Property ID: 5478065523
5505 Fairview Dr, Pensacola, FL, 32505
Pensacola, FL
Money Down: $38,376
CoC Return: 12.76%
Monthly Cash Flow: $408
Est. Final ARV: $177,855
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$31,980
Closing Costs
$6,396
Total Down
$38,376
Investment Snapshot
Purchase Price
$159,900
Money Down
$38,376
Cash-on-Cash Return
12.76%
Rent
$1,554
Monthly Cash Flow
$408
Annual Cash Flow
$4,898
Debt Service / Mo
$851
Property Tax / Mo
$56
Insurance / Mo
$83
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,554
Payment Standard
$1,933
Rent
$1,554
Insurance
$83
Property Tax
$56
Management
$155
Utilities Allowance
$379
NOI (Monthly)
$1,259
Debt Service
$851
Cash Flow After Debt
$408
Quality Score: 73.90%
Confidence: 89.00%
Property appears broadly rent-ready with mostly cosmetic repairs and cleanout required. Key strengths: newer impact windows and sliding door, 1-year-old water heater, serviced HVAC with newer condenser, intact brick exterior, usable driveway, and a finished detached shop and extra garage. Primary inspection risks are missing/undocumented life-safety devices (smoke/CO detectors, GFCI), lack of visible egress verification for bedrooms, and limited visibility of the electrical panel and kitchen appliances. With a targeted punch list (install/verify detectors, GFCI where required, kitchen appliance verification/installation, minor roof check, and a cleanout/paint), it is likely to pass an initial HCV/NSPIRE inspection within ~30 days.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$379
Guaranteed Section 8 Rent (PS - Utilities)
$1,554
Property Management
$155
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$159,900
Beds
3
Baths
2
Living Area
1,066 sqft
Lot Size
14,375 sqft
Year Built
1974
Days on Market
88
Capital Outlay
$38,376
Debt Service
$851
Property Tax / Mo
$56
Insurance / Mo
$83
Property Description
Great value-add opportunity with strong utility and bonus improvements at 5505 Fairview Drive. This 3-bedroom, 2-bath brick home sits on a slab foundation and includes 1,060 square feet, an attached 1-car garage, a large enclosed patio, and a spacious backyard. Major highlights include newer impact glass windows, a newer impact glass sliding back door, a 1-year-old hot water heater, and an HVAC system that has been serviced and features a newer condenser. The home needs basic cosmetic updates, offering an excellent chance to add value. The backyard is a standout with a finished detached shop complete with electric, drywall, and heating/cooling, plus an additional detached 1-car garage with electricity and a separate power pole. A rare setup with multiple usable structures and plenty of functional outdoor space.
Utility Allowances
heating
$33
Property information specifies 'Heating Features: Natural Gas'. Selected the 'natural_gas' option from the schedule for a 3-bedroom unit.
cooking
$13
The type of fuel for cooking is not specified. Following the rule to choose the more expensive option, 'electric' ($13) was chosen over 'natural_gas' ($9) for a 3-bedroom unit.
water_heater
$31
Property information explicitly lists 'Electric Water Heater'. Selected the 'electric' option from the schedule for a 3-bedroom unit.
air_conditioning
$49
Property has 'Central Air'. The allowance for a 3-bedroom, single-family detached unit is used.
other_electric
$70
Standard allowance for lighting and general electrical use in a 3-bedroom, single-family detached unit.
monthly_electric_fee
$11
Included as the property uses electricity for cooling, water heating, and general purposes. This is a standard monthly service fee.
monthly_gas_fee
$13
Included as the property uses natural gas for heating. This is a standard monthly service fee.
refrigerator_tenant_supplied
$12
The property description does not explicitly state a refrigerator is provided. Per the rules, it is assumed to be tenant-owned and the corresponding allowance is applied.
range_tenant_supplied
$11
The property description does not explicitly state a range/oven is provided. Per the rules, it is assumed to be tenant-owned and the corresponding allowance is applied.
water
$40
Water is a standard utility for a single-family home. It was inferred as the property is a single-family home in a residential subdivision. The allowance for a 3-bedroom unit is used.
sewer
$64
Sewer is a standard utility for a single-family home. It was inferred as the property is a single-family home in a residential subdivision. The allowance for a 3-bedroom unit is used.
trash_collection
$32
Trash collection is a standard utility for a single-family home. The fixed rate from the schedule is applied.
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$997
DP3 Annual Estimate$997
DP1 Monthly Equivalent$83
DP3 Monthly Equivalent$83
Replacement Value$135,459
Basis1,066 sqft / 1974
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Properties Used for Comps
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903 Clearview Ave, Pensacola, FL, 32505
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3 bd / 2 ba · 1,164 sqft
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Distance: 0.26 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Impact windows and sliding door are as represented in the listing and are functional.
- HVAC is operational and the condenser noted as newer is in good working order (no visible indoor unit photo).
- Water heater shown is the 1-year-old unit described and is operational.
- No major unseen structural/foundation issues (slab foundation) — no visible cracking or sagging in photos.
- Smoke detectors, carbon monoxide alarms, GFCI protection, and deadbolt lock presence are not visible in photos and must be verified/installed as required.
- Kitchen appliances (stove, refrigerator) are not shown — may be missing and will need verification/installation prior to tenancy.
- Electrical panel condition cannot be confirmed from photos; assume standard service present but recommend inspection.
- Roof condition is assumed serviceable from exterior photos (no visible active leaks), but a closer inspection may reveal need for minor repairs.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $656 | $165,459 | $73,157 |
| 2023 | $519 | $152,667 | $69,026 |
| 2022 | $592 | $135,546 | $67,016 |
| 2021 | $594 | $105,073 | $65,065 |
| 2020 | $587 | $92,415 | $64,167 |
| 2019 | $583 | $87,052 | $62,725 |
| 2018 | $586 | $82,566 | $61,556 |
| 2017 | $589 | $76,449 | $60,290 |
| 2016 | $593 | $75,244 | $59,050 |
| 2015 | $571 | $71,802 | $58,640 |
| 2014 | $538 | $69,257 | $58,175 |
| 2013 | $561 | $57,316 | $57,316 |
| 2012 | $567 | $56,788 | $56,788 |
| 2011 | $571 | $59,315 | $57,788 |
| 2010 | $561 | $62,567 | $62,567 |
| 2009 | $546 | $65,128 | $65,128 |
| 2008 | $538 | $69,479 | $69,479 |
| 2007 | $583 | $74,620 | $53,770 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-21 | Listed | $159,900 |
| 1984-05-01 | Sold | $44,900 |
| 1979-09-01 | Sold | $30,200 |
| 1974-01-01 | Sold | $25,500 |
Photo Gallery
Show raw JSON (debug)
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"building": 127667
},
"assessment": {
"land": null,
"total": 69026,
"building": null
}
},
{
"tax": 592,
"year": 2022,
"market": {
"land": 20000,
"total": 135546,
"building": 115546
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"assessment": {
"land": null,
"total": 67016,
"building": null
}
},
{
"tax": 594,
"year": 2021,
"market": {
"land": 14000,
"total": 105073,
"building": 91073
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"assessment": {
"land": null,
"total": 65065,
"building": null
}
},
{
"tax": 587,
"year": 2020,
"market": {
"land": 11500,
"total": 92415,
"building": 80915
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"assessment": {
"land": null,
"total": 64167,
"building": null
}
},
{
"tax": 583,
"year": 2019,
"market": {
"land": 11500,
"total": 87052,
"building": 75552
},
"assessment": {
"land": null,
"total": 62725,
"building": null
}
},
{
"tax": 586,
"year": 2018,
"market": {
"land": 11500,
"total": 82566,
"building": 71066
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"assessment": {
"land": null,
"total": 61556,
"building": null
}
},
{
"tax": 589,
"year": 2017,
"market": {
"land": 11500,
"total": 76449,
"building": 64949
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"assessment": {
"land": null,
"total": 60290,
"building": null
}
},
{
"tax": 593,
"year": 2016,
"market": {
"land": 11500,
"total": 75244,
"building": 63744
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"assessment": {
"land": null,
"total": 59050,
"building": null
}
},
{
"tax": 571,
"year": 2015,
"market": {
"land": 11500,
"total": 71802,
"building": 60302
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"assessment": {
"land": null,
"total": 58640,
"building": null
}
},
{
"tax": 538,
"year": 2014,
"market": {
"land": 11500,
"total": 69257,
"building": 57757
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"assessment": {
"land": null,
"total": 58175,
"building": null
}
},
{
"tax": 561,
"year": 2013,
"market": {
"land": 7125,
"total": 57316,
"building": 50191
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"assessment": {
"land": null,
"total": 57316,
"building": null
}
},
{
"tax": 567,
"year": 2012,
"market": {
"land": 7125,
"total": 56788,
"building": 49663
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"assessment": {
"land": null,
"total": 56788,
"building": null
}
},
{
"tax": 571,
"year": 2011,
"market": {
"land": 7125,
"total": 59315,
"building": 52190
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"assessment": {
"land": null,
"total": 57788,
"building": null
}
},
{
"tax": 561,
"year": 2010,
"market": {
"land": 7125,
"total": 62567,
"building": 55442
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"assessment": {
"land": null,
"total": 62567,
"building": null
}
},
{
"tax": 546,
"year": 2009,
"market": {
"land": 7125,
"total": 65128,
"building": 58003
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"assessment": {
"land": null,
"total": 65128,
"building": null
}
},
{
"tax": 538,
"year": 2008,
"market": {
"land": 6840,
"total": 69479,
"building": 62639
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"assessment": {
"land": null,
"total": 69479,
"building": null
}
},
{
"tax": 583,
"year": 2007,
"market": {
"land": 7120,
"total": 74620,
"building": 67500
},
"assessment": {
"land": null,
"total": 53770,
"building": null
}
}
],
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{
"date": "2026-03-21",
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{
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{
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"source_name": "Public Record",
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"days_after_listed": null,
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{
"date": "1974-01-01",
"price": 25500,
"listing": null,
"event_name": "Sold",
"price_sqft": 23.921200750469044,
"source_name": "Public Record",
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"days_after_listed": null,
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building/residential/alteration/na",
"permit_effective_date": "May 23, 2013",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Home addition",
"permit_project_type_3": "Residential"
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]
}
},
"rmn_listing_attribution": false
},
"property_id": "5478065523",
"generated_at": "2026-03-27T19:23:30.814523Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 73.9
},
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"zip_code": "32505",
"home_photo": "https://ap.rdcpix.com/8eff08780f70ed4f2c9a79aaf70954bdl-m1769373709s-w1280.jpg",
"rent_price": 1554.0,
"loan_amount": 127920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5505-Fairview-Dr_Pensacola_FL_32505_M54780-65523",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 159900.0,
"loan_term_years": 30,
"annual_cash_flow": 15110.52,
"mortgage_monthly": 851.05,
"payment_standard": 1933.0,
"total_amount_out": 31980.0,
"additional_photos": [
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"down_payment_rate": 0.2,
"insurance_monthly": 83.08,
"monthly_cash_flow": 1259.21,
"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": "Property information specifies 'Heating Features: Natural Gas'. Selected the 'natural_gas' option from the schedule for a 3-bedroom unit.",
"utility": "heating",
"allowance": 33
},
{
"note": "The type of fuel for cooking is not specified. Following the rule to choose the more expensive option, 'electric' ($13) was chosen over 'natural_gas' ($9) for a 3-bedroom unit.",
"utility": "cooking",
"allowance": 13
},
{
"note": "Property information explicitly lists 'Electric Water Heater'. Selected the 'electric' option from the schedule for a 3-bedroom unit.",
"utility": "water_heater",
"allowance": 31
},
{
"note": "Property has 'Central Air'. The allowance for a 3-bedroom, single-family detached unit is used.",
"utility": "air_conditioning",
"allowance": 49
},
{
"note": "Standard allowance for lighting and general electrical use in a 3-bedroom, single-family detached unit.",
"utility": "other_electric",
"allowance": 70
},
{
"note": "Included as the property uses electricity for cooling, water heating, and general purposes. This is a standard monthly service fee.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "Included as the property uses natural gas for heating. This is a standard monthly service fee.",
"utility": "monthly_gas_fee",
"allowance": 13
},
{
"note": "The property description does not explicitly state a refrigerator is provided. Per the rules, it is assumed to be tenant-owned and the corresponding allowance is applied.",
"utility": "refrigerator_tenant_supplied",
"allowance": 12
},
{
"note": "The property description does not explicitly state a range/oven is provided. Per the rules, it is assumed to be tenant-owned and the corresponding allowance is applied.",
"utility": "range_tenant_supplied",
"allowance": 11
},
{
"note": "Water is a standard utility for a single-family home. It was inferred as the property is a single-family home in a residential subdivision. The allowance for a 3-bedroom unit is used.",
"utility": "water",
"allowance": 40
},
{
"note": "Sewer is a standard utility for a single-family home. It was inferred as the property is a single-family home in a residential subdivision. The allowance for a 3-bedroom unit is used.",
"utility": "sewer",
"allowance": 64
},
{
"note": "Trash collection is a standard utility for a single-family home. The fixed rate from the schedule is applied.",
"utility": "trash_collection",
"allowance": 32
}
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"cash_on_cash_return": 0.47,
"down_payment_amount": 31980.0,
"property_tax_annual": 675.68,
"property_tax_monthly": 56.31,
"property_tax_increase": 0.03,
"utility_allowance_total": 379.0,
"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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],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 4897.86,
"property_management_monthly": 155.4,
"monthly_cash_flow_after_debt": 408.16,
"cash_on_cash_return_after_debt": 0.15
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"runs": [
{
"summary": "Property appears broadly rent-ready with mostly cosmetic repairs and cleanout required. Key strengths: newer impact windows and sliding door, 1-year-old water heater, serviced HVAC with newer condenser, intact brick exterior, usable driveway, and a finished detached shop and extra garage. Primary inspection risks are missing/undocumented life-safety devices (smoke/CO detectors, GFCI), lack of visible egress verification for bedrooms, and limited visibility of the electrical panel and kitchen appliances. With a targeted punch list (install/verify detectors, GFCI where required, kitchen appliance verification/installation, minor roof check, and a cleanout/paint), it is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 70.0,
"rationale": "Photos and listing describe mostly cosmetic deferred maintenance: cluttered garage/laundry area, older interior finishes and landscaping, and need for basic updates. No visible collapsed ceilings, major drywall damage, or exposed structural elements. Missing kitchen appliances are not shown — reduce score moderately but not catastrophically. Overall turnkey with cosmetic work and a moderate cleanout/painting scope."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No visible exposed wiring, obvious electrical hazards, collapsed ceilings, or active standing water. Newer impact windows and newer water heater reduce risk. However smoke detectors and CO alarms are not visible in interior photos, GFCI in kitchen/baths not shown, bedroom egress windows and deadbolt presence not documented. Minor trip hazards from clutter could be cleared. Moderate compliance risk due to missing/undocumented life-safety devices and egress verification."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, water heater, electrical, plumbing, roof)",
"score": 75.0,
"rationale": "Listing states HVAC serviced with newer condenser and photos show a 1-year-old water heater — both strong positives. Electrical meter and service are present at exterior; no panel photo but garage shows a garage door opener and a fire extinguisher. Roof appears older but intact in photos with no visible sagging or active leaks. Plumbing fixtures are not shown working but washer/dryer present. Overall systems appear functional with a moderate maintenance check recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard & site conditions",
"score": 80.0,
"rationale": "Brick exterior looks sound, driveway and walkways are intact, perimeter fence standing, and property includes a finished detached shop and secondary garage with electricity (major rental advantage). Yard has sandy patches and needs basic landscaping. No visible foundation movement, major erosion, or pooling. Outbuildings appear in good condition and add utility/value."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Impact windows and sliding door are as represented in the listing and are functional.",
"HVAC is operational and the condenser noted as newer is in good working order (no visible indoor unit photo).",
"Water heater shown is the 1-year-old unit described and is operational.",
"No major unseen structural/foundation issues (slab foundation) — no visible cracking or sagging in photos.",
"Smoke detectors, carbon monoxide alarms, GFCI protection, and deadbolt lock presence are not visible in photos and must be verified/installed as required.",
"Kitchen appliances (stove, refrigerator) are not shown — may be missing and will need verification/installation prior to tenancy.",
"Electrical panel condition cannot be confirmed from photos; assume standard service present but recommend inspection.",
"Roof condition is assumed serviceable from exterior photos (no visible active leaks), but a closer inspection may reveal need for minor repairs."
],
"overall_score": 72.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall this 3-bed, 2-bath brick home shows solid structural and system fundamentals (newer water heater, serviced HVAC with newer condenser, impact windows, powered detached structures). Visible issues are primarily cosmetic, cleaning, and verification of required safety devices (smoke/CO detectors, GFCI). With modest cosmetic work, installation/verification of alarms, and routine check of electrical panel and roof, the property is likely to pass an initial Housing Choice Voucher/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior brick, trim and concrete driveways appear intact and in good repair. Interior photos show cluttered garage/laundry and cosmetic deferred maintenance (carpet remnants in garage, stored items, worn cabinetry in utility area). Listing notes impact windows, newer sliding door, and recent HWH which reduce repair burden. No obvious major interior damage visible in photos. Missing kitchen/living area photos prevent full cosmetic assessment; missing or older kitchen appliances are possible and treated as moderate repair items. Overall condition indicates mostly cosmetic work and cleaning/decluttering rather than major rehab."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, standing water, major roof sagging, or exposed wiring in photos). HVAC condenser and water heater are present; detached structures have power. However required safety features (smoke detectors, CO alarms where required, GFCI protection in kitchen/baths, and interior egress dimensions) are not visible in the photos and cannot be confirmed. The enclosed porch screening and porches appear stable. Because required alarm devices and some outlet protections are unconfirmed, this increases inspection risk and reduces score."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical (HVAC, HWH, Electrical, Roof)",
"score": 75.0,
"rationale": "Listing and photos show a 1-year-old water heater and an HVAC system with a newer condenser that has been serviced — both strongly reduce mechanical risk. Electrical service to house and separate power pole to detached garage/shop is visible. Roof appears serviceable with no visible sagging or active leaks in photos, though shingle discoloration/age is apparent and the roof age is unknown. Plumbing fixtures and hot water presence appear OK. Given the apparent recent major system updates, mechanical systems appear mostly sound but final verification (operation, electrical panel labeling, roof inspection) would be required."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.0,
"rationale": "Brick exterior, covered front porch, attached garage, detached shop and additional detached garage are intact and add rentable utility. Yard is large and mostly level; driveway and walkways appear serviceable. Perimeter fencing is present though wood fence shows typical age/weathering. No visible erosion, foundation issues (property is slab-on-grade), or site drainage problems in photos. Detached shop appears newly finished and has HVAC and power, which is a positive. Landscaping is basic and will require routine maintenance but nothing that would block inspection clearance."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Interior rooms not photographed (kitchen, bathrooms, bedrooms) are in similar fair condition to photographed areas; no major unseen structural damage exists.",
"Kitchen appliances (stove, refrigerator) are not shown; assume at least basic hookups exist. Missing appliances would be a moderate fix but not a structural failure.",
"Smoke detectors, carbon monoxide alarms (if required by local code), and GFCI protection are not visible in photos and are assumed absent until verified; these must be installed/verified for NSPIRE compliance.",
"Roof is older but visually intact with no active leaks; a full roof inspection may reveal typical remaining life but no immediate collapse or major failure was observed.",
"Electrical service is present and externally intact; interior electrical panel exists though condition and labeling were not verified from photos.",
"Water heater is electric (photos show no vent) and properly installed; no evidence of active leaks was observed near the unit.",
"Slab foundation is assumed sound; no visible major foundation cracking or settlement was observed in exterior photos."
],
"overall_score": 73.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this 3-bed, 2-bath brick slab home presents as a low-to-moderate risk for an initial HCV/NSPIRE inspection. Major systems (HVAC and hot water) are recent and appear serviceable and the exterior envelope and detached structures are in good condition. Primary inspection actions will be: declutter/clean garage and laundry area for access, verify and/or install smoke detectors and any required CO alarms, confirm bedroom egress windows, verify GFCI protection in kitchen/bath, and perform a brief roof and electrical panel check. With these typical minor items addressed it is likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Exterior brick and trim appear serviceable; driveway and porch in fair condition. Interior photos are limited to garage/laundry area which is cluttered but shows no obvious major damage. Listing notes 'basic cosmetic updates' which matches observed minor wear (paint touchups, trim, landscaping, cleaning). No visible severe interior damage or collapsed areas. Missing information on kitchen/bathroom finishes and appliances — absence of visible stove/fridge in photos assumed not to be a major defect. Overall this looks like a low-to-moderate cosmetic rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 72.0,
"rationale": "No exposed wiring, no sagging roof or collapsed ceilings visible. Hot water heater and HVAC condenser present (both described as newer); exterior electrical meter and conduit appear intact. Photos do not show smoke detectors, CO alarms, GFCI outlets in kitchen/bath, or bedroom egress windows — these are common NSPIRE checklist items and will need verification/likely installation. Attached garage exists (door appears functional) but garage interior clutter needs clearing for inspection access. No visible mold, active leaks, or major trip hazards. Given the absence of visible life-safety hazards but missing/unclear detector coverage and egress verification, moderate safety score assigned."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, hot water, electrical, plumbing, roof)",
"score": 80.0,
"rationale": "Listing and photos indicate a 1-year-old water heater and a recently serviced HVAC with a newer condenser — both strong positives. Electrical service and garage door opener present; no exposed or temporary wiring seen. Roof appears intact with no obvious sagging or large missing areas in photos, though some discoloration is visible and should be checked. Plumbing visible at water heater looks professionally connected. Overall systems appear functional but final verification (operational HVAC, hot water, electrical panel labeling, and roof condition) is recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 85.0,
"rationale": "Brick exterior is in good visible condition; fencing around yard appears continuous. Driveway and walkways are intact with only minor surface cracking. Enclosed rear patio and detached finished shop (with electric/HVAC) plus additional detached garage are notable site strengths. Yard surface is sandy in places — drains appear typical for the region and no standing water is visible. Landscaping is modest and needs basic clean-up. Detached shop looks recently finished and accessible."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Interior rooms not shown (kitchen, bathrooms, bedrooms) are in similar 'basic cosmetic' condition described in the listing; no severe concealed damage is present.",
"Water heater is electric (photos show a tank with no visible combustion vent) so carbon monoxide alarm may not be required unless other fuel-burning appliances are present.",
"No active roof leaks or major roof structural failure are present — roof shows age/discoloration but no obvious sagging or holes in photos.",
"Smoke detectors, CO alarms, and GFCI outlets are not visible in provided photos and should be assumed unverified and likely need installation or relocation to meet NSPIRE unless verifiable at time of inspection.",
"Kitchen appliances (stove/fridge) are not pictured; their presence is unknown. Missing appliances were treated as moderate non‑critical items.",
"Electrical panel is intact and service is standard; no exposed live conductors observed in photos.",
"Detached shop and extra garage have functional electrical service as described; no hazardous wiring visible."
],
"overall_score": 77.0,
"rubric_version": "ns_pire_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5505 Fairview Dr, Pensacola, FL, 32505",
"aggregate": {
"summary": "Property appears broadly rent-ready with mostly cosmetic repairs and cleanout required. Key strengths: newer impact windows and sliding door, 1-year-old water heater, serviced HVAC with newer condenser, intact brick exterior, usable driveway, and a finished detached shop and extra garage. Primary inspection risks are missing/undocumented life-safety devices (smoke/CO detectors, GFCI), lack of visible egress verification for bedrooms, and limited visibility of the electrical panel and kitchen appliances. With a targeted punch list (install/verify detectors, GFCI where required, kitchen appliance verification/installation, minor roof check, and a cleanout/paint), it is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 73.3,
"rationale": "Photos and listing describe mostly cosmetic deferred maintenance: cluttered garage/laundry area, older interior finishes and landscaping, and need for basic updates. No visible collapsed ceilings, major drywall damage, or exposed structural elements. Missing kitchen appliances are not shown — reduce score moderately but not catastrophically. Overall turnkey with cosmetic work and a moderate cleanout/painting scope."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard & site conditions",
"score": 81.0,
"rationale": "Brick exterior looks sound, driveway and walkways are intact, perimeter fence standing, and property includes a finished detached shop and secondary garage with electricity (major rental advantage). Yard has sandy patches and needs basic landscaping. No visible foundation movement, major erosion, or pooling. Outbuildings appear in good condition and add utility/value."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 67.3,
"rationale": "No visible exposed wiring, obvious electrical hazards, collapsed ceilings, or active standing water. Newer impact windows and newer water heater reduce risk. However smoke detectors and CO alarms are not visible in interior photos, GFCI in kitchen/baths not shown, bedroom egress windows and deadbolt presence not documented. Minor trip hazards from clutter could be cleared. Moderate compliance risk due to missing/undocumented life-safety devices and egress verification."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, water heater, electrical, plumbing, roof)",
"score": 76.7,
"rationale": "Listing states HVAC serviced with newer condenser and photos show a 1-year-old water heater — both strong positives. Electrical meter and service are present at exterior; no panel photo but garage shows a garage door opener and a fire extinguisher. Roof appears older but intact in photos with no visible sagging or active leaks. Plumbing fixtures are not shown working but washer/dryer present. Overall systems appear functional with a moderate maintenance check recommended."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Impact windows and sliding door are as represented in the listing and are functional.",
"HVAC is operational and the condenser noted as newer is in good working order (no visible indoor unit photo).",
"Water heater shown is the 1-year-old unit described and is operational.",
"No major unseen structural/foundation issues (slab foundation) — no visible cracking or sagging in photos.",
"Smoke detectors, carbon monoxide alarms, GFCI protection, and deadbolt lock presence are not visible in photos and must be verified/installed as required.",
"Kitchen appliances (stove, refrigerator) are not shown — may be missing and will need verification/installation prior to tenancy.",
"Electrical panel condition cannot be confirmed from photos; assume standard service present but recommend inspection.",
"Roof condition is assumed serviceable from exterior photos (no visible active leaks), but a closer inspection may reveal need for minor repairs."
],
"score_method": "mean_of_criteria",
"overall_score": 73.9,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5478065523"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.