981 NW 16th Ave, Fort Lauderdale, FL, 33311
Fort Lauderdale, FL
Investment Snapshot
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Quality Score: 68.00%
Confidence: 92.00%
Overall this 2-bed single-family appears in generally good cosmetic condition with a new roof and tidy exterior; likely to pass a HCV/NSPIRE inspection with minor repairs and documentation. Primary inspection risks: absence of visible smoke/CO detectors, exposed AC wiring, lack of documentation/visibility for water heater, electrical panel and bedroom egress. Addressing detectors, securing/repairing exposed wiring, confirming HVAC/water heater operation and supplying or installing standard kitchen appliances (if required by program/local housing authority) should make the property rent-ready within 1–4 weeks.
Property Fundamentals
Property Description
Last chance before coming off the market! Look no further! Adorable 2 bed 1 bath home located across from Carter Park in Fort Lauderdale. Features a BRAND NEW SHINGLE ROOF. Clean, simplistic, and minimalistic design. Good size yard with plenty space for entertaining, gardening, or enjoying the South Florida sunshine. Plenty of space to store a boat. Great location located only minutes from shopping, dining, schools, Carter park, and downtown Fort Lauderdale. READ BROKER REMARKS.
Utility Allowances
Source References
Insurance Quotes
Coverage Options
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Properties Used for Comps
816 NW 19th Ave, Fort Lauderdale, FL, 33311
1559 NW 10th Pl, Fort Lauderdale, FL, 33311
949 NW 16th Ter, Fort Lauderdale, FL, 33311
872 NW 16th Ter, Fort Lauderdale, FL, 33311
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarm in interior photos (required).
- Exposed/loose wiring or cable near the window AC unit — potential electrical hazard.
- No visible central heating/AC system; reliance on window AC units requires verification of adequate heating/cooling and safe installation.
- Property built 1950 — potential lead-based paint risk for pre-1978 construction; seller/owner disclosures needed.
Assumptions
- New shingle roof is present and in good condition as stated in listing and supported by exterior photos.
- Window/wall air conditioner(s) shown are operational; there is no central HVAC (none visible) and no separate heating system was documented. Window unit(s) will provide acceptable cooling in Fort Lauderdale climate if operable.
- Water heater and plumbing exist and are functional though not shown in photos; no active leaks evident in interior ceiling/wall photos.
- No smoke or carbon monoxide detectors were visible in the provided interior photos — assume they are not installed or not visible; detectors will need verification/installation.
- Electrical service and main panel exist but are not shown; assume standard service but require on-site verification. The visible AC cord/conduit is currently an electrical/installation defect.
- Bedroom egress windows meet size/egress requirements is not confirmed from photos and requires in-person check.
- Listing shows no recent rental history in past 5 years; rental_history_activity excluded from scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-12 | Price Changed | $289,990 |
| 2026-03-11 | Listed | $297,490 |
| 2026-03-05 | Price Changed | $297,490 |
| 2026-02-27 | Price Changed | $297,990 |
| 2026-02-03 | Price Changed | $298,990 |
| 2026-01-27 | Price Changed | $299,990 |
| 2026-01-09 | Price Changed | $303,990 |
| 2025-12-11 | Price Changed | $304,990 |
| 2025-10-27 | Price Changed | $309,990 |
| 2025-09-25 | Price Changed | $314,990 |
| 2025-07-31 | Price Changed | $318,990 |
| 2025-07-24 | Price Changed | $319,990 |
| 2025-05-02 | Listed | $329,990 |
Photo Gallery
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"source_name": "BeachesMLSMatrix",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2026-01-09",
"price": 303990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Price Changed",
"price_sqft": 422.2083333333333,
"source_name": "BeachesMLSMatrix",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2025-12-11",
"price": 304990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Price Changed",
"price_sqft": 423.59722222222223,
"source_name": "BeachesMLSMatrix",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2025-10-27",
"price": 309990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Price Changed",
"price_sqft": 430.5416666666667,
"source_name": "BeachesMLSMatrix",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2025-09-25",
"price": 314990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Price Changed",
"price_sqft": 437.4861111111111,
"source_name": "BeachesMLSMatrix",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2025-07-31",
"price": 318990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Price Changed",
"price_sqft": 443.0416666666667,
"source_name": "BeachesMLSMatrix",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2025-07-24",
"price": 319990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Price Changed",
"price_sqft": 444.43055555555554,
"source_name": "BeachesMLSMatrix",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
},
{
"date": "2025-05-02",
"price": 329990,
"listing": {
"status": "off_market",
"list_date": "2025-05-02T11:37:27Z",
"list_price": 297490,
"listing_id": "2981333932",
"last_update_date": "2026-03-05T15:31:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Listed",
"price_sqft": 458.31944444444446,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F10501285",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "981 Property",
"permit_status": "Final",
"permit_type_of_work": "Residential paving permit",
"permit_effective_date": "May 3, 2023",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "Replace 2 Windows Impact",
"permit_status": "Final",
"permit_type_of_work": "Window and door permit",
"permit_effective_date": "Sep 17, 2010",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Residence new mas >3 units <=3",
"permit_effective_date": "Oct 29, 1992",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Residence new mas >3 units <=3",
"permit_effective_date": "Sep 30, 1992",
"permit_project_type_1": "New construction",
"permit_project_type_2": "New construction (beta)",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5416314297",
"generated_at": "2026-03-27T20:19:10.795029Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 68.0
},
"utility_allowance": {
"zip_code": "33311",
"home_photo": "https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m824196504s-w1280.jpg",
"rent_price": 2522.0,
"loan_amount": 231992.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/981-NW-16th-Ave_Fort-Lauderdale_FL_33311_M54163-14297",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 289990.0,
"loan_term_years": 30,
"annual_cash_flow": 23809.69,
"mortgage_monthly": 1543.45,
"payment_standard": 2720.0,
"total_amount_out": 57998.0,
"additional_photos": [
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m2639623685s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m3114794463s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m1400548886s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m1885250774s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m3071939058s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m3279403500s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m2846055846s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m3279096807s-w1280.jpg",
"https://ap.rdcpix.com/288fd9eeea98b47d381e8e3b5979e147l-m1334954602s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 56.08,
"monthly_cash_flow": 1984.14,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/Utility-Allowance-Schedule-2025.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Property has wall/window unit(s) for cooling, which falls under the air conditioning category.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Electric cooking was selected as property details do not indicate gas service, and electric is standard. The 'electric' option was chosen from the schedule.",
"utility": "cooking",
"allowance": 11
},
{
"note": "Heating type was not specified. Electric was assumed as it is the most common system in the region, especially when paired with electric cooling.",
"utility": "heating",
"allowance": 4
},
{
"note": "The property is assumed to be all-electric, so no natural gas base charge applies.",
"utility": "natural_gas_base_charge",
"allowance": 0
},
{
"note": "This covers baseline electricity for lights, outlets, and general use not covered by other specific electric appliances.",
"utility": "other_electric",
"allowance": 32
},
{
"note": "The property listing does not explicitly state a microwave is provided, so it is assumed to be tenant-owned and an allowance is included.",
"utility": "range_microwave",
"allowance": 4
},
{
"note": "The property listing does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned and an allowance is included.",
"utility": "refrigerator",
"allowance": 5
},
{
"note": "The property details explicitly state the property is connected to a 'Public Sewer' system.",
"utility": "sewer",
"allowance": 38
},
{
"note": "This is a standard municipal service for a single-family residence.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "The property details explicitly state the 'Water Source' is 'Public'.",
"utility": "water",
"allowance": 32
},
{
"note": "The property details explicitly list an 'Electric Water Heater'.",
"utility": "water_heating",
"allowance": 22
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 57998.0,
"property_tax_annual": 2754.9,
"property_tax_monthly": 229.58,
"property_tax_increase": 0.03,
"utility_allowance_total": 198.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/SAFMR-Payment-Standards-1.1.2025.pdf",
"https://www.bchafl.org/sites/default/files/page/files/2025_bcha_safmr_payment_standards_1.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": null,
"annual_cash_flow_after_debt": 5288.31,
"property_management_monthly": 252.2,
"monthly_cash_flow_after_debt": 440.69,
"cash_on_cash_return_after_debt": 0.09
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 2-bed single-family appears in generally good cosmetic condition with a new roof and tidy exterior; likely to pass a HCV/NSPIRE inspection with minor repairs and documentation. Primary inspection risks: absence of visible smoke/CO detectors, exposed AC wiring, lack of documentation/visibility for water heater, electrical panel and bedroom egress. Addressing detectors, securing/repairing exposed wiring, confirming HVAC/water heater operation and supplying or installing standard kitchen appliances (if required by program/local housing authority) should make the property rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior and exterior photos show recent cosmetic work (fresh paint, crown moulding, recessed lighting) and intact tile floors. Listing reports a brand-new shingle roof. No collapsed ceilings, major cracks, or heavy water stains visible. Missing full-size appliances (no stove/refrigerator shown) and some grout/finish touch-ups likely needed — those are moderate, easy-to-fix items that reduce the score moderately."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE code risk",
"score": 60.0,
"rationale": "No smoke detectors or CO alarm are visible in photos (required). Window AC with exposed cord/loose wiring visible at window — potential electrical hazard. Entry door and windows appear intact; no obvious trip hazards, loose guardrails, or active leaks seen. Bedroom egress windows not clearly documented. Missing visible GFCI in kitchen area (not shown). These uncertainties and the visible exposed AC wiring raise inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "New shingle roof stated in listing and exterior photos appear to confirm good roof condition. No HVAC central unit visible — cooling appears to be window/wall units (photo shows one) which may be acceptable if operable but indicates no central system. Water heater, plumbing fixtures, and electrical panel are not shown; electrical panel condition unknown. No visible signs of active leaks or sagging ceilings. Lack of confirmation for heating/water heater/electrical panel reduces score."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 80.0,
"rationale": "Exterior brick, siding and driveway appear in good, maintained condition. Yard is mowed with adequate space; extra gravel parking/boat storage available. Chain-link fencing present on neighbor boundary. No standing water, major erosion, or visible foundation settlement in photos. Trees near house but not showing obvious root/foundation damage in images."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in interior photos (required).",
"Exposed/loose wiring or cable near the window AC unit — potential electrical hazard.",
"No visible central heating/AC system; reliance on window AC units requires verification of adequate heating/cooling and safe installation.",
"Property built 1950 — potential lead-based paint risk for pre-1978 construction; seller/owner disclosures needed."
],
"confidence": 0.65,
"assumptions": [
"New shingle roof is present and in good condition as stated in listing and supported by exterior photos.",
"Window/wall air conditioner(s) shown are operational; there is no central HVAC (none visible) and no separate heating system was documented. Window unit(s) will provide acceptable cooling in Fort Lauderdale climate if operable.",
"Water heater and plumbing exist and are functional though not shown in photos; no active leaks evident in interior ceiling/wall photos.",
"No smoke or carbon monoxide detectors were visible in the provided interior photos — assume they are not installed or not visible; detectors will need verification/installation.",
"Electrical service and main panel exist but are not shown; assume standard service but require on-site verification. The visible AC cord/conduit is currently an electrical/installation defect.",
"Bedroom egress windows meet size/egress requirements is not confirmed from photos and requires in-person check.",
"Listing shows no recent rental history in past 5 years; rental_history_activity excluded from scoring."
],
"overall_score": 68.0,
"rubric_version": "ns-pv1.0"
},
{
"summary": "Overall the property appears in good cosmetic condition with a new roof and maintained exterior; likely to be rentable after addressing a handful of inspection items. Primary risks for an initial Section 8 (HCV/NSPIRE) inspection are missing or unshown life-safety devices (smoke and carbon monoxide alarms), potential non-code window AC wiring, and unverified electrical/GFCI protection and hot water/heating systems. These are fixable within a short timeline (1–4 weeks) in most cases. Missing major appliances (stove/fridge) will reduce market readiness but are capital items rather than immediate safety failures.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior and exterior photos show recently replaced shingle roof, intact exterior brick, tiled floors, painted walls and finished trim/crown molding. Cosmetic condition appears good with minimal deferred maintenance. Missing or unpictured major appliances (stove/refrigerator) reduce turnkey readiness moderately but are capital-only items. Minor repairs likely: install/secure window AC wiring, replace any damaged outlet covers, minor grout/caulking touch-ups."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 55.0,
"rationale": "Visible safety items are inconclusive in photos. No smoke detectors or CO alarms are visible in the living areas shown (required). Kitchen and bathroom GFCI outlets are not visible. Window AC installation shows exposed cord routing that could be flagged if an extension cord or improper connector is used. No visible major hazards (no collapsed ceilings, no standing water, no severe mold). Because life-safety items (smoke/CO/GFCI/professional wiring) are uncertain or likely missing, there is moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 60.0,
"rationale": "Roof condition is described as brand-new and exterior photos look consistent with a recent shingle install (positive). No central HVAC equipment is visible; cooling appears to be window units which are common but may be acceptable if functional. Electrical panel, water heater and hot water function are not shown; assume present but unverified. Plumbing and drainage not visible. Systems score is moderate due to unverified internal systems and potentially non-central HVAC."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Lot and yard are maintained, driveway paved and in good visual condition, no visible major foundation movement, steps or guardrail hazards. Chain-link fence on neighboring lot but not presenting an issue. No visible standing water or severe exterior deterioration. Landscaping (palms close to house) could require routine trimming but not an immediate inspection fail."
}
],
"red_flags": [
"No visible smoke detectors in living areas/bedroom hallways in provided photos (likely inspection fail if absent).",
"No visible carbon monoxide alarm (may be required depending on local code and presence of fuel appliances).",
"Window AC wiring appears exposed/poorly routed in photos — potential unsafe/temporary wiring or use of an extension cord (possible electrical fail).",
"Year built 1950 → potential lead-based paint risk for households with children <6; requires lead disclosure and possible remediation if paint is failing.",
"Major systems (electrical panel, water heater, plumbing) not shown/verified — inspector will require functional verification."
],
"confidence": 0.65,
"assumptions": [
"Listing statement about a 'BRAND NEW SHINGLE ROOF' is accurate and photos are consistent with a recent roof replacement.",
"Interior photos represent the unit’s current finished condition; no hidden active leaks, mold, or collapsed ceilings are present (no evidence in photos).",
"Window-mounted AC(s) are operational but there is no visible central HVAC equipment; heating equipment (if required by local PHA) and hot water heater exist but were not pictured.",
"Appliances (stove/refrigerator) are not visible in photos and are assumed absent or unpictured; lack of those appliances is treated as a moderate readiness issue, not an automatic fail.",
"Electrical panel condition, presence of GFCI outlets in kitchen/bath, and smoke/CO detector locations are unknown because not shown in photos; assumptions err on the conservative side (likely missing or needing verification).",
"No rental events in last 5 years (rental_history_last_5y.status = 'missing') so rental history bonus was excluded from scoring."
],
"overall_score": 66.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "Overall the property appears in generally good cosmetic and exterior condition with a new shingle roof and tidy yard. Key inspection risks are lack of visible smoke/CO detectors, unsecured/exposed window AC wiring, and incomplete evidence of permanent HVAC/heating and domestic hot water systems — items that commonly cause NSPIRE failures if not corrected or verified. With straightforward fixes (install code-placed smoke/CO detectors, secure wiring or install proper AC sleeve/conduit, confirm/repair heating and water-heating systems, and supply/verify kitchen appliances or disclose their absence) this property would likely pass an initial HCV inspection within 2–4 weeks. If heating, water heater, or electrical panel work is required, allow longer.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior photos show recently painted walls, crown molding, intact tile flooring and recessed lights — cosmetic condition appears good. Exterior brick is intact and driveway/yard are maintained. Kitchen appears small but serviceable; listing and photos do not show range or refrigerator (missing appliances reduce readiness moderately). Minor finish issues (grout lines, patching) visible in photos but no major deferred-maintenance. Overall mostly cosmetic/finish work required."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 55.0,
"rationale": "Several NSPIRE safety items are unconfirmed or show deficiencies in photos: no smoke detectors are visible in living areas or ceiling (critical), no carbon monoxide alarm is visible, and the window AC has exposed/loose-looking wiring/cord run at the wall window opening (possible electrical hazard). Entry door hardware visible but deadbolt not clearly shown. Bedroom egress windows are not clearly verified from interior photos. No visible mold, no sagging ceilings, and no obvious trip hazards. Because smoke/CO detection and secure electrical connections are basic inspection items, this category is downgraded to moderate risk until those items are verified/corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof / HVAC / Plumbing / Electrical)",
"score": 60.0,
"rationale": "Listing states a 'BRAND NEW SHINGLE ROOF' and exterior photos support a recently replaced roof (positive). Cooling is present via a window AC unit visible in the living area; no central HVAC system is shown. Water heater, plumbing fixtures, hot water availability, and electrical panel condition are not visible in photos. The exposed AC wiring/cord is a mechanical/electrical concern. Given the new roof but limited or uncertain evidence of a permanent heating system, water heater, and the unknown electrical panel, score reflects mixed condition with required verification/repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Yard is maintained, driveway recently paved, mailbox and curb appeal acceptable. House sits level with intact brick exterior and covered entry. No visible foundation cracking, roof edge looks consistent, and there is ample yard/boat storage as listed. Chain-link fencing noted on one side; drainage grading cannot be fully confirmed but no standing water or obvious erosion is visible. Overall exterior/site condition appears good."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in interior photos (NSPIRE failure risk).",
"Exposed/loose window AC wiring/cord at the interior window opening (electrical hazard).",
"No visible permanent heating system in photos (unverified heating can be an NSPIRE risk in some jurisdictions)."
],
"confidence": 0.65,
"assumptions": [
"Listing text stating 'BRAND NEW SHINGLE ROOF' is accurate; roof appears new in exterior photos.",
"No smoke or carbon-monoxide detectors are present in the photographed living spaces since none are visible; detectors may be elsewhere but not shown.",
"Window AC is the primary cooling shown; no central HVAC system is visible in photos. A permanent heating system is not visible in interior photos.",
"Water heater location and hot water functionality are not shown and are assumed unverified.",
"Kitchen appliances (stove/range and refrigerator) are not shown in photos and are assumed missing or unverified for the inspection readiness score.",
"Electrical panel condition, presence of GFCI in kitchen/bath, and outlet condition are not visible and therefore treated as unknown risk items.",
"No evidence of major structural defects (sagging, foundation movement, roof leak stains) is visible in the supplied images; none inferred unless further inspection reveals otherwise."
],
"overall_score": 70.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "981 NW 16th Ave, Fort Lauderdale, FL, 33311",
"aggregate": {
"summary": "Overall this 2-bed single-family appears in generally good cosmetic condition with a new roof and tidy exterior; likely to pass a HCV/NSPIRE inspection with minor repairs and documentation. Primary inspection risks: absence of visible smoke/CO detectors, exposed AC wiring, lack of documentation/visibility for water heater, electrical panel and bedroom egress. Addressing detectors, securing/repairing exposed wiring, confirming HVAC/water heater operation and supplying or installing standard kitchen appliances (if required by program/local housing authority) should make the property rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.7,
"rationale": "Interior and exterior photos show recent cosmetic work (fresh paint, crown moulding, recessed lighting) and intact tile floors. Listing reports a brand-new shingle roof. No collapsed ceilings, major cracks, or heavy water stains visible. Missing full-size appliances (no stove/refrigerator shown) and some grout/finish touch-ups likely needed — those are moderate, easy-to-fix items that reduce the score moderately."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 81.7,
"rationale": "Exterior brick, siding and driveway appear in good, maintained condition. Yard is mowed with adequate space; extra gravel parking/boat storage available. Chain-link fencing present on neighbor boundary. No standing water, major erosion, or visible foundation settlement in photos. Trees near house but not showing obvious root/foundation damage in images."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE code risk",
"score": 56.7,
"rationale": "No smoke detectors or CO alarm are visible in photos (required). Window AC with exposed cord/loose wiring visible at window — potential electrical hazard. Entry door and windows appear intact; no obvious trip hazards, loose guardrails, or active leaks seen. Bedroom egress windows not clearly documented. Missing visible GFCI in kitchen area (not shown). These uncertainties and the visible exposed AC wiring raise inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "New shingle roof stated in listing and exterior photos appear to confirm good roof condition. No HVAC central unit visible — cooling appears to be window/wall units (photo shows one) which may be acceptable if operable but indicates no central system. Water heater, plumbing fixtures, and electrical panel are not shown; electrical panel condition unknown. No visible signs of active leaks or sagging ceilings. Lack of confirmation for heating/water heater/electrical panel reduces score."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in interior photos (required).",
"Exposed/loose wiring or cable near the window AC unit — potential electrical hazard.",
"No visible central heating/AC system; reliance on window AC units requires verification of adequate heating/cooling and safe installation.",
"Property built 1950 — potential lead-based paint risk for pre-1978 construction; seller/owner disclosures needed."
],
"confidence": 0.92,
"assumptions": [
"New shingle roof is present and in good condition as stated in listing and supported by exterior photos.",
"Window/wall air conditioner(s) shown are operational; there is no central HVAC (none visible) and no separate heating system was documented. Window unit(s) will provide acceptable cooling in Fort Lauderdale climate if operable.",
"Water heater and plumbing exist and are functional though not shown in photos; no active leaks evident in interior ceiling/wall photos.",
"No smoke or carbon monoxide detectors were visible in the provided interior photos — assume they are not installed or not visible; detectors will need verification/installation.",
"Electrical service and main panel exist but are not shown; assume standard service but require on-site verification. The visible AC cord/conduit is currently an electrical/installation defect.",
"Bedroom egress windows meet size/egress requirements is not confirmed from photos and requires in-person check.",
"Listing shows no recent rental history in past 5 years; rental_history_activity excluded from scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 68.0,
"rubric_version": "ns-pv1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5416314297"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.