Property ID: 5305151061
1008 N 6th Ave, Pensacola, FL, 32501
Pensacola, FL
Money Down: $40,776
CoC Return: -0.89%
Monthly Cash Flow: $-30
Est. Final ARV: $291,661
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$33,980
Closing Costs
$6,796
Total Down
$40,776
Investment Snapshot
Purchase Price
$169,900
Money Down
$40,776
Cash-on-Cash Return
-0.89%
Rent
$1,215
Monthly Cash Flow
$-30
Annual Cash Flow
$-362
Debt Service / Mo
$904
Property Tax / Mo
$146
Insurance / Mo
$73
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,215
Payment Standard
$1,525
Rent
$1,215
Insurance
$73
Property Tax
$146
Management
$122
Utilities Allowance
$310
NOI (Monthly)
$874
Debt Service
$904
Cash Flow After Debt
$-30
Quality Score: 34.70%
Confidence: 94.00%
This is a true 'AS‑IS' fixer-upper with multiple visible repair and safety issues. The property is unlikely to pass an initial Housing Choice Voucher / NSPIRE inspection without repair: suspected water intrusion/ceiling damage, deteriorated porch/stairs with missing/loose guardrails, stained/soiled floors and ceilings, aged kitchen and bathroom fixtures, and several code risks (missing smoke detectors, unknown electrical/GFCI, mold/moisture potential). Expect significant repairs and 30–60+ days of work (or more if roof/HVAC/plumbing replacements are required) before reliably passing inspection.
Section 8 Payment Standard
$1,525
Utility Allowance Total
$310
Guaranteed Section 8 Rent (PS - Utilities)
$1,215
Property Management
$122
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$169,900
Beds
2
Baths
1
Living Area
936 sqft
Lot Size
7,118 sqft
Year Built
1928
Days on Market
152
Capital Outlay
$40,776
Debt Service
$904
Property Tax / Mo
$146
Insurance / Mo
$73
Property Description
AS IS Opportunity, Endless potential in a Prime Location! Located close to Downtown Pensacola with its many Popular Events, a wide array of Restaurants, Diverse Shopping and Historic Charm and only 10 miles to beautiful Pensacola Beach. This is a charming 2 bedroom, 1 bath and features 10-foot ceilings and higher window height that enhance the sense of space. This home is perfect for a buyer looking for a project with an exceptional opportunity to create something special! This home is a fixer upper located in an area of many renovated homes and new construction. Potential price increases will reflect improvements taking place. Inspections welcomed for buyer knowledge. No repairs or credits will be made by the seller nor will offer any warranties based on inspections.
Utility Allowances
heating
$30
Selected 'natural_gas' as specified in the property details. The 2-bedroom schedule amount is used.
cooking
$10
Selected 'electric' as it's the more expensive option, which is the rule when the fuel type is unclear. The 2-bedroom schedule amount is used.
water_heater
$25
Property details state 'No Water Heater', indicating a tenant-paid utility. Selected 'electric' as the more expensive option per the rules. The 2-bedroom schedule amount is used.
air_conditioning
$31
Selected based on the 2-bedroom schedule. The property has 'Wall/Window Unit(s)', which is a form of tenant-paid cooling.
other_electric
$54
Standard allowance for lighting and general electric plug load. The 2-bedroom schedule amount is used.
water
$32
Property details specify a 'Public' water source. The 2-bedroom schedule amount is used.
sewer
$49
Inferred based on 'Public' water source in an urban area. The 2-bedroom schedule amount is used.
trash_collection
$32
Standard utility for a single-family residence, assumed to be tenant-paid. The schedule amount is used.
refrigerator_tenant_supplied
$12
The property description does not indicate a refrigerator is provided, so it is assumed to be tenant-supplied as per the rules.
range_tenant_supplied
$11
The property is a 'fixer upper' and does not list a range/oven, so it is assumed to be tenant-supplied as per the rules.
monthly_electric_fee
$11
Standard monthly service fee for an electric utility account, as per the schedule.
monthly_gas_fee
$13
Standard monthly service fee for a natural gas utility account, as the property uses gas for heating. The schedule amount 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$875
DP3 Annual Estimate$875
DP1 Monthly Equivalent$73
DP3 Monthly Equivalent$73
Replacement Value$55,481
Basis936 sqft / 1928
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— bd / — ba
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Properties Used for Comps
Photo unavailable
1206 N 7th Ave, Pensacola, FL, 32503
sold
Price: $234,000
Rent: —
2 bd / 2 ba · 900 sqft
Sale Date: Feb 27, 2026
Distance: 0.13 mi
View listing
Photo unavailable
918 Dr Martin L King Jr Dr, Pensacola, FL, 32501
sold
Price: $385,000
Rent: —
2 bd / 2 ba · 1,060 sqft
Sale Date: Jan 10, 2025
Distance: 0.13 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Suspected active or prior roof leaks (stained / displaced ceiling tiles).
- Water damage/staining in ceiling (potential mold/moisture hazard).
- Loose/missing porch guardrails and deteriorated front stairs (unsafe entry, trip/fall risk).
- Significant interior flooring failure (peeling vinyl, buckled areas, stained carpeting) creating trip hazards and exposed subfloor risk.
- No visible smoke detectors or carbon monoxide alarms in photos.
- Aged electrical outlets and lack of visible GFCI protection in kitchen/bath (electrical hazard potential).
- Damaged kitchen cabinets with exposed plumbing under sink (potential leaks).
- Overgrown vegetation and exposed porch foundations indicating deferred exterior maintenance and possible wood rot.
Assumptions
- Listing 'AS IS' and interior photos reflect current condition; no recent repairs have been completed.
- No inspection report or service records provided; electrical panel, water heater and HVAC functionality are unknown and inferred from visible vents and a window AC unit.
- Ceiling tile staining indicates prior or ongoing water intrusion; roof condition is inferred from exterior photos showing aged shingles.
- No smoke or CO detectors visible in photos; assume not present or not installed per NSPIRE locations.
- Windows are original/older (property built 1928) so lead-based paint risk is assumed until tested.
- No accessible evidence of active pest infestation was photographed; however overgrown exterior vegetation increases that risk.
- Rental history missing; no recent rental activity used in scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,706 | $119,543 | $84,449 |
| 2023 | $1,352 | $93,335 | $69,793 |
| 2022 | $1,262 | $87,882 | $63,449 |
| 2021 | $1,144 | $72,907 | $57,681 |
| 2020 | $1,046 | $68,277 | $52,438 |
| 2019 | $944 | $58,979 | $47,671 |
| 2018 | $875 | $53,241 | $53,241 |
| 2017 | $755 | $39,399 | $39,399 |
| 2016 | $771 | $39,758 | $39,758 |
| 2015 | $755 | $38,332 | $38,332 |
| 2014 | $706 | $37,017 | $37,017 |
| 2013 | $702 | $34,754 | $34,754 |
| 2012 | $715 | $35,070 | $35,070 |
| 2011 | $738 | $36,176 | $36,176 |
| 2010 | $817 | $40,237 | $40,237 |
| 2009 | $840 | $41,358 | $41,358 |
| 2008 | $970 | $48,416 | $48,416 |
| 2007 | $905 | $42,600 | $42,600 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-15 | Listed | $169,900 |
| 2021-01-31 | Listing removed | $0 |
| 2021-01-30 | Listing removed | $0 |
| 2021-01-10 | Listed for rent | $800 |
| 2021-01-08 | Listed for rent | $800 |
| 2017-03-17 | Listing removed | $600 |
| 2017-03-17 | Listing removed | $600 |
| 2017-01-04 | Listed for rent | $600 |
| 2015-12-09 | Listing removed | $575 |
| 2015-11-25 | Listed for rent | $575 |
| 2013-01-15 | Listing removed | $475 |
| 2012-10-29 | Price Changed for rent | $475 |
| 2012-10-08 | Price Changed for rent | $500 |
| 2012-02-20 | Listed for rent | $525 |
| 2011-04-02 | Listing removed | $525 |
| 2011-01-13 | Price Changed for rent | $525 |
| 2010-08-05 | Listed for rent | $575 |
| 2009-08-27 | Listed for rent | $600 |
Photo Gallery
Show raw JSON (debug)
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"last_update_date": "2021-01-08T20:53:50Z",
"last_status_change_date": "2021-01-30T04:56:55Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.8421052631578947,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "583142",
"price_change_percentage": null
},
{
"date": "2017-03-17",
"price": 600,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 800,
"listing_id": "609398170",
"last_update_date": "2021-01-10T08:21:06Z",
"last_status_change_date": "2021-01-31T04:50:30Z"
},
"event_name": "Listing removed",
"price_sqft": 0.631578947368421,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1925222",
"price_change_percentage": null
},
{
"date": "2017-03-17",
"price": 600,
"listing": {
"status": "off_market",
"list_date": "2009-08-27T07:00:00Z",
"list_price": 600,
"listing_id": "514111358",
"last_update_date": "2016-12-20T03:22:00Z",
"last_status_change_date": "2009-08-27T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 0.631578947368421,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "375266",
"price_change_percentage": null
},
{
"date": "2017-01-04",
"price": 600,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 800,
"listing_id": "609398170",
"last_update_date": "2021-01-10T08:21:06Z",
"last_status_change_date": "2021-01-31T04:50:30Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.631578947368421,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1925222",
"price_change_percentage": null
},
{
"date": "2015-12-09",
"price": 575,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 800,
"listing_id": "609398170",
"last_update_date": "2021-01-10T08:21:06Z",
"last_status_change_date": "2021-01-31T04:50:30Z"
},
"event_name": "Listing removed",
"price_sqft": 0.6052631578947368,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1925222",
"price_change_percentage": null
},
{
"date": "2015-11-25",
"price": 575,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 800,
"listing_id": "609398170",
"last_update_date": "2021-01-10T08:21:06Z",
"last_status_change_date": "2021-01-31T04:50:30Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.6052631578947368,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1925222",
"price_change_percentage": null
},
{
"date": "2013-01-15",
"price": 475,
"listing": {
"status": "off_market",
"list_date": "2012-02-20T18:30:00Z",
"list_price": 475,
"listing_id": "549102662",
"last_update_date": "2013-01-15T16:38:00Z",
"last_status_change_date": "2013-01-15T16:38:00Z"
},
"event_name": "Listing removed",
"price_sqft": 0.5,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "422173",
"price_change_percentage": null
},
{
"date": "2012-10-29",
"price": 475,
"listing": {
"status": "off_market",
"list_date": "2012-02-20T18:30:00Z",
"list_price": 475,
"listing_id": "549102662",
"last_update_date": "2013-01-15T16:38:00Z",
"last_status_change_date": "2013-01-15T16:38:00Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 0.5,
"source_name": "Pensacola",
"price_change": -25,
"days_after_listed": null,
"source_listing_id": "422173",
"price_change_percentage": null
},
{
"date": "2012-10-08",
"price": 500,
"listing": {
"status": "off_market",
"list_date": "2012-02-20T18:30:00Z",
"list_price": 475,
"listing_id": "549102662",
"last_update_date": "2013-01-15T16:38:00Z",
"last_status_change_date": "2013-01-15T16:38:00Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 0.5263157894736842,
"source_name": "Pensacola",
"price_change": -25,
"days_after_listed": null,
"source_listing_id": "422173",
"price_change_percentage": null
},
{
"date": "2012-02-20",
"price": 525,
"listing": {
"status": "off_market",
"list_date": "2012-02-20T18:30:00Z",
"list_price": 475,
"listing_id": "549102662",
"last_update_date": "2013-01-15T16:38:00Z",
"last_status_change_date": "2013-01-15T16:38:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.5526315789473685,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "422173",
"price_change_percentage": null
},
{
"date": "2011-04-02",
"price": 525,
"listing": {
"status": "off_market",
"list_date": "2010-08-05T18:31:00Z",
"list_price": 525,
"listing_id": "522806994",
"last_update_date": "2011-04-02T16:48:00Z",
"last_status_change_date": "2011-04-02T16:48:00Z"
},
"event_name": "Listing removed",
"price_sqft": 0.5526315789473685,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "394784",
"price_change_percentage": null
},
{
"date": "2011-01-13",
"price": 525,
"listing": {
"status": "off_market",
"list_date": "2010-08-05T18:31:00Z",
"list_price": 525,
"listing_id": "522806994",
"last_update_date": "2011-04-02T16:48:00Z",
"last_status_change_date": "2011-04-02T16:48:00Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 0.5526315789473685,
"source_name": "Pensacola",
"price_change": -50,
"days_after_listed": null,
"source_listing_id": "394784",
"price_change_percentage": null
},
{
"date": "2010-08-05",
"price": 575,
"listing": {
"status": "off_market",
"list_date": "2010-08-05T18:31:00Z",
"list_price": 525,
"listing_id": "522806994",
"last_update_date": "2011-04-02T16:48:00Z",
"last_status_change_date": "2011-04-02T16:48:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.6052631578947368,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "394784",
"price_change_percentage": null
},
{
"date": "2009-08-27",
"price": 600,
"listing": {
"status": "off_market",
"list_date": "2009-08-27T07:00:00Z",
"list_price": 600,
"listing_id": "514111358",
"last_update_date": "2016-12-20T03:22:00Z",
"last_status_change_date": "2009-08-27T07:00:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.631578947368421,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "375266",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "5305151061",
"generated_at": "2026-03-27T19:15:54.501175Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 34.7
},
"utility_allowance": {
"zip_code": "32501",
"home_photo": "https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m88004252s-w1280.jpg",
"rent_price": 1215.0,
"loan_amount": 135920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1008-N-6th-Ave_Pensacola_FL_32501_M53051-51061",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 169900.0,
"loan_term_years": 30,
"annual_cash_flow": 10489.82,
"mortgage_monthly": 904.28,
"payment_standard": 1525.0,
"total_amount_out": 33980.0,
"additional_photos": [
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m2833960233s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m1994281931s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m4030577274s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m2487658884s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m2924930513s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m1987479422s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m3774593292s-w1280.jpg",
"https://ap.rdcpix.com/ed8701d7303708e08feaf007474247fcl-m2313945043s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 72.92,
"monthly_cash_flow": 874.15,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"sources": [
"/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"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Selected 'natural_gas' as specified in the property details. The 2-bedroom schedule amount is used.",
"utility": "heating",
"allowance": 30
},
{
"note": "Selected 'electric' as it's the more expensive option, which is the rule when the fuel type is unclear. The 2-bedroom schedule amount is used.",
"utility": "cooking",
"allowance": 10
},
{
"note": "Property details state 'No Water Heater', indicating a tenant-paid utility. Selected 'electric' as the more expensive option per the rules. The 2-bedroom schedule amount is used.",
"utility": "water_heater",
"allowance": 25
},
{
"note": "Selected based on the 2-bedroom schedule. The property has 'Wall/Window Unit(s)', which is a form of tenant-paid cooling.",
"utility": "air_conditioning",
"allowance": 31
},
{
"note": "Standard allowance for lighting and general electric plug load. The 2-bedroom schedule amount is used.",
"utility": "other_electric",
"allowance": 54
},
{
"note": "Property details specify a 'Public' water source. The 2-bedroom schedule amount is used.",
"utility": "water",
"allowance": 32
},
{
"note": "Inferred based on 'Public' water source in an urban area. The 2-bedroom schedule amount is used.",
"utility": "sewer",
"allowance": 49
},
{
"note": "Standard utility for a single-family residence, assumed to be tenant-paid. The schedule amount is used.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "The property description does not indicate a refrigerator is provided, so it is assumed to be tenant-supplied as per the rules.",
"utility": "refrigerator_tenant_supplied",
"allowance": 12
},
{
"note": "The property is a 'fixer upper' and does not list a range/oven, so it is assumed to be tenant-supplied as per the rules.",
"utility": "range_tenant_supplied",
"allowance": 11
},
{
"note": "Standard monthly service fee for an electric utility account, as per the schedule.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "Standard monthly service fee for a natural gas utility account, as the property uses gas for heating. The schedule amount is used.",
"utility": "monthly_gas_fee",
"allowance": 13
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 33980.0,
"property_tax_annual": 1757.18,
"property_tax_monthly": 146.43,
"property_tax_increase": 0.03,
"utility_allowance_total": 310.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"/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"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -361.53,
"property_management_monthly": 121.5,
"monthly_cash_flow_after_debt": -30.13,
"cash_on_cash_return_after_debt": -0.01
},
"section8_assessment": {
"runs": [
{
"summary": "This is a true 'AS‑IS' fixer-upper with multiple visible repair and safety issues. The property is unlikely to pass an initial Housing Choice Voucher / NSPIRE inspection without repair: suspected water intrusion/ceiling damage, deteriorated porch/stairs with missing/loose guardrails, stained/soiled floors and ceilings, aged kitchen and bathroom fixtures, and several code risks (missing smoke detectors, unknown electrical/GFCI, mold/moisture potential). Expect significant repairs and 30–60+ days of work (or more if roof/HVAC/plumbing replacements are required) before reliably passing inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 35.0,
"rationale": "Interior shows clear deferred maintenance: torn/peeling vinyl flooring in hallway, heavily stained/soiled carpeting in bedrooms, damaged kitchen cabinet doors and visible cabinet interior, ceiling tiles displaced/stained, bathroom fixtures incomplete/aged. Appliances (range) present but old. Listing states 'AS IS' and photos show worn finishes throughout. These are mostly moderate repairs and cosmetic replacement items but numerous and concentrated."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 30.0,
"rationale": "Multiple likely NSPIRE failures or risks visible: water stains and displaced ceiling tiles (evidence of water intrusion), missing/loose porch handrails and railing sections, cracked front steps and trip hazards, no visible smoke or CO detectors in photos, kitchen lacks visible GFCI outlets, stained carpeting and ceiling tiles raise mold/moisture concerns, aged electrical outlets and unknown panel condition. Bedroom egress windows appear present but condition/size not fully verifiable. Taken together these items create a moderate-to-high safety/code risk for initial HCV inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 30.0,
"rationale": "Roof appears aged with staining and likely past leaks (ceiling tile staining supports this). HVAC presence is ambiguous: ceiling vents are visible but a window A/C is installed in a bedroom (possible non-functional central system). Water heater and electrical panel not shown. Kitchen plumbing is visible but cabinet under sink is open and may have leaks. Given the visual clues there is moderate risk that roof, HVAC, plumbing or electrical require repair or replacement."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 40.0,
"rationale": "Exterior siding appears mostly intact but porch, stairs and railing are deteriorated with vegetation overgrowth and exposed areas under porch; front steps show cracking and railing is loose/missing. Roof shingles look aged and possibly worn. Yard and walkways are overgrown causing trip and curb appeal issues. No obvious major foundation collapse visible, but piers/underside exposure suggests potential rot at porch framing."
}
],
"red_flags": [
"Suspected active or prior roof leaks (stained / displaced ceiling tiles).",
"Water damage/staining in ceiling (potential mold/moisture hazard).",
"Loose/missing porch guardrails and deteriorated front stairs (unsafe entry, trip/fall risk).",
"Significant interior flooring failure (peeling vinyl, buckled areas, stained carpeting) creating trip hazards and exposed subfloor risk.",
"No visible smoke detectors or carbon monoxide alarms in photos.",
"Aged electrical outlets and lack of visible GFCI protection in kitchen/bath (electrical hazard potential).",
"Damaged kitchen cabinets with exposed plumbing under sink (potential leaks).",
"Overgrown vegetation and exposed porch foundations indicating deferred exterior maintenance and possible wood rot."
],
"confidence": 0.6,
"assumptions": [
"Listing 'AS IS' and interior photos reflect current condition; no recent repairs have been completed.",
"No inspection report or service records provided; electrical panel, water heater and HVAC functionality are unknown and inferred from visible vents and a window AC unit.",
"Ceiling tile staining indicates prior or ongoing water intrusion; roof condition is inferred from exterior photos showing aged shingles.",
"No smoke or CO detectors visible in photos; assume not present or not installed per NSPIRE locations.",
"Windows are original/older (property built 1928) so lead-based paint risk is assumed until tested.",
"No accessible evidence of active pest infestation was photographed; however overgrown exterior vegetation increases that risk.",
"Rental history missing; no recent rental activity used in scoring."
],
"overall_score": 33.0,
"rubric_version": "1.0"
},
{
"summary": "This property is a clear 'fixer-upper' with multiple visible deferred-maintenance and safety issues; it is unlikely to pass an initial Section 8 / NSPIRE inspection in its current condition. Major concerns are active/recent water intrusion (stained and sagging ceiling tiles), damaged/unstable porch stairs and handrails, trip hazards from lifted flooring, damaged kitchen cabinetry with likely plumbing issues, lack of visible smoke/CO detectors, and likely missing GFCI protection. Expect 30–60+ days of repairs (roof/ceiling repairs, plumbing remediation, replacing/repairing porch stairs and handrails, installing smoke/CO detectors, GFCI outlets, flooring and cabinet repairs, HVAC/system verification) before passing an initial voucher inspection. Budget for moderate structural and systems work rather than simple cosmetic touch-ups.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 35.0,
"rationale": "Interior shows multiple deferred-maintenance items: damaged kitchen cabinet doors and likely under-sink plumbing issues, stained/soiled carpeting, vinyl flooring lifting in hallway (trip hazard), stained/sagging drop-ceiling tiles and water staining, and generally worn finishes. Exterior porch stairs/rails and porch skirt are deteriorated and overgrown. Listing states 'fixer upper' and photos include 'virtual remodel' images that do not reflect current condition. Missing or older appliances (no visible refrigerator, old range present) reduce readiness but are a moderate issue compared with structural/safety items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 30.0,
"rationale": "Multiple likely NSPIRE failures visible or strongly inferred: no visible smoke detectors or CO alarms in photos; bathroom and kitchen outlets appear to be older non-GFCI devices; ceiling tiles show water staining and sagging (indicates active or recent leaks); interior flooring lift is a trip hazard; exterior porch handrails are broken/loose; exterior vegetation contacts structure. Bedroom egress windows look present but their dimensions can't be confirmed. These items create a high risk of failing an initial inspection without repairs/installation of detectors and guardrails and addressing leaks and GFCI protection."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/electrical/plumbing)",
"score": 35.0,
"rationale": "Roof appears aged with evidence of interior water staining consistent with roof or plumbing leaks. Ceiling vents and a window A/C are visible — no clear, functioning central HVAC or visible furnace; heating system status unknown. Plumbing fixtures (toilet, sink) are present but under-sink cabinet damage and ceiling stains suggest prior leaks. Electrical panel and wiring not shown; visible outlets and range are older and likely need updating to meet current safety/GFCI standards. Water heater not pictured. Overall systems show probable need for inspection and moderate repairs/replacement."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 40.0,
"rationale": "Exterior photos show worn roof shingles, peeling/aged trim, overgrown vegetation touching the structure, deteriorated porch stairs and railings, and missing/rotten porch skirt in places. Foundation/under-porch area is exposed; no obvious major foundation collapse visible but there is visible neglect. Yard is overgrown and walkways are uneven. These issues are repairable but will require time and capital."
}
],
"red_flags": [
"Active leaks / water staining in ceiling (inferred from sagging/stained tiles)",
"Broken/loose porch handrails and deteriorated porch stairs (unsafe stairs)",
"Trip hazards: lifted/vinyl flooring in hallway",
"Exposed/accessible under-porch area and missing porch skirt (exposed subfloor/crawlspace access)",
"Potential severe mold / staining on carpets and ceilings (requires testing and remediation)",
"Electrical risk: older outlets (likely missing GFCI) and unknown panel condition",
"No visible heating system (only window AC visible)"
],
"confidence": 0.6,
"assumptions": [
"No smoke detectors or carbon monoxide detectors are installed (none visible in photos).",
"Ceiling tile staining indicates current or recent active leaks (roof or plumbing) that need investigation and repair.",
"Central heating system/furnace is either missing or not functioning; a window A/C is present in at least one bedroom, so HVAC capability is uncertain.",
"Electrical panel and grounding/GFCI protection status are unknown; visible kitchen/bath outlets appear to be non-GFCI and will likely need upgrade.",
"Water heater location and condition are not shown and must be inspected; hot water availability is not confirmed.",
"Appliances: a stove is present (older), refrigerator not shown and likely not included — missing fridge is a moderate issue but not a safety fail by itself.",
"No evidence of recent professional renovation despite 'virtual remodel' images; current condition photos reflect property as-is.",
"Bedrooms likely have windows providing egress, but dimensions/clearances cannot be confirmed from photos."
],
"overall_score": 35.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "This 1928 single-family property is a clear fixer-upper with multiple cosmetic and safety issues. Visible problems likely to cause an initial Housing Choice Voucher/NSPIRE inspection failure include missing/uncertain smoke detection, lack of kitchen GFCI protection, deteriorated porch steps/handrails, torn flooring trip hazards, stained ceiling tiles indicating water intrusion (possible roof leak), and heavy carpet staining. Major systems (roof, HVAC, electrical panel, water heater) are not verified in photos and show indicators of deferred maintenance. With targeted repairs (roof/ceiling, secure handrails, install smoke/CO detectors, bring kitchen outlets to GFCI, floor repairs, clean/replace carpets, address cabinet plumbing) the unit could be brought up to passable condition, but expect 30–90 days of work and testing. As-is, likelihood of passing an initial Section 8 inspection is low.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 40.0,
"rationale": "Multiple visible deferred-maintenance items: damaged/partially missing kitchen cabinet doors, heavily stained carpet, torn/lifted vinyl flooring in hallway (trip hazard), stained/drooping ceiling tiles, and generally worn interior finishes. Exterior shows overgrown landscaping and worn porch finishes. Some items (cabinet doors, flooring panels, carpet, cosmetic painting) are easy-to-fix/capital items, but the quantity and distribution indicate a full cosmetic refresh and replacement of finish materials. Missing or damaged trim and fixtures will add time. Overall condition indicates a fixer-upper requiring moderate work before tenancy."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 30.0,
"rationale": "Several likely NSPIRE failures visible or strongly implied: no visible smoke detectors in photos, kitchen outlet near sink appears non-GFCI (no GFCI device visible), front porch handrails/guard condition is poor and one side appears broken/unstable (unsafe stairs/handrail), torn hallway flooring creates trip hazard, stained ceiling tiles likely indicate prior or active water intrusion (roof/leak risk), heavy carpet staining could indicate biohazard/urine or mold. Bedroom windows appear present but egress compliance not confirmed. Electrical panel and exposed wiring not photographed. These are inspection-risk items; smoke detector/GFCI and securing handrails would be required to pass."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical)",
"score": 35.0,
"rationale": "Roof shows aged shingle cover and vegetation at eaves in exterior photo—possible failing roof and prior water entry (supported by interior ceiling tile stains). No central HVAC equipment is photographed; ceiling vents and a window A/C unit are present which suggests either a non-functional central system or partial heating/AC solutions. Water heater and electrical panel are not shown. Kitchen range is present (electric). Plumbing fixtures are present but bathroom sink plumbing is exposed and cosmetic supports missing. Because critical systems are not verified and roof/ceiling show probable water intrusion, systems risk is moderate-high and will require inspection and likely repairs or replacements."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 40.0,
"rationale": "Exterior siding is intact but weathered; front porch shows rot/peeling paint and overgrown vegetation against structure. Front steps and railings are deteriorated (safety concern). Crawlspace/under-porch appears open and may permit pests. Yard is overgrown and needs clean-up; walk path has debris and a small package seen on steps. No obvious major foundation displacement visible from photos, but vegetation and porch condition indicate deferred maintenance to the envelope and site that require remediation for safe rental."
}
],
"red_flags": [
"Unsafe/broken front porch handrails and deteriorated steps (unsafe stairs/handrails).",
"Ceiling tile staining and drooping consistent with roof leaks or past water intrusion (major roof/leak risk).",
"Torn and lifted hallway flooring creating trip hazards.",
"No visible smoke detectors / likely non-compliant detector installation.",
"Kitchen appears without GFCI protection at sink (electrical hazard risk for inspection).",
"Heavily stained carpets and interior surfaces that may indicate bio stains or mold (possible mold/health issue).",
"Open/accessible under-porch area and overgrown vegetation (pest/infestation and foundation exposure risk).",
"No clearly visible, verified central heating system in photos (possible lack of required heating)."
],
"confidence": 0.65,
"assumptions": [
"No smoke detectors or carbon monoxide detectors are present or they are not in required locations—none visible in photos.",
"Electrical panel condition and location are unknown (not photographed); assume original/older system until inspected.",
"Central HVAC equipment (furnace/air handler) is not visible; presence of ceiling vents plus a window A/C suggests either a nonfunctional central system or supplemental window units—assume heating/cooling system status is unknown/unverified.",
"Water heater is not shown; assume present but unverified and subject to inspection.",
"Bedroom windows appear to exist but egress compliance (required clear opening dimensions) cannot be confirmed from photos.",
"No rental history in past 5 years (rental_history_last_5y.status == 'missing'), so rental_history_activity criterion is excluded.",
"Stained ceiling tiles imply prior or active roof/water intrusion even if active leak is not directly photographed.",
"Lead-based paint risk exists due to 1928 construction; presence of peeling paint near occupied areas was not shown but lead-hazard protocols would apply unless property proven otherwise."
],
"overall_score": 36.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1008 N 6th Ave, Pensacola, FL, 32501",
"aggregate": {
"summary": "This is a true 'AS‑IS' fixer-upper with multiple visible repair and safety issues. The property is unlikely to pass an initial Housing Choice Voucher / NSPIRE inspection without repair: suspected water intrusion/ceiling damage, deteriorated porch/stairs with missing/loose guardrails, stained/soiled floors and ceilings, aged kitchen and bathroom fixtures, and several code risks (missing smoke detectors, unknown electrical/GFCI, mold/moisture potential). Expect significant repairs and 30–60+ days of work (or more if roof/HVAC/plumbing replacements are required) before reliably passing inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 36.7,
"rationale": "Interior shows clear deferred maintenance: torn/peeling vinyl flooring in hallway, heavily stained/soiled carpeting in bedrooms, damaged kitchen cabinet doors and visible cabinet interior, ceiling tiles displaced/stained, bathroom fixtures incomplete/aged. Appliances (range) present but old. Listing states 'AS IS' and photos show worn finishes throughout. These are mostly moderate repairs and cosmetic replacement items but numerous and concentrated."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 40.0,
"rationale": "Exterior siding appears mostly intact but porch, stairs and railing are deteriorated with vegetation overgrowth and exposed areas under porch; front steps show cracking and railing is loose/missing. Roof shingles look aged and possibly worn. Yard and walkways are overgrown causing trip and curb appeal issues. No obvious major foundation collapse visible, but piers/underside exposure suggests potential rot at porch framing."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 30.0,
"rationale": "Multiple likely NSPIRE failures or risks visible: water stains and displaced ceiling tiles (evidence of water intrusion), missing/loose porch handrails and railing sections, cracked front steps and trip hazards, no visible smoke or CO detectors in photos, kitchen lacks visible GFCI outlets, stained carpeting and ceiling tiles raise mold/moisture concerns, aged electrical outlets and unknown panel condition. Bedroom egress windows appear present but condition/size not fully verifiable. Taken together these items create a moderate-to-high safety/code risk for initial HCV inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 33.3,
"rationale": "Roof appears aged with staining and likely past leaks (ceiling tile staining supports this). HVAC presence is ambiguous: ceiling vents are visible but a window A/C is installed in a bedroom (possible non-functional central system). Water heater and electrical panel not shown. Kitchen plumbing is visible but cabinet under sink is open and may have leaks. Given the visual clues there is moderate risk that roof, HVAC, plumbing or electrical require repair or replacement."
}
],
"red_flags": [
"Suspected active or prior roof leaks (stained / displaced ceiling tiles).",
"Water damage/staining in ceiling (potential mold/moisture hazard).",
"Loose/missing porch guardrails and deteriorated front stairs (unsafe entry, trip/fall risk).",
"Significant interior flooring failure (peeling vinyl, buckled areas, stained carpeting) creating trip hazards and exposed subfloor risk.",
"No visible smoke detectors or carbon monoxide alarms in photos.",
"Aged electrical outlets and lack of visible GFCI protection in kitchen/bath (electrical hazard potential).",
"Damaged kitchen cabinets with exposed plumbing under sink (potential leaks).",
"Overgrown vegetation and exposed porch foundations indicating deferred exterior maintenance and possible wood rot."
],
"confidence": 0.94,
"assumptions": [
"Listing 'AS IS' and interior photos reflect current condition; no recent repairs have been completed.",
"No inspection report or service records provided; electrical panel, water heater and HVAC functionality are unknown and inferred from visible vents and a window AC unit.",
"Ceiling tile staining indicates prior or ongoing water intrusion; roof condition is inferred from exterior photos showing aged shingles.",
"No smoke or CO detectors visible in photos; assume not present or not installed per NSPIRE locations.",
"Windows are original/older (property built 1928) so lead-based paint risk is assumed until tested.",
"No accessible evidence of active pest infestation was photographed; however overgrown exterior vegetation increases that risk.",
"Rental history missing; no recent rental activity used in scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 34.7,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5305151061"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.