Property ID: 5444787036
2105 Tucson Ave, Pensacola, FL, 32526
Pensacola, FL
Money Down: $50,400
CoC Return: 10.38%
Monthly Cash Flow: $436
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$42,000
Closing Costs
$8,400
Total Down
$50,400
Investment Snapshot
Purchase Price
$210,000
Money Down
$50,400
Cash-on-Cash Return
10.38%
Rent
$1,940
Monthly Cash Flow
$436
Annual Cash Flow
$5,233
Debt Service / Mo
$1,118
Property Tax / Mo
$54
Insurance / Mo
$138
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,940
Payment Standard
$2,380
Rent
$1,940
Insurance
$138
Property Tax
$54
Management
$194
Utilities Allowance
$440
NOI (Monthly)
$1,554
Debt Service
$1,118
Cash Flow After Debt
$436
Quality Score: 67.00%
Confidence: 84.00%
Likely passable after modest repairs and verification/testing. Property appears structurally sound with a relatively recent roof and intact exterior. Primary deficiencies visible are cosmetic (floors, paint, cleaning), a sooty fireplace needing service, and variable condition of finishes. Several NSPIRE safety/system items (CO alarm, GFCI near kitchen/bath, deadbolts, HVAC and water‑heater functionality, electrical panel condition) are not shown and must be confirmed; these are the main inspection risks. With targeted fixes (smoke/CO detectors installed/verified, GFCI if missing, minor electrical/outlet work, cleaning, fireplace/vent inspection, and routine HVAC/service), the home should be rent-ready within ~2–4 weeks if contractors available.
Section 8 Payment Standard
$2,380
Utility Allowance Total
$440
Guaranteed Section 8 Rent (PS - Utilities)
$1,940
Property Management
$194
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$210,000
Beds
4
Baths
2
Living Area
1,771 sqft
Lot Size
7,841 sqft
Year Built
1994
Days on Market
85
Capital Outlay
$50,400
Debt Service
$1,118
Property Tax / Mo
$54
Insurance / Mo
$138
Property Description
Investor opportunity with strong upside in Pensacola. This 3 bedroom, 2 bathroom home offers 1,771 square feet of living space, including a converted garage that adds flexibility for a second living area, office, or bonus room. Built in 1994 with a roof replaced approximately 6 years ago, the property provides a solid foundation for renovation and value-add improvements. The layout features a spacious main living area with vaulted ceilings and a wood-burning fireplace, along with a separate dining space highlighted by a bay window overlooking the backyard. The kitchen offers ample cabinet space, a functional layout, and a pantry, ready for cosmetic updates to maximize appeal. The split floor plan provides separation between the primary suite and additional bedrooms, while both bathrooms and living areas present opportunities for modernization. Situated on a fenced lot with mature trees, the backyard includes a storage shed and space to create an inviting outdoor setting. Conveniently located in Pensacola with access to local amenities, this property is ideal for investors, flippers, or buyers looking to customize a home to their vision. Sold as-is. Cash or renovation financing only. **Photos show current condition as well as an AI Interpretation after potential remodel performed by buyer**
Utility Allowances
Air Conditioning
$66
Selected for a 4-bedroom unit. The property is listed as having 'Central Air'.
Cooking (Electric)
$17
Selected for a 4-bedroom unit. The specific cooking fuel is not mentioned in the property details. Per the rules, the more expensive 'electric' option was chosen.
Heating (Natural Gas)
$36
Selected for a 4-bedroom unit. The property has 'Central' heating. With a gas water heater present, a gas line is confirmed. Per the rules, the more expensive 'natural_gas' option was chosen.
Monthly Electric Fee
$11
Selected for a 4-bedroom unit. This is a standard monthly service fee for an active electric account.
Monthly Gas Fee
$13
Selected for a 4-bedroom unit. A gas line is required for the gas water heater and heating, incurring a standard monthly service fee.
Other Electric (Lights & Appliances)
$85
Selected for a 4-bedroom unit. This covers general electricity use for lighting and miscellaneous plug-in appliances.
Tenant-Supplied Range/Oven
$11
Selected for a 4-bedroom unit. The property listing does not explicitly state a range/oven is provided, so it is assumed to be tenant-supplied.
Tenant-Supplied Refrigerator
$12
Selected for a 4-bedroom unit. The property listing does not explicitly state a refrigerator is provided, so it is assumed to be tenant-supplied.
Sewer
$79
Selected for a 4-bedroom unit. The property details list 'Public Sewer' as the utility service.
Trash Collection
$32
Selected for a 4-bedroom unit. This is a standard municipal service for a single-family home.
Water
$49
Selected for a 4-bedroom unit. The property details list 'Public' as the water source.
Water Heater (Natural Gas)
$29
Selected for a 4-bedroom unit. The property details explicitly list 'Gas Water Heater'.
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$1,656
DP3 Annual Estimate$1,656
DP1 Monthly Equivalent$138
DP3 Monthly Equivalent$138
Replacement Value$168,499
Basis1,771 sqft / 1994
Nearby Houses
Photo unavailable
2101 Tucson Ave
sold · 0.01 mi
Price: $255,000
3 bd / 2 ba · 1,266 sqft
Latest sale: $255,000
Latest rent: —
Photo unavailable
2109 Tucson Ave
sold · 0.01 mi
Price: $210,000
3 bd / 2 ba · 1,477 sqft
Latest sale: $210,000
Latest rent: —
Photo unavailable
6021 Memphis Ave
sold · 0.04 mi
Price: $260,400
3 bd / 2 ba · 1,477 sqft
Latest sale: $260,400
Latest rent: —
Photo unavailable
6019 Memphis Ave
sold · 0.05 mi
Price: $225,000
3 bd / 2 ba · 1,507 sqft
Latest sale: $225,000
Latest rent: —
Photo unavailable
2350 Merle Cir
sold · 0.07 mi
Price: $219,000
3 bd / 2 ba · 1,713 sqft
Latest sale: $219,000
Latest rent: —
Photo unavailable
2355 Gertrude Cir
sold · 0.08 mi
Price: $115,000
3 bd / 2 ba · 1,529 sqft
Latest sale: $115,000 on Feb 24, 2021
Latest rent: —
Photo unavailable
2335 Merle Cir
sold · 0.09 mi
Price: $185,000
3 bd / 2 ba · 1,100 sqft
Latest sale: $185,000
Latest rent: —
Photo unavailable
6109 Memphis Ave
sold · 0.10 mi
Price: $146,000
3 bd / 2 ba · 1,280 sqft
Latest sale: $146,000 on Aug 06, 2021
Latest rent: —
Photo unavailable
6108 Chicago Ave
sold · 0.10 mi
Price: $245,000
4 bd / 2 ba · 1,450 sqft
Latest sale: $245,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present (ceiling vents visible) and serviceable but untested; assume operational pending inspection.
- Roof replaced ~6 years ago (listing statement) and is in serviceable condition as no visible sagging or failures are shown.
- Water heater and electrical panel exist but are not pictured; assume typical condition for a 1994-built home unless inspection finds otherwise.
- Smoke detector visible in a main room; assume additional detectors may be missing or unverified and will need to be confirmed/installed to meet NSPIRE.
- Photos include both current condition and an AI remodel interpretation; scoring is based primarily on the current-condition photos.
- No evidence of major hidden water intrusion, structural sagging, or mold in photos; assume absence unless inspection reveals otherwise.
- Appliances pictured (refrigerator, range, dishwasher) reduce replacement cost risk; assume they are left with the unit but should be tested for operation.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $632 | $185,721 | $100,598 |
| 2023 | $486 | $167,772 | $94,916 |
| 2022 | $480 | $152,642 | $92,152 |
| 2021 | $491 | $122,479 | $89,468 |
| 2020 | $501 | $109,844 | $88,233 |
| 2019 | $496 | $103,321 | $86,250 |
| 2018 | $503 | $97,233 | $84,642 |
| 2017 | $510 | $90,674 | $82,902 |
| 2016 | $751 | $89,073 | $81,197 |
| 2015 | $731 | $90,960 | $80,633 |
| 2014 | $689 | $86,977 | $79,994 |
| 2013 | $713 | $78,812 | $78,812 |
| 2012 | $724 | $78,812 | $78,812 |
| 2011 | $790 | $83,147 | $83,147 |
| 2010 | $804 | $86,703 | $86,703 |
| 2009 | $769 | $91,157 | $91,157 |
| 2008 | $760 | $98,057 | $98,057 |
| 2007 | $973 | $105,690 | $79,550 |
Sale History
| Date | Event | Price |
|---|---|---|
| 1999-07-12 | Sold | $84,000 |
Photo Gallery
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"year": 2021,
"market": {
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"assessment": {
"land": null,
"total": 89468,
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}
},
{
"tax": 501,
"year": 2020,
"market": {
"land": 10800,
"total": 109844,
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},
"assessment": {
"land": null,
"total": 88233,
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}
},
{
"tax": 496,
"year": 2019,
"market": {
"land": 10800,
"total": 103321,
"building": 92521
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"assessment": {
"land": null,
"total": 86250,
"building": null
}
},
{
"tax": 503,
"year": 2018,
"market": {
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"total": 97233,
"building": 86973
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"assessment": {
"land": null,
"total": 84642,
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}
},
{
"tax": 510,
"year": 2017,
"market": {
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"total": 90674,
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"assessment": {
"land": null,
"total": 82902,
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}
},
{
"tax": 751,
"year": 2016,
"market": {
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"assessment": {
"land": null,
"total": 81197,
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}
},
{
"tax": 731,
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"market": {
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"total": 90960,
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"assessment": {
"land": null,
"total": 80633,
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}
},
{
"tax": 689,
"year": 2014,
"market": {
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"total": 86977,
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"assessment": {
"land": null,
"total": 79994,
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},
{
"tax": 713,
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"market": {
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"total": 78812,
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"assessment": {
"land": null,
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},
{
"tax": 724,
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"market": {
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"assessment": {
"land": null,
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}
},
{
"tax": 790,
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"market": {
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"total": 83147,
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"assessment": {
"land": null,
"total": 83147,
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},
{
"tax": 804,
"year": 2010,
"market": {
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"total": 86703,
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"assessment": {
"land": null,
"total": 86703,
"building": null
}
},
{
"tax": 769,
"year": 2009,
"market": {
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"total": 91157,
"building": 80897
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"assessment": {
"land": null,
"total": 91157,
"building": null
}
},
{
"tax": 760,
"year": 2008,
"market": {
"land": 9850,
"total": 98057,
"building": 88207
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"assessment": {
"land": null,
"total": 98057,
"building": null
}
},
{
"tax": 973,
"year": 2007,
"market": {
"land": 12780,
"total": 105690,
"building": 92910
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"assessment": {
"land": null,
"total": 79550,
"building": null
}
}
],
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{
"date": "2026-03-23",
"price": 210000,
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"list_date": "2026-03-23T18:51:28Z",
"list_price": 210000,
"listing_id": "2992846901",
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{
"date": "1999-07-09",
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{
"date": "1994-02-17",
"price": 76500,
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{
"date": "1994-02-01",
"price": 76500,
"listing": null,
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],
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{
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": "Building/services/residential/gas",
"permit_effective_date": "Jan 5, 2007",
"permit_project_type_1": "Plumbing",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Canceled",
"permit_type_of_work": "Building/services/residential/electrical",
"permit_effective_date": "Feb 15, 2006",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Canceled",
"permit_type_of_work": "Building/services/residential/mechanical",
"permit_effective_date": "Feb 15, 2006",
"permit_project_type_1": "Mechanical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/Services/Commercial/Gas",
"permit_effective_date": "Aug 5, 1993",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": "Plumbing"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/Services/Commercial/Mechanical",
"permit_effective_date": "Aug 5, 1993",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": "Mechanical work"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/electrical",
"permit_effective_date": "Jul 29, 1993",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/electrical",
"permit_effective_date": "Jul 23, 1993",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/residential/miscellaneous/na",
"permit_effective_date": "May 26, 1993",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/plumbing",
"permit_effective_date": "May 26, 1993",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/residential/miscellaneous/na",
"permit_effective_date": "May 20, 1993",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5444787036",
"generated_at": "2026-03-27T19:43:50.375304Z",
"initial_filter": {
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"reason": "disabled",
"enabled": false
},
"processing_status": {
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"eligible": true,
"min_score": 10.0,
"overall_score": 67.0
},
"utility_allowance": {
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"rent_price": 1940.0,
"loan_amount": 168000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2105-Tucson-Ave_Pensacola_FL_32526_M54447-87036",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 210000.0,
"loan_term_years": 30,
"annual_cash_flow": 18645.04,
"mortgage_monthly": 1117.71,
"payment_standard": 2380.0,
"total_amount_out": 42000.0,
"additional_photos": [
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"https://ap.rdcpix.com/5e530dc9e82d3ca5911c8b9eefacbfcel-m285063368s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 138.0,
"monthly_cash_flow": 1553.75,
"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 for a 4-bedroom unit. The property is listed as having 'Central Air'.",
"utility": "Air Conditioning",
"allowance": 66
},
{
"note": "Selected for a 4-bedroom unit. The specific cooking fuel is not mentioned in the property details. Per the rules, the more expensive 'electric' option was chosen.",
"utility": "Cooking (Electric)",
"allowance": 17
},
{
"note": "Selected for a 4-bedroom unit. The property has 'Central' heating. With a gas water heater present, a gas line is confirmed. Per the rules, the more expensive 'natural_gas' option was chosen.",
"utility": "Heating (Natural Gas)",
"allowance": 36
},
{
"note": "Selected for a 4-bedroom unit. This is a standard monthly service fee for an active electric account.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "Selected for a 4-bedroom unit. A gas line is required for the gas water heater and heating, incurring a standard monthly service fee.",
"utility": "Monthly Gas Fee",
"allowance": 13
},
{
"note": "Selected for a 4-bedroom unit. This covers general electricity use for lighting and miscellaneous plug-in appliances.",
"utility": "Other Electric (Lights & Appliances)",
"allowance": 85
},
{
"note": "Selected for a 4-bedroom unit. The property listing does not explicitly state a range/oven is provided, so it is assumed to be tenant-supplied.",
"utility": "Tenant-Supplied Range/Oven",
"allowance": 11
},
{
"note": "Selected for a 4-bedroom unit. The property listing does not explicitly state a refrigerator is provided, so it is assumed to be tenant-supplied.",
"utility": "Tenant-Supplied Refrigerator",
"allowance": 12
},
{
"note": "Selected for a 4-bedroom unit. The property details list 'Public Sewer' as the utility service.",
"utility": "Sewer",
"allowance": 79
},
{
"note": "Selected for a 4-bedroom unit. This is a standard municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "Selected for a 4-bedroom unit. The property details list 'Public' as the water source.",
"utility": "Water",
"allowance": 49
},
{
"note": "Selected for a 4-bedroom unit. The property details explicitly list 'Gas Water Heater'.",
"utility": "Water Heater (Natural Gas)",
"allowance": 29
}
],
"cash_on_cash_return": 0.44,
"down_payment_amount": 42000.0,
"property_tax_annual": 650.96,
"property_tax_monthly": 54.25,
"property_tax_increase": 0.03,
"utility_allowance_total": 440.0,
"property_management_rate": 0.1,
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"/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",
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"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
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"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": 5232.54,
"property_management_monthly": 194.0,
"monthly_cash_flow_after_debt": 436.05,
"cash_on_cash_return_after_debt": 0.12
},
"section8_assessment": {
"runs": [
{
"summary": "Likely passable after modest repairs and verification/testing. Property appears structurally sound with a relatively recent roof and intact exterior. Primary deficiencies visible are cosmetic (floors, paint, cleaning), a sooty fireplace needing service, and variable condition of finishes. Several NSPIRE safety/system items (CO alarm, GFCI near kitchen/bath, deadbolts, HVAC and water‑heater functionality, electrical panel condition) are not shown and must be confirmed; these are the main inspection risks. With targeted fixes (smoke/CO detectors installed/verified, GFCI if missing, minor electrical/outlet work, cleaning, fireplace/vent inspection, and routine HVAC/service), the home should be rent-ready within ~2–4 weeks if contractors available.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 68.0,
"rationale": "Photos show mostly intact structure and cosmetically worn interior in current condition photos (dirty/soiled tile, torn window treatments, some vinyl tile lifted or missing in one bedroom). Several images are staged/AI-remodel interpretations showing finished flooring and cabinetry, indicating majority of defects are cosmetic/ finishes. Kitchen cabinets show wear and may need hardware/paint; appliances (stove, refrigerator, dishwasher) are present in photos though condition varies. Fireplace area has sooting and needs cleaning/inspection. Overall, nothing in photos indicates major structural failure; costs are primarily cosmetic, flooring, cleanup, and some fixture replacements."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No exposed wiring or obvious severe hazards visible. A ceiling-mounted round device likely a smoke detector is visible in a living area (positive sign) but CO alarm presence is not shown. Windows appear adequate for bedroom egress. Entry/exit doors (including French doors) are present; deadbolt presence not verified. No clear evidence of active roof leaks, collapsed ceilings, or severe mold in photos. GFCI outlets near sinks are not visible/confirmed. Wood-burning fireplace present — chimney/flue condition not shown and would require inspection. Because several safety items cannot be confirmed from photos (CO alarms, GFCI, deadbolts, hot water), there is moderate inspection risk but no immediate life‑threat hazards visible."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 60.0,
"rationale": "Listing states roof replaced ~6 years ago; exterior photos show intact roofline and siding. Interior photos show ceiling HVAC return/vents indicating central HVAC exists, but operational condition and age of equipment are not documented — system should be tested. Water heater, electrical panel, and plumbing mechanicals are not visible in photos. Kitchen plumbing fixtures present; dishwasher and gas range visible but condition varies. Because critical systems are present/likely but unverified, assign moderate score pending inspection and functional testing."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior photos show maintained siding, a concrete driveway, fenced backyard, mature trees, and a storage shed. Landscaping and drainage appear serviceable; no visible foundation cracks or standing water in photos. Large trees overhang the roof which can increase maintenance (debris, gutters) but not an immediate fail. Overall exterior and site conditions are good and present low risk for initial inspection."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present (ceiling vents visible) and serviceable but untested; assume operational pending inspection.",
"Roof replaced ~6 years ago (listing statement) and is in serviceable condition as no visible sagging or failures are shown.",
"Water heater and electrical panel exist but are not pictured; assume typical condition for a 1994-built home unless inspection finds otherwise.",
"Smoke detector visible in a main room; assume additional detectors may be missing or unverified and will need to be confirmed/installed to meet NSPIRE.",
"Photos include both current condition and an AI remodel interpretation; scoring is based primarily on the current-condition photos.",
"No evidence of major hidden water intrusion, structural sagging, or mold in photos; assume absence unless inspection reveals otherwise.",
"Appliances pictured (refrigerator, range, dishwasher) reduce replacement cost risk; assume they are left with the unit but should be tested for operation."
],
"overall_score": 67.0,
"rubric_version": "nsPIRE-2026-v1"
},
{
"summary": "Overall this single-family home shows moderate cosmetic deferred maintenance but no visible structural failures. Major systems (roof, HVAC presence, kitchen plumbing/appliances) are present or recently updated per listing, lowering major-system risk. Primary inspection risks are missing/unverified smoke & CO detectors, uncertain GFCI protection, condition/permit status of the converted garage, and several cosmetic/finish items (flooring, cabinets, cleaning). With targeted repairs and on-site verification of detectors, GFCI, HVAC operation and fireplace safety, the property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection within 30 days. If detectors or required outlet protection are missing, these are quick fixes; if the garage conversion lacks proper egress or permits, that could add time/cost.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 60.0,
"rationale": "Interior photos show moderate cosmetic deferred maintenance: worn/soiled flooring in multiple rooms, damaged vinyl/linoleum in at least one bedroom, dirty fireplace surround, scuffed cabinet faces and baseboards, and general need for cleaning/paint. Kitchen appliances are present in photos but some images show older/dirty finishes; listing is 'sold as-is' which implies buyer-performed repairs. None of the visible issues indicate structural failure; most are cosmetic or require modest capital replacement (flooring, cabinet paint/repair, fixtures). Missing or damaged flooring in one bedroom increases time-to-rent but is fixable within a moderate renovation scope."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE code risk",
"score": 55.0,
"rationale": "No obvious life-threatening hazards (no standing water, no collapsed ceilings visible, no exposed live wiring in photos). Bedroom windows and main-area windows appear large enough for egress. Central HVAC supply registers visible. However smoke/CO detectors are not clearly visible in photos and GFCI protection at kitchen counters is not verifiable; converted garage (listed) could pose egress or code/permitting questions. Fireplace is wood-burning — condition unknown and would require sweep/inspection. Because several required safety items cannot be verified from photos, there is moderate NSPIRE risk that would need on-site confirmation/quick fixes (install/verify detectors, GFCI outlets, fireplace venting)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 65.0,
"rationale": "Listing reports roof replaced ~6 years ago and exterior roof photos appear intact. Central HVAC supply vents are visible in multiple rooms, indicating a forced-air system is present; condition and operation not verified but presence reduces risk. Plumbing fixtures (kitchen sink) shown intact; appliances (stove, fridge, dishwasher) are present in photos. Electrical panel, water heater, and sewer/drainage components are not shown. Overall systems appear present with moderate unknowns — likely functional but require on-site verification (HVAC run test, water heater, electrical panel, smoke/CO)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Exterior photos show intact siding, a paved driveway, fenced backyard and a storage shed. Landscaping is maintained enough to suggest no severe neglect. Trees are mature and close to the roof which could increase future roof debris risk but no roof failure is visible. Front entry uses glass French doors which appear intact; secure hardware/deadbolt not verifiable from photos. No visible major foundation or grading issues apparent from provided exterior images."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Photos contain both current-condition images and AI 'after' renderings; scoring is based on the actual (pre-remodel) images showing wear and damage.",
"Roof replacement ~6 years ago per listing is accurate and roof is functionally intact (no active leaks visible).",
"Central HVAC exists and vents visible are connected to operational equipment; functionality not tested in photos.",
"Smoke and carbon monoxide detectors, GFCI protection, electrical panel condition, and water heater condition are not visible and therefore treated as unverified — assumed possibly missing or needing replacement.",
"Converted garage is pictured/mentioned but permit/egress/status is unknown; assumed potentially compliant but must be verified on-site.",
"No visible major foundation movement, active leaks, or severe mold in provided photos; if hidden issues exist they would lower scores substantially.",
"Appliances seen in some photos (fridge, stove, dishwasher) are assumed to be present but their working condition is unverified."
],
"overall_score": 63.0,
"rubric_version": "1.0"
},
{
"summary": "This property is a moderately renovation-needy single-family home but is likely to reach Section 8 / HCV inspection readiness with mostly cosmetic repairs and a short list of safety verifications. The roof appears recently replaced (per listing) and central HVAC is present (vents visible), which supports systems reliability. Primary risks that could fail an initial NSPIRE inspection are absence or non-functionality of smoke/CO detectors, GFCI verification in kitchen/baths, and ensuring the converted garage area meets egress and permitted-use requirements if used as a bedroom. Expect 2–6 weeks of targeted repairs/verification (detectors, outlet/GFCI, fireplace/flue inspection, minor flooring and cabinet work) to be inspection-ready. Major structural or system failures are not evident in the photos, but full mechanical and electrical functional checks are required before move-in.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs (cosmetic / deferred maintenance)",
"score": 65.0,
"rationale": "Photos show a mix of original worn condition and staged/AI-updated imagery. Observable issues in current-condition photos: dirty/worn tile and vinyl flooring in places, scuffed/peeling cabinet paint, interior dirt and debris, and some baseboard/trim wear. Kitchen and other rooms contain appliances (stove, refrigerator, dishwasher) but cabinets and finishes need cosmetic refurbishment. No visible large-scale structural damage in photos. Listed 'sold as-is' and marketed for renovation, so moderate cosmetic rehab is expected. Missing or damaged finishes reduce score but are repairable without major structural work."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 70.0,
"rationale": "No exposed wiring, no collapsed ceilings, and no visible standing water or severe mold in photos. Central HVAC registers are visible (ceiling vent). The property has a wood-burning fireplace which requires flue inspection; gas range is pictured (CO risk if no detector). I could not identify smoke detectors or carbon monoxide detectors in photos, and deadbolt presence on entry door is not visible. Windows in main rooms appear adequate for egress; however the converted garage (noted in description and visible as a front room with French doors) is a potential egress/permit risk if used as a bedroom — that could be an NSPIRE failure. Kitchen sink location appears standard but GFCI outlets by sink are not clearly visible. Overall: probably passable after installation/verification of detectors, GFCI where required, and confirmation of fireplace/flue safety; some items may be required by inspector before tenant move-in."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 75.0,
"rationale": "Listing states roof replaced ~6 years ago and exterior roofline looks intact in photos. Ceiling HVAC vents are visible (central air likely present). Gas range shown suggests gas connection; water heater and electrical panel were not photographed. No visible active leaks, major plumbing damage, or damaged roof areas in exterior images. Because key system components (panel, water heater, AC operational status) are not shown, a reasonable assumption is systems are present but need verification/functional testing; roof age is favorable. This yields a generally positive but not perfect score pending functional checks."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photos show intact siding, an even roof profile, fenced backyard, concrete driveway, and mature trees/landscaping. The lot appears drained with no visible standing water. Driveway has surface staining but no major cracking seen in provided images. Storage shed and fenced yard are positives for tenant use. Landscaping needs typical maintenance but no urgent site hazards are visible. Overall exterior condition appears sound."
}
],
"red_flags": [
"No visible smoke or carbon monoxide detectors in interior photos — missing/ nonfunctional detectors are a likely NSPIRE fail.",
"Converted garage (advertised/visible) could lack required egress or proper permits if used as a bedroom — potential inspection fail unless verified/remedied."
],
"confidence": 0.65,
"assumptions": [
"Assessment prioritizes the unrenovated/current-condition photos (listing notes some images are AI remodel interpretations).",
"Central HVAC is present and operational (ceiling vents observed); full functional testing not available from photos.",
"Roof condition referenced in listing ('~6 years old') is accurate and there are no hidden active leaks (none visible in interior photos).",
"Electrical panel, water heater, and in-line plumbing are present but were not photographed; their condition is unknown and assumed serviceable until inspection.",
"Appliances shown (refrigerator, gas stove, dishwasher) are present but may require service; missing appliances alone are not treated as catastrophic failures.",
"Converted garage may be used as living/bedroom space per listing; whether it meets egress and permitting standards is unknown and could affect inspection outcome."
],
"overall_score": 71.0,
"rubric_version": "2026-03-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2105 Tucson Ave, Pensacola, FL, 32526",
"aggregate": {
"summary": "Likely passable after modest repairs and verification/testing. Property appears structurally sound with a relatively recent roof and intact exterior. Primary deficiencies visible are cosmetic (floors, paint, cleaning), a sooty fireplace needing service, and variable condition of finishes. Several NSPIRE safety/system items (CO alarm, GFCI near kitchen/bath, deadbolts, HVAC and water‑heater functionality, electrical panel condition) are not shown and must be confirmed; these are the main inspection risks. With targeted fixes (smoke/CO detectors installed/verified, GFCI if missing, minor electrical/outlet work, cleaning, fireplace/vent inspection, and routine HVAC/service), the home should be rent-ready within ~2–4 weeks if contractors available.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 64.3,
"rationale": "Photos show mostly intact structure and cosmetically worn interior in current condition photos (dirty/soiled tile, torn window treatments, some vinyl tile lifted or missing in one bedroom). Several images are staged/AI-remodel interpretations showing finished flooring and cabinetry, indicating majority of defects are cosmetic/ finishes. Kitchen cabinets show wear and may need hardware/paint; appliances (stove, refrigerator, dishwasher) are present in photos though condition varies. Fireplace area has sooting and needs cleaning/inspection. Overall, nothing in photos indicates major structural failure; costs are primarily cosmetic, flooring, cleanup, and some fixture replacements."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 78.3,
"rationale": "Exterior photos show maintained siding, a concrete driveway, fenced backyard, mature trees, and a storage shed. Landscaping and drainage appear serviceable; no visible foundation cracks or standing water in photos. Large trees overhang the roof which can increase maintenance (debris, gutters) but not an immediate fail. Overall exterior and site conditions are good and present low risk for initial inspection."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 63.3,
"rationale": "No exposed wiring or obvious severe hazards visible. A ceiling-mounted round device likely a smoke detector is visible in a living area (positive sign) but CO alarm presence is not shown. Windows appear adequate for bedroom egress. Entry/exit doors (including French doors) are present; deadbolt presence not verified. No clear evidence of active roof leaks, collapsed ceilings, or severe mold in photos. GFCI outlets near sinks are not visible/confirmed. Wood-burning fireplace present — chimney/flue condition not shown and would require inspection. Because several safety items cannot be confirmed from photos (CO alarms, GFCI, deadbolts, hot water), there is moderate inspection risk but no immediate life‑threat hazards visible."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 66.7,
"rationale": "Listing states roof replaced ~6 years ago; exterior photos show intact roofline and siding. Interior photos show ceiling HVAC return/vents indicating central HVAC exists, but operational condition and age of equipment are not documented — system should be tested. Water heater, electrical panel, and plumbing mechanicals are not visible in photos. Kitchen plumbing fixtures present; dishwasher and gas range visible but condition varies. Because critical systems are present/likely but unverified, assign moderate score pending inspection and functional testing."
}
],
"red_flags": [],
"confidence": 0.84,
"assumptions": [
"Central HVAC is present (ceiling vents visible) and serviceable but untested; assume operational pending inspection.",
"Roof replaced ~6 years ago (listing statement) and is in serviceable condition as no visible sagging or failures are shown.",
"Water heater and electrical panel exist but are not pictured; assume typical condition for a 1994-built home unless inspection finds otherwise.",
"Smoke detector visible in a main room; assume additional detectors may be missing or unverified and will need to be confirmed/installed to meet NSPIRE.",
"Photos include both current condition and an AI remodel interpretation; scoring is based primarily on the current-condition photos.",
"No evidence of major hidden water intrusion, structural sagging, or mold in photos; assume absence unless inspection reveals otherwise.",
"Appliances pictured (refrigerator, range, dishwasher) reduce replacement cost risk; assume they are left with the unit but should be tested for operation."
],
"score_method": "mean_of_criteria",
"overall_score": 67.0,
"rubric_version": "nsPIRE-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5444787036"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.