Property ID: 7031848477
728 Goodson Dr, Gretna, LA, 70056
Gretna, LA
Money Down: $57,600
CoC Return: 0.48%
Monthly Cash Flow: $23
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$48,000
Closing Costs
$9,600
Total Down
$57,600
Investment Snapshot
Purchase Price
$240,000
Money Down
$57,600
Cash-on-Cash Return
0.48%
Rent
$1,696
Monthly Cash Flow
$23
Annual Cash Flow
$274
Debt Service / Mo
$1,277
Property Tax / Mo
$125
Insurance / Mo
$102
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,696
Payment Standard
$1,983
Rent
$1,696
Insurance
$102
Property Tax
$125
Management
$170
Utilities Allowance
$287
NOI (Monthly)
$1,300
Debt Service
$1,277
Cash Flow After Debt
$23
Quality Score: 82.90%
Confidence: 93.00%
Property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection after confirmation/installation of required detectors and a quick systems check. Recent renovation, visible new roof and exterior HVAC, updated kitchen and clean interior yield a high readiness score. Remaining inspection risks are mainly documentation/verification items (smoke/CO detectors, electrical panel, water heater) rather than visible structural or safety failures.
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
$240,000
Beds
3
Baths
2
Living Area
1,305 sqft
Lot Size
6,961 sqft
Year Built
1972
Days on Market
34
Capital Outlay
$57,600
Debt Service
$1,277
Property Tax / Mo
$125
Insurance / Mo
$102
Property Description
Very cute 3 bed 2 bath in great neighborhood. Recently renovated. New roof, new HVAC. and much more.
Utility Allowances
Cooking (Natural Gas)
$12
Property details state natural gas is available, which is used for cooking.
Heating (Natural Gas)
$70
Property details state natural gas is available, which is the assumed fuel for heating.
Other Electric
$67
This is a fixed allowance for general electricity usage (lights, outlets, tenant-supplied appliances) based on the bedroom count.
Sewer
$46
Property details state the sewer source is 'City'.
Trash Collection
$25
This is a standard fixed allowance for municipal trash service assumed for a single-family home.
Water
$43
Property details state the water source is 'Public'.
Water Heating (Natural Gas)
$24
Property details state natural gas is available, which is the assumed fuel for water heating.
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$1,220
DP3 Annual Estimate$1,220
DP1 Monthly Equivalent$102
DP3 Monthly Equivalent$102
Replacement Value$68,000
Basis1,305 sqft / 1972
Nearby Houses
Photo unavailable
741 Goodson Dr
off_market · 0.04 mi
Price: $1,600
3 bd / 2 ba · 1,500 sqft
Latest sale: —
Latest rent: —
Photo unavailable
740 Oakwood Dr
off_market · 0.06 mi
Price: $170,000
4 bd / 2 ba · 1,290 sqft
Latest sale: —
Latest rent: —
Photo unavailable
748 Oakwood Dr
for_sale · 0.07 mi
Price: $259,000
3 bd / 2 ba · 1,300 sqft
Latest sale: —
Latest rent: —
Photo unavailable
2140 Graham Dr
for_sale · 0.12 mi
Price: $220,000
3 bd / 2 ba · 1,584 sqft
Latest sale: —
Latest rent: —
Photo unavailable
2140 Carol Sue Ave
for_sale · 0.13 mi
Price: $289,000
4 bd / 2 ba · 2,056 sqft
Latest sale: —
Latest rent: —
Photo unavailable
2176 Gibson St
sold · 0.13 mi
Price: $175,000
3 bd / 2 ba · 1,450 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 detectors and carbon monoxide alarms are present and functional but not visible in listing photos; if missing they are assumed to be easy/quick to install.
- New HVAC is operational as claimed in listing; outdoor condenser unit visible corresponds to interior distribution.
- Roof replacement referenced in listing is complete and watertight; no active leaks exist (no interior water stains visible).
- Electrical panel and water heater are present and in serviceable condition though not shown in photos.
- Bedroom windows meet egress size requirements (windows are visible and appear standard for bedrooms).
- Appliances shown in photos (stove, refrigerator, washer) are functional or will be made functional prior to lease-up.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,451 | $109,100 | $10,910 |
| 2024 | $1,447 | $109,100 | $10,910 |
| 2023 | $1,340 | $102,500 | $10,250 |
| 2022 | $1,306 | $102,500 | $10,250 |
| 2021 | $1,230 | $102,500 | $10,250 |
| 2020 | $1,222 | $102,500 | $10,250 |
| 2019 | $1,253 | $102,500 | $10,250 |
| 2018 | $1,171 | $102,500 | $10,250 |
| 2017 | $1,122 | $102,500 | $10,250 |
| 2016 | $1,099 | $102,500 | $10,250 |
| 2015 | $1,126 | $102,500 | $10,250 |
| 2014 | $1,113 | $102,500 | $10,250 |
| 2013 | $1,075 | $102,500 | $10,250 |
| 2012 | $288 | $102,500 | $10,250 |
| 2011 | $270 | $100,700 | $10,070 |
| 2010 | $1,031 | $100,700 | $10,070 |
| 2009 | $1,031 | $100,700 | $10,070 |
| 2008 | $260 | — | $10,070 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-05 | Listed | $240,000 |
| 2025-12-22 | Listing removed | $0 |
| 2025-10-23 | Listed for rent | $2,000 |
| 2001-01-01 | Sold | $0 |
Photo Gallery
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"annual_cash_flow_after_debt": 273.7,
"property_management_monthly": 169.6,
"monthly_cash_flow_after_debt": 22.81,
"cash_on_cash_return_after_debt": 0.01
},
"section8_assessment": {
"runs": [
{
"summary": "Property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection after confirmation/installation of required detectors and a quick systems check. Recent renovation, visible new roof and exterior HVAC, updated kitchen and clean interior yield a high readiness score. Remaining inspection risks are mainly documentation/verification items (smoke/CO detectors, electrical panel, water heater) rather than visible structural or safety failures.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a recent renovation: new flooring, fresh paint, updated kitchen cabinets and counters, stainless appliances visible, clean landscaping and new driveway concrete. Garage, interior finishes and trim appear intact with no visible drywall damage, peeling paint or flooring failure. Missing cosmetic or minor tenant‑prep items (window treatments, outlet covers in unseen rooms) are likely easy fixes. Overall turnkey condition with only typical move‑in touchups expected."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 80.0,
"rationale": "No obvious life‑threatening hazards are visible: no exposed wiring, no collapsed ceilings, no standing water, stairs/handrails not shown but property is single level. Bedroom windows appear to provide egress. Sliding door and windows installed. However smoke detectors and carbon monoxide alarms are not visible in photos (required by NSPIRE), and the presence of a deadbolt on the entry is not shown. Kitchen appears to have modern outlets (likely GFCI), but GFCI/arc‑fault protection and electrical panel condition are not shown. Because these required devices/labels cannot be visually confirmed, I applied a moderate deduction for inspection risk despite otherwise clean safety appearance."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 80.0,
"rationale": "Listing states 'new roof, new HVAC' and an exterior condenser unit is visible — positive for roof and HVAC. Kitchen appliances (electric range, fridge) and laundry machine are visible, indicating recent mechanical servicing. Water heater and electrical panel are not shown, so their age/condition cannot be confirmed. No visible plumbing leaks or stains in ceilings/walls. Given visible new roof and HVAC but missing verification of water heater/electrical panel, score reflects likely good systems with moderate unknowns."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show new-looking roof, intact siding/brick skirt, fully fenced yard, concrete patio and a large clean driveway. Yard grading appears flat; no obvious standing water observed in images. Mature tree in the yard may require routine maintenance but does not indicate immediate risk. Perimeter fence shows some older boards but overall enclosed. Sidewalk and driveway are in good condition. Minor landscaping and fence maintenance may be needed but no major exterior defects visible."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are present and functional but not visible in listing photos; if missing they are assumed to be easy/quick to install.",
"New HVAC is operational as claimed in listing; outdoor condenser unit visible corresponds to interior distribution.",
"Roof replacement referenced in listing is complete and watertight; no active leaks exist (no interior water stains visible).",
"Electrical panel and water heater are present and in serviceable condition though not shown in photos.",
"Bedroom windows meet egress size requirements (windows are visible and appear standard for bedrooms).",
"Appliances shown in photos (stove, refrigerator, washer) are functional or will be made functional prior to lease-up."
],
"overall_score": 84.0,
"rubric_version": "ns-preset-2026-1.0"
},
{
"summary": "Based on listing notes and the photos, this single-family home appears largely turnkey for Housing Choice Voucher (Section 8) occupancy and would likely pass an initial NSPIRE/HCV inspection after verification of a few required life-safety items. The property shows a recent roof and HVAC, renovated interior (floors, kitchen, bathrooms assumed renovated), functioning appliances and laundry, and a sound exterior. Primary items to confirm prior to inspection are presence/operation of smoke detectors and CO alarm(s) where required, GFCI protection in wet locations, electrical panel condition, and a working hot water heater.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 88.0,
"rationale": "Property photos and listing show a full cosmetic renovation: new flooring, fresh paint, new cabinets and granite counters, updated stainless appliances, clean finished living areas and laundry, and a clean interior garage. The exterior shows a new-looking roof (listing confirms new roof), new concrete driveway and a tidy yard. Minor items: garage floor is unfinished concrete (acceptable for rental), some sections of the perimeter fence appear older (visible on side yards). No visible peeling paint, damaged drywall, or flooring defects in photos. Missing appliances would reduce score moderately, but a refrigerator, range and dishwasher are visible so impact is minimal."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No visible life-safety hazards in photos: ceilings intact, no visible water stains or mold, stairs/handrails not present or are not required, bedroom windows appear to provide egress, sliding glass door provides egress from main living area, and no exposed wiring is visible. New HVAC and new roof reduce risk of leaks and HVAC failure. Key NSPIRE items are not verifiable from photos: smoke detectors and carbon monoxide detectors are not visible, GFCI protection at kitchen sink is not clearly identifiable, electrical panel location and condition not shown, and hot water heater is not pictured. Because these required items cannot be confirmed from images, score is reduced to reflect inspection risk despite otherwise clean appearance."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 85.0,
"rationale": "Listing states new HVAC and new roof and the exterior photo shows a modern exterior AC condensing unit on a concrete pad. Interior photos show functioning kitchen appliances and laundry area (washer/dryer seen), suggesting plumbing and basic electrical are operative. Roof appears even with no visible sagging or active leaks. Electrical panel and water heater are not shown; absence of those photos reduces certainty but visible systems and recent renovation point to healthy mechanical systems."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 85.0,
"rationale": "Exterior photos show good curb appeal: intact siding and brick veneer, new-looking roof, new concrete driveway/pad and a large, level yard. Rear yard is fenced and appears secure; a large mature tree is present near the rear but shows no visible sign of immediate failure. No standing water or obvious drainage problems visible in photos. Some perimeter fence panels along the sides look older and may need attention, but nothing that would cause an immediate inspection fail."
}
],
"red_flags": [],
"confidence": 0.78,
"assumptions": [
"Listing statement 'new roof' and 'new HVAC' are accurate and units are properly installed and operational.",
"Hot water heater is present and operational although not pictured.",
"Smoke detectors and carbon monoxide detectors (if required locally) are installed but not visible in photos; they need verification/replacement if missing.",
"GFCI protection at kitchen and bathroom outlets exists or will be installed; photos do not show outlet faceplates clearly enough to confirm.",
"Electrical panel is intact and up to code; panel location and condition not shown in photos.",
"Both bathrooms were renovated as implied by listing; no visible bathroom photos to confirm condition of fixtures/seals/grouting.",
"Large rear tree has no hidden root or foundation damage impacting structure based on visible foundation and siding condition.",
"No active roof leaks or concealed water intrusion despite no interior evidence of staining in photos."
],
"overall_score": 84.0,
"rubric_version": "2026-03-hcv-nspire-v1"
},
{
"summary": "This single-story 3 bed / 2 bath home presents as a mostly turnkey Section 8 candidate. Visible renovations (new roof, new HVAC, updated kitchen, new flooring, fresh paint, fenced yard and concrete driveway/patio) strongly support an initial HCV inspection pass. The main inspection risks are items not shown in photos that NSPIRE requires to verify on-site: presence and correct placement/operation of smoke and CO alarms, GFCI protection in kitchen/baths, a secure entry lock, electrical panel condition, and hot water operation. Addressing or confirming those few items should make the property rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos show a recently renovated interior: new-looking luxury vinyl plank flooring, fresh paint, updated kitchen cabinets, granite countertops and matching stainless appliances (refrigerator and stove visible). Bedrooms and living areas appear finished with functioning ceiling fans. Exterior shows new concrete driveway and clean landscaping. Garage interior is intact with functional door and lighting. No visible peeling paint, obvious drywall damage, or flooring failures. Missing/usual small items (outlet covers, minor trim touch-ups) are not apparent. Overall only minor cosmetic punch-list items expected."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 70.0,
"rationale": "No visible exposed wiring, visible HVAC vents and exterior condenser indicate working HVAC. Sliding glass door and bedroom windows provide egress. No visible mold, active roof leaks, sagging ceilings or major trip hazards. However several NSPIRE-required items are not visible in photos and therefore reduce score: smoke detectors and carbon-monoxide alarm locations are not shown, deadbolt on entry door is not clearly visible, GFCI outlets at kitchen counters/bathrooms are not verifiable, and the electrical panel and water heater are not photographed. The property is single-level (no stair hazards). Because the house was built in 1972 there is theoretical lead-paint risk but painted surfaces appear fresh with no peeling. These unknowns are moderate inspection risks that would need confirmation before inspection pass."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof / HVAC / Plumbing / Electrical)",
"score": 80.0,
"rationale": "Listing states new roof and new HVAC; photos corroborate a newer shingle roof and a new exterior AC condenser. Interior vents present. Kitchen shows modern appliances and a visible laundry area with washer/dryer (suggesting functioning plumbing connections). No visible water stains or signs of active leaks. Electrical panel and water heater are not photographed so their condition is assumed acceptable but unverified. Given the visible new roof and HVAC and lack of deterioration evidence, systems are likely in good condition but require final verification (water heater, panel labeling, hot water operation)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show well-kept yard, new concrete driveway and patio, intact siding and brick skirt, and a fully fenced rear yard. The large yard appears graded and free of standing water in photos. A mature tree is at the rear yard - no visible root upheaval or roof encroachment but it should be monitored. Fence has a mix of newer and older sections; overall site appears safe and functional with good tenant access and parking. No evidence of infestation or structural foundation cracks visible in provided images."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Listing claim of new roof and new HVAC is accurate and the installed equipment is operational (condenser visible exterior).",
"Kitchen appliances shown (refrigerator, stove) are present and in working order.",
"Working hot water and water heater are present though not photographed.",
"Smoke detectors and carbon-monoxide alarms may be installed but their location and functionality were not confirmed in photos; assume they are either present or can be installed easily.",
"Electrical panel exists and is intact (not photographed); no visible evidence of exposed wiring or electrical hazards in images.",
"Bedrooms have code-compliant egress windows (visible windows in bedrooms) and sliding door provides secondary egress for living area.",
"No active roof leaks, major foundation movement, or hidden mold issues are present — inference based on lack of staining or sagging in photos.",
"Exterior grading and drainage are adequate; no standing water observed in photos."
],
"overall_score": 81.0,
"rubric_version": "ns_pgh_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "728 Goodson Dr, Gretna, LA, 70056",
"aggregate": {
"summary": "Property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection after confirmation/installation of required detectors and a quick systems check. Recent renovation, visible new roof and exterior HVAC, updated kitchen and clean interior yield a high readiness score. Remaining inspection risks are mainly documentation/verification items (smoke/CO detectors, electrical panel, water heater) rather than visible structural or safety failures.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.7,
"rationale": "Photos and listing show a recent renovation: new flooring, fresh paint, updated kitchen cabinets and counters, stainless appliances visible, clean landscaping and new driveway concrete. Garage, interior finishes and trim appear intact with no visible drywall damage, peeling paint or flooring failure. Missing cosmetic or minor tenant‑prep items (window treatments, outlet covers in unseen rooms) are likely easy fixes. Overall turnkey condition with only typical move‑in touchups expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show new-looking roof, intact siding/brick skirt, fully fenced yard, concrete patio and a large clean driveway. Yard grading appears flat; no obvious standing water observed in images. Mature tree in the yard may require routine maintenance but does not indicate immediate risk. Perimeter fence shows some older boards but overall enclosed. Sidewalk and driveway are in good condition. Minor landscaping and fence maintenance may be needed but no major exterior defects visible."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards are visible: no exposed wiring, no collapsed ceilings, no standing water, stairs/handrails not shown but property is single level. Bedroom windows appear to provide egress. Sliding door and windows installed. However smoke detectors and carbon monoxide alarms are not visible in photos (required by NSPIRE), and the presence of a deadbolt on the entry is not shown. Kitchen appears to have modern outlets (likely GFCI), but GFCI/arc‑fault protection and electrical panel condition are not shown. Because these required devices/labels cannot be visually confirmed, I applied a moderate deduction for inspection risk despite otherwise clean safety appearance."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 81.7,
"rationale": "Listing states 'new roof, new HVAC' and an exterior condenser unit is visible — positive for roof and HVAC. Kitchen appliances (electric range, fridge) and laundry machine are visible, indicating recent mechanical servicing. Water heater and electrical panel are not shown, so their age/condition cannot be confirmed. No visible plumbing leaks or stains in ceilings/walls. Given visible new roof and HVAC but missing verification of water heater/electrical panel, score reflects likely good systems with moderate unknowns."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are present and functional but not visible in listing photos; if missing they are assumed to be easy/quick to install.",
"New HVAC is operational as claimed in listing; outdoor condenser unit visible corresponds to interior distribution.",
"Roof replacement referenced in listing is complete and watertight; no active leaks exist (no interior water stains visible).",
"Electrical panel and water heater are present and in serviceable condition though not shown in photos.",
"Bedroom windows meet egress size requirements (windows are visible and appear standard for bedrooms).",
"Appliances shown in photos (stove, refrigerator, washer) are functional or will be made functional prior to lease-up."
],
"score_method": "mean_of_criteria",
"overall_score": 82.9,
"rubric_version": "ns-preset-2026-1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7031848477"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.