Property ID: 5168050147
1135 E Burgess Rd, Pensacola, FL, 32504
Pensacola, FL
Money Down: $59,976
CoC Return: -6.39%
Monthly Cash Flow: $-319
Est. Final ARV: $578,728
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,980
Closing Costs
$9,996
Total Down
$59,976
Investment Snapshot
Purchase Price
$249,900
Money Down
$59,976
Cash-on-Cash Return
-6.39%
Rent
$1,569
Monthly Cash Flow
$-319
Annual Cash Flow
$-3,832
Debt Service / Mo
$1,330
Property Tax / Mo
$265
Insurance / Mo
$136
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,569
Payment Standard
$1,933
Rent
$1,569
Insurance
$136
Property Tax
$265
Management
$157
Utilities Allowance
$364
NOI (Monthly)
$1,011
Debt Service
$1,330
Cash Flow After Debt
$-319
Quality Score: 80.40%
Confidence: 95.00%
This single‑family home appears largely turnkey for Section 8 tenancy based on photos and listing notes. Major cosmetic and system upgrades (new roof, new AC, new cabinets, new floors) are shown and appliances are present. No visible structural or life‑safety failures in the imagery. Primary items to verify before inspection: presence and placement of smoke and CO detectors, GFCI protection at kitchen/bath, condition/location of the electrical panel and water heater, and confirm new AC is operational. With those verifications and minor porch touch‑ups, the property is likely to pass an initial HCV/NSPIRE inspection with minimal repairs required.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$364
Guaranteed Section 8 Rent (PS - Utilities)
$1,569
Property Management
$157
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,900
Beds
3
Baths
2
Living Area
1,749 sqft
Lot Size
22,651 sqft
Year Built
1980
Days on Market
106
Capital Outlay
$59,976
Debt Service
$1,330
Property Tax / Mo
$265
Insurance / Mo
$136
Property Description
Vacant. New roof, new ac, new cabinets, new floors. Painted and cleaned. Fenced
Utility Allowances
air_conditioning
$49
Selected the 3-bedroom allowance for a single-family home with 'Central Air' listed in the property details.
cooking
$13
Selected 'electric' as the property lists an 'Electric Water Heater' and photos show an electric oven, with no mention of gas service. Chose the 3-bedroom allowance.
heating
$31
Selected 'electric' as the property lists an 'Electric Water Heater' and central heating, making electric the most likely fuel source. Chose the 3-bedroom allowance.
monthly_electric_fee
$11
Applied the standard monthly electric service fee for a 3-bedroom home as electricity is used.
monthly_gas_fee
$0
No allowance is provided as the property is assumed to be all-electric with no gas appliances mentioned.
other_electric
$70
Selected the standard 3-bedroom allowance for miscellaneous electric use (lights and appliances).
range_tenant_supplied
$11
Included because the property description does not explicitly state that a range is provided by the landlord. The 3-bedroom allowance is used.
refrigerator_tenant_supplied
$12
Included because the property description does not explicitly state that a refrigerator is provided by the landlord. The 3-bedroom allowance is used.
sewer
$64
Applied the 3-bedroom allowance for public sewer, inferred from the public water source and the property's urban location.
trash_collection
$32
Applied the fixed allowance for trash collection, a standard municipal service for a single-family home.
water
$40
Selected the 3-bedroom allowance as the property details specify 'Water Source: Public'.
water_heater
$31
Selected 'electric' as the property details explicitly list 'Electric Water Heater'. The 3-bedroom allowance is used.
Source References
Payment Standard Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf
https://www.cityofpensacola.com/DocumentCenter/View/27843
https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf
Utility Allowance Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,635
DP3 Annual Estimate$1,635
DP1 Monthly Equivalent$136
DP3 Monthly Equivalent$136
Replacement Value$139,594
Basis1,749 sqft / 1980
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Properties Used for Comps
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View listing
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Photo unavailable
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Rent: —
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Distance: 0.24 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing text is accurate: roof and AC were replaced recently and are functional.
- Kitchen appliances shown in photos will remain with the property at move‑in.
- Bedrooms provide code‑compliant egress via the visible windows.
- No active roof leaks or hidden water damage exist (no ceiling stains visible).
- Electrical panel and water heater are present and in working order although not pictured.
- Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not pictured and need verification.
- GFCI protection in kitchen and bathrooms is not visible in photos and should be confirmed during inspection.
- Screened porch wood is cosmetically weathered but structurally sound (no rot or collapse visible).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,089 | $170,794 | $170,794 |
| 2023 | $2,842 | $167,577 | $158,453 |
| 2022 | $2,571 | $144,049 | $144,049 |
| 2021 | $2,163 | $118,173 | $116,912 |
| 2020 | $1,941 | $106,284 | $106,284 |
| 2019 | $1,923 | $104,541 | $104,541 |
| 2018 | $1,849 | $98,670 | $98,670 |
| 2017 | $749 | $92,067 | $76,368 |
| 2016 | $735 | $89,865 | $74,798 |
| 2015 | $743 | $86,196 | $74,279 |
| 2014 | $714 | $85,166 | $73,690 |
| 2013 | $747 | $74,046 | $72,601 |
| 2012 | $747 | $74,046 | $71,388 |
| 2011 | $733 | $76,956 | $69,309 |
| 2010 | $710 | $80,800 | $80,800 |
| 2009 | $689 | $83,754 | $83,754 |
| 2008 | $682 | $88,536 | $88,536 |
| 2007 | $878 | $95,650 | $64,490 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-12 | Price Changed | $249,900 |
| 2026-03-11 | Price Changed | $259,900 |
| 2026-03-10 | Price Changed | $269,900 |
| 2026-03-06 | Price Changed | $279,900 |
| 2026-03-02 | Listed | $299,900 |
| 1970-01-01 | Sold | $28,100 |
| 1966-01-01 | Sold | $23,500 |
Photo Gallery
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"note": "Selected 'electric' as the property lists an 'Electric Water Heater' and central heating, making electric the most likely fuel source. Chose the 3-bedroom allowance.",
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"runs": [
{
"summary": "This single‑family home appears largely turnkey for Section 8 tenancy based on photos and listing notes. Major cosmetic and system upgrades (new roof, new AC, new cabinets, new floors) are shown and appliances are present. No visible structural or life‑safety failures in the imagery. Primary items to verify before inspection: presence and placement of smoke and CO detectors, GFCI protection at kitchen/bath, condition/location of the electrical panel and water heater, and confirm new AC is operational. With those verifications and minor porch touch‑ups, the property is likely to pass an initial HCV/NSPIRE inspection with minimal repairs required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Listing and photos show recent cosmetic renovation: new floors, new cabinets, fresh paint and cleaned interiors. Fixtures, counters and appliances (stove, microwave, dishwasher, refrigerator) are present and appear in good condition. Exterior surfaces, driveway and yard are tidy. Minor items visible: screened porch paint/woodwork shows weathering and may need scraping/paint; small threshold/porch step and entry trim may need touch-ups. No evident peeling paint, broken windows, torn flooring, or obvious deferred maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code compliance risk",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards in photos. Ceilings intact (no sagging or stains), floors level, windows appear operable with adequate size for egress in bedrooms, doors look secure. New AC (listing) and visible vents suggest HVAC installed. However, key code items are not visible: smoke detectors and CO alarm(s) are not seen in photos, GFCI outlets at kitchen/bath not shown, electrical panel and any exposed wiring not pictured, water heater location/condition not shown. Because these items are commonly present in renovated homes and there are no visible electrical hazards or active water intrusion, risk is moderate but requires verification."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 80.0,
"rationale": "Listing indicates new roof and new AC; roof appears new in exterior photos and venting/duct grills visible inside. Kitchen appliances are new/modern. Plumbing fixtures (toilet visible) and kitchen sink present; laundry hookup area visible. Electrical panel and water heater were not photographed. No visible signs of water damage, active leaks or HVAC failure. Score reflects likely good systems due to recent renovations but deducts for unverified water heater, main electrical panel and lack of service records/photos."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 85.0,
"rationale": "Property has a clean, poured driveway, carport, fenced backyard and generous yard space. Siding and brickwork appear sound; roof looks new. Walkways and yard are level without trip hazards visible. Screened porch structure is intact though needs paint. No signs of standing water, major foundation settlement or exterior structural damage seen in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Listing text is accurate: roof and AC were replaced recently and are functional.",
"Kitchen appliances shown in photos will remain with the property at move‑in.",
"Bedrooms provide code‑compliant egress via the visible windows.",
"No active roof leaks or hidden water damage exist (no ceiling stains visible).",
"Electrical panel and water heater are present and in working order although not pictured.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not pictured and need verification.",
"GFCI protection in kitchen and bathrooms is not visible in photos and should be confirmed during inspection.",
"Screened porch wood is cosmetically weathered but structurally sound (no rot or collapse visible)."
],
"overall_score": 81.0,
"rubric_version": "2026-03_section8_nsPIRE_v1"
},
{
"summary": "Overall the property appears largely turnkey for Section 8/HCV occupancy after verification of a few code items. Recent renovations (roof, AC per listing, new cabinets, floors, appliances) and clean interior/exterior suggest high readiness. Remaining inspection risks are mainly documentation/verification items (presence and placement of smoke/CO detectors, electrical panel/GFCI verification, water heater and hot water function) and a few minor exterior/screen porch touch-ups. Likely passes NSPIRE/HCV initial inspection with minor corrective items and should be rent-ready within about 2–4 weeks pending verification and installation of any missing detectors or GFCI outlets.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Photos and listing show a recent renovation: new floors, freshly painted walls, new cabinets and countertops, modern stainless appliances (fridge, range, dishwasher, microwave) and recessed lighting. No visible interior cosmetic damage, torn flooring, or large stains. Minor exterior touch-ups (screened porch panels and trim) may be needed but are cosmetic. Missing interior photos of bathrooms aside from one toilet prevents full verification, but visible areas are move-in ready."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No visible life‑threatening hazards in photos: windows appear present in sleeping areas for egress, no exposed wiring, ceilings intact, stairs/handrails not applicable in single‑story photos. Entry door looks secure and the property is fenced. However, smoke detectors and carbon monoxide alarms are not visible in photos and electrical panel/GFCI outlets are not shown; these are common inspection items that will need verification. No evidence of active leaks, major mold, or structural sagging."
},
{
"key": "systems_mechanical",
"label": "Roof, HVAC, plumbing, electrical",
"score": 75.0,
"rationale": "Listing states new roof and new AC; exterior roof photos look intact and HVAC vents/registers are visible inside. Kitchen appliances appear modern and plumbing fixtures shown appear operational. Water heater and electrical panel are not pictured, so their condition is unknown. Laundry area shows hookups but an unfinished concrete floor. Given recent renovations and visible ductwork/registers, systems are likely in good condition but require confirmation of water heater, hot water, electrical panel integrity, and functional HVAC."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard",
"score": 85.0,
"rationale": "Exterior photos show a clean paved driveway, intact carport, fenced yard (listing claims fenced and photos show fence), level yard with no standing water visible, and brick/skin in good condition. Screened porch framing is intact though screens are not visible in some images and may need minor repair/painting. No evidence of foundation movement, major siding damage, or roof failure from the photos provided."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement 'new roof' and 'new ac' are accurate and recent (photos show an intact roof and AC vents).",
"Appliances seen in photos are functional (stove, fridge, microwave, dishwasher).",
"Bedrooms have full-size egress windows (windows are visible in bedroom photos and look standard).",
"No active roof leaks, major hidden water intrusion, or severe mold exist beyond what is visible in photos.",
"Electrical panel, water heater, smoke detectors, CO alarms and GFCI protection exist but were not photographed and therefore require verification.",
"Screened porch may need minor screen or paint work but is structurally sound based on photos."
],
"overall_score": 80.0,
"rubric_version": "2026-03-27-v1"
},
{
"summary": "This single-family property appears largely turnkey for Section 8/HCV occupancy after a standard NSPIRE check. Recent renovations (new roof, new AC, new cabinets/floors, painted) and visible, functioning kitchen appliances and finished living spaces strongly support a timely pass. Primary inspections items to verify on-site: presence and operation of smoke detectors and carbon monoxide detectors, presence and condition of the electrical panel and GFCI protection in wet areas, and confirmation of functional water heater. Expected time-to-rent with minor fixes (installing/confirming detectors and minor exterior/porch touch-ups) is under 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new floors, fresh paint, new cabinets and countertops, modern appliances (stove, microwave, dishwasher, refrigerator) visible in photos. No visible major cosmetic damage to walls or ceilings. Minor repair/finish items: screened porch trim/base shows peeling paint and will need scraping/paint; laundry/utility room has unfinished concrete floor (cosmetic but could be improved); small exterior trim touch-ups likely. Missing appliance risk is low because photos show major kitchen appliances. Overall condition is well-renovated and move-in ready with minor cosmetic touch-ups."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 74.0,
"rationale": "No visible exposed wiring, sagging ceilings, active water stains, or obvious structural issues in photos. Windows appear adequate for egress in bedrooms; entry door looks secure. HVAC vents and registers are present. However, smoke detectors and carbon monoxide detectors are not visible in any interior photo (NSPIRE requires functioning smoke detectors in required locations and CO detectors where applicable). GFCI outlets at kitchen sink are not clearly visible. Front step has a low rise (no handrail required by typical code), but screened porch has raised threshold and may need inspection for secure guard/handrail if occupant access/use is higher. Plumbing fixtures appear intact in pictured bathroom. Because detectors/outlet protection cannot be confirmed from photos, a modest deduction was applied."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 78.0,
"rationale": "Listing states 'new roof' and 'new AC' and photos show a modern roof and visible HVAC duct/return vents inside, supporting that HVAC and roof work were completed. Kitchen appliances and plumbing fixtures appear installed and functioning. No water heater, electrical panel, or exterior HVAC condenser are shown in photos; those systems must be confirmed on inspection. No visible signs of plumbing leaks, active roof leaks, or electrical hazards. Score reduced slightly for lack of visual confirmation of water heater, electrical panel condition, and GFCI protection."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Front driveway, carport, and yard are in good condition; driveway appears smooth and accessible. Property is fenced and backyard photos show level yard with no standing water or obvious erosion. Exterior brick and siding appear intact; landscaping is minimal but not neglected. Screened porch structure appears intact but needs paint/finish. No visible foundation cracks, major grading problems, or infestation evidence in provided photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in interior photos — must be verified/installed.",
"GFCI protection at kitchen/bathroom not clearly visible in photos — verify and install if missing.",
"Electrical panel and hot water heater are not shown; condition and code compliance must be confirmed on-site."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof and AC are new is accurate and reflects properly installed, functioning systems.",
"Kitchen appliances shown in photos are included and operational (stove, microwave, dishwasher, refrigerator).",
"There is a functioning hot water heater and an accessible electrical panel on site, though not shown in photos.",
"Windows in bedrooms meet egress size/height requirements as they appear full-size in photos.",
"No hidden active leaks, mold, or major structural issues exist beyond what is visible in photos; the renovation photos show no discoloration or water staining.",
"Front entry has a working lock set; if a deadbolt is not present it is an easy rectification prior to move-in."
],
"overall_score": 80.0,
"rubric_version": "2026-03-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1135 E Burgess Rd, Pensacola, FL, 32504",
"aggregate": {
"summary": "This single‑family home appears largely turnkey for Section 8 tenancy based on photos and listing notes. Major cosmetic and system upgrades (new roof, new AC, new cabinets, new floors) are shown and appliances are present. No visible structural or life‑safety failures in the imagery. Primary items to verify before inspection: presence and placement of smoke and CO detectors, GFCI protection at kitchen/bath, condition/location of the electrical panel and water heater, and confirm new AC is operational. With those verifications and minor porch touch‑ups, the property is likely to pass an initial HCV/NSPIRE inspection with minimal repairs required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Listing and photos show recent cosmetic renovation: new floors, new cabinets, fresh paint and cleaned interiors. Fixtures, counters and appliances (stove, microwave, dishwasher, refrigerator) are present and appear in good condition. Exterior surfaces, driveway and yard are tidy. Minor items visible: screened porch paint/woodwork shows weathering and may need scraping/paint; small threshold/porch step and entry trim may need touch-ups. No evident peeling paint, broken windows, torn flooring, or obvious deferred maintenance."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 84.0,
"rationale": "Property has a clean, poured driveway, carport, fenced backyard and generous yard space. Siding and brickwork appear sound; roof looks new. Walkways and yard are level without trip hazards visible. Screened porch structure is intact though needs paint. No signs of standing water, major foundation settlement or exterior structural damage seen in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code compliance risk",
"score": 74.7,
"rationale": "No obvious life‑threatening hazards in photos. Ceilings intact (no sagging or stains), floors level, windows appear operable with adequate size for egress in bedrooms, doors look secure. New AC (listing) and visible vents suggest HVAC installed. However, key code items are not visible: smoke detectors and CO alarm(s) are not seen in photos, GFCI outlets at kitchen/bath not shown, electrical panel and any exposed wiring not pictured, water heater location/condition not shown. Because these items are commonly present in renovated homes and there are no visible electrical hazards or active water intrusion, risk is moderate but requires verification."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 77.7,
"rationale": "Listing indicates new roof and new AC; roof appears new in exterior photos and venting/duct grills visible inside. Kitchen appliances are new/modern. Plumbing fixtures (toilet visible) and kitchen sink present; laundry hookup area visible. Electrical panel and water heater were not photographed. No visible signs of water damage, active leaks or HVAC failure. Score reflects likely good systems due to recent renovations but deducts for unverified water heater, main electrical panel and lack of service records/photos."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing text is accurate: roof and AC were replaced recently and are functional.",
"Kitchen appliances shown in photos will remain with the property at move‑in.",
"Bedrooms provide code‑compliant egress via the visible windows.",
"No active roof leaks or hidden water damage exist (no ceiling stains visible).",
"Electrical panel and water heater are present and in working order although not pictured.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not pictured and need verification.",
"GFCI protection in kitchen and bathrooms is not visible in photos and should be confirmed during inspection.",
"Screened porch wood is cosmetically weathered but structurally sound (no rot or collapse visible)."
],
"score_method": "mean_of_criteria",
"overall_score": 80.4,
"rubric_version": "2026-03_section8_nsPIRE_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5168050147"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.