Property ID: 8644299096
29 Sonia Pl, Jefferson, LA, 70121
Jefferson, LA
Money Down: $60,960
CoC Return: -1.46%
Monthly Cash Flow: $-74
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$50,800
Closing Costs
$10,160
Total Down
$60,960
Investment Snapshot
Purchase Price
$254,000
Money Down
$60,960
Cash-on-Cash Return
-1.46%
Rent
$1,696
Monthly Cash Flow
$-74
Annual Cash Flow
$-889
Debt Service / Mo
$1,352
Property Tax / Mo
$172
Insurance / Mo
$77
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$77
Property Tax
$172
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,278
Debt Service
$1,352
Cash Flow After Debt
$-74
Quality Score: 79.10%
Confidence: 93.00%
Overall this 3-bed cottage presents as largely turnkey for Housing Choice Voucher occupancy. Interior finishes, kitchen and bath are updated, appliances present, roof recent and central HVAC visible. The property likely would pass an initial NSPIRE/HCV inspection with minor corrective items: verify/install smoke and CO detectors, confirm GFCI at kitchen, repair/level sidewalk cracks or mitigate trip hazard, and confirm water heater/electrical panel condition. No major structural or life-safety failure is visible in photos.
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
$254,000
Beds
3
Baths
1
Living Area
988 sqft
Lot Size
4,713 sqft
Year Built
1946
Days on Market
35
Capital Outlay
$60,960
Debt Service
$1,352
Property Tax / Mo
$172
Insurance / Mo
$77
Property Description
Freshly painted cottage located walking distance to Ochsner Main Campus Hospital, minutes to Elmwood shopping/dining and easy access to Causeway, Airline Hwy., Old Metairie, Uptown and the levee biking path. This home with the cute front porch offers original hard woods, 2 generous size bedrooms plus a bonus room that could be an office, nursery, workout room or media room. The kitchen and bath have both been updated along with all the major mechanics of the home. Outside you'll find a fenced rear yard, detached garage plus additional storage room and citrus trees! The home has been very well cared for and is located in Flood Zone X. Roof only 5 years old, entire home has been freshly painted and just awaiting your personal touch! List of updates attached.
Utility Allowances
Cooking
$12
Selected the 'natural_gas' option as the property information explicitly lists 'Gas: Natural' and includes a 'Range/Oven'. The allowance is for a 3-bedroom unit.
Heating
$70
Selected the 'natural_gas' option based on property details explicitly mentioning 'Gas: Natural' for heating. The allowance is for a 3-bedroom unit.
Other Electric
$67
This is a fixed allowance for general electricity usage (lights, outlets) not covered by other specific electric utilities. The allowance is for a 3-bedroom unit.
Sewer
$46
Applied as the property information lists the sewer as 'City'. The allowance is a fixed rate for a 3-bedroom unit.
Trash Collection
$25
Trash collection is a standard utility for single-family homes and is included in the schedule. The allowance is a fixed rate for a 3-bedroom unit.
Water
$43
Applied as the property information lists the water source as 'Public'. The allowance is a fixed rate for a 3-bedroom unit.
Water Heating
$24
Selected the 'natural_gas' option as it's the most cost-effective fuel source when natural gas service is available to the property. The allowance is for a 3-bedroom unit.
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$924
DP3 Annual Estimate$924
DP1 Monthly Equivalent$77
DP3 Monthly Equivalent$77
Replacement Value$135,000
Basis988 sqft / 1946
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Smoke detectors and carbon monoxide alarm(s) are not visible in photos; assume they are not confirmed and may need installation or verification.
- Water heater and electrical panel exist and are functional but were not photographed; assumed serviceable based on listing 'major mechanics' update claim.
- HVAC is central and operational (ceiling vents visible); assumed recent service but not tested.
- GFCI protection at kitchen sink and bathroom outlets is not visible and should be verified/installed if missing.
- No active roof leaks, severe mold, or foundation movement are visible; assumed absent based on clean interior photos and listing note of roof replacement.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,999 | $158,400 | $15,840 |
| 2024 | $1,996 | $158,400 | $15,840 |
| 2023 | $2,064 | $156,900 | $15,690 |
| 2022 | $2,010 | $156,900 | $15,690 |
| 2021 | $1,866 | $156,900 | $15,690 |
| 2020 | $1,853 | $156,900 | $15,690 |
| 2019 | $1,905 | $156,900 | $15,690 |
| 2018 | $1,779 | $156,900 | $15,690 |
| 2017 | $1,779 | $156,900 | $15,690 |
| 2016 | $1,744 | $156,900 | $15,690 |
| 2015 | $1,770 | $155,400 | $15,540 |
| 2014 | $1,747 | $155,400 | $15,540 |
| 2013 | $1,747 | $155,400 | $15,540 |
| 2012 | $904 | $155,400 | $15,540 |
| 2011 | $846 | $155,400 | $15,540 |
| 2010 | $1,595 | $155,400 | $15,540 |
| 2009 | $1,595 | $155,400 | $15,540 |
| 2008 | $817 | — | $15,540 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-13 | Price Changed | $254,000 |
| 2026-03-05 | Listed | $269,000 |
| 2005-12-22 | Sold | $0 |
| 1999-12-01 | Sold | $0 |
Photo Gallery
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"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Photos show a freshly painted interior and exterior, restored hardwood floors, updated kitchen and bath, and present stainless appliances (range, refrigerator, dishwasher). Roof replaced ~5 years ago per listing. Minor deferred items: cracked sidewalk slabs leading to front steps and overgrown shrubbery at entry that need trimming. No visible collapsed finishes, damaged drywall, or missing major appliances. Overall minor/cosmetic repairs only."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, sagging ceilings, or severe moisture/mold in photos. Entry door appears solid and porch has railings. Bedrooms show egress windows. However smoke detectors and carbon monoxide detector(s) are not visible in photos (gas range present - CO required), and GFCI protection at kitchen sink is not verifiable from images. Sidewalk cracking is a minor trip hazard. These are likely easy fixes but are inspection items that must be confirmed/installed prior to move-in."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC/plumbing/electrical/roof)",
"score": 78.0,
"rationale": "Central HVAC registers/vent visible in rooms indicating central heating/AC likely present and operational. Listing states major mechanics updated and roof ~5 years old. Kitchen appliances and range hood present. Water heater, electrical panel, and drainage details are not shown; no visible plumbing leaks or water staining in interior photos. Based on listing claims and visible condition the systems appear in good condition but require onsite verification of water heater, electrical panel condition, and proof HVAC operation."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and access",
"score": 82.0,
"rationale": "Well-maintained yard, fenced rear yard with gate, detached garage and storage shown. Siding and roof appear intact and painted. Driveway/tracks present. Minor concerns: cracked walkway slabs (trip hazard) and some overgrown shrubs that partially obscure entry; otherwise no visible foundation cracking or standing water in photos and property is noted as Flood Zone X."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Smoke detectors and carbon monoxide alarm(s) are not visible in photos; assume they are not confirmed and may need installation or verification.",
"Water heater and electrical panel exist and are functional but were not photographed; assumed serviceable based on listing 'major mechanics' update claim.",
"HVAC is central and operational (ceiling vents visible); assumed recent service but not tested.",
"GFCI protection at kitchen sink and bathroom outlets is not visible and should be verified/installed if missing.",
"No active roof leaks, severe mold, or foundation movement are visible; assumed absent based on clean interior photos and listing note of roof replacement."
],
"overall_score": 80.0,
"rubric_version": "ns-pf-v1.0"
},
{
"summary": "This 3-bed cottage visually appears well-maintained and close to turnkey for Section 8. Interior finishes, updated kitchen and bath, newer roof and visible central HVAC vents are positive. Primary inspection risks are non-confirmation of smoke/CO detectors and GFCI protection, and the front walkway trip hazard. No major structural or life-safety failures are visible in the photos. With verification/installation of required detectors/GFCIs, minor walkway repair and a brief systems check (water heater, electrical panel labeling, HVAC operation), the property is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.0,
"rationale": "Interior appears freshly painted with original/refinished hardwoods in good condition. Kitchen and bath reported updated; kitchen photos show intact cabinets, tile backsplash, dishwasher, stove and refrigerator present. Exterior paint and siding look maintained; roof claimed 5 years old and appears in good condition. Visible deferred items are minor: cracked/uneven front walkway (trip/finish issue), overgrown shrubs blocking small portions of entry, and small finish defects at threshold. No visible collapsed ceilings, exposed subfloor or major water damage. Missing appliances would be moderate but in this case appliances are present."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 70.0,
"rationale": "No visible exposed wiring, major tripping hazards inside, or structural sagging in photos. Porch has handrails; bedroom windows appear to be full-size (likely egress) and doors look secure. However smoke detectors and carbon monoxide detector(s) are not visible in photos (cannot confirm placement), and kitchen GFCI protection is not clearly identifiable. Electrical panel and its condition are not shown. No visible mold, active leaks, or major foundation cracks. Because detectors/GFCI/panel are unknown, there is a moderate compliance risk until verified."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 75.0,
"rationale": "Photos show ceiling HVAC supply vents (indicates central HVAC) and a modern-looking kitchen appliance set; seller notes 'major mechanics updated' and roof ~5 years old. No water heater, furnace, electrical panel or plumbing risers are shown, so condition of water heater and electrical system must be confirmed. No visible water stains or active roof leaks. Given the visible HVAC registers and updated roof/kitchen, systems appear serviceable but unknown items (water heater age, panel labeling, HVAC operational test) reduce the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Yard is fenced; detached garage and storage visible. Siding and roof appear maintained and painted. Driveway and dual-track concrete are serviceable. Primary exterior concerns are cracked/uneven public walkway leading to porch (trip hazard) and some overgrown shrubbery near entries that should be trimmed. Property is in Flood Zone X per listing (lower flood risk). No visible standing water or infestation evidence in photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that 'major mechanics of the home' were updated is accurate; roof is approximately 5 years old as stated.",
"Central HVAC is present and operational (ceiling supply vents visible) although full functional testing was not provided.",
"Kitchen appliances shown (refrigerator, gas range, dishwasher) will be included and are operational; gas connections meet code (no visible hazards).",
"Smoke detectors and carbon monoxide detectors are not visible in photos and therefore not assumed present; they will need verification or installation.",
"Electrical panel location and condition are unknown (not visible in photos) and assumed serviceable until inspected.",
"Hot water availability/condition (water heater) is not shown and assumed functional pending verification.",
"Bedroom windows are assumed to meet egress size requirements based on appearance, but measurements were not available."
],
"overall_score": 77.0,
"rubric_version": "nsPIRE-v1-2026-03"
},
{
"summary": "Overall this 3-bed, 1-bath cottage presents as largely turnkey for Section 8 tenancy with fresh paint, updated kitchen and bath, functioning appliances, a relatively new roof, central HVAC supply visible, and a fenced yard. The most likely inspection issues are administrative/safety items not visible in photos: presence and placement of smoke and CO detectors, GFCI protection at kitchen outlets, and verification of electrical panel and water heater operation. Physically the home shows no major structural or life-safety defects in the provided images and should be rent-ready after addressing detector/GFCI verification and minor exterior walkway repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Photos and listing show a freshly painted interior and exterior, intact original hardwood floors, updated kitchen and bath, and functioning appliances visible (stove, refrigerator, dishwasher). Cosmetic items are minimal: light landscaping overgrowth, cracked front sidewalk sections, and minor trim/baseboard wear visible in photos. No visible peeling paint, water stains, or collapsed finishes. Missing/older items are not apparent. Overall requires only minor cosmetic work and routine touch-ups."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life-safety hazards visible (no sagging ceilings, no active leaks, no exposed wiring). Bedrooms have windows for egress and exterior doors show standard locks (photo suggests a deadbolt above knob). However, no smoke detectors or carbon-monoxide detectors are visible in photos (not shown in listings) — these are required and would need verification/installation. GFCI protection for kitchen outlets is not visible and must be confirmed. Front walkway has cracked concrete creating a minor trip hazard. Because smoke/CO detectors and GFCI outlets are not confirmed in images, a moderate safety deduction is applied even though no immediate structural hazards are visible."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, plumbing, electrical, roof)",
"score": 80.0,
"rationale": "Listing states 'all major mechanics of the home' updated and roof replaced ~5 years ago. Photos show ceiling HVAC supply/return registers consistent with central HVAC. Kitchen and bath appear updated with modern fixtures and a dishwasher present. No visible water stains or plumbing failure signs in ceilings/walls. Electrical panel and water heater are not shown so their condition is assumed satisfactory based on the listing claim. Because several critical systems are not directly visible, a cautious deduction is applied but the visible evidence and listing improvements support a good systems condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Exterior siding and paint look recently done and in good condition; roof appears in good shape (listing: 5 years old). Yard is fenced in rear (good for tenant safety/pets), detached garage and driveway present. No signs of standing water, major foundation settlement, or exterior structural damage in photos. The cracked front sidewalk is a minor trip hazard and vegetation trimming is needed. Property is in Flood Zone X per listing (lower flood risk)."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in provided photos — required for NSPIRE/Section 8 compliance.",
"No obvious GFCI outlet visible in kitchen photos — GFCI required for kitchen receptacles and may cause inspection failure if absent.",
"Cracked front sidewalk presents a trip hazard that should be repaired or marked."
],
"confidence": 0.75,
"assumptions": [
"Listing statement 'all the major mechanics of the home' is accurate and systems (HVAC, water heater, electrical panel) are present and functional.",
"No smoke detectors or carbon monoxide detectors are visible in provided photos; assume they may be missing or not shown and require verification/installation.",
"GFCI protection for kitchen and bathroom outlets is not visible in photos and must be confirmed; assumption is it's unknown.",
"No active roof leaks, major foundation movement, or hidden mold based on lack of visible staining or sagging in interior photos and listing note about recent updates.",
"Exterior and interior photos represent typical condition throughout the house (no unseen rooms in severe disrepair)."
],
"overall_score": 80.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "29 Sonia Pl, Jefferson, LA, 70121",
"aggregate": {
"summary": "Overall this 3-bed cottage presents as largely turnkey for Housing Choice Voucher occupancy. Interior finishes, kitchen and bath are updated, appliances present, roof recent and central HVAC visible. The property likely would pass an initial NSPIRE/HCV inspection with minor corrective items: verify/install smoke and CO detectors, confirm GFCI at kitchen, repair/level sidewalk cracks or mitigate trip hazard, and confirm water heater/electrical panel condition. No major structural or life-safety failure is visible in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 84.0,
"rationale": "Photos show a freshly painted interior and exterior, restored hardwood floors, updated kitchen and bath, and present stainless appliances (range, refrigerator, dishwasher). Roof replaced ~5 years ago per listing. Minor deferred items: cracked sidewalk slabs leading to front steps and overgrown shrubbery at entry that need trimming. No visible collapsed finishes, damaged drywall, or missing major appliances. Overall minor/cosmetic repairs only."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and access",
"score": 82.3,
"rationale": "Well-maintained yard, fenced rear yard with gate, detached garage and storage shown. Siding and roof appear intact and painted. Driveway/tracks present. Minor concerns: cracked walkway slabs (trip hazard) and some overgrown shrubs that partially obscure entry; otherwise no visible foundation cracking or standing water in photos and property is noted as Flood Zone X."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 71.7,
"rationale": "No visible exposed wiring, sagging ceilings, or severe moisture/mold in photos. Entry door appears solid and porch has railings. Bedrooms show egress windows. However smoke detectors and carbon monoxide detector(s) are not visible in photos (gas range present - CO required), and GFCI protection at kitchen sink is not verifiable from images. Sidewalk cracking is a minor trip hazard. These are likely easy fixes but are inspection items that must be confirmed/installed prior to move-in."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC/plumbing/electrical/roof)",
"score": 77.7,
"rationale": "Central HVAC registers/vent visible in rooms indicating central heating/AC likely present and operational. Listing states major mechanics updated and roof ~5 years old. Kitchen appliances and range hood present. Water heater, electrical panel, and drainage details are not shown; no visible plumbing leaks or water staining in interior photos. Based on listing claims and visible condition the systems appear in good condition but require onsite verification of water heater, electrical panel condition, and proof HVAC operation."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Smoke detectors and carbon monoxide alarm(s) are not visible in photos; assume they are not confirmed and may need installation or verification.",
"Water heater and electrical panel exist and are functional but were not photographed; assumed serviceable based on listing 'major mechanics' update claim.",
"HVAC is central and operational (ceiling vents visible); assumed recent service but not tested.",
"GFCI protection at kitchen sink and bathroom outlets is not visible and should be verified/installed if missing.",
"No active roof leaks, severe mold, or foundation movement are visible; assumed absent based on clean interior photos and listing note of roof replacement."
],
"score_method": "mean_of_criteria",
"overall_score": 79.1,
"rubric_version": "ns-pf-v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8644299096"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.