Property ID: 9695237363
418 Center St, Westwego, LA, 70094
Westwego, LA
Money Down: $16,320
CoC Return: 69.09%
Monthly Cash Flow: $940
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,600
Closing Costs
$2,720
Total Down
$16,320
Investment Snapshot
Purchase Price
$68,000
Money Down
$16,320
Cash-on-Cash Return
69.09%
Rent
$1,594
Monthly Cash Flow
$940
Annual Cash Flow
$11,275
Debt Service / Mo
$362
Property Tax / Mo
$55
Insurance / Mo
$78
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,594
Payment Standard
$1,983
Rent
$1,594
Insurance
$78
Property Tax
$55
Management
$159
Utilities Allowance
$389
NOI (Monthly)
$1,301
Debt Service
$362
Cash Flow After Debt
$940
Quality Score: 24.70%
Confidence: 82.00%
Major rehabilitation required. Interior is gutted to studs with exposed wiring and incomplete plumbing; no finished living spaces, no visible HVAC or water heater, and boarded windows/covered openings create egress and safety issues. Exterior brick and roof appear in fair condition, but as-is the property would fail an initial HCV/NSPIRE inspection and is not rent-ready. Substantial reconstruction (drywall, finished electrical, plumbing fixtures, HVAC, detectors, windows/egress) is needed before reinspection.
Section 8 Payment Standard
$1,983
Utility Allowance Total
$389
Guaranteed Section 8 Rent (PS - Utilities)
$1,594
Property Management
$159
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$68,000
Beds
3
Baths
1
Living Area
1,000 sqft
Lot Size
4,356 sqft
Year Built
1974
Days on Market
61
Capital Outlay
$16,320
Debt Service
$362
Property Tax / Mo
$55
Insurance / Mo
$78
Property Description
Investor Special in Avondale! This totally gutted 3-bedroom, 1-bath property is a blank canvas ready for your vision. Interior has been taken down to the studs, making it easy to reconfigure, customize, and finish to your specifications. Opportunity for investors, flippers, or builders looking to add value in an established Avondale neighborhood. Bring your contractor and design ideas-all the hard demo work is already done. A renovation project, rental portfolio addition, or resale. Property sold as-is. Don't miss the chance to put your finishing touches on this value-add opportunity! "CASH OFFERS ONLY"
Utility Allowances
Cooking
$17
The property is a gut renovation with no appliances. It is assumed the tenant will use an electric stove, a common choice for new installations where gas is not specified.
Heating
$140
The property is a gut renovation. An all-electric system is assumed for post-renovation.
Other Electric
$67
This is a standard fixed allowance for general electricity usage (lights, outlets, etc.) not covered by specific heating or cooking categories.
Sewer
$46
The property details explicitly state 'Sewer: City'.
Trash Collection
$25
This is a standard municipal service for a single-family home.
Water
$43
Connection to city water is inferred from the explicit mention of 'City Sewer'.
Water Heating
$51
The property is a gut renovation requiring a new water heater. An electric model is assumed.
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$935
DP3 Annual Estimate$935
DP1 Monthly Equivalent$78
DP3 Monthly Equivalent$78
Replacement Value$54,700
Basis1,000 sqft / 1974
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Exposed electrical wiring throughout interior (electrical hazard).
- Interior gutted to studs with open ceilings and floors — missing finished walls/ceilings/fixtures (uninhabitable).
- No visible heating/HVAC system or water heater.
- Boarded/blocked windows that may prevent bedroom egress.
- Incomplete plumbing rough-ins with no fixtures (no functioning bathroom/kitchen).
Assumptions
- Listing statement 'totally gutted' and photos are current and represent full interior condition.
- No HVAC, water heater, or functioning kitchen/bathroom fixtures are present because none are visible in photos.
- Electrical service may be present but wiring is exposed and not in finished condition; panel location and condition not provided.
- Roof is assumed intact due to visible shingles and lack of visible active leaks in photos.
- No major hidden structural failure is visible in photos; framing appears generally vertical and continuous, but full structural inspection recommended.
- Smoke and carbon monoxide detectors are not installed (none visible in photos).
- Windows that are boarded are currently not meeting egress requirements until restored.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $643 | $49,000 | $4,900 |
| 2024 | $862 | $65,900 | $6,590 |
| 2023 | $903 | $65,900 | $6,590 |
| 2022 | $881 | $65,900 | $6,590 |
| 2021 | $833 | $65,900 | $6,590 |
| 2020 | $827 | $65,900 | $6,590 |
| 2019 | $855 | $65,900 | $6,590 |
| 2018 | $800 | $65,900 | $6,590 |
| 2017 | $771 | $65,900 | $6,590 |
| 2016 | $758 | $65,900 | $6,590 |
| 2015 | $802 | $68,700 | $6,870 |
| 2014 | $792 | $68,700 | $6,870 |
| 2013 | $792 | $68,700 | $6,870 |
| 2010 | $788 | $69,300 | $6,930 |
| 2009 | $749 | $69,300 | $6,930 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-06 | Listed | $68,000 |
| 2024-11-26 | Sold | $0 |
| 2022-12-16 | Sold | $0 |
| 2022-12-16 | Listing removed | $0 |
Photo Gallery
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"https://ap.rdcpix.com/f6ffc6a44577b11cb5eb38859ab3ded1l-m3274119410s-w1280.jpg",
"https://ap.rdcpix.com/f6ffc6a44577b11cb5eb38859ab3ded1l-m1540113319s-w1280.jpg",
"https://ap.rdcpix.com/f6ffc6a44577b11cb5eb38859ab3ded1l-m2486882106s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 77.92,
"monthly_cash_flow": 1301.49,
"property_tax_rate": null,
"_utility_allowance": {
"sources": [],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "The property is a gut renovation with no appliances. It is assumed the tenant will use an electric stove, a common choice for new installations where gas is not specified.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "The property is a gut renovation. An all-electric system is assumed for post-renovation.",
"utility": "Heating",
"allowance": 140
},
{
"note": "This is a standard fixed allowance for general electricity usage (lights, outlets, etc.) not covered by specific heating or cooking categories.",
"utility": "Other Electric",
"allowance": 67
},
{
"note": "The property details explicitly state 'Sewer: City'.",
"utility": "Sewer",
"allowance": 46
},
{
"note": "This is a standard municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Connection to city water is inferred from the explicit mention of 'City Sewer'.",
"utility": "Water",
"allowance": 43
},
{
"note": "The property is a gut renovation requiring a new water heater. An electric model is assumed.",
"utility": "Water Heating",
"allowance": 51
}
],
"cash_on_cash_return": 1.15,
"down_payment_amount": 13600.0,
"property_tax_annual": 662.29,
"property_tax_monthly": 55.19,
"property_tax_increase": 0.03,
"utility_allowance_total": 389.0,
"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": 11274.82,
"property_management_monthly": 159.4,
"monthly_cash_flow_after_debt": 939.57,
"cash_on_cash_return_after_debt": 0.83
},
"section8_assessment": {
"runs": [
{
"summary": "Major rehabilitation required. Interior is gutted to studs with exposed wiring and incomplete plumbing; no finished living spaces, no visible HVAC or water heater, and boarded windows/covered openings create egress and safety issues. Exterior brick and roof appear in fair condition, but as-is the property would fail an initial HCV/NSPIRE inspection and is not rent-ready. Substantial reconstruction (drywall, finished electrical, plumbing fixtures, HVAC, detectors, windows/egress) is needed before reinspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 10.0,
"rationale": "Interior has been gutted to studs (photos show no drywall, open ceiling joists, exposed subfloor/concrete, boarded openings). Tile remains in places but finishes, cabinetry, bathroom and kitchen fixtures are missing. Visible debris and unfinished floors. These are major finish and fixture repairs; missing appliances are expected for a rehab and reduce score moderately but the full interior rebuild is required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 8.0,
"rationale": "Multiple inspection-fail risks visible: exposed electrical wiring hanging from open joists, boarded/covered windows (potential egress blockage), no visible smoke/CO detectors, and incomplete plumbing/drain vents. Entry door appears present and lockable, exterior looks secure, but the exposed wiring and lack of finished walls/ceilings make the unit uninhabitable and a likely immediate fail under NSPIRE until systems are finished and detectors installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 15.0,
"rationale": "No HVAC equipment or water heater is visible in photos; plumbing is at rough-in stage with supply/drain visible but fixtures absent. Electrical rough wiring is present but panel/grounding condition not shown. Roof appears to have recent shingles and looks intact from exterior photos. Overall mechanical systems are incomplete or not verifiable — major work required to bring systems to operational condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Brick exterior and roof appear serviceable with no obvious sagging or active collapse; yard is fenced and walkways present though overgrown in spots. Some windows are boarded (security/repair), and fence shows mildew/age, but there is no visible standing water, major foundation settlement, or exterior structural failure in provided images. Exterior condition is the strongest area relative to the gutted interior."
}
],
"red_flags": [
"Exposed electrical wiring throughout interior (electrical hazard).",
"Interior gutted to studs with open ceilings and floors — missing finished walls/ceilings/fixtures (uninhabitable).",
"No visible heating/HVAC system or water heater.",
"Boarded/blocked windows that may prevent bedroom egress.",
"Incomplete plumbing rough-ins with no fixtures (no functioning bathroom/kitchen)."
],
"confidence": 0.75,
"assumptions": [
"Listing statement 'totally gutted' and photos are current and represent full interior condition.",
"No HVAC, water heater, or functioning kitchen/bathroom fixtures are present because none are visible in photos.",
"Electrical service may be present but wiring is exposed and not in finished condition; panel location and condition not provided.",
"Roof is assumed intact due to visible shingles and lack of visible active leaks in photos.",
"No major hidden structural failure is visible in photos; framing appears generally vertical and continuous, but full structural inspection recommended.",
"Smoke and carbon monoxide detectors are not installed (none visible in photos).",
"Windows that are boarded are currently not meeting egress requirements until restored."
],
"overall_score": 20.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "This property is a rehab project with the interior completely gutted to studs. Major finish work, mechanical installations (HVAC, water heater), electrical rework and safety corrections (remove exposed wiring, install smoke/CO detectors, reopen/repair egress windows) are required before it could pass an initial HCV/NSPIRE inspection. Exterior shell and roof appear acceptable, but the unit in its current state poses several inspection-fail safety issues. Estimated timeline to pass inspection: multiple weeks to months depending on scope and contractor availability.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 25.0,
"rationale": "Interior is fully gutted to the studs with no finished walls, exposed wiring and plumbing rough-ins, and boarded windows. Flooring is partially tile but large areas are unfinished concrete or subfloor; fixtures, cabinets and finishes are missing. These are major cosmetic/finish deficiencies that require full renovation (drywall, trim, floors, fixtures). Missing appliances reduce readiness but are not the primary issue — the shell must be finished. Estimated moderate-to-major rehab required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 20.0,
"rationale": "Multiple NSPIRE safety risks visible: exposed wiring hanging from ceilings/walls, interior boarded windows (possible egress blockage), no visible smoke/CO detectors, no visible functioning lighting, and unfinished plumbing openings. Entry doors present but deadbolt condition unknown. No obvious structural collapse or major foundation movement in photos, but open electrical and blocked egress represent immediate inspection fails until corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 25.0,
"rationale": "No visible HVAC equipment, water heater or finished electrical fixtures; electrical panel not shown. Plumbing appears rough-in only with exposed supply/vent stacks and cut lines. Roof and shingles appear intact in exterior photos, which is a positive. Overall mechanical systems appear incomplete or disconnected — would likely fail operational checks until HVAC, water heater, and finished electrical/plumbing are installed and tested."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 55.0,
"rationale": "Brick exterior and roof appear generally intact with no obvious sagging or large roof failure visible in photos. Yard is overgrown and fence shows weathering and mildew but is standing. Several windows are boarded which affects curb appeal and light/egress but the envelope appears serviceable. Drainage, foundation vents and termite evidence not visible; fence and yard need cleaning/repair."
}
],
"red_flags": [
"Exposed wiring / electrical hazard visible",
"Boarded windows potentially blocking bedroom egress",
"No visible smoke/CO detectors or finished lighting",
"No visible heating/air-conditioning system",
"Open/unfinished plumbing and missing bathroom/kitchen fixtures"
],
"confidence": 0.7,
"assumptions": [
"Interior photos reflect current condition and utilities (electric, water, HVAC) are likely disconnected or not operational.",
"Boarded windows are presently blocking egress for some bedrooms and must be repaired/replaced to meet egress requirements.",
"No smoke or carbon monoxide detectors are installed (none visible in photos).",
"Electrical panel exists but was not shown; exposed wiring in photos indicates open electrical work that must be completed by a licensed electrician.",
"Plumbing is at rough-in stage; there is no finished bathroom or kitchen fixtures visible.",
"Roof shingles visible in photos are assumed in decent condition absent visible sagging or major damage.",
"No rental history in last 5 years (rental_history_last_5y missing), so rental_history_activity is excluded from scoring."
],
"overall_score": 29.0,
"rubric_version": "1.0"
},
{
"summary": "This property is a full gut/rehab project. The exterior brick shell and roof look serviceable, but the interior has been stripped to the studs with exposed wiring and plumbing, boarded windows, no visible HVAC or life-safety devices, and no finished surfaces. In its current state it would very likely fail an initial HCV/NSPIRE inspection due to electrical hazards, missing smoke/CO alarms, open plumbing and lack of egress readiness. Significant renovation and system reinstallation are required before passable for Section 8 tenancy.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 15.0,
"rationale": "Listing and photos show the interior fully gutted to studs with ceilings opened, exposed electrical branch wiring, exposed plumbing stacks and removed finishes. Subfloor/finished flooring largely removed or dirty; tile remains in some areas but overall interior finish work (drywall, paint, trim, flooring, doors, fixtures) is required throughout. Exterior brick shell and roof appear intact, but missing windows/boarded windows and interior demo make this a major renovation. Missing appliances are not the primary issue; the property requires complete interior rebuild, thus major rehab is necessary."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 20.0,
"rationale": "Multiple NSPIRE safety risks visible: numerous exposed electrical wires hanging from ceiling and studs (electrical hazard), no visible smoke detectors or CO alarms, interior finishes missing which means fire separations and smoke detection currently absent. Some windows are boarded (egress concerns in bedrooms), plumbing and vent stack exposed and open. Entry door appears present and lockable, but GFCI receptacles and electrical panel condition are not visible. No obvious active standing water or roof collapse in photos, but exposed wiring and missing life-safety systems represent likely inspection failures until remedied."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 25.0,
"rationale": "Roof shingles appear serviceable in photos (no obvious large failure), but no HVAC equipment is visible and there is no evidence of an operational heating/cooling system in the pictures. Plumbing lines and a vent stack are present but appear disconnected/partially demolished; water heater and mechanical equipment are not shown. Electrical service/panel is not shown and exposed branch wiring indicates incomplete or unsafe electrical work. Overall the envelope may be intact but major mechanical/electrical/plumbing work is required to make systems operational and code-compliant."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 55.0,
"rationale": "Exterior brick veneer, roofline and shingles appear in fair condition with no obvious sagging or large roof failure in provided photos. Yard is overgrown but flat; chain-link and wood fences exist though the wood fence shows algae/staining. Several windows are boarded which will need replacement for light/egress. Walkways and entry appear serviceable; no visible large foundation cracks, significant water pooling, or major exterior structural damage in the photos. Exterior condition is the strongest area relative to the gutted interior."
}
],
"red_flags": [
"Exposed electrical branch wiring hanging from ceilings and studs (electrical hazards)",
"Interior gutted to studs with missing fire separations and no visible smoke/CO alarms (life-safety failure)",
"Open/disconnected plumbing and exposed vent stack (plumbing not tenant-ready)",
"No visible heating/HVAC system present (major systems missing)",
"Boarded/blocked windows causing potential bedroom egress failures"
],
"confidence": 0.7,
"assumptions": [
"Interior utilities (electrical, water, gas) are likely disconnected or left in an unsafe, incomplete state due to visible exposed wiring and open plumbing.",
"No HVAC equipment (furnace/AC) is present or operational; none visible in photos.",
"No smoke detectors or CO alarms are installed (no evidence in photos); these will need to be installed after finishes.",
"Roof is assumed intact because shingles appear in fair condition in exterior photos and there is no visible interior water staining or collapse in provided images.",
"Foundation and major structural elements are assumed generally sound because exterior shows level walls and no obvious large cracks or sagging, though full inspection is required to confirm.",
"Appliances, cabinets, bathroom fixtures and interior doors are all missing or removed as part of the gut and will need replacement.",
"Electrical panel location and service capacity are unknown (not visible in photos)."
],
"overall_score": 25.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "418 Center St, Westwego, LA, 70094",
"aggregate": {
"summary": "Major rehabilitation required. Interior is gutted to studs with exposed wiring and incomplete plumbing; no finished living spaces, no visible HVAC or water heater, and boarded windows/covered openings create egress and safety issues. Exterior brick and roof appear in fair condition, but as-is the property would fail an initial HCV/NSPIRE inspection and is not rent-ready. Substantial reconstruction (drywall, finished electrical, plumbing fixtures, HVAC, detectors, windows/egress) is needed before reinspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 16.7,
"rationale": "Interior has been gutted to studs (photos show no drywall, open ceiling joists, exposed subfloor/concrete, boarded openings). Tile remains in places but finishes, cabinetry, bathroom and kitchen fixtures are missing. Visible debris and unfinished floors. These are major finish and fixture repairs; missing appliances are expected for a rehab and reduce score moderately but the full interior rebuild is required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 58.3,
"rationale": "Brick exterior and roof appear serviceable with no obvious sagging or active collapse; yard is fenced and walkways present though overgrown in spots. Some windows are boarded (security/repair), and fence shows mildew/age, but there is no visible standing water, major foundation settlement, or exterior structural failure in provided images. Exterior condition is the strongest area relative to the gutted interior."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 16.0,
"rationale": "Multiple inspection-fail risks visible: exposed electrical wiring hanging from open joists, boarded/covered windows (potential egress blockage), no visible smoke/CO detectors, and incomplete plumbing/drain vents. Entry door appears present and lockable, exterior looks secure, but the exposed wiring and lack of finished walls/ceilings make the unit uninhabitable and a likely immediate fail under NSPIRE until systems are finished and detectors installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 21.7,
"rationale": "No HVAC equipment or water heater is visible in photos; plumbing is at rough-in stage with supply/drain visible but fixtures absent. Electrical rough wiring is present but panel/grounding condition not shown. Roof appears to have recent shingles and looks intact from exterior photos. Overall mechanical systems are incomplete or not verifiable — major work required to bring systems to operational condition."
}
],
"red_flags": [
"Exposed electrical wiring throughout interior (electrical hazard).",
"Interior gutted to studs with open ceilings and floors — missing finished walls/ceilings/fixtures (uninhabitable).",
"No visible heating/HVAC system or water heater.",
"Boarded/blocked windows that may prevent bedroom egress.",
"Incomplete plumbing rough-ins with no fixtures (no functioning bathroom/kitchen)."
],
"confidence": 0.82,
"assumptions": [
"Listing statement 'totally gutted' and photos are current and represent full interior condition.",
"No HVAC, water heater, or functioning kitchen/bathroom fixtures are present because none are visible in photos.",
"Electrical service may be present but wiring is exposed and not in finished condition; panel location and condition not provided.",
"Roof is assumed intact due to visible shingles and lack of visible active leaks in photos.",
"No major hidden structural failure is visible in photos; framing appears generally vertical and continuous, but full structural inspection recommended.",
"Smoke and carbon monoxide detectors are not installed (none visible in photos).",
"Windows that are boarded are currently not meeting egress requirements until restored."
],
"score_method": "mean_of_criteria",
"overall_score": 24.7,
"rubric_version": "nsPIRE-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "9695237363"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.