Property ID: 5541305827
529 W Michigan Ave, Pensacola, FL, 32505
Pensacola, FL
Money Down: $16,776
CoC Return: 39.72%
Monthly Cash Flow: $555
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,980
Closing Costs
$2,796
Total Down
$16,776
Investment Snapshot
Purchase Price
$69,900
Money Down
$16,776
Cash-on-Cash Return
39.72%
Rent
$1,241
Monthly Cash Flow
$555
Annual Cash Flow
$6,664
Debt Service / Mo
$372
Property Tax / Mo
$114
Insurance / Mo
$76
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,241
Payment Standard
$1,525
Rent
$1,241
Insurance
$76
Property Tax
$114
Management
$124
Utilities Allowance
$284
NOI (Monthly)
$927
Debt Service
$372
Cash Flow After Debt
$555
Quality Score: 48.90%
Confidence: 95.00%
This 2-bed, 1-bath home shows mostly cosmetic deferred maintenance and several safety/system unknowns. Likely to fail an initial NSPIRE/HCV inspection without repairs: missing/uncertain smoke/CO detection, at least one exposed electrical receptacle, missing porch handrail, and unknown heating/hot-water/system conditions. With a targeted scope of repairs (install detectors, cover plates, handrail, verify/repair electrical, confirm heating and hot water, address roof wear and door damage) it could be made Section 8 ready in 30–60 days. Current turnkey readiness is low-moderate.
Section 8 Payment Standard
$1,525
Utility Allowance Total
$284
Guaranteed Section 8 Rent (PS - Utilities)
$1,241
Property Management
$124
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$69,900
Beds
2
Baths
1
Living Area
975 sqft
Lot Size
11,761 sqft
Year Built
1946
Days on Market
82
Capital Outlay
$16,776
Debt Service
$372
Property Tax / Mo
$114
Insurance / Mo
$76
Property Description
INVESTOR ALERT! PRIME PENSACOLA LOCATION! CORNER LOT! Positioned on a prominent corner in a prime Pensacola location with light industrial and residential zoning, this property offers exceptional potential for investors, builders, or buyers with vision. The existing home requires repairs, updates and improvements, making this an ideal opportunity for a custom project or value-add investment. A utility building in the backyard, wired for electricity, adds additional storage or workspace potential. With flexible use options and strong visibility, this corner property lends itself to a variety of possibilities-residential, income-producing, or light industrial (buyer to verify all intended uses). Located with convenient access to major roads, this is a value-driven opportunity being offered at an attractive price point.
Utility Allowances
Heating (Electric)
$28
Selected electric option for a 2-bedroom unit. Property details list 'Heating Features: Wall/Window Unit(s)', which are typically electric.
Air Conditioning
$31
Selected for a 2-bedroom unit. Property details list 'Cooling Features: Wall/Window Unit(s)'.
Cooking (Electric)
$10
Selected electric option for a 2-bedroom unit. The property photos show an electric stove, and 'Natural Gas' is not mentioned in the listing.
Water Heater (Electric)
$25
Selected electric option for a 2-bedroom unit. Property details explicitly state 'Electric Water Heater'.
Water
$32
Selected for a 2-bedroom unit. Property details state 'Water Source: Public'.
Sewer
$49
Selected for a 2-bedroom unit. Inferred based on 'Public' water source and the absence of a 'Septic Tank' mention, which is common in this configuration.
Trash Collection
$32
Standard fixed allowance for a single-family home.
Other Electric
$54
Selected for a 2-bedroom unit to account for general electric usage such as lights and outlets.
Monthly Electric Fee
$11
Fixed monthly base fee for electric service, applicable as the property uses electricity.
Refrigerator (Tenant Supplied)
$12
Fixed allowance applied as the property listing does not explicitly state a refrigerator is provided.
Monthly Gas Fee
$0
Allowance is zero as all appliances are identified as electric, so no gas service is required.
Range (Tenant Supplied)
$0
Allowance is zero because property photos show a range/oven is provided by the landlord.
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$912
DP3 Annual Estimate$912
DP1 Monthly Equivalent$76
DP3 Monthly Equivalent$76
Replacement Value$62,311
Basis975 sqft / 1946
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Electrical hazards — open/missing outlet cover and visible wiring at baseboard (exposed conductors risk).
- Missing/absent smoke and CO detectors visible in photos (NSPIRE required).
- Unsafe entry steps — small front steps lack a handrail and may fail stair safety requirements.
Assumptions
- No smoke detectors or CO alarms are installed because none are visible in interior photos.
- Primary heating is the freestanding stove insert in the fireplace; there is no visible central HVAC system (window AC visible in a bedroom).
- Water heater and electrical panel exist but their condition and code compliance are unknown (not shown in photos).
- Kitchen appliances are not shown and may be missing or need repair; absence assumed but not heavily penalized.
- No obvious major structural collapse, foundation movement, or active water intrusion is visible in the provided photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,323 | $81,811 | $81,811 |
| 2023 | $1,050 | $73,010 | $67,713 |
| 2022 | $981 | $67,558 | $61,558 |
| 2021 | $901 | $56,127 | $55,962 |
| 2020 | $818 | $50,875 | $50,875 |
| 2019 | $790 | $48,403 | $48,403 |
| 2018 | $779 | $46,681 | $46,681 |
| 2017 | $801 | $47,212 | $47,212 |
| 2016 | $799 | $46,234 | $46,234 |
| 2015 | $760 | $44,605 | $44,605 |
| 2014 | $700 | $42,935 | $42,935 |
| 2013 | $700 | $40,350 | $40,350 |
| 2012 | $728 | $41,598 | $41,598 |
| 2011 | $745 | $42,897 | $42,897 |
| 2010 | $762 | $44,198 | $44,198 |
| 2009 | $783 | $45,497 | $45,497 |
| 2008 | $815 | $48,008 | $48,008 |
| 2007 | $939 | $52,500 | $52,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-26 | Listed | $69,900 |
| 1983-12-01 | Sold | $23,100 |
Photo Gallery
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"https://ap.rdcpix.com/c44e16be256c8b1ed44ac9d2ba565419l-m1297145220s-w1280.jpg",
"https://ap.rdcpix.com/c44e16be256c8b1ed44ac9d2ba565419l-m2310302770s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 76.0,
"monthly_cash_flow": 927.34,
"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 electric option for a 2-bedroom unit. Property details list 'Heating Features: Wall/Window Unit(s)', which are typically electric.",
"utility": "Heating (Electric)",
"allowance": 28
},
{
"note": "Selected for a 2-bedroom unit. Property details list 'Cooling Features: Wall/Window Unit(s)'.",
"utility": "Air Conditioning",
"allowance": 31
},
{
"note": "Selected electric option for a 2-bedroom unit. The property photos show an electric stove, and 'Natural Gas' is not mentioned in the listing.",
"utility": "Cooking (Electric)",
"allowance": 10
},
{
"note": "Selected electric option for a 2-bedroom unit. Property details explicitly state 'Electric Water Heater'.",
"utility": "Water Heater (Electric)",
"allowance": 25
},
{
"note": "Selected for a 2-bedroom unit. Property details state 'Water Source: Public'.",
"utility": "Water",
"allowance": 32
},
{
"note": "Selected for a 2-bedroom unit. Inferred based on 'Public' water source and the absence of a 'Septic Tank' mention, which is common in this configuration.",
"utility": "Sewer",
"allowance": 49
},
{
"note": "Standard fixed allowance for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "Selected for a 2-bedroom unit to account for general electric usage such as lights and outlets.",
"utility": "Other Electric",
"allowance": 54
},
{
"note": "Fixed monthly base fee for electric service, applicable as the property uses electricity.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "Fixed allowance applied as the property listing does not explicitly state a refrigerator is provided.",
"utility": "Refrigerator (Tenant Supplied)",
"allowance": 12
},
{
"note": "Allowance is zero as all appliances are identified as electric, so no gas service is required.",
"utility": "Monthly Gas Fee",
"allowance": 0
},
{
"note": "Allowance is zero because property photos show a range/oven is provided by the landlord.",
"utility": "Range (Tenant Supplied)",
"allowance": 0
}
],
"cash_on_cash_return": 0.8,
"down_payment_amount": 13980.0,
"property_tax_annual": 1362.69,
"property_tax_monthly": 113.56,
"property_tax_increase": 0.03,
"utility_allowance_total": 284.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
"https://www.cityofpensacola.com/DocumentCenter/View/27843",
"https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 6663.66,
"property_management_monthly": 124.1,
"monthly_cash_flow_after_debt": 555.31,
"cash_on_cash_return_after_debt": 0.48
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed, 1-bath home shows mostly cosmetic deferred maintenance and several safety/system unknowns. Likely to fail an initial NSPIRE/HCV inspection without repairs: missing/uncertain smoke/CO detection, at least one exposed electrical receptacle, missing porch handrail, and unknown heating/hot-water/system conditions. With a targeted scope of repairs (install detectors, cover plates, handrail, verify/repair electrical, confirm heating and hot water, address roof wear and door damage) it could be made Section 8 ready in 30–60 days. Current turnkey readiness is low-moderate.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs needed",
"score": 55.0,
"rationale": "Property exterior and interior show obvious deferred maintenance but mostly cosmetic/medium repairs: weathered wood siding, worn/peeled paint, scuffed and partially patched hardwood floors, damaged lower panels on front door and missing outlet cover plates. Interior finishes need repainting and floor refinishing. Listing and photos indicate the home 'requires repairs, updates and improvements' but no visible collapse or major structural damage. Missing/unknown kitchen appliances (kitchen not shown) reduce readiness moderately but are not a catastrophic failure on their own."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE code risk",
"score": 45.0,
"rationale": "Multiple NSPIRE-related safety risks visible or inferable: no smoke detectors or CO alarm visible in photos, at least one electrical receptacle or outlet cover is missing (open box near baseboard), entry steps lack a compliant handrail, and the front door lower panels are damaged. Egress windows appear present in bedrooms from floor plan and photos but cannot be fully verified. GFCI locations (kitchen/bath) and electrical panel condition are not shown. These issues create a moderate risk of failing an initial NSPIRE inspection until corrected."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 40.0,
"rationale": "Major systems cannot be fully inspected from photos. Observable indicators: no visible central HVAC (window A/C units visible in at least one room) and heating appears to be provided by a freestanding wood/coal stove in the fireplace — heating adequacy and venting are unknown. Roof shingles appear aged with surface wear (no obvious active large-area collapse shown but aging increases risk). Water heater, main plumbing lines and electrical panel are not visible. Given unknown condition of these core systems and visible electrical issues, this category is a higher inspection risk."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 60.0,
"rationale": "Exterior shows a weathered but largely intact wood-clad envelope, dirt driveway/parking, mature trees close to the house and a corner-lot location. Foundation appears raised on short masonry/piers in photos without obvious major settlement or large cracks visible. Yard and driveway lack defined walkways and there is minimal curb appeal. Listing notes a wired utility building in backyard (positive). No obvious standing water, large foundation movement, or infestation visible from provided photos."
}
],
"red_flags": [
"Electrical hazards — open/missing outlet cover and visible wiring at baseboard (exposed conductors risk).",
"Missing/absent smoke and CO detectors visible in photos (NSPIRE required).",
"Unsafe entry steps — small front steps lack a handrail and may fail stair safety requirements."
],
"confidence": 0.7,
"assumptions": [
"No smoke detectors or CO alarms are installed because none are visible in interior photos.",
"Primary heating is the freestanding stove insert in the fireplace; there is no visible central HVAC system (window AC visible in a bedroom).",
"Water heater and electrical panel exist but their condition and code compliance are unknown (not shown in photos).",
"Kitchen appliances are not shown and may be missing or need repair; absence assumed but not heavily penalized.",
"No obvious major structural collapse, foundation movement, or active water intrusion is visible in the provided photos."
],
"overall_score": 50.0,
"rubric_version": "1.0"
},
{
"summary": "This 2‑bed, 1‑bath 1946 single family home is a value-add needing moderate repairs and safety fixes before passing an initial HCV/NSPIRE inspection. Visible issues include worn interior surfaces, missing outlet covers, no visible smoke/carbon monoxide detectors, a stoved insert in the fireplace requiring verification, aged exterior siding, and no obvious central HVAC (window A/C visible). Systems (water heater, electrical panel, primary heating) are not shown and should be inspected. With targeted repairs — install/verify functioning smoke & CO detectors, correct electrical cover(s) and any unsafe wiring, ensure safe/approved heating, repair porch steps/handrail, address the stove/fireplace venting, and basic cosmetic work — the property could become rent-ready. At present it is a moderate inspection risk and would likely require 30+ days of work to pass without contingencies.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 50.0,
"rationale": "Interior shows moderate cosmetic deferred maintenance: scuffed and worn hardwood floors, patched/uneven paint, damaged lower panels on the front door, missing outlet cover(s) and general wear. Exterior wood siding is weathered and likely needs refinishing or partial replacement. Listing explicitly states the home \"requires repairs, updates and improvements.\" Missing kitchen photos/appliances raise uncertainty; absent appliances would be a moderate deduction but not catastrophic. Overall condition suggests moderate repairs and cosmetic work required but no visible collapsed structures."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 40.0,
"rationale": "Multiple NSPIRE-relevant safety concerns visible or reasonably inferred: no smoke detectors are visible in interior photos, carbon monoxide detectors are not visible, there are exposed/missing outlet cover(s) creating electrical hazard(s), the front entry steps lack a handrail, and a freestanding stove/insert sits in the fireplace (requires verification of proper venting/clearances). Bedroom egress windows appear present but dimensions unknown. Year built 1946 creates likelihood of lead-paint risk which requires evaluation. No signs of active roof leaks or collapsed ceilings were seen. These safety issues create inspection risks that must be addressed before passing."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 40.0,
"rationale": "Major systems cannot be fully confirmed from photos. Visible evidence: a window A/C in one room implies no clearly visible central HVAC; a small stove in the fireplace could be supplemental heat but may not meet code as the primary heating system. Electrical panel, water heater and plumbing mechanicals are not shown. Roof appears aged but not actively failing in photos (no sagging), though shingles look worn and likely near end of service life. Given the unknown status of heating, central AC, water heater and electrical panel plus visible electrical outlet issues, assign a conservative score indicating likely system repairs/updates required."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 65.0,
"rationale": "Exterior shows an intact footprint, wood siding that is weathered but largely in place, and a usable dirt driveway/parking area. Property sits on a corner lot with a utility building in backyard noted as wired for electricity (positive). No obvious major foundation movement, structural sagging, standing water, or collapsed elements visible. Trees are close to the house and routine site cleanup/trimming and siding/porch repairs will be needed. Overall exterior/site condition is serviceable with moderate work."
}
],
"red_flags": [
"Missing/undocumented smoke detectors and likely missing CO detector(s) (NSPIRE safety failure if not installed)",
"Exposed/missing electrical outlet cover(s) creating electrical hazard",
"No clearly visible primary heating system (window A/C present but primary heat not documented)",
"Freestanding stove/insert in fireplace with unknown venting/clearance — potential fire/vent hazard",
"Front steps/porch lack handrail where one may be required by code"
],
"confidence": 0.55,
"assumptions": [
"No central HVAC/central heating system is visible in provided photos; a window AC is shown in one room — assume central HVAC may be absent or in unknown condition.",
"Plumbing fixtures (toilet, tub) exist and appear functional in photos, but hot water and water heater condition are unknown.",
"Electrical service and panel location were not photographed; assume panel exists on site but condition and labeling are unknown.",
"Bedrooms have operable windows but window sizes/egress compliance are unverified from photos.",
"The stove/insert in the fireplace may be a wood or pellet stove; assume its venting and clearances are undocumented and require inspection/verification.",
"No smoke or CO detectors are visible in photos; assume they are missing or not in required locations.",
"No evidence of active roof leaks, major foundation movement, or collapsed ceilings were visible in supplied images.",
"Lead‑based paint risk is probable due to 1946 build year; assume testing/abatement will be required if disturbed."
],
"overall_score": 48.0,
"rubric_version": "nsps-2026-1.0"
},
{
"summary": "Overall this 2-bed/1-bath 1946 property shows intact structure and moderate cosmetic wear but several safety and systems uncertainties that will likely cause an initial HCV/NSPIRE inspection failure. Highest risks are missing/undocumented smoke detectors, exposed electrical outlet(s), unknown central HVAC/heating, and the wood-stove/fireplace venting. With targeted repairs — install smoke and CO detectors, correct electrical hazards (cover plates, remediate any unsafe wiring), add or verify a code-compliant heating system, address stove venting/clearances, add handrail if required, and complete cosmetic work — the unit could become rent-ready in approximately 30–60 days. If mechanical/roof/electrical issues prove larger than visible, timeline and cost increase.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repair Needs",
"score": 55.0,
"rationale": "Interior shows moderate cosmetic deferred maintenance: worn/peeled floor finish, patched/uneven paint, damaged bottom of entry door, scuffed baseboards and areas of wall repair. Exterior vertical wood siding is weathered and would benefit from siding repair or paint/stain. Listing and photos suggest the house is a value-add with \"requires repairs\"; appliances are not pictured and may be missing. These are mostly repair/finish items rather than catastrophic structural failures, so condition is moderate — needs cosmetic and some carpentry work but not full gut."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE Safety & Code Risk",
"score": 40.0,
"rationale": "Multiple safety/code concerns visible or strongly inferred: no smoke detectors are visible in interior photos (required), an electrical outlet near the floor is missing a cover (exposed wiring hazard), the front entry steps lack a handrail/guardrail and could be cited if riser/drop is above local threshold, and there is a freestanding wood-stove insert in the fireplace that may not have visible code-compliant clearances/venting. The home was built in 1946 so intact painted surfaces are presumed to be lead-risk until tested. Bedroom egress appears likely but cannot be confirmed from photos. Because detectors, outlet covers and stove venting are safety-critical for an initial HCV inspection, the current visible state presents a moderate-to-high risk of initial failure."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 45.0,
"rationale": "Major systems are not clearly demonstrated in the photos. No central HVAC equipment is visible; there is a window A/C unit visible in one interior photo which suggests either no central system or an inoperable/removed central unit — inspectors require a working heating source. Roof shingles appear aged with staining and wear but no obvious sagging or active leak evidence in photos; however roof life likely near end-of-life. Electrical panel and water heater are not shown; an exposed/uncovered outlet was observed. Plumbing fixtures are seen minimally (bath visible) but operability and hot water are unverified. Based on the age and visible signs, expect mechanical servicing, possible HVAC installation/repair, and electrical safety fixes."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site Condition",
"score": 60.0,
"rationale": "Property sits on a corner lot with mature trees and a dirt driveway. Exterior vertical wood siding is weathered but largely intact. Yard is unpaved and shows leaf/debris accumulation; no visible standing water or major drainage pooling in photos. A backyard utility building is noted in the listing and appears to be wired for electricity (positive for storage/workspace). Fencing and small site features look aged but serviceable. No obvious foundation collapse or major exterior structural damage visible, but finishes and site surfacing need attention to reach rental ready."
}
],
"red_flags": [
"No visible smoke detectors in interior photos (NSPIRE required).",
"Exposed/uncovered electrical outlet near floor — electrical hazard.",
"No visible central heating system; only window AC visible — may fail heating requirement.",
"Wood-burning stove/insert in fireplace with unclear venting/clearances — potential fire/venting code issue.",
"Front entry steps lack a guard/handrail (possible stair safety citation depending on local code and riser count).",
"Aged roof shingles and weathered siding — potential near-term roof/covering failure risk.",
"Presumed lead-based paint risk due to year built (1946)."
],
"confidence": 0.6,
"assumptions": [
"No central HVAC is present or operable unless not pictured — only a window AC is visible; assume inspector will require a working heating source.",
"Appliances (stove, refrigerator) are not shown and may be absent; missing appliances reduce attractiveness but are not automatic safety failures.",
"Electrical service panel exists and is intact but is older; visible open outlet indicates at least some minor electrical code repairs required.",
"Windows shown provide bedroom egress but specific dimensions and hardware are unverified.",
"No visible major roof sagging or active interior leaks in the provided interior photos; roof is likely near end-of-life given shingle appearance.",
"Foundation appears intact from exterior photos; no obvious settling or major cracks were visible.",
"Lead-based paint risk is presumed because home was built in 1946; no testing data provided."
],
"overall_score": 50.0,
"rubric_version": "2026-03-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "529 W Michigan Ave, Pensacola, FL, 32505",
"aggregate": {
"summary": "This 2-bed, 1-bath home shows mostly cosmetic deferred maintenance and several safety/system unknowns. Likely to fail an initial NSPIRE/HCV inspection without repairs: missing/uncertain smoke/CO detection, at least one exposed electrical receptacle, missing porch handrail, and unknown heating/hot-water/system conditions. With a targeted scope of repairs (install detectors, cover plates, handrail, verify/repair electrical, confirm heating and hot water, address roof wear and door damage) it could be made Section 8 ready in 30–60 days. Current turnkey readiness is low-moderate.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs needed",
"score": 53.3,
"rationale": "Property exterior and interior show obvious deferred maintenance but mostly cosmetic/medium repairs: weathered wood siding, worn/peeled paint, scuffed and partially patched hardwood floors, damaged lower panels on front door and missing outlet cover plates. Interior finishes need repainting and floor refinishing. Listing and photos indicate the home 'requires repairs, updates and improvements' but no visible collapse or major structural damage. Missing/unknown kitchen appliances (kitchen not shown) reduce readiness moderately but are not a catastrophic failure on their own."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 61.7,
"rationale": "Exterior shows a weathered but largely intact wood-clad envelope, dirt driveway/parking, mature trees close to the house and a corner-lot location. Foundation appears raised on short masonry/piers in photos without obvious major settlement or large cracks visible. Yard and driveway lack defined walkways and there is minimal curb appeal. Listing notes a wired utility building in backyard (positive). No obvious standing water, large foundation movement, or infestation visible from provided photos."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE code risk",
"score": 41.7,
"rationale": "Multiple NSPIRE-related safety risks visible or inferable: no smoke detectors or CO alarm visible in photos, at least one electrical receptacle or outlet cover is missing (open box near baseboard), entry steps lack a compliant handrail, and the front door lower panels are damaged. Egress windows appear present in bedrooms from floor plan and photos but cannot be fully verified. GFCI locations (kitchen/bath) and electrical panel condition are not shown. These issues create a moderate risk of failing an initial NSPIRE inspection until corrected."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 41.7,
"rationale": "Major systems cannot be fully inspected from photos. Observable indicators: no visible central HVAC (window A/C units visible in at least one room) and heating appears to be provided by a freestanding wood/coal stove in the fireplace — heating adequacy and venting are unknown. Roof shingles appear aged with surface wear (no obvious active large-area collapse shown but aging increases risk). Water heater, main plumbing lines and electrical panel are not visible. Given unknown condition of these core systems and visible electrical issues, this category is a higher inspection risk."
}
],
"red_flags": [
"Electrical hazards — open/missing outlet cover and visible wiring at baseboard (exposed conductors risk).",
"Missing/absent smoke and CO detectors visible in photos (NSPIRE required).",
"Unsafe entry steps — small front steps lack a handrail and may fail stair safety requirements."
],
"confidence": 0.95,
"assumptions": [
"No smoke detectors or CO alarms are installed because none are visible in interior photos.",
"Primary heating is the freestanding stove insert in the fireplace; there is no visible central HVAC system (window AC visible in a bedroom).",
"Water heater and electrical panel exist but their condition and code compliance are unknown (not shown in photos).",
"Kitchen appliances are not shown and may be missing or need repair; absence assumed but not heavily penalized.",
"No obvious major structural collapse, foundation movement, or active water intrusion is visible in the provided photos."
],
"score_method": "mean_of_criteria",
"overall_score": 48.9,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5541305827"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.