Property ID: 8568798297
3800 Courtland Dr, Metairie, LA, 70002
Metairie, LA
Money Down: $65,760
CoC Return: -3.33%
Monthly Cash Flow: $-183
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$54,800
Closing Costs
$10,960
Total Down
$65,760
Investment Snapshot
Purchase Price
$274,000
Money Down
$65,760
Cash-on-Cash Return
-3.33%
Rent
$1,696
Monthly Cash Flow
$-183
Annual Cash Flow
$-2,192
Debt Service / Mo
$1,458
Property Tax / Mo
$144
Insurance / Mo
$107
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$107
Property Tax
$144
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,276
Debt Service
$1,458
Cash Flow After Debt
$-183
Quality Score: 84.00%
Confidence: 93.00%
Property appears largely turnkey for Section 8/HCV initial inspection. Recent interior updates, visible newer roof and HVAC, tidy exterior, and no visible life-safety failures make this a strong candidate to pass NSPIRE/HCV with only minor items likely needed (verify detectors, GFCI outlets, and provide any missing appliances).
Section 8 Payment Standard
$1,983
Utility Allowance Total
$287
Guaranteed Section 8 Rent (PS - Utilities)
$1,696
Property Management
$170
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$274,000
Beds
3
Baths
2
Living Area
1,368 sqft
Lot Size
5,040 sqft
Year Built
1981
Days on Market
64
Capital Outlay
$65,760
Debt Service
$1,458
Property Tax / Mo
$144
Insurance / Mo
$107
Property Description
This Metairie home has remained in the same family since it was built and has been consistently maintained by the current owner. The property offers three bedrooms and two full bathrooms, along with a covered carport. Recent updates enhance both function and presentation and include new flooring throughout, fresh interior paint on walls and cabinetry, updated countertops, select newer appliances, and updated lighting fixtures. Major systems have also been addressed, with a newer roof and HVAC system in place. This property presents a strong value opportunity at its price point within the Metairie market and warrants consideration by buyers seeking a move-in ready home.
Utility Allowances
Heating
$70
Property has central heating and the listing specifies 'Gas: Natural'. The 'natural_gas' option was selected from the schedule.
Cooking
$12
The property listing specifies 'Gas: Natural'. The 'natural_gas' option was selected from the schedule.
Water Heating
$24
The property listing specifies 'Gas: Natural'. 'natural_gas' was selected as the most likely and cost-effective fuel source for water heating.
Other Electric
$67
This covers general electricity for lights and outlets. The property has central air conditioning, which is assumed to be covered by this allowance.
Water
$43
The property listing explicitly states 'Water Source: Public'.
Sewer
$46
The property listing explicitly states 'Sewer: City' and 'Public Sewer'.
Trash Collection
$25
Trash collection is a standard municipal service for a single-family residence and is assumed to be a tenant expense.
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$1,279
DP3 Annual Estimate$1,279
DP1 Monthly Equivalent$107
DP3 Monthly Equivalent$107
Replacement Value$87,800
Basis1,368 sqft / 1981
Nearby Houses
Photo unavailable
3801 Courtland Dr
for_sale · 0.03 mi
Price: $335,000
3 bd / 2 ba · 1,494 sqft
Latest sale: — on Feb 03, 2009
Latest rent: —
Photo unavailable
3908 Napoli Dr
sold · 0.09 mi
Price: $330,000
4 bd / 2 ba · 1,790 sqft
Latest sale: — on May 28, 2021
Latest rent: —
Photo unavailable
3924 Pharr St
for_sale · 0.11 mi
Price: $441,500
4 bd / 4 ba · 2,963 sqft
Latest sale: —
Latest rent: $2,700 on Jan 11, 2026
Photo unavailable
3912 Cleary Ave
for_sale · 0.11 mi
Price: $552,000
4 bd / 4 ba · 2,538 sqft
Latest sale: — on Nov 07, 2025
Latest rent: —
Photo unavailable
3515 Jurgens St
sold · 0.14 mi
Price: $425,000
4 bd / 3 ba · 2,865 sqft
Latest sale: — on Apr 23, 2021
Latest rent: —
Photo unavailable
3928 Uri St
off_market · 0.17 mi
Price: $599,900
4 bd / 3 ba · 2,372 sqft
Latest sale: — on Oct 24, 2020
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing text is accurate: roof and HVAC are newer and in working order.
- Bedrooms have code-compliant egress windows (not shown but typical for a 1981-built single-family and not flagged in listing).
- Smoke detectors and/or CO alarms are present though not all are visible in photos; if absent they would be easy-to-fix items.
- No active plumbing or water-heater failures exist despite water-heater/photos not shown.
- Electrical panel is intact and there are no hidden exposed wiring or severe electrical hazards (no signs of exterior electrical damage visible).
- Selected appliances shown/mentioned are functional; any missing refrigerator or range would be an easy-to-fix capital item and not a structural/safety failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,679 | $133,100 | $13,310 |
| 2024 | $1,677 | $133,100 | $13,310 |
| 2023 | $1,528 | $116,200 | $11,620 |
| 2022 | $1,488 | $116,200 | $11,620 |
| 2021 | $1,382 | $116,200 | $11,620 |
| 2020 | $1,372 | $116,200 | $11,620 |
| 2019 | $1,411 | $116,200 | $11,620 |
| 2018 | $1,317 | $116,200 | $11,620 |
| 2017 | $827 | $73,000 | $7,300 |
| 2016 | $811 | $73,000 | $7,300 |
| 2015 | $831 | $73,000 | $7,300 |
| 2014 | $821 | $73,000 | $7,300 |
| 2013 | $821 | $73,000 | $7,300 |
| 2010 | $764 | $74,400 | $7,440 |
| 2009 | $764 | $74,400 | $7,440 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-03 | Listed | $274,000 |
| 2018-09-11 | Sold | $0 |
| 1980-07-01 | Sold | $0 |
Photo Gallery
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"note": "Property has central heating and the listing specifies 'Gas: Natural'. The 'natural_gas' option was selected from the schedule.",
"utility": "Heating",
"allowance": 70
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{
"note": "The property listing specifies 'Gas: Natural'. The 'natural_gas' option was selected from the schedule.",
"utility": "Cooking",
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{
"note": "The property listing specifies 'Gas: Natural'. 'natural_gas' was selected as the most likely and cost-effective fuel source for water heating.",
"utility": "Water Heating",
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{
"note": "This covers general electricity for lights and outlets. The property has central air conditioning, which is assumed to be covered by this allowance.",
"utility": "Other Electric",
"allowance": 67
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{
"note": "The property listing explicitly states 'Water Source: Public'.",
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{
"note": "The property listing explicitly states 'Sewer: City' and 'Public Sewer'.",
"utility": "Sewer",
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{
"note": "Trash collection is a standard municipal service for a single-family residence and is assumed to be a tenant expense.",
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{
"summary": "Property appears largely turnkey for Section 8/HCV initial inspection. Recent interior updates, visible newer roof and HVAC, tidy exterior, and no visible life-safety failures make this a strong candidate to pass NSPIRE/HCV with only minor items likely needed (verify detectors, GFCI outlets, and provide any missing appliances).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Interior appears recently renovated: new flooring throughout, fresh paint, updated countertops and cabinetry, updated lighting; staging photos show clean ceilings and no visible drywall or flooring defects. Missing-appliance risk is low based on listing note of 'select newer appliances' and visible built-in oven and kitchen finishes. Overall only minor cosmetic/fixture items likely remain."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "No visible exposed wiring, sagging ceilings, active leaks, major trip hazards, or peeling paint. Entry door looks solid and windows appear to provide egress. Small white ceiling devices visible in dining area that are likely detectors but smoke/CO/GFCI locations are not verifiable from photos. Because detectors, GFCI receptacles, and electrical panel condition cannot be confirmed, a moderate deduction was applied."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 85.0,
"rationale": "Listing states newer roof and newer HVAC; exterior photo shows an outdoor AC condensing unit and roof shingles that appear in good condition. No visible water intrusion or damaged roof areas in photos. Electrical panel, water heater and plumbing fixtures were not photographed; based on the seller's update notes I infer generally good condition but leave moderate uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick exterior and siding appear intact, gutters not clearly visible but roofline looks sound. Yard is level and tidy; driveway and covered carport present and in serviceable condition. There is a dark band along the foundation in one photo that could indicate staining or past water contact — no obvious foundation cracking or settlement visible but this introduces some risk."
}
],
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"confidence": 0.75,
"assumptions": [
"Listing text is accurate: roof and HVAC are newer and in working order.",
"Bedrooms have code-compliant egress windows (not shown but typical for a 1981-built single-family and not flagged in listing).",
"Smoke detectors and/or CO alarms are present though not all are visible in photos; if absent they would be easy-to-fix items.",
"No active plumbing or water-heater failures exist despite water-heater/photos not shown.",
"Electrical panel is intact and there are no hidden exposed wiring or severe electrical hazards (no signs of exterior electrical damage visible).",
"Selected appliances shown/mentioned are functional; any missing refrigerator or range would be an easy-to-fix capital item and not a structural/safety failure."
],
"overall_score": 85.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "Based on listing details and photos this single-family home appears largely move-in ready and likely to pass an initial HCV/NSPIRE inspection after addressing a few easy-to-fix items. Major systems (roof, HVAC) are reported newer and verified visually; interior upgrades are recent and in good condition. The primary inspection risks are missing/unspecified smoke and CO detectors, unconfirmed deadbolt on entry, and a few unverified mechanical items (water heater, electrical panel) that are typically present but not visible in photos. None of the provided images show major structural or life-safety failures.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 90.0,
"rationale": "Interior photos show recent flooring, fresh paint, updated lighting, cabinets and countertops; no visible cosmetic defects, stains, or damaged finishes. Exterior brick veneer and landscaping are tidy. Listing states select newer appliances (kitchen appears updated). Minor items that could appear on walkthrough (window treatments, outlet covers, touch-up paint) are easy fixes. No evidence of deferred maintenance significant enough to lower readiness."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, sagging ceilings, structural cracks, active roof leaks, or mold in photos. HVAC condenser and vents visible indicating heating/cooling present. However, smoke detectors and carbon monoxide detectors are not visible in photos (could be present but not shown) and deadbolt lock presence is not confirmed. Egress windows for bedrooms are not verifiable from provided images. These missing/unknown safety items are common, usually easy to correct, but could cause an initial inspection failure if absent."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/plumbing/electrical)",
"score": 80.0,
"rationale": "Listing indicates newer roof and HVAC; roof visually appears in good condition and an exterior HVAC condenser is present. Electric meter and service conduit visible on exterior wall; no exposed panel photos but no signs of electrical hazard. Water heater and plumbing fixtures are not shown — assumed functional based on overall condition and recent updates. Because key system components are not fully visible, score is slightly reduced for unknowns, but listing plus visual evidence supports overall sound systems."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Brick exterior, rooflines and gutters appear intact. Carport and driveway are serviceable; yard and fence look maintained. A darker strip along foundation is visible in one photo suggesting prior runoff staining—no standing water or erosion observed. Walkways are even; no broken steps or missing guardrails. Overall exterior shows routine maintenance with minor grading/drainage to verify on inspection."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof and HVAC are newer is accurate and system installations are code-compliant.",
"Kitchen appliances are present and functional (listing indicates 'select newer appliances'); missing appliance(s) would be an easy-to-fix item.",
"Water heater and plumbing fixtures are present and operable though not shown in photos.",
"Electrical service is intact (meter visible) and electrical panel is located and in good condition though not photographed.",
"Bedrooms have standard-size egress windows per code for this era; egress not directly verifiable from provided photos.",
"Smoke detectors and carbon monoxide detectors may be present but were not visible in the photos; if absent they would need installation before inspection.",
"No concealed active leaks, severe mold, or structural foundation movement beyond minor exterior staining — inference based on tidy interior/exterior and recent maintenance; if hidden issues exist they are not visible in supplied materials."
],
"overall_score": 82.0,
"rubric_version": "nsplore-v1.0-2026-03"
},
{
"summary": "This single-story Metairie home appears largely turnkey for a Housing Choice Voucher/NSPIRE inspection. Recent updates (new flooring, paint, updated counters/fixtures) and listing-reported newer roof and HVAC are strong positives; exterior brick and site are in good condition. Primary items to verify and address before inspection are functioning smoke detectors (and CO detector if required), GFCI protection in kitchen/bath, and a secure deadbolt on the entry door. Also confirm operation/age of the water heater and electrical panel access. With those verifications/quick fixes, the property is likely to pass an initial HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Interior photos show new flooring, fresh paint, updated cabinetry/countertops and lighting. No visible drywall, flooring or ceiling damage. Listing cites 'select newer appliances' — missing-appliance risk appears low. Overall cosmetic and finish condition appears turnkey, requiring only routine cleaning and staging for tenancy."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "No visible exposed wiring, no collapsed ceilings, stair/handrail hazards or major trip hazards in photos. HVAC vents present and exterior HVAC unit visible. However smoke detectors and carbon-monoxide units are not clearly visible in photos; entry door deadbolt not visible; GFCI outlets in kitchen/bath not shown. Because smoke/CO/detector/deadbolt/GFCI issues are common inspection failures, these unknowns reduce the score despite otherwise good visible safety conditions."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 85.0,
"rationale": "Listing states newer roof and newer HVAC; exterior photo shows a recent-looking shingle roof and an exterior AC condensing unit. Interior ceiling registers visible indicating ducted HVAC. No signs of active water intrusion or plumbing leaks in photos. Electrical panel, water heater and hot-water operation are not shown; absence of visible system damage and listing claim of updated major systems supports a high score but unknowns prevent a top score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 88.0,
"rationale": "Brick exterior, foundation line and siding appear intact in photos. Yard is maintained, driveway and carport present and in serviceable condition. No visible standing water or heavy erosion. Minor staining at foundation-edge and a narrow yard slope are visible but not indicative of active failure. Fencing and site access appear adequate."
}
],
"red_flags": [
"No visible smoke detectors in supplied interior photos (could fail NSPIRE if not installed/operational).",
"No visible carbon-monoxide detector in photos (may be required depending on appliances/local rules).",
"No visible deadbolt on entry door in photos (locks must meet program/local requirements).",
"GFCI outlets in kitchen/bath are not shown/verified in photos."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof and HVAC are newer is accurate and reflects recent replacements/upgrades.",
"‘Select newer appliances’ implies at least a functional range/oven is present; a refrigerator may or may not be included but missing appliances are treated as moderate impact only.",
"Interior photos represent the property’s typical condition throughout (no hidden severe damage in non-photographed areas).",
"No visible mold, active leaks, or structural distress in photographs; severe hidden issues are not assumed.",
"Smoke detectors, CO detectors, GFCI outlets and deadbolt are not visible in provided photos and therefore may be missing or require repositioning/testing."
],
"overall_score": 85.0,
"rubric_version": "ns_prep_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3800 Courtland Dr, Metairie, LA, 70002",
"aggregate": {
"summary": "Property appears largely turnkey for Section 8/HCV initial inspection. Recent interior updates, visible newer roof and HVAC, tidy exterior, and no visible life-safety failures make this a strong candidate to pass NSPIRE/HCV with only minor items likely needed (verify detectors, GFCI outlets, and provide any missing appliances).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Interior appears recently renovated: new flooring throughout, fresh paint, updated countertops and cabinetry, updated lighting; staging photos show clean ceilings and no visible drywall or flooring defects. Missing-appliance risk is low based on listing note of 'select newer appliances' and visible built-in oven and kitchen finishes. Overall only minor cosmetic/fixture items likely remain."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.7,
"rationale": "Brick exterior and siding appear intact, gutters not clearly visible but roofline looks sound. Yard is level and tidy; driveway and covered carport present and in serviceable condition. There is a dark band along the foundation in one photo that could indicate staining or past water contact — no obvious foundation cracking or settlement visible but this introduces some risk."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 77.7,
"rationale": "No visible exposed wiring, sagging ceilings, active leaks, major trip hazards, or peeling paint. Entry door looks solid and windows appear to provide egress. Small white ceiling devices visible in dining area that are likely detectors but smoke/CO/GFCI locations are not verifiable from photos. Because detectors, GFCI receptacles, and electrical panel condition cannot be confirmed, a moderate deduction was applied."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 83.3,
"rationale": "Listing states newer roof and newer HVAC; exterior photo shows an outdoor AC condensing unit and roof shingles that appear in good condition. No visible water intrusion or damaged roof areas in photos. Electrical panel, water heater and plumbing fixtures were not photographed; based on the seller's update notes I infer generally good condition but leave moderate uncertainty."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Listing text is accurate: roof and HVAC are newer and in working order.",
"Bedrooms have code-compliant egress windows (not shown but typical for a 1981-built single-family and not flagged in listing).",
"Smoke detectors and/or CO alarms are present though not all are visible in photos; if absent they would be easy-to-fix items.",
"No active plumbing or water-heater failures exist despite water-heater/photos not shown.",
"Electrical panel is intact and there are no hidden exposed wiring or severe electrical hazards (no signs of exterior electrical damage visible).",
"Selected appliances shown/mentioned are functional; any missing refrigerator or range would be an easy-to-fix capital item and not a structural/safety failure."
],
"score_method": "mean_of_criteria",
"overall_score": 84.0,
"rubric_version": "ns_pire_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8568798297"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.