water availability not documented. Given intact finishes and visible HVAC vents, systems likely functional but need standard verification/servicing."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be missing or not visible and will need verification/installation.",
"GFCI protection at kitchen and bathrooms is not shown; assume verification and possible installation is required.",
"Electrical panel condition and location not provided; assume it is present and intact but must be inspected.",
"Water heater and hot water operation are not shown; assume present and functional unless inspection finds otherwise.",
"Roof covering and drainage not clearly visible from given exterior photo; assume no major failure but needs close inspection.",
"No obvious severe mold, active leaks, structural sagging, or foundation movement visible in photos; assume none present.",
"Appliances shown (range, refrigerator, dishwasher) are present in photos and assumed operable but should be tested.",
"Bedrooms windows visible likely provide egress but exact sizes and hardware not measured; assume acceptable unless measured otherwise.",
"Listing rental history is missing for last 5 years and therefore not included in scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 75.3,
"rubric_version": "ns-p-hcv-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8548100933"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.