Property ID: 5550201015
2501 Argle Rd, Cantonment, FL, 32533
Cantonment, FL
Money Down: $63,600
CoC Return: -4.13%
Monthly Cash Flow: $-219
Est. Final ARV: $384,754
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$53,000
Closing Costs
$10,600
Total Down
$63,600
Investment Snapshot
Purchase Price
$265,000
Money Down
$63,600
Cash-on-Cash Return
-4.13%
Rent
$1,645
Monthly Cash Flow
$-219
Annual Cash Flow
$-2,625
Debt Service / Mo
$1,410
Property Tax / Mo
$149
Insurance / Mo
$140
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,645
Payment Standard
$1,933
Rent
$1,645
Insurance
$140
Property Tax
$149
Management
$164
Utilities Allowance
$288
NOI (Monthly)
$1,192
Debt Service
$1,410
Cash Flow After Debt
$-219
Quality Score: 82.40%
Confidence: 87.00%
This single-family home appears largely turnkey for Section 8 tenancy: comprehensive cosmetic updates, working kitchen appliances, updated bathrooms, visible central HVAC and a newly replaced roof (2025). Primary inspection risks are informational/verification items not visible in photos (presence of CO detectors, GFCI outlets in kitchen/baths, electrical panel condition, and smoke detectors in bedrooms). No visible structural or life-safety failures. With minor verification and possibly adding/proving required detectors/GFCI protection, it is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$288
Guaranteed Section 8 Rent (PS - Utilities)
$1,645
Property Management
$164
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$265,000
Beds
3
Baths
2
Living Area
1,798 sqft
Lot Size
15,150 sqft
Year Built
1980
Days on Market
311
Capital Outlay
$63,600
Debt Service
$1,410
Property Tax / Mo
$149
Insurance / Mo
$140
Property Description
Welcome to this charming all-brick home set on a third of an acre in a tranquil country setting. With a fenced backyard and thoughtful updates throughout, this home blends timeless style with modern comfort. Inside, you'll love the new flooring, fresh paint, updated fixtures, and elegant wainscoting that add warmth and character. The galley-style kitchen is equipped with stainless steel appliances and flows seamlessly into both the formal dining room and a cozy eat-in kitchen nook. The floor-to-ceiling brick fireplace in the living area creates a stunning focal point, perfect for relaxing evenings. Both bathrooms have been refreshed with new vanities, and extra storage closets throughout provide plenty of room to stay organized. A brand-new 2025 roof offers long-term peace of mind. Enjoy the best of country living while still being close to town-this move-in ready home has it all!
Utility Allowances
Air Conditioning
$49
Property has Central Air cooling.
Heating
$31
Selected electric as the property has an electric water heater, suggesting other systems are also electric.
Cooking
$13
Selected electric as it is consistent with the electric water heater, indicating an all-electric home.
Water Heater
$31
Selected electric as property details explicitly mention an 'Electric Water Heater'.
Other Electric
$70
Standard allowance for lighting, appliances, and general household electric use.
Monthly Electric Fee
$11
Standard monthly service fee for residential electric utility.
Monthly Gas Fee
$0
Property is assumed to be all-electric; no natural gas service is needed.
Water
$40
Property is connected to a public water source.
Sewer
$0
Property uses a septic tank, not public sewer service.
Trash Collection
$32
Standard residential trash collection service for a single-family home.
Tenant-Supplied Refrigerator
$0
The property listing explicitly states a refrigerator is provided by the landlord.
Tenant-Supplied Range
$11
The property listing does not explicitly state 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$1,681
DP3 Annual Estimate$1,681
DP1 Monthly Equivalent$140
DP3 Monthly Equivalent$140
Replacement Value$175,907
Basis1,798 sqft / 1980
Nearby Houses
Photo unavailable
2511 Argle Rd
sold · 0.02 mi
Price: $225,000
3 bd / 2 ba · 1,175 sqft
Latest sale: $225,000 on Jan 27, 2026
Latest rent: —
Photo unavailable
1199 Wensel Dr
sold · 0.09 mi
Price: $489,900
4 bd / 3 ba · 2,708 sqft
Latest sale: $489,900 on Mar 18, 2022
Latest rent: —
Photo unavailable
1198 Wensel Dr
sold · 0.12 mi
Price: $481,280
4 bd / 4 ba · 2,835 sqft
Latest sale: $481,280 on Apr 14, 2021
Latest rent: —
Photo unavailable
1181 Wensel Dr
for_sale · 0.13 mi
Price: $549,999
4 bd / 4 ba · 2,557 sqft
Latest sale: $413,500 on Apr 20, 2021
Latest rent: —
Photo unavailable
1192 Wensel Dr
sold · 0.13 mi
Price: $550,000
4 bd / 4 ba · 3,047 sqft
Latest sale: $550,000 on Feb 13, 2026
Latest rent: —
Photo unavailable
1175 Wensel Dr
sold · 0.15 mi
Price: $348,500
3 bd / 2 ba · 2,497 sqft
Latest sale: $348,500 on Jun 07, 2021
Latest rent: —
Photo unavailable
1171 Blue Oval Ln
sold · 0.15 mi
Price: $750,000
4 bd / 3 ba · 3,116 sqft
Latest sale: $750,000 on Feb 02, 2023
Latest rent: —
Photo unavailable
1176 Wensel Dr
sold · 0.17 mi
Price: $380,000
4 bd / 3 ba · 2,718 sqft
Latest sale: $380,000 on May 22, 2020
Latest rent: —
Photo unavailable
2469 Carthage Ct
sold · 0.18 mi
Price: $405,465
4 bd / 3 ba · 2,699 sqft
Latest sale: $405,465 on Mar 31, 2020
Latest rent: —
Properties Used for Comps
Photo unavailable
2942 Water Lily Ct Unit 10C, Cantonment, FL, 32533
sold
Price: $371,325
Rent: —
3 bd / 2 ba · 1,710 sqft
Sale Date: Feb 25, 2025
Distance: 0.45 mi
View listing
Photo unavailable
2946 Water Lily Ct Unit 9C, Cantonment, FL, 32533
sold
Price: $395,435
Rent: —
3 bd / 2 ba · 1,848 sqft
Sale Date: Mar 31, 2025
Distance: 0.45 mi
View listing
Photo unavailable
2938 Water Lily Ct Unit 11C, Cantonment, FL, 32533
sold
Price: $385,855
Rent: —
3 bd / 2 ba · 1,848 sqft
Sale Date: Mar 14, 2025
Distance: 0.45 mi
View listing
Photo unavailable
2954 Water Lily Ct Unit 7C, Cantonment, FL, 32533
sold
Price: $390,235
Rent: —
3 bd / 2 ba · 1,848 sqft
Sale Date: Jan 24, 2025
Distance: 0.45 mi
View listing
Photo unavailable
2930 Water Lily Ct Unit 13C, Cantonment, FL, 32533
sold
Price: $389,550
Rent: —
3 bd / 2 ba · 1,848 sqft
Sale Date: Apr 28, 2025
Distance: 0.46 mi
View listing
Photo unavailable
2950 Water Lily Ct Unit 8C, Cantonment, FL, 32533
sold
Price: $360,615
Rent: —
3 bd / 2 ba · 1,624 sqft
Sale Date: May 14, 2025
Distance: 0.45 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is operational (exterior condenser and interior vents observed) though system service records not provided.
- Water heater and electrical panel exist and are functional but were not photographed.
- Bedrooms have code-compliant egress windows (bedrooms not pictured directly but multiple windows visible throughout).
- Smoke detectors are present in at least the entry; additional smoke detectors in bedrooms/hallways may be present but not shown.
- Carbon monoxide detectors and GFCI-protected receptacles are not visible in photos; assume they may be missing and would need verification/installation.
- No active roof leaks or interior water damage given the new roof and clean interior photos; hidden damage not visible in images is possible but not indicated.
- No evidence of major pest infestation or hazardous mold visible in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,733 | $195,157 | $152,850 |
| 2023 | $1,503 | $183,753 | $144,217 |
| 2022 | $1,463 | $167,229 | $140,017 |
| 2021 | $1,456 | $135,939 | $135,939 |
| 2020 | $1,755 | $120,722 | $118,899 |
| 2019 | $1,610 | $108,090 | $108,090 |
| 2018 | $1,368 | $88,706 | $88,706 |
| 2017 | $1,252 | $78,692 | $78,692 |
| 2016 | $1,252 | $77,374 | $77,374 |
| 2015 | $579 | $73,024 | $65,418 |
| 2014 | $546 | $69,973 | $64,899 |
| 2013 | $571 | $63,940 | $63,940 |
| 2012 | $626 | $69,986 | $69,986 |
| 2011 | $618 | $73,091 | $69,224 |
| 2010 | $607 | $76,797 | $76,797 |
| 2009 | $593 | $79,739 | $79,739 |
| 2008 | $586 | $84,505 | $84,505 |
| 2007 | $723 | $89,080 | $64,410 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-06-09 | Sold | $185,000 |
| 2018-02-05 | Sold | $158,900 |
| 2017-07-10 | Sold | $83,050 |
Photo Gallery
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"note": "Property uses a septic tank, not public sewer service.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Standard residential trash collection service for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "The property listing explicitly states a refrigerator is provided by the landlord.",
"utility": "Tenant-Supplied Refrigerator",
"allowance": 0
},
{
"note": "The property listing does not explicitly state a range/oven is provided by the landlord.",
"utility": "Tenant-Supplied Range",
"allowance": 11
}
],
"cash_on_cash_return": 0.27,
"down_payment_amount": 53000.0,
"property_tax_annual": 1784.99,
"property_tax_monthly": 148.75,
"property_tax_increase": 0.03,
"utility_allowance_total": 288.0,
"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": -2625.29,
"property_management_monthly": 164.5,
"monthly_cash_flow_after_debt": -218.77,
"cash_on_cash_return_after_debt": -0.05
},
"section8_assessment": {
"runs": [
{
"summary": "This single-family home appears largely turnkey for Section 8 tenancy: comprehensive cosmetic updates, working kitchen appliances, updated bathrooms, visible central HVAC and a newly replaced roof (2025). Primary inspection risks are informational/verification items not visible in photos (presence of CO detectors, GFCI outlets in kitchen/baths, electrical panel condition, and smoke detectors in bedrooms). No visible structural or life-safety failures. With minor verification and possibly adding/proving required detectors/GFCI protection, it is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show recent cosmetic renovations: new flooring, fresh paint, updated bathrooms and kitchen, functioning stainless-steel appliances (stove, refrigerator, dishwasher visible), and neat finishes. Exterior brick painted and landscaping tidy. Minor items observed: uneven stone walkway at front step and a gravel driveway (cosmetic/trip potential). No major deferred maintenance visible. Missing laundry hookup and water heater not pictured but missing appliances would be a moderate deduction only."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "Observed positives: at least one ceiling smoke detector visible above entry; front door has a keyed lock and exterior smart-keypad; no exposed wiring; windows and sliding door look intact and provide egress from main living area. Observed risks/unknowns: carbon monoxide detector(s) not visible (property has a fireplace so CO detection likely required), GFCI protection for kitchen/bath outlets not shown, electrical panel location and condition not shown, required smoke detectors in bedrooms not visible in photos. These unknowns lower the score but no immediate life-threatening hazards evident in photos."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 80.0,
"rationale": "Listing notes a brand-new 2025 roof (confirmed in description and visible condition). Exterior HVAC condenser is visible in backyard and interior ceiling vents are present indicating central HVAC. Kitchen and bathroom fixtures appear updated and plumbing fixtures look serviceable. Water heater and electrical panel were not shown in photos (unknown). No visible signs of active leaks, roof damage, or major system failure. Assumed systems operational pending verification."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Large, fenced backyard (good for renter families/pets) and a new/solid-looking wooden perimeter fence in photos. Painted brick exterior in good condition; roof surfaces look new. Walkways and driveway are functional (gravel drive); small trip/settlement evidence by front stepping stones but nothing structurally urgent. Yard drainage and foundation not fully visible but no signs of standing water or erosion in images."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Central HVAC is operational (exterior condenser and interior vents observed) though system service records not provided.",
"Water heater and electrical panel exist and are functional but were not photographed.",
"Bedrooms have code-compliant egress windows (bedrooms not pictured directly but multiple windows visible throughout).",
"Smoke detectors are present in at least the entry; additional smoke detectors in bedrooms/hallways may be present but not shown.",
"Carbon monoxide detectors and GFCI-protected receptacles are not visible in photos; assume they may be missing and would need verification/installation.",
"No active roof leaks or interior water damage given the new roof and clean interior photos; hidden damage not visible in images is possible but not indicated.",
"No evidence of major pest infestation or hazardous mold visible in photos."
],
"overall_score": 80.0,
"rubric_version": "nsPIRE-2025-v1"
},
{
"summary": "Overall the home appears move-in ready with recent cosmetic renovations, a new roof (2025), functioning kitchen appliances, central HVAC condenser visible, and no obvious life-safety hazards in the photos. Expected to pass an initial NSPIRE/HCV inspection after confirming a few items that are not visible in photos (location and operation of all required smoke/CO detectors, presence of GFCI protection in kitchen/bath, an operational electrical panel, and a working water heater). Minor exterior items (gravel driveway, small porch edge repair, yard cleanup) are easy fixes. No major structural or active safety red flags were observed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Interior photos show fresh paint, new-looking flooring, updated fixtures, new bathroom vanities, and functioning kitchen appliances (stove, refrigerator, dishwasher) — property appears recently renovated and cosmetically complete. Minor exterior items: gravel driveway, small cracking/settling at front porch edge and some lawn maintenance needed. These are easy cosmetic/maintenance items; no major visible deferred maintenance inside. Missing or non-functional appliances would only moderately affect score but appliances are present in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "Positive: at least one smoke detector visible above the entry door, large bedroom windows for egress, no exposed wiring or visible water stains/mold in photos, secure-looking windows, and a fenced backyard. Unconfirmed/possible issues: no carbon monoxide detector is visible in photos (may not be required if no gas appliances, but unknown), GFCI outlet locations in kitchen/baths are not visible, electrical panel location and condition not shown, and deadbolt presence on entry door is not clearly visible. Based on visible condition there are no immediate life-safety failures, but a short inspector checklist (confirm GFCI, CO detector if needed, functioning smoke detectors in each required location, and a deadbolt) is likely required."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 75.0,
"rationale": "Listing states a brand-new 2025 roof and exterior photos show recent shingles and intact soffits; that reduces roof risk. An outdoor HVAC condenser is visible indicating central air presence (photos show ceiling vents). Interior fixtures and plumbing appear updated and functional (new vanities, tub/shower surround). Electrical panel and water heater are not shown; their condition is unknown. No visible signs of active leaks, sagging ceilings, or major system failures. Given unseen panels/water heater, some verification/possible minor repairs could be needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "All-brick exterior appears painted and in good condition, yard is fenced and appears secure, backyard is large and mostly flat (no standing water seen), driveway is gravel (serviceable but not paved), walk path and porch are intact though front step edge shows small settling/crack. Vegetation near rear fence could require light clearing but no clear evidence of structural site issues or foundation movement in photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof is new 2025 is accurate and roof condition is good (photos support this).",
"Kitchen appliances shown (electric range, refrigerator, dishwasher) are functional at time of inspection.",
"Central HVAC is present and operational (outdoor condenser unit visible); full service history unknown.",
"Water heater and main electrical panel exist and are functional though not visible in provided photos.",
"Smoke detector(s) are present and at least one is visible in interior photos; additional detectors required by local code may need verification.",
"No gas appliances requiring carbon monoxide detectors are present; if gas appliances exist, CO detector(s) will be required.",
"No hidden active plumbing leaks, mold, or major foundation movement beyond what is visible in photos; photos show no obvious signs of these conditions."
],
"overall_score": 81.0,
"rubric_version": "nspt_v1.0"
},
{
"summary": "This single-family home presents as near-turnkey for Section 8 tenancy. The property shows clear recent renovations (flooring, paint, fixtures, kitchen and baths) and benefits from a new 2025 roof and visible central HVAC components. The main inspection risks are documentation/verification items (carbon monoxide alarm presence, GFCI protection, electrical panel inspection, hot water heater operation, and deadbolt/lock verification). None of the photos reveal structural or life-threatening hazards. With on-site verification of systems and installation of any missing CO/GFCI devices or minor threshold/door hardware, the unit is likely to pass an initial HCV/NSPIRE inspection within 1-2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Interior photos show comprehensive cosmetic updates: new-looking flooring, fresh paint, new light fixtures, updated kitchen cabinets and countertops, and remodeled bathrooms. Kitchen appears to include stainless fridge, range, and dishwasher (all visible) so missing-appliance risk is low. Exterior brick and paint look recently refreshed. The listing states a brand-new 2025 roof which reduces near-term capital risk. No visible major deferred maintenance, rot, or collapsed surfaces. Items likely remaining are minor: touch-up paint, threshold/step repair at front stoop edge, and typical tenant-ready cleaning. These are easy-to-fix, capital-only items and do not indicate structural failure."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "Positive observations: ceiling-mounted smoke detector visible over the entry (photo), windows appear intact and bedrooms likely have egress windows (multiple large windows visible), exterior doors appear secure and the yard is fenced. Negative/unknowns that reduce score moderately: no carbon monoxide detector is visible in photos (important because of the fireplace), GFCI protection in kitchen/baths not visible, electrical panel and wiring not shown, and deadbolt presence on the front door is unclear from photos. No exposed wiring, active leaks, or obvious mold were observed in images. Because the issues are mostly undocumented rather than visibly hazardous, they represent inspection risk but not immediate structural danger. CO alarm installation and GFCI checks are low-effort corrections if missing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 85.0,
"rationale": "Roof reported new in 2025 (listing) and exterior roof pictures look consistent with a recent replacement, which is a major positive. Central HVAC appears present with ceiling vents and an exterior condenser visible in backyard photos, indicating an installed system; condition appears serviceable though operational testing is unknown. Plumbing fixtures (kitchen sink, dual-basin sink, bathroom fixtures, tub/shower) are modern and look intact. Water heater and electrical panel were not shown; those unknowns reduce the score slightly. No visible signs of active water intrusion, sagging ceilings, or serious structural/mechanical failure were observed. Overall systems appear functional but would require on-site verification (water heater, electrical panel labeling, HVAC operation)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Large, level lot with a fenced backyard (photos show chain-link and new wood fence sections), clear walkways, and no visible standing water or site drainage problems in the images. Brick exterior and painted finish look in good condition; soffits and fascia appear intact. Gravel driveway is serviceable. Some large trees are visible at the rear lot line which may require periodic maintenance but are not an immediate hazard. No evidence of infestation, foundation cracking, or collapsed exterior elements visible in photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof is new 2025 is accurate and photographs correspond to that new roof.",
"Kitchen appliances shown (refrigerator, electric range, dishwasher) are included and functional at move-in.",
"Central HVAC is operational — presence of ceiling vents and exterior condenser indicates a functioning system but has not been mechanically tested.",
"Water heater is present and providing hot water (not shown in photos).",
"Bedrooms have required egress windows (large windows visible in living and bedroom-facing photos); exact bedroom window dimensions not measured.",
"Electrical panel exists and is code-compliant but was not pictured; no visible exposed wiring inside the photographed areas.",
"Smoke detector visible in entry photo is wired/functional; additional smoke detectors per code may be required in bedrooms and hallways.",
"Carbon monoxide alarms and GFCI protection are not visible in photos and should be confirmed/installed if missing.",
"Deadbolt presence on the front door is unclear from images; assume either present or easily installed prior to tenancy.",
"No active roof leaks, major foundation movement, collapsed ceilings, severe mold, or standing water exist beyond what is visible in photos; absence of these issues is inferred from clean interior and exterior imagery."
],
"overall_score": 86.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2501 Argle Rd, Cantonment, FL, 32533",
"aggregate": {
"summary": "This single-family home appears largely turnkey for Section 8 tenancy: comprehensive cosmetic updates, working kitchen appliances, updated bathrooms, visible central HVAC and a newly replaced roof (2025). Primary inspection risks are informational/verification items not visible in photos (presence of CO detectors, GFCI outlets in kitchen/baths, electrical panel condition, and smoke detectors in bedrooms). No visible structural or life-safety failures. With minor verification and possibly adding/proving required detectors/GFCI protection, it is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 87.7,
"rationale": "Interior and exterior photos show recent cosmetic renovations: new flooring, fresh paint, updated bathrooms and kitchen, functioning stainless-steel appliances (stove, refrigerator, dishwasher visible), and neat finishes. Exterior brick painted and landscaping tidy. Minor items observed: uneven stone walkway at front step and a gravel driveway (cosmetic/trip potential). No major deferred maintenance visible. Missing laundry hookup and water heater not pictured but missing appliances would be a moderate deduction only."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 82.7,
"rationale": "Large, fenced backyard (good for renter families/pets) and a new/solid-looking wooden perimeter fence in photos. Painted brick exterior in good condition; roof surfaces look new. Walkways and driveway are functional (gravel drive); small trip/settlement evidence by front stepping stones but nothing structurally urgent. Yard drainage and foundation not fully visible but no signs of standing water or erosion in images."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 77.7,
"rationale": "Observed positives: at least one ceiling smoke detector visible above entry; front door has a keyed lock and exterior smart-keypad; no exposed wiring; windows and sliding door look intact and provide egress from main living area. Observed risks/unknowns: carbon monoxide detector(s) not visible (property has a fireplace so CO detection likely required), GFCI protection for kitchen/bath outlets not shown, electrical panel location and condition not shown, required smoke detectors in bedrooms not visible in photos. These unknowns lower the score but no immediate life-threatening hazards evident in photos."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 80.0,
"rationale": "Listing notes a brand-new 2025 roof (confirmed in description and visible condition). Exterior HVAC condenser is visible in backyard and interior ceiling vents are present indicating central HVAC. Kitchen and bathroom fixtures appear updated and plumbing fixtures look serviceable. Water heater and electrical panel were not shown in photos (unknown). No visible signs of active leaks, roof damage, or major system failure. Assumed systems operational pending verification."
}
],
"red_flags": [],
"confidence": 0.87,
"assumptions": [
"Central HVAC is operational (exterior condenser and interior vents observed) though system service records not provided.",
"Water heater and electrical panel exist and are functional but were not photographed.",
"Bedrooms have code-compliant egress windows (bedrooms not pictured directly but multiple windows visible throughout).",
"Smoke detectors are present in at least the entry; additional smoke detectors in bedrooms/hallways may be present but not shown.",
"Carbon monoxide detectors and GFCI-protected receptacles are not visible in photos; assume they may be missing and would need verification/installation.",
"No active roof leaks or interior water damage given the new roof and clean interior photos; hidden damage not visible in images is possible but not indicated.",
"No evidence of major pest infestation or hazardous mold visible in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 82.4,
"rubric_version": "nsPIRE-2025-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5550201015"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.