Property ID: 8640650182
3312 Lake Trail Dr, Metairie, LA, 70003
Metairie, LA
Money Down: $68,400
CoC Return: -5.43%
Monthly Cash Flow: $-309
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,000
Closing Costs
$11,400
Total Down
$68,400
Investment Snapshot
Purchase Price
$285,000
Money Down
$68,400
Cash-on-Cash Return
-5.43%
Rent
$1,696
Monthly Cash Flow
$-309
Annual Cash Flow
$-3,713
Debt Service / Mo
$1,517
Property Tax / Mo
$182
Insurance / Mo
$137
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$137
Property Tax
$182
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,207
Debt Service
$1,517
Cash Flow After Debt
$-309
Quality Score: 79.00%
Confidence: 95.00%
This 3BR/2BA Metairie home appears largely turnkey for a Housing Choice Voucher tenant with minor, addressable items. The property shows good exterior maintenance (newer roof, tidy yard), intact mechanical infrastructure (central HVAC visible), and most appliances present. Primary concerns for a successful initial NSPIRE/HCV inspection are verification/installation of required smoke and carbon-monoxide detectors, confirmation of GFCI protection at kitchen/bath outlets, and a fireplace safety check. Cosmetic repairs (hardwood refinishing in dining area, paint touch-ups) and routine system verifications should get the unit fully inspection-ready within 1–4 weeks. No immediate structural red flags were observed in the photos or listing.
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
$285,000
Beds
3
Baths
2
Living Area
1,760 sqft
Lot Size
5,545 sqft
Year Built
1978
Days on Market
34
Capital Outlay
$68,400
Debt Service
$1,517
Property Tax / Mo
$182
Insurance / Mo
$137
Property Description
Classically beautiful 3 bedroom/2 bathroom home, well-maintained by its original owners in one of Metairie's most desirable neighborhoods! This home features an open floor plan, perfect for everyday living and entertaining. Inside, you'll find a seamless flow from the formal living room to the dining room, and generous den, featuring a wood-burning fireplace with a gas starter-a real centerpiece, ideal for hosting guests or providing both beauty and warmth in the winter. To the left of the den is the kitchen that opens to an adjoining breakfast nook, creating a perfect space for casual meals. Down the hall, the primary bedroom offers a peaceful retreat with a large walk-in closet and an en suite bathroom complete with a tub/shower combination. Two additional bedrooms provide plenty of space and ample closet storage. Outside, enjoy a well-maintained front yard with mature landscaping, a two-car garage, and a private driveway. And the backyard is great for outdoor activities with a large deck and additional lawn area, offering plenty of room for entertaining or simply relaxing in your own private oasis. Additional features include a new roof installed in 2021 and the inclusion of the washer and dryer, making this home truly move-in ready. Located in the highly desirable X flood zone, this home offers peace of mind. Schedule your showing today!
Utility Allowances
heating
$70
Selected based on the property's explicit mention of 'Heating Features: One, Central' and 'Gas: Natural'.
cooking
$12
Selected because the property has natural gas service for heating, and a gas range/oven is the most probable type.
water_heating
$24
Inferred based on the presence of natural gas for other major appliances like heating, which is common practice.
other_electric
$67
A standard allowance for lighting, outlets, and miscellaneous tenant-provided appliances is always applicable.
water
$43
Selected as the property information explicitly states 'Water Source: Public'.
sewer
$46
Selected as the property information explicitly states 'Sewer: City'.
trash_collection
$25
Included as a standard municipal service for a single-family home, as is typical for the area.
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$1,646
DP3 Annual Estimate$1,646
DP1 Monthly Equivalent$137
DP3 Monthly Equivalent$137
Replacement Value$105,300
Basis1,760 sqft / 1978
Nearby Houses
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sold · 0.18 mi
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off_market · 0.21 mi
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3213 Maryland Ave
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3116 Minnesota Ave
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4408 Janice Ave
for_sale · 0.25 mi
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7116 Asher St
for_sale · 0.25 mi
Price: $319,900
3 bd / 2 ba · 1,669 sqft
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7109 Gillen St
off_market · 0.26 mi
Price: $320,000
3 bd / 2 ba · 1,494 sqft
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3441 Maine Ave
sold · 0.29 mi
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3 bd / 2 ba · 1,749 sqft
Latest sale: — on Jun 30, 2021
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4409 Toby Ln
for_sale · 0.33 mi
Price: $425,000
4 bd / 3 ba · 2,371 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
- Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not located per NSPIRE requirements and must be verified/installed.
- GFCI outlets near the kitchen sink and bathrooms are not visible; assume they may be standard outlets and require verification or replacement where required.
- HVAC appears to be central (ceiling vents and thermostat visible) and assumed functional, but no service records or explicit confirmation provided.
- Water heater, electrical panel condition, and breaker labeling are not shown and are assumed functional unless inspection finds otherwise.
- Bedrooms have adequate egress windows consistent with a single-story ranch plan, but bedroom windows were not photographed and must be confirmed.
- Listing states washer/dryer are included; photos show a refrigerator and kitchen appliances. Assume appliances are present and operable but they should be tested prior to lease.
- Backyard deck mentioned in listing was not photographed; assume it exists and is serviceable but should be inspected for guardrail and structural soundness.
- Property year built 1978 — lead-based paint risk is possible; assume lead disclosure requirements must be followed and testing considered per local rules.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,118 | $166,200 | $16,620 |
| 2024 | $2,014 | $166,200 | $16,620 |
| 2023 | $2,103 | $166,200 | $16,620 |
| 2022 | $2,046 | $166,200 | $16,620 |
| 2021 | $1,899 | $166,200 | $16,620 |
| 2020 | $1,884 | $166,200 | $16,620 |
| 2019 | $1,938 | $166,200 | $16,620 |
| 2018 | $1,804 | $166,200 | $16,620 |
| 2017 | $1,804 | $166,200 | $16,620 |
| 2016 | $1,768 | $166,200 | $16,620 |
| 2015 | $1,792 | $164,600 | $16,460 |
| 2014 | $1,769 | $164,600 | $16,460 |
| 2013 | $1,769 | $164,600 | $16,460 |
| 2012 | $963 | $164,600 | $16,460 |
| 2011 | $866 | $160,600 | $16,060 |
| 2010 | $1,584 | $160,600 | $16,060 |
| 2009 | $1,584 | $160,600 | $16,060 |
| 2008 | $835 | — | $16,060 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-16 | Price Changed | $285,000 |
| 2026-03-05 | Listed | $295,000 |
| 1978-04-01 | Sold | $0 |
Photo Gallery
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"show_contact_an_agent": true,
"is_veterans_united_eligible": true
},
"search_promotions": null,
"price_reduced_amount": 10000,
"property_tax_history": {
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"tax_history": [
{
"tax": 2118,
"year": 2025,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 2014,
"year": 2024,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 2103,
"year": 2023,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 2046,
"year": 2022,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1899,
"year": 2021,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1884,
"year": 2020,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1938,
"year": 2019,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1804,
"year": 2018,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1804,
"year": 2017,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1768,
"year": 2016,
"market": {
"land": 60900,
"total": 166200,
"building": 105300
},
"assessment": {
"land": 6090,
"total": 16620,
"building": 10530
}
},
{
"tax": 1792,
"year": 2015,
"market": {
"land": 60400,
"total": 164600,
"building": 104200
},
"assessment": {
"land": 6040,
"total": 16460,
"building": 10420
}
},
{
"tax": 1769,
"year": 2014,
"market": {
"land": 60400,
"total": 164600,
"building": 104200
},
"assessment": {
"land": 6040,
"total": 16460,
"building": 10420
}
},
{
"tax": 1769,
"year": 2013,
"market": {
"land": 60400,
"total": 164600,
"building": 104200
},
"assessment": {
"land": 6040,
"total": 16460,
"building": 10420
}
},
{
"tax": 963,
"year": 2012,
"market": {
"land": 60400,
"total": 164600,
"building": 104200
},
"assessment": {
"land": 6040,
"total": 16460,
"building": 10420
}
},
{
"tax": 866,
"year": 2011,
"market": {
"land": 60400,
"total": 160600,
"building": 100200
},
"assessment": {
"land": 6040,
"total": 16060,
"building": 10020
}
},
{
"tax": 1584,
"year": 2010,
"market": {
"land": 60400,
"total": 160600,
"building": 100200
},
"assessment": {
"land": 6040,
"total": 16060,
"building": 10020
}
},
{
"tax": 1584,
"year": 2009,
"market": {
"land": 60400,
"total": 160600,
"building": 100200
},
"assessment": {
"land": 6040,
"total": 16060,
"building": 10020
}
},
{
"tax": 835,
"year": 2008,
"market": null,
"assessment": {
"land": null,
"total": 16060,
"building": null
}
}
],
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"date": "2026-03-16",
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"listing": {
"status": "for_sale",
"list_date": "2026-03-05T22:20:17Z",
"list_price": 285000,
"listing_id": "2992181225",
"last_update_date": "2026-03-24T13:00:29Z",
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{
"date": "2026-03-05",
"price": 295000,
"listing": {
"status": "for_sale",
"list_date": "2026-03-05T22:20:17Z",
"list_price": 285000,
"listing_id": "2992181225",
"last_update_date": "2026-03-24T13:00:29Z",
"last_status_change_date": "2026-03-23T15:52:47Z"
},
"event_name": "Listed",
"price_sqft": 167.61363636363637,
"source_name": "NewOrleans",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2546090",
"price_change_percentage": null
},
{
"date": "1978-04-01",
"price": 0,
"listing": null,
"event_name": "Sold",
"price_sqft": null,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8640650182",
"generated_at": "2026-03-27T16:49:18.923527Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 79.0
},
"utility_allowance": {
"zip_code": "70003",
"home_photo": "https://ap.rdcpix.com/d528f856b33c2a70f7d4dd0a0c1affcbl-m3208597278s-w1280.jpg",
"rent_price": 1696.0,
"loan_amount": 228000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/3312-Lake-Trail-Dr_Metairie_LA_70003_M86406-50182",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 285000.0,
"loan_term_years": 30,
"annual_cash_flow": 14489.26,
"mortgage_monthly": 1516.89,
"payment_standard": 1983.0,
"total_amount_out": 57000.0,
"additional_photos": [
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"https://ap.rdcpix.com/d528f856b33c2a70f7d4dd0a0c1affcbl-m2874831326s-w1280.jpg",
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"https://ap.rdcpix.com/d528f856b33c2a70f7d4dd0a0c1affcbl-m3558395665s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 137.17,
"monthly_cash_flow": 1207.44,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected based on the property's explicit mention of 'Heating Features: One, Central' and 'Gas: Natural'.",
"utility": "heating",
"allowance": 70
},
{
"note": "Selected because the property has natural gas service for heating, and a gas range/oven is the most probable type.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Inferred based on the presence of natural gas for other major appliances like heating, which is common practice.",
"utility": "water_heating",
"allowance": 24
},
{
"note": "A standard allowance for lighting, outlets, and miscellaneous tenant-provided appliances is always applicable.",
"utility": "other_electric",
"allowance": 67
},
{
"note": "Selected as the property information explicitly states 'Water Source: Public'.",
"utility": "water",
"allowance": 43
},
{
"note": "Selected as the property information explicitly states 'Sewer: City'.",
"utility": "sewer",
"allowance": 46
},
{
"note": "Included as a standard municipal service for a single-family home, as is typical for the area.",
"utility": "trash_collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.25,
"down_payment_amount": 57000.0,
"property_tax_annual": 2181.54,
"property_tax_monthly": 181.79,
"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": -3713.42,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": -309.45,
"cash_on_cash_return_after_debt": -0.07
},
"section8_assessment": {
"runs": [
{
"summary": "This 3BR/2BA Metairie home appears largely turnkey for a Housing Choice Voucher tenant with minor, addressable items. The property shows good exterior maintenance (newer roof, tidy yard), intact mechanical infrastructure (central HVAC visible), and most appliances present. Primary concerns for a successful initial NSPIRE/HCV inspection are verification/installation of required smoke and carbon-monoxide detectors, confirmation of GFCI protection at kitchen/bath outlets, and a fireplace safety check. Cosmetic repairs (hardwood refinishing in dining area, paint touch-ups) and routine system verifications should get the unit fully inspection-ready within 1–4 weeks. No immediate structural red flags were observed in the photos or listing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.0,
"rationale": "Interior and exterior photos show a well-maintained single-story home with mostly cosmetic wear. Kitchen, tile floors, and painted walls appear serviceable; appliances (fridge, dishwasher, washer/dryer included per listing) are present. Notable cosmetic issue: hardwood/dining floor shows dark scuffs/staining that will need refinishing or localized repair. Minor fixture updates and paint touch-ups likely. No visible missing major appliances or large areas of deferred maintenance. Overall requires only minor cosmetic and finishing repairs."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 72.0,
"rationale": "No obvious life-safety hazards visible (no collapsed ceilings, active leaks, standing water, exposed wiring or visible major structural defects). Central HVAC vents are visible and the fireplace has a screen. However, smoke and CO detectors are not visible in photos (must be verified/installed per NSPIRE); GFCI protection at kitchen sink is not clearly shown and should be confirmed. Fireplace with gas starter will require inspection/cleaning/CO check prior to use. Bedroom egress likely adequate for a ranch layout but bedroom windows not shown. Because critical detectors/outlet protection are not documented, there is moderate NSPIRE risk until verified."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.0,
"rationale": "Listing notes a new roof installed in 2021 (low roof risk). Photos show central air registers and a thermostat, indicating central HVAC; no evidence of major system failure. Kitchen appliances (cooktop/wall oven, refrigerator, dishwasher) visible; washer/dryer included per listing. Water heater and electrical panel not shown in photos and should be confirmed operational. No visible signs of plumbing leaks or major drainage issues. Overall systems appear intact but require routine verification (water heater, electrical panel labeling, HVAC service records)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior brick veneer, driveway, sidewalks and yard are well maintained in photos. Two-car garage and private driveway present. Gutters appear installed; no visible foundation cracks, severe grading issues, or standing water in provided exterior images. Backyard deck referenced in listing but not photographed; deck should be inspected for guardrails/structural soundness. Location is in flood zone X (lower-risk), per listing. Overall exterior condition is good."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not located per NSPIRE requirements and must be verified/installed.",
"GFCI outlets near the kitchen sink and bathrooms are not visible; assume they may be standard outlets and require verification or replacement where required.",
"HVAC appears to be central (ceiling vents and thermostat visible) and assumed functional, but no service records or explicit confirmation provided.",
"Water heater, electrical panel condition, and breaker labeling are not shown and are assumed functional unless inspection finds otherwise.",
"Bedrooms have adequate egress windows consistent with a single-story ranch plan, but bedroom windows were not photographed and must be confirmed.",
"Listing states washer/dryer are included; photos show a refrigerator and kitchen appliances. Assume appliances are present and operable but they should be tested prior to lease.",
"Backyard deck mentioned in listing was not photographed; assume it exists and is serviceable but should be inspected for guardrail and structural soundness.",
"Property year built 1978 — lead-based paint risk is possible; assume lead disclosure requirements must be followed and testing considered per local rules."
],
"overall_score": 79.0,
"rubric_version": "1.0"
},
{
"summary": "This is a well‑maintained 3BR/2BA single‑family home that appears largely rent‑ready. The roof is recent (2021), appliances (including washer/dryer) are included, and interior finishes are generally in good condition; most issues are cosmetic or verification items. Primary NSPIRE risks are lack of visible smoke/CO detectors and unverified GFCI protection and system component conditions (water heater, electrical panel, fireplace venting). With quick verification and minor fixes (install/test detectors, confirm GFCI, inspect fireplace and mechanicals), the property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior and exterior photos show a well‑maintained home with only minor deferred maintenance. Cosmetic wear is limited to finish damage/staining on the hardwood dining floor and normal age wear on paint/trim. Tile floors in main living area are intact. Kitchen and major appliances (refrigerator, dishwasher, built‑in oven/cooktop) are present; listing states washer/dryer included. No visible collapsed or missing finishes. Overall defects appear cosmetic or small repairs that are straightforward (refinish flooring, touch up paint, minor cabinet hardware)."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 70.0,
"rationale": "No life‑threatening hazards are visible (no collapsed ceilings, major cracks, active leaks, or exposed wiring). Central HVAC vents and intact ceilings are visible. However, smoke detectors and carbon monoxide alarms are not visible in the photos (required in/near sleeping areas); GFCI protection at kitchen/bath outlets is not verifiable from images. The wood‑burning fireplace has a gas starter — this requires verification of safe venting, functioning flue, and appropriate fireplace screen/guard. Bedroom egress windows are not clearly shown. Entry security (deadbolt) is not visible. These are common small‑scope compliance items but could result in an initial NSPIRE fail if not present/working."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.0,
"rationale": "Major systems appear present and likely serviceable: roof replaced in 2021 (listing), central HVAC supply/return registers visible, kitchen appliances present, washer/dryer included per listing. No evidence of active roof leaks or water intrusion in interior photos. Electrical panel, water heater, and furnace/air‑handler are not photographed so their condition cannot be confirmed; however visible ceiling registers and absence of staining suggest systems are functioning. The gas starter at the fireplace requires inspection. Overall, moderate‑to‑good systems condition but needs verification of water heater, electrical panel labeling, and HVAC operation."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 90.0,
"rationale": "Exterior photos show a brick single‑story home with maintained landscaping, concrete driveway, attached two‑car garage, functional gutters, and an even sidewalk. No visible foundation settlement, major exterior cracking, or standing water. Listing notes location in FEMA X flood zone (low risk). Backyard and deck referenced but not fully shown — assumed usable. The site appears safe and low‑maintenance with only typical yard upkeep required."
}
],
"red_flags": [
"No smoke detectors or carbon monoxide alarms visible in photos — NSPIRE requires working detectors in/near sleeping areas and this can cause an immediate fail.",
"Wood‑burning fireplace with gas starter: venting, flue operation, and gas connection must be inspected/certified — potential CO or fire hazard if not properly maintained.",
"Key mechanical components (water heater, electrical panel labels/condition) are not shown — lack of verification could uncover failures that would affect inspection outcome."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: washer and dryer are included and in working order.",
"Central HVAC is functional based on visible supply/return vents and absence of interior staining, but has not been tested.",
"Roof replacement in 2021 is properly installed and there are no current active leaks (no interior staining observed).",
"Bedrooms have compliant egress windows typical of similarly aged homes in the neighborhood (not explicitly pictured).",
"Entry doors have at least a standard lock; presence of a deadbolt is assumed but should be verified.",
"Electrical panel, water heater, and CO detectors exist but were not photographed; their condition must be verified prior to inspection."
],
"overall_score": 78.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 3BR/2BA single-family home appears largely turnkey for Section 8 leasing with a recent roof (2021), functioning kitchen and laundry appliances included, intact interior finishes, and well-maintained exterior/site. Main risks for an initial NSPIRE inspection are code-compliance items that are not visible in photos: smoke and carbon monoxide detectors (CO especially important due to a wood-burning fireplace with gas starter and an apparent attached garage), GFCI outlets in kitchen/bath, and verification of water heater/electrical panel condition. Addressing detector installation, any required GFCIs, and repairing/refinishing localized hardwood floor damage should enable a pass within a short timeframe (likely under 30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 85.0,
"rationale": "Interior appears well maintained and clean with functioning built-in appliances visible (refrigerator, dishwasher, cooktop, wall oven) and washer/dryer included per listing. Flooring is generally good: tile in main living areas looks intact, hardwood in the formal dining shows localized dark staining/wear that will require refinishing or repair (visible in photos). Cabinets and counters appear serviceable; countertops/backsplash show no obvious damage. Cosmetic paint is dated (strong color choices) but intact. New roof (2021) reported in listing reduces near-term capital risk. No major deferred maintenance visible. Overall turnkey with only minor cosmetic and finish repairs needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No visible exposed wiring, open electrical hazards or collapsed ceilings in photos. Central HVAC vents visible and ceiling appears intact. However, smoke detectors and carbon monoxide detectors are not visible in photos (CO detector is required where fuel-burning appliances or an attached garage exist — listing notes a wood-burning fireplace with a gas starter and a two-car garage, likely attached). GFCI receptacles are not visible in kitchen/breakfast area photos. Egress windows for bedrooms are not shown but house appears conventional single-story plan where egress windows typically exist. Entry door hardware and deadbolt not visible. Given these unknowns, there is a moderate NSPIRE risk that detectors/GFCIs or small code items will need installation to pass an initial inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof, HVAC, Plumbing, Electrical)",
"score": 80.0,
"rationale": "Listing states new roof installed in 2021 and exterior photos show a well-seated roof with gutters present — low immediate roof risk. Central HVAC registers/returns seen in photos indicating a forced-air system is present; no visible rusting or water stains on ceilings that would suggest active leaks. Kitchen plumbing fixtures and dishwasher appear present; water damage is not visible. Electrical appears normal in living/kitchen photos with modern switches and appliances; electrical panel not shown. Water heater and main plumbing stack not visible in images. Overall major systems appear present and in reasonable condition but some items (water heater age, electrical panel condition, HVAC service status) cannot be confirmed from photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Conditions",
"score": 85.0,
"rationale": "Exterior brick siding and front yard are well maintained; driveway, sidewalk and garage doors look in good condition with level grades and no visible settlement or foundation cracking. Gutters/downspouts visible and functioning. Listing states property is in X flood zone (preferred). Backyard deck is mentioned but not pictured; assume typical maintenance. No evidence of standing water, major landscaping neglect, or exterior pest infestation in provided images."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in photos — CO alarm likely required due to wood-burning fireplace with gas starter and attached garage.",
"Potential lead-based paint presumption (built 1978) requiring disclosure/testing unless cleared by documentation.",
"GFCI protection in kitchen/bath areas not visible — may fail NSPIRE if missing.",
"Fireplace is wood-burning with gas starter — needs inspection/verification of safe venting and an appropriate screen/guard."
],
"confidence": 0.75,
"assumptions": [
"Property has an attached two-car garage as described in listing (garage shown) — attached garage creates CO alarm requirement.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not optimally located and will need verification/possible installation.",
"Electrical service panel, water heater and HVAC equipment are present and functional but their exact condition/age is unknown (no photos).",
"Bedrooms have code-compliant egress windows typical for a single-story suburban house; not directly visible in provided photos.",
"No visible active roof leaks or ceiling stains indicates roof replacement in 2021 remains in good condition.",
"Listing is accurate that washer and dryer are included and operable.",
"Because the home was built in 1978, assume lead-based paint hazard could be applicable and LBP disclosures/assessments may be required unless documentation proves otherwise."
],
"overall_score": 80.0,
"rubric_version": "nsPIRE_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3312 Lake Trail Dr, Metairie, LA, 70003",
"aggregate": {
"summary": "This 3BR/2BA Metairie home appears largely turnkey for a Housing Choice Voucher tenant with minor, addressable items. The property shows good exterior maintenance (newer roof, tidy yard), intact mechanical infrastructure (central HVAC visible), and most appliances present. Primary concerns for a successful initial NSPIRE/HCV inspection are verification/installation of required smoke and carbon-monoxide detectors, confirmation of GFCI protection at kitchen/bath outlets, and a fireplace safety check. Cosmetic repairs (hardwood refinishing in dining area, paint touch-ups) and routine system verifications should get the unit fully inspection-ready within 1–4 weeks. No immediate structural red flags were observed in the photos or listing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 81.7,
"rationale": "Interior and exterior photos show a well-maintained single-story home with mostly cosmetic wear. Kitchen, tile floors, and painted walls appear serviceable; appliances (fridge, dishwasher, washer/dryer included per listing) are present. Notable cosmetic issue: hardwood/dining floor shows dark scuffs/staining that will need refinishing or localized repair. Minor fixture updates and paint touch-ups likely. No visible missing major appliances or large areas of deferred maintenance. Overall requires only minor cosmetic and finishing repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.7,
"rationale": "Exterior brick veneer, driveway, sidewalks and yard are well maintained in photos. Two-car garage and private driveway present. Gutters appear installed; no visible foundation cracks, severe grading issues, or standing water in provided exterior images. Backyard deck referenced in listing but not photographed; deck should be inspected for guardrails/structural soundness. Location is in flood zone X (lower-risk), per listing. Overall exterior condition is good."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 70.7,
"rationale": "No obvious life-safety hazards visible (no collapsed ceilings, active leaks, standing water, exposed wiring or visible major structural defects). Central HVAC vents are visible and the fireplace has a screen. However, smoke and CO detectors are not visible in photos (must be verified/installed per NSPIRE); GFCI protection at kitchen sink is not clearly shown and should be confirmed. Fireplace with gas starter will require inspection/cleaning/CO check prior to use. Bedroom egress likely adequate for a ranch layout but bedroom windows not shown. Because critical detectors/outlet protection are not documented, there is moderate NSPIRE risk until verified."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.7,
"rationale": "Listing notes a new roof installed in 2021 (low roof risk). Photos show central air registers and a thermostat, indicating central HVAC; no evidence of major system failure. Kitchen appliances (cooktop/wall oven, refrigerator, dishwasher) visible; washer/dryer included per listing. Water heater and electrical panel not shown in photos and should be confirmed operational. No visible signs of plumbing leaks or major drainage issues. Overall systems appear intact but require routine verification (water heater, electrical panel labeling, HVAC service records)."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not located per NSPIRE requirements and must be verified/installed.",
"GFCI outlets near the kitchen sink and bathrooms are not visible; assume they may be standard outlets and require verification or replacement where required.",
"HVAC appears to be central (ceiling vents and thermostat visible) and assumed functional, but no service records or explicit confirmation provided.",
"Water heater, electrical panel condition, and breaker labeling are not shown and are assumed functional unless inspection finds otherwise.",
"Bedrooms have adequate egress windows consistent with a single-story ranch plan, but bedroom windows were not photographed and must be confirmed.",
"Listing states washer/dryer are included; photos show a refrigerator and kitchen appliances. Assume appliances are present and operable but they should be tested prior to lease.",
"Backyard deck mentioned in listing was not photographed; assume it exists and is serviceable but should be inspected for guardrail and structural soundness.",
"Property year built 1978 — lead-based paint risk is possible; assume lead disclosure requirements must be followed and testing considered per local rules."
],
"score_method": "mean_of_criteria",
"overall_score": 79.0,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8640650182"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.