Property ID: 5526771407
1217 11th Ave W, Bradenton, FL, 34205
Bradenton, FL
Money Down: $69,360
CoC Return: -9.72%
Monthly Cash Flow: $-562
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,800
Closing Costs
$11,560
Total Down
$69,360
Investment Snapshot
Purchase Price
$289,000
Money Down
$69,360
Cash-on-Cash Return
-9.72%
Rent
$1,470
Monthly Cash Flow
$-562
Annual Cash Flow
$-6,742
Debt Service / Mo
$1,538
Property Tax / Mo
$276
Insurance / Mo
$70
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,470
Payment Standard
$1,727
Rent
$1,470
Insurance
$70
Property Tax
$276
Management
$147
Utilities Allowance
$257
NOI (Monthly)
$976
Debt Service
$1,538
Cash Flow After Debt
$-562
Quality Score: 77.60%
Confidence: 94.00%
This 2-bed, 1-bath single-family home appears largely turnkey for Section 8 tenancy: recent interior updates, a claimed 2020 roof, visible HVAC vents, functioning appliances, and good exterior condition mean it should pass an initial NSPIRE/HCV inspection after confirmation/installation of required detectors/GFCI outlets and routine landscaping. Primary inspection risk is missing/undocumented smoke and CO alarms and GFCI protection in photos; these are usually quick fixes. No major structural, roof, or moisture red flags evident in provided photos.
Section 8 Payment Standard
$1,727
Utility Allowance Total
$257
Guaranteed Section 8 Rent (PS - Utilities)
$1,470
Property Management
$147
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$289,000
Beds
2
Baths
1
Living Area
904 sqft
Lot Size
5,227 sqft
Year Built
1958
Days on Market
160
Capital Outlay
$69,360
Debt Service
$1,538
Property Tax / Mo
$276
Insurance / Mo
$70
Property Description
Welcome to 1217 11th Ave W-where modern updates, creative energy, and outdoor freedom come together. Nestled right next to Bradenton's vibrant Village of the Arts District, this beautifully renovated home offers a fresh, move-in-ready interior with no HOA restrictions and a 2020 ROOF, giving you the flexibility to truly make it your own. Step inside to a bright, clean, and inviting aesthetic that feels both modern and timeless. Thoughtfully updated throughout, the home blends comfort and simplicity while allowing natural light to flow effortlessly from room to room. Outside, the expansive yard is a blank canvas bursting with potential-perfect for garden lovers, creatives, or anyone dreaming of an outdoor oasis. Picture lush flower beds, raised vegetable gardens, or a serene retreat for entertaining and relaxing. Even better, the property is NOT IN A FLOOD ZONE, offering added peace of mind. Ideally situated in a convenient Bradenton neighborhood close to dining, shopping, and local amenities, this home puts you near it all. Downtown Bradenton and Bradenton Beach are just about a 15-minute drive away, making it easy to enjoy the best of Florida living-culture, coast, and community. Stylish, flexible, and full of opportunity-this is one you don't want to miss.
Utility Allowances
Heating
$15
Property information specifies 'Electric' heating. The value for 2 bedrooms with electric heating is $15.
Cooking
$11
Property details list 'Electricity Connected' but not gas. Photos show an electric range. The allowance for a 2-bedroom unit with electric cooking is $11.
Water Heating
$34
Fuel source is not specified, but other major utilities are electric. Selected 'electric' for consistency. The allowance for a 2-bedroom unit is $34.
Other Electric
$45
This is a standard allowance for lights, outlets, and fans not covered by other categories. The value for a 2-bedroom unit is $45.
Air Conditioning
$25
Property has 'Central Air'. This is a fixed allowance for a 2-bedroom unit.
Water
$40
Property is connected to 'Public' water. This is a fixed allowance for a 2-bedroom unit.
Sewer
$66
Property is connected to 'Public Sewer'. This is a fixed allowance for a 2-bedroom unit.
Trash Collection
$21
Inferred as a standard tenant-paid municipal service for a single-family home. The allowance is a fixed value for a 2-bedroom unit.
Refrigerator
$0
Property information indicates a refrigerator is provided by the landlord.
Range/Microwave
$0
Property information indicates a microwave is provided by the landlord.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$845
DP3 Annual Estimate$845
DP1 Monthly Equivalent$70
DP3 Monthly Equivalent$70
Replacement Value$123,826
Basis904 sqft / 1958
Nearby Houses
Photo unavailable
1301 11th Ave W
sold · 0.03 mi
Price: $375,000
— bd / — ba · 1,350 sqft
Latest sale: $375,000
Latest rent: —
Photo unavailable
1207 11th Ave W
sold · 0.03 mi
Price: $240,000
2 bd / 2 ba · 1,120 sqft
Latest sale: $240,000
Latest rent: —
Photo unavailable
1110 12th St W
sold · 0.03 mi
Price: $599,000
1 bd / 2 ba · 1,872 sqft
Latest sale: $599,000
Latest rent: —
Photo unavailable
1305 11th Ave W
sold · 0.04 mi
Price: $370,000
3 bd / 2 ba · 1,080 sqft
Latest sale: $370,000
Latest rent: —
Photo unavailable
1102 12th St W
sold · 0.04 mi
Price: $250,000
2 bd / 1 ba · 1,108 sqft
Latest sale: $250,000
Latest rent: —
Photo unavailable
1024 12th St W
sold · 0.04 mi
Price: $52,500
— bd / — ba
Latest sale: $52,500
Latest rent: —
Photo unavailable
1214 12th Ave W
sold · 0.04 mi
Price: $305,000
3 bd / 2 ba · 1,056 sqft
Latest sale: $305,000
Latest rent: —
Photo unavailable
1116 13th St W
sold · 0.04 mi
Price: $87,543
2 bd / 1 ba · 960 sqft
Latest sale: $87,543
Latest rent: —
Photo unavailable
1018 12th St W
sold · 0.05 mi
Price: $52,500
— bd / — ba
Latest sale: $52,500
Latest rent: —
Photo unavailable
1302 12th Ave W
sold · 0.05 mi
Price: $220,000
4 bd / 2 ba · 1,392 sqft
Latest sale: $220,000
Latest rent: —
Photo unavailable
1103 12th St W
sold · 0.06 mi
Price: $116,000
2 bd / 1 ba · 756 sqft
Latest sale: $116,000
Latest rent: —
Photo unavailable
1213 12th Ave W
sold · 0.07 mi
Price: $205,000
3 bd / 1 ba · 1,140 sqft
Latest sale: $205,000
Latest rent: —
Photo unavailable
1223 12th Ave W
sold · 0.07 mi
Price: $199,000
2 bd / 1 ba · 1,090 sqft
Latest sale: $199,000
Latest rent: —
Photo unavailable
1208 12th St W
sold · 0.08 mi
Price: $428,000
4 bd / 2 ba · 1,172 sqft
Latest sale: $428,000 on Nov 02, 2023
Latest rent: —
Photo unavailable
1009 12th St W Apt A
sold · 0.08 mi
Price: $279,000
— bd / — ba · 1,552 sqft
Latest sale: $279,000
Latest rent: —
Photo unavailable
1102 12th Ave W
sold · 0.08 mi
Price: $230,000
3 bd / 2 ba · 1,395 sqft
Latest sale: $230,000 on Mar 06, 2020
Latest rent: —
Photo unavailable
1302 13th Ave W
sold · 0.09 mi
Price: $81,000
3 bd / 2 ba · 1,406 sqft
Latest sale: $81,000
Latest rent: —
Photo unavailable
1306 13th Ave W
sold · 0.09 mi
Price: $225,000
2 bd / 2 ba · 1,050 sqft
Latest sale: $225,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No smoke detectors or carbon-monoxide alarms visible in photos (NSPIRE requires working detectors in required locations).
- No GFCI outlet(s) clearly visible in kitchen photos (GFCI required in kitchens/bathrooms).
Assumptions
- 2020 roof statement in listing is accurate and roof is in good condition (no active leaks).
- Central HVAC is present and functional (ceiling vents seen), though equipment is not photographed.
- Water heater and electrical panel exist and are serviceable but were not visible in listing photos.
- Smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in photos; they may or may not be installed — inspector will require them if absent.
- Kitchen appliances shown (stove and refrigerator) will remain with the unit; absence would moderately reduce readiness but not be catastrophic.
- No hidden active mold, significant termite damage, foundation movement, or major plumbing leaks are present, inferred from lack of visible stains or sagging in images.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,218 | $174,826 | $174,826 |
| 2024 | $3,333 | $174,826 | $174,826 |
| 2023 | $3,254 | $176,204 | $170,565 |
| 2022 | $2,954 | $155,059 | $155,059 |
| 2021 | $1,286 | $68,211 | $68,211 |
| 2020 | $638 | $70,725 | $70,725 |
| 2019 | $1,326 | $69,028 | $65,119 |
| 2018 | $1,193 | $59,199 | $59,199 |
| 2017 | $453 | $53,636 | $48,342 |
| 2016 | $441 | $50,646 | $47,348 |
| 2015 | $442 | $52,195 | $47,019 |
| 2014 | $437 | $58,094 | $46,646 |
| 2013 | $428 | $55,334 | $45,957 |
| 2012 | $404 | $54,973 | $45,189 |
| 2011 | $380 | $61,034 | $43,873 |
| 2010 | $358 | $74,868 | $43,225 |
| 2009 | $323 | $94,432 | $42,089 |
| 2008 | $319 | $101,503 | $42,047 |
| 2007 | $298 | $127,453 | $40,822 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-05-24 | Sold | $180,000 |
| 2020-04-21 | Sold | $76,100 |
Photo Gallery
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"description": "In \"Village of Arts\" - Historic Downtown Bradenton - Live/Work Artist Colony\n\nZoned T-4 - can accommodate commercial and/or residential property use.\n\nSite approved for additional 2 units of development.\n\nUpstairs/downstairs duplex (separate electric meters).\n\nBoth renters (friends of mine) on month-to-month. I collect $1,550 monthly (well below market rate)\n\nThe frontage is HUGE. 100’ from house to road. TONS of room for parking, food truck, pop up art market, café seating, etc.\n\nI lived here with my daughter for three years while we fixed it up. \n\nLet's talk about the physical structure:\n\nAll the electric is new as of 2017.\n\nThe metal roof is new as of 2016.\n\nCarport roof is shingle and new as of 2017.\n\nThe house was tented in 2017.\n\nThere is no HVAC, only window AC units. Duplex shaded and cool year round with one or two units running.\n\nWasher/dryer hookup in the back.\n\nTwo separate hot water heaters, one is new as of 2017.\n\nAll the water pipes are original. We have only had one repair and we replaced the piece with PVC. Sometimes the water will back up in the kitchen or bathtub and I will snake the drain and it is fine. These are the only issues we have had with plumbing.\n\nThere is an additional room that the previous owner built in the back. This room has its own flat room. That roof is also metal and HAS ONE LEAK. It is tarped and not leaking currently but needs metal seam to be caulked.\n\nThere is one place where the tile downstairs is bowing. This happens in the summer. I decided not to redo the tile when I bought it because it has no other issues.\n\nThe upstairs living room ceiling had old plaster that fell down due to water damage before I purchased. We replaced the plaster with drywall. The drywall is not yet spackled.\n\nWe have made tons of repairs and (and a few improvements). We put in the kitchen downstairs and upstairs, we repaired various damaged walls, we repairs the one pipe leak, we painted the house inside and out, we installed two new window units (in walls), and a bunch of other little things I'm forgetting.\n\nMy original dream for the property was to live upstairs (or rent the upstairs) and run a business downstairs and in the carport of the structure (think coffee/beer/wine bar). I have since started a farm and a yoga studio elsewhere so I will not be starting a business at this location.\n\nI am selling because I need cash to build my dream house on our farm in Palmetto. I do NOT want to sell - I love this property and my tenants and the Village of the Arts. I served on the Artist Guild Board for over four years and am still a member of the Guild. The Village People are wonderful people and whoever buys this property will love having it and spending time in the Village!\n\nThis property would work for lots of different goals. For instance: imagine holding an art market every Saturday. Imagine getting a food truck to pull up into the long driveway. If you wanted to put a gallery or business in the duplex, you can pull people in with food, live music, and by partnering with other artists. The space is waiting for the right person or couple to make it happen.\n\nI think that's everything. Feel free to give me a call on my cell with any questions or set up a time to walk through. I will be out of town from July 4 to July 17.\n\nEDIT: Because I am going out of town, I am now utilizing a real estate broker. His name is Tom Aposporos and he may be reached at (941) 704-4250.\n\nStephen Boyes",
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"total": 68211,
"building": 43211
}
},
{
"tax": 638,
"year": 2020,
"market": {
"land": 25000,
"total": 70725,
"building": 45725
},
"assessment": {
"land": 25000,
"total": 70725,
"building": 45725
}
},
{
"tax": 1326,
"year": 2019,
"market": {
"land": 25000,
"total": 69028,
"building": 44028
},
"assessment": {
"land": null,
"total": 65119,
"building": null
}
},
{
"tax": 1193,
"year": 2018,
"market": {
"land": 15000,
"total": 59199,
"building": 44199
},
"assessment": {
"land": 15000,
"total": 59199,
"building": 44199
}
},
{
"tax": 453,
"year": 2017,
"market": {
"land": 12000,
"total": 53636,
"building": 41636
},
"assessment": {
"land": null,
"total": 48342,
"building": null
}
},
{
"tax": 441,
"year": 2016,
"market": {
"land": 11000,
"total": 50646,
"building": 39646
},
"assessment": {
"land": null,
"total": 47348,
"building": null
}
},
{
"tax": 442,
"year": 2015,
"market": {
"land": 11000,
"total": 52195,
"building": 41195
},
"assessment": {
"land": null,
"total": 47019,
"building": null
}
},
{
"tax": 437,
"year": 2014,
"market": {
"land": 9350,
"total": 58094,
"building": 48744
},
"assessment": {
"land": null,
"total": 46646,
"building": null
}
},
{
"tax": 428,
"year": 2013,
"market": {
"land": 9350,
"total": 55334,
"building": 45984
},
"assessment": {
"land": null,
"total": 45957,
"building": null
}
},
{
"tax": 404,
"year": 2012,
"market": {
"land": 9450,
"total": 54973,
"building": 45523
},
"assessment": {
"land": null,
"total": 45189,
"building": null
}
},
{
"tax": 380,
"year": 2011,
"market": {
"land": 11350,
"total": 61034,
"building": 49684
},
"assessment": {
"land": null,
"total": 43873,
"building": null
}
},
{
"tax": 358,
"year": 2010,
"market": {
"land": 10450,
"total": 74868,
"building": 64418
},
"assessment": {
"land": null,
"total": 43225,
"building": null
}
},
{
"tax": 323,
"year": 2009,
"market": {
"land": 10890,
"total": 94432,
"building": 83542
},
"assessment": {
"land": null,
"total": 42089,
"building": null
}
},
{
"tax": 319,
"year": 2008,
"market": {
"land": 11000,
"total": 101503,
"building": 90503
},
"assessment": {
"land": null,
"total": 42047,
"building": null
}
},
{
"tax": 298,
"year": 2007,
"market": {
"land": 10788,
"total": 127453,
"building": 116665
},
"assessment": {
"land": null,
"total": 40822,
"building": null
}
}
],
"property_history": [
{
"date": "2026-02-07",
"price": 289000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-07T18:54:58Z",
"list_price": 289000,
"listing_id": "2990062789",
"last_update_date": "2026-02-07T17:37:14Z",
"last_status_change_date": "2026-02-06T22:45:21Z"
},
"event_name": "Price Changed",
"price_sqft": 319.69026548672565,
"source_name": "StellarMLS",
"price_change": -36000,
"days_after_listed": null,
"source_listing_id": "A4677250",
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},
{
"date": "2026-01-07",
"price": 325000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-07T18:54:58Z",
"list_price": 289000,
"listing_id": "2990062789",
"last_update_date": "2026-02-07T17:37:14Z",
"last_status_change_date": "2026-02-06T22:45:21Z"
},
"event_name": "Listed",
"price_sqft": 359.5132743362832,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4677250",
"price_change_percentage": "+327.07%"
},
{
"date": "2020-04-21",
"price": 76100,
"listing": {
"status": "sold",
"list_date": "2021-10-24T19:27:09Z",
"list_price": 75000,
"listing_id": "2914952298",
"last_update_date": "2020-04-22T13:35:29Z",
"last_status_change_date": "2021-10-24T19:27:09Z"
},
"event_name": "Sold",
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"days_after_listed": null,
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},
{
"date": "1979-12-01",
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"listing": null,
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"source_name": "Public Record",
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}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Cc",
"permit_effective_date": "May 21, 2020",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Certificate of completion",
"permit_effective_date": "May 21, 2020",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof resid",
"permit_effective_date": "May 4, 2020",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof residential",
"permit_effective_date": "May 4, 2020",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof resid",
"permit_effective_date": "May 10, 2012",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof residential",
"permit_effective_date": "Jul 10, 2007",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Residence addition al",
"permit_effective_date": "Jun 16, 2006",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Home addition",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Residential addition alter",
"permit_effective_date": "Jun 16, 2006",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Home addition",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof resid",
"permit_effective_date": "Jun 16, 2006",
"permit_project_type_1": "Home addition",
"permit_project_type_2": "Residential",
"permit_project_type_3": "Roofing"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof resid",
"permit_effective_date": "Jun 16, 2006",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Roof resid",
"permit_effective_date": "Jun 16, 2006",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Residential",
"permit_project_type_3": "Roofing"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5526771407",
"generated_at": "2026-03-27T21:41:03.565677Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 77.6
},
"utility_allowance": {
"zip_code": "34205",
"home_photo": "https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m1101366783s-w1280.jpg",
"rent_price": 1470.0,
"loan_amount": 231200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1217-11th-Ave-W_Bradenton_FL_34205_M55267-71407",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 289000.0,
"loan_term_years": 30,
"annual_cash_flow": 11716.46,
"mortgage_monthly": 1538.18,
"payment_standard": 1727.0,
"total_amount_out": 57800.0,
"additional_photos": [
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m1194690235s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m846586435s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m1810476171s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m2871233459s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m3176516094s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m2685164408s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m2665963333s-w1280.jpg",
"https://ap.rdcpix.com/def80db1890258735162a303e58648c8l-m2210659188s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 70.42,
"monthly_cash_flow": 976.37,
"property_tax_rate": 0.008199999999999999,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesManateeCounty2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property information specifies 'Electric' heating. The value for 2 bedrooms with electric heating is $15.",
"utility": "Heating",
"allowance": 15
},
{
"note": "Property details list 'Electricity Connected' but not gas. Photos show an electric range. The allowance for a 2-bedroom unit with electric cooking is $11.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Fuel source is not specified, but other major utilities are electric. Selected 'electric' for consistency. The allowance for a 2-bedroom unit is $34.",
"utility": "Water Heating",
"allowance": 34
},
{
"note": "This is a standard allowance for lights, outlets, and fans not covered by other categories. The value for a 2-bedroom unit is $45.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property has 'Central Air'. This is a fixed allowance for a 2-bedroom unit.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property is connected to 'Public' water. This is a fixed allowance for a 2-bedroom unit.",
"utility": "Water",
"allowance": 40
},
{
"note": "Property is connected to 'Public Sewer'. This is a fixed allowance for a 2-bedroom unit.",
"utility": "Sewer",
"allowance": 66
},
{
"note": "Inferred as a standard tenant-paid municipal service for a single-family home. The allowance is a fixed value for a 2-bedroom unit.",
"utility": "Trash Collection",
"allowance": 21
},
{
"note": "Property information indicates a refrigerator is provided by the landlord.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "Property information indicates a microwave is provided by the landlord.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.2,
"down_payment_amount": 57800.0,
"property_tax_annual": 3314.54,
"property_tax_monthly": 276.21,
"property_tax_increase": 0.03,
"utility_allowance_total": 257.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -6741.69,
"property_management_monthly": 147.0,
"monthly_cash_flow_after_debt": -561.81,
"cash_on_cash_return_after_debt": -0.12
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed, 1-bath single-family home appears largely turnkey for Section 8 tenancy: recent interior updates, a claimed 2020 roof, visible HVAC vents, functioning appliances, and good exterior condition mean it should pass an initial NSPIRE/HCV inspection after confirmation/installation of required detectors/GFCI outlets and routine landscaping. Primary inspection risk is missing/undocumented smoke and CO alarms and GFCI protection in photos; these are usually quick fixes. No major structural, roof, or moisture red flags evident in provided photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 88.0,
"rationale": "Interior photos show recent cosmetic renovation: new-looking kitchen cabinets, stainless appliances, fresh paint, updated flooring, and working ceiling fans. Exterior stucco and painted trim appear in good condition and the 2020 roof claimed in listing reduces near-term risk. Yard and landscaping are modestly neglected (weeds, overgrown planting beds) and chain-link fence/gates show normal wear. No major cosmetic deferred maintenance visible and both fridge and stove are present, so readiness is high with only minor landscaping and routine touch-ups needed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "No visible exposed wiring, loose handrails, active water stains, or structural sagging in photos. Entry door appears to have a keypad/lock and looks secure. Bedrooms/windows appear to provide egress. However, photos do not show smoke detectors or carbon-monoxide alarms, and no GFCI outlet is clearly visible in the kitchen — all items commonly required by NSPIRE/Section 8. Because these devices may be present but not shown, and because other visible safety items appear compliant, score reflects a moderate risk: likely passable after adding/verifying detectors and GFCI protection if missing."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 75.0,
"rationale": "Listing states a 2020 roof (positive). Interiors show ceiling vents and a central-looking vent register indicating central HVAC likely installed and functional. Kitchen shows modern electric range and microwave; electrical looks recently updated where visible. Water heater, electrical panel and plumbing risers are not shown; no evidence of active leaks or water damage in ceilings/walls. Given the recent interior updates and lack of visible system distress, systems appear in good condition but unseen items (panel, water heater) create moderate uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior photos show intact stucco/siding, a covered carport/porch in good condition, concrete driveway/walkway with normal wear and no trip hazards, and a chain-link perimeter fence. Property is reportedly not in a flood zone. Minor exterior maintenance is needed (yard clean-up, vegetation trimming). No standing water, major foundation cracks, roof sagging, or visible termite/infestation evidence in photos."
}
],
"red_flags": [
"No smoke detectors or carbon-monoxide alarms visible in photos (NSPIRE requires working detectors in required locations).",
"No GFCI outlet(s) clearly visible in kitchen photos (GFCI required in kitchens/bathrooms)."
],
"confidence": 0.7,
"assumptions": [
"2020 roof statement in listing is accurate and roof is in good condition (no active leaks).",
"Central HVAC is present and functional (ceiling vents seen), though equipment is not photographed.",
"Water heater and electrical panel exist and are serviceable but were not visible in listing photos.",
"Smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in photos; they may or may not be installed — inspector will require them if absent.",
"Kitchen appliances shown (stove and refrigerator) will remain with the unit; absence would moderately reduce readiness but not be catastrophic.",
"No hidden active mold, significant termite damage, foundation movement, or major plumbing leaks are present, inferred from lack of visible stains or sagging in images."
],
"overall_score": 79.0,
"rubric_version": "2026-03-hcv-nspire-v1"
},
{
"summary": "Overall the property appears to be in good, renovated condition and would likely pass an initial Housing Choice Voucher (Section 8 / NSPIRE) inspection after standard verifications. Major positive items: 2020 roof, updated interior finishes, functioning kitchen appliances, solid exterior envelope, covered porch/carport, and secure-looking entry door. Primary inspection risks are missing visible confirmation of smoke/CO alarms, GFCI protection in wet areas, electrical panel and water-heater verification, and bedroom-egress confirmation. These are likely fixable quickly (detector installations, GFCI outlets or breakers, minor electrical checks). Expect minor repairs/verification tasks rather than major rehab to reach full NSPIRE compliance.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 78.0,
"rationale": "Interior photos show a recently renovated finish: new-looking vinyl plank floors, painted walls, functioning ceiling fans, updated kitchen cabinets and appliances. Exterior stucco and covered carport/porch appear intact. Observable deferred items are minor: lawn and landscaping maintenance, some clutter on porch, and chain-link fence/gate that may need latch/adjustment. No visible collapsed finishes, major drywall damage, or exposed subfloor. Missing appliances are not an issue here (stove and refrigerator are present). Overall cosmetic condition is good; only minor repair/maintenance items expected prior to move-in."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible. Entry door appears to have a modern lock/keypad and looks secure. Windows are large and living spaces show adequate natural egress; bedrooms are not shown so bedroom-egress cannot be fully confirmed (assumed adequate based on window sizes). No exposed high-voltage wiring noted (some TV cabling visible but non-hazardous). No visible ceiling/roof leaks, sagging, or mold in photos. However smoke and carbon monoxide detectors are not visible in the photos (cannot confirm placement), GFCI protection in kitchen/bath is not shown, and electrical panel/water heater are not photographed. These missing verifications are typical inspection checkpoints and would need confirmation; they reduce the safety score moderately."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 70.0,
"rationale": "Roof was replaced in 2020 per listing — strong positive. Ceiling vents visible suggest central A/C or ducted system (not explicitly shown working). Kitchen plumbing fixtures and appliances look installed; stove and refrigerator present. Electrical system condition and panel location not shown; no obvious overloaded circuits observed but TV wires are exposed and should be tidied. Water heater and drainage condition are not visible. Given the recent roof and renovated interior, systems likely functional but lack of direct evidence (panel, water heater, HVAC unit) requires verification and reduces the systems score."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 82.0,
"rationale": "Exterior stucco and paint appear sound with no visible cracks or foundation displacement. Covered carport/porch and soffits look in good condition. Chain-link front fence and concrete driveway/sidewalk are serviceable; yard is level with no standing water visible and listing states property is not in a flood zone. Some minimal landscaping and weed control needed. No visible signs of infestation or major exterior neglect."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Roof replacement in 2020 (listing claim) is accurate and currently watertight.",
"Central HVAC is present and operational (ceiling vents visible), but full service/functional test required.",
"Hot water system exists and is functional though not photographed.",
"Smoke detectors and carbon monoxide alarms are not visible in photos and may need installation or verification to meet NSPIRE placement requirements.",
"Electrical panel and full circuit condition are not shown and assumed intact; no obvious external electrical hazards noted in photos.",
"Bedrooms (not fully photographed) have code-compliant egress windows; assumed typical construction for a 1958 single-family home that has been renovated.",
"Kitchen appliances shown (stove, refrigerator, microwave) are included and functional; missing small items would be minor to replace.",
"No evidence of active roof leaks, structural sagging, collapsed ceilings, or severe mold in the visible photos — if any of these exist hidden from photos, score would be materially lower."
],
"overall_score": 76.0,
"rubric_version": "nsPIRE_v1.0"
},
{
"summary": "Overall this 2BR/1BA single‑family home appears renovated and largely turnkey for rental with a recent roof (2020), updated kitchen, new flooring/paint, intact exterior and a serviceable covered carport/porch. Primary inspection risks are documentation/verification items that cannot be confirmed by photos: presence and placement of smoke/CO alarms, GFCI protection at kitchen/bath, electrical panel condition, and full HVAC/water‑heater verification. No visible major structural or life‑threatening hazards were observed. With verification/installation of required detectors, confirmation of GFCI and basic systems service, this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Property photos and listing show a recent interior renovation with new-looking flooring, fresh paint, updated kitchen cabinets, stainless appliances (stove + fridge visible), new-looking front door and new-looking soffits/porch ceiling. Exterior stucco appears intact and the 2020 roof (listing) reduces near-term capital risk. Visible deferred items are minor yard maintenance, some landscaping/weeds and surface staining on the driveway/porch concrete. Missing or worn items are cosmetic; no major deferred maintenance is visible. Overall condition appears move-in ready with minor cosmetic/maintenance work only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 72.0,
"rationale": "No active life‑threatening hazards are visible (no collapsed ceilings, no standing water, no visible major foundation movement or structural sagging). The house is single‑story with accessible egress windows visible in living areas. However, critical NSPIRE safety items are not directly visible in photos: smoke detectors and carbon‑monoxide detectors are not shown, GFCI protection at kitchen sink is not clearly visible, and the electrical panel is not shown. Some TV/AV cabling is exposed on a wall (cosmetic trip/cord hazard but not an electrical code failure). Front entry has a modern lockset but a dedicated deadbolt cannot be confirmed. Given the renovated condition it's likely most code items are present, but the lack of visible detectors/GFCI and no panel view creates inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Listing notes a 2020 roof which is a strong positive and the roof appears intact in photos. Kitchen appliances (electric range, microwave, refrigerator) are present and appear functional. Interior ceiling vent/grille and new finishes suggest an HVAC system exists, though no outdoor HVAC condenser or water heater is shown. Electrical service and plumbing fixtures are present and appear in good cosmetic condition but their operational status and the age/condition of water heater, electrical panel, and HVAC cannot be independently verified from photos. No signs of active leaks or significant water damage are visible."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.0,
"rationale": "Exterior envelope (stucco) looks sound, soffit and eaves appear finished, and the porch/carport structure looks solid. Chain‑link fence and gate are serviceable. Concrete driveway and walkways show normal wear and staining but no large cracks or trip hazards are apparent. Yard is level and listed as not in a flood zone. Vegetation is close to the structure in spots and will require routine yard maintenance, but no evidence of infestation or severe neglect is visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof was replaced in 2020 is accurate and roof is in good condition.",
"Interior renovations reflect updated electrical and plumbing work consistent with visible finishes (but main service/panel not shown).",
"An HVAC system is present and operational (ceiling vents visible) though outdoor unit is not pictured.",
"Water heater and plumbing fixtures are present and provide hot water; no active leaks were observed in photos.",
"Smoke and carbon monoxide detectors may be present but were not visible in photos; GFCI protection in kitchen/bath not confirmed.",
"Bedrooms have compliant egress windows (large windows visible in living areas and likely bedrooms given the layout), but bedroom photos are limited.",
"Property is vacant or can be made vacant for inspection (photos show staged furnishings).",
"Because the house was built in 1958, lead disclosure and required lead‑paint procedures apply; no visible peeling paint was observed."
],
"overall_score": 78.0,
"rubric_version": "2026-03-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1217 11th Ave W, Bradenton, FL, 34205",
"aggregate": {
"summary": "This 2-bed, 1-bath single-family home appears largely turnkey for Section 8 tenancy: recent interior updates, a claimed 2020 roof, visible HVAC vents, functioning appliances, and good exterior condition mean it should pass an initial NSPIRE/HCV inspection after confirmation/installation of required detectors/GFCI outlets and routine landscaping. Primary inspection risk is missing/undocumented smoke and CO alarms and GFCI protection in photos; these are usually quick fixes. No major structural, roof, or moisture red flags evident in provided photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 83.7,
"rationale": "Interior photos show recent cosmetic renovation: new-looking kitchen cabinets, stainless appliances, fresh paint, updated flooring, and working ceiling fans. Exterior stucco and painted trim appear in good condition and the 2020 roof claimed in listing reduces near-term risk. Yard and landscaping are modestly neglected (weeds, overgrown planting beds) and chain-link fence/gates show normal wear. No major cosmetic deferred maintenance visible and both fridge and stove are present, so readiness is high with only minor landscaping and routine touch-ups needed."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior photos show intact stucco/siding, a covered carport/porch in good condition, concrete driveway/walkway with normal wear and no trip hazards, and a chain-link perimeter fence. Property is reportedly not in a flood zone. Minor exterior maintenance is needed (yard clean-up, vegetation trimming). No standing water, major foundation cracks, roof sagging, or visible termite/infestation evidence in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 72.3,
"rationale": "No visible exposed wiring, loose handrails, active water stains, or structural sagging in photos. Entry door appears to have a keypad/lock and looks secure. Bedrooms/windows appear to provide egress. However, photos do not show smoke detectors or carbon-monoxide alarms, and no GFCI outlet is clearly visible in the kitchen — all items commonly required by NSPIRE/Section 8. Because these devices may be present but not shown, and because other visible safety items appear compliant, score reflects a moderate risk: likely passable after adding/verifying detectors and GFCI protection if missing."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 73.3,
"rationale": "Listing states a 2020 roof (positive). Interiors show ceiling vents and a central-looking vent register indicating central HVAC likely installed and functional. Kitchen shows modern electric range and microwave; electrical looks recently updated where visible. Water heater, electrical panel and plumbing risers are not shown; no evidence of active leaks or water damage in ceilings/walls. Given the recent interior updates and lack of visible system distress, systems appear in good condition but unseen items (panel, water heater) create moderate uncertainty."
}
],
"red_flags": [
"No smoke detectors or carbon-monoxide alarms visible in photos (NSPIRE requires working detectors in required locations).",
"No GFCI outlet(s) clearly visible in kitchen photos (GFCI required in kitchens/bathrooms)."
],
"confidence": 0.94,
"assumptions": [
"2020 roof statement in listing is accurate and roof is in good condition (no active leaks).",
"Central HVAC is present and functional (ceiling vents seen), though equipment is not photographed.",
"Water heater and electrical panel exist and are serviceable but were not visible in listing photos.",
"Smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in photos; they may or may not be installed — inspector will require them if absent.",
"Kitchen appliances shown (stove and refrigerator) will remain with the unit; absence would moderately reduce readiness but not be catastrophic.",
"No hidden active mold, significant termite damage, foundation movement, or major plumbing leaks are present, inferred from lack of visible stains or sagging in images."
],
"score_method": "mean_of_criteria",
"overall_score": 77.6,
"rubric_version": "2026-03-hcv-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5526771407"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.