Property ID: 5570666009
4821 Charles Partin Dr, Parrish, FL, 34219
Parrish, FL
Money Down: $69,840
CoC Return: 7.64%
Monthly Cash Flow: $445
Est. Final ARV: $286,800
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$58,200
Closing Costs
$11,640
Total Down
$69,840
Investment Snapshot
Purchase Price
$291,000
Money Down
$69,840
Cash-on-Cash Return
7.64%
Rent
$2,604
Monthly Cash Flow
$445
Annual Cash Flow
$5,335
Debt Service / Mo
$1,549
Property Tax / Mo
$257
Insurance / Mo
$94
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,604
Payment Standard
$2,892
Rent
$2,604
Insurance
$94
Property Tax
$257
Management
$260
Utilities Allowance
$288
NOI (Monthly)
$1,993
Debt Service
$1,549
Cash Flow After Debt
$445
Quality Score: 80.20%
Confidence: 88.00%
This 2011-built 2 bed/2 bath single-family home appears largely turnkey for a Housing Choice Voucher inspection. The interior and exterior are well maintained, appliances are present, HVAC supply vents are visible, and there are no visible structural or major safety failures in the photos. Primary inspection risks are undocumented but potentially missing/uncertain items: smoke detectors in all required locations, carbon monoxide alarm (if required by local code), and GFCI protection at kitchen counter outlets — these are typically easy-to-fix prior to inspection. With confirmation/installation of required detectors and routine verification of systems (HVAC, water heater, electrical panel), the property is likely to pass an initial NSPIRE/HCV inspection within 1–4 weeks.
Section 8 Payment Standard
$2,892
Utility Allowance Total
$288
Guaranteed Section 8 Rent (PS - Utilities)
$2,604
Property Management
$260
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$291,000
Beds
2
Baths
2
Living Area
1,200 sqft
Lot Size
3,049 sqft
Year Built
2011
Days on Market
160
Capital Outlay
$69,840
Debt Service
$1,549
Property Tax / Mo
$257
Insurance / Mo
$94
Property Description
Come visit this charming, well-maintained two-bedroom, two-bathroom home located in the beautiful, gated community of Forest Creek! Enter inside to a welcoming open floor plan with elevated vaulted ceilings-an ideal setting for entertaining family and friends. Enjoy gorgeous natural surroundings with scenic trails perfect for exploring and relaxing strolls. This active community offers exceptional amenities, including a sparkling pool, a relaxing hot tub, and an equipped fitness center. Hosting gatherings is effortless with access to the pool area or by reserving space in the clubhouse. Soak up the Florida sun on the basketball court or get playful on the playground. So much to enjoy! Comfort, convenience, and community come together in this inviting neighborhood and home!
Utility Allowances
air_conditioning
$25
Property has central air conditioning, and this is a fixed allowance for a 2-bedroom single-family home.
cooking
$11
Selected 'electric' as the property has an electric water heater, suggesting other major appliances are also electric. 'Range' is listed as a provided appliance.
heating
$15
Property has 'Central' heating. Selected 'electric' as it is consistent with the electric water heater and is the more expensive option among likely choices (electric vs. electric heat pump).
medical
$31
A standard baseline allowance provided by the housing authority for medical equipment needs.
other_electric
$45
Standard allowance for general electricity use, such as lighting and tenant-plug-in appliances.
sewer
$66
Property details confirm connection to a 'Public Sewer' system.
trash_collection
$21
Standard municipal service for a single-family home, assumed to be the tenant's responsibility.
water
$40
Property details confirm connection to a 'Public' water source.
water_heating
$34
Property details explicitly state 'Electric Water Heater'.
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$1,122
DP3 Annual Estimate$1,122
DP1 Monthly Equivalent$94
DP3 Monthly Equivalent$94
Replacement Value$211,134
Basis1,200 sqft / 2011
Nearby Houses
Photo unavailable
4903 Charles Partin Dr
sold · 0.00 mi
Price: $324,775
2 bd / 2 ba · 1,200 sqft
Latest sale: $324,775
Latest rent: —
Photo unavailable
4817 Charles Partin Dr
sold · 0.01 mi
Price: $333,000
3 bd / 3 ba · 1,680 sqft
Latest sale: $333,000
Latest rent: —
Photo unavailable
4907 Charles Partin Dr
sold · 0.01 mi
Price: $294,000
2 bd / 2 ba · 1,200 sqft
Latest sale: $294,000
Latest rent: —
Photo unavailable
4815 Charles Partin Dr
sold · 0.02 mi
Price: $318,900
2 bd / 2 ba · 1,200 sqft
Latest sale: $318,900
Latest rent: —
Photo unavailable
4820 Forest Creek Trl
sold · 0.02 mi
Price: $320,000
2 bd / 3 ba · 1,480 sqft
Latest sale: $320,000
Latest rent: —
Photo unavailable
4812 Forest Creek Trl
sold · 0.03 mi
Price: $285,000
2 bd / 3 ba · 1,480 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
4912 Forest Creek Trl
sold · 0.03 mi
Price: $277,500
2 bd / 2 ba · 1,200 sqft
Latest sale: $277,500
Latest rent: —
Photo unavailable
4904 Charles Partin Dr
sold · 0.03 mi
Price: $320,000
3 bd / 2 ba · 2,136 sqft
Latest sale: $320,000
Latest rent: —
Photo unavailable
4806 Forest Creek Trl
sold · 0.04 mi
Price: $295,000
2 bd / 3 ba · 1,480 sqft
Latest sale: $295,000
Latest rent: —
Photo unavailable
4808 Charles Partin Dr
sold · 0.04 mi
Price: $390,000
3 bd / 2 ba · 2,106 sqft
Latest sale: $390,000
Latest rent: —
Photo unavailable
4718 Forest Creek Trl
sold · 0.05 mi
Price: $315,000
2 bd / 2 ba · 1,200 sqft
Latest sale: $315,000
Latest rent: —
Photo unavailable
4739 Charles Partin Dr
sold · 0.06 mi
Price: $310,000
2 bd / 2 ba · 1,200 sqft
Latest sale: $310,000
Latest rent: —
Photo unavailable
4811 Forest Creek Trl
sold · 0.06 mi
Price: $530,000
3 bd / 3 ba · 2,248 sqft
Latest sale: $530,000
Latest rent: —
Photo unavailable
4928 Forest Creek Trl
sold · 0.06 mi
Price: $312,500
2 bd / 2 ba · 1,200 sqft
Latest sale: $312,500
Latest rent: —
Photo unavailable
5002 Forest Creek Trl
sold · 0.07 mi
Price: $288,000
2 bd / 2 ba · 1,200 sqft
Latest sale: $288,000
Latest rent: —
Photo unavailable
4710 Forest Creek Trl
sold · 0.07 mi
Price: $293,000
2 bd / 3 ba · 1,480 sqft
Latest sale: $293,000
Latest rent: —
Photo unavailable
4934 Charles Partin Dr
sold · 0.08 mi
Price: $419,000
3 bd / 2 ba · 2,166 sqft
Latest sale: $419,000
Latest rent: —
Photo unavailable
4717 Forest Creek Trl
sold · 0.08 mi
Price: $455,000
3 bd / 2 ba · 1,772 sqft
Latest sale: $455,000
Latest rent: —
Properties Used for Comps
Photo unavailable
11843 Fennemore Way, Parrish, FL, 34219
sold
Price: $285,000
Rent: —
2 bd / 2 ba · 1,293 sqft
Sale Date: May 27, 2025
Distance: 0.19 mi
View listing
Photo unavailable
4907 Charles Partin Dr, Parrish, FL, 34219
sold
Price: $294,000
Rent: —
2 bd / 2 ba · 1,200 sqft
Sale Date: Aug 09, 2024
Distance: 0.01 mi
View listing
Photo unavailable
4739 Charles Partin Dr, Parrish, FL, 34219
sold
Price: $310,000
Rent: $1,500
2 bd / 2 ba · 1,200 sqft
Sale Date: Jan 24, 2025
Distance: 0.06 mi
View listing
Photo unavailable
5002 Forest Creek Trl, Parrish, FL, 34219
sold
Price: $288,000
Rent: —
2 bd / 2 ba · 1,200 sqft
Sale Date: Sep 27, 2024
Distance: 0.07 mi
View listing
Photo unavailable
4912 Forest Creek Trl, Parrish, FL, 34219
sold
Price: $277,500
Rent: —
2 bd / 2 ba · 1,200 sqft
Sale Date: Dec 10, 2025
Distance: 0.03 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos represent the current condition of the entire unit (no hidden rooms in worse condition).
- HVAC is central forced-air and operational (vents visible in ceiling).
- Appliances shown (refrigerator, range, microwave, dishwasher) are present and in working order or serviceable with minor repairs.
- No major issues exist in areas not photographed (bathrooms, bedrooms, attic, mechanical closet); absence of visible damage in photos allows reasonable inference of overall good condition.
- The property has no attached garage or fuel-burning appliances requiring CO detection is unclear; CO alarm presence is not confirmed from photos.
- Electrical panel and water heater exist and are functional though not pictured.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,991 | $247,344 | $127,825 |
| 2024 | $2,901 | $247,344 | $127,825 |
| 2023 | $2,855 | $263,287 | $120,605 |
| 2022 | $2,859 | $230,984 | $117,092 |
| 2021 | $2,726 | $149,306 | $113,682 |
| 2020 | $2,757 | $144,652 | $112,112 |
| 2019 | $2,724 | $147,740 | $109,591 |
| 2018 | $2,571 | $143,235 | $107,548 |
| 2017 | $2,464 | $131,988 | $105,336 |
| 2016 | $2,121 | $121,978 | $103,169 |
| 2015 | $2,201 | $121,705 | $102,452 |
| 2014 | $2,198 | $105,965 | $101,639 |
| 2013 | $2,087 | $102,879 | $100,137 |
| 2012 | $2,064 | $98,463 | $98,463 |
| 2011 | $1,204 | $14,000 | $14,000 |
| 2010 | $239 | $14,850 | $14,850 |
| 2009 | $2,842 | $15,000 | $15,000 |
| 2008 | $2,857 | $16,150 | $16,150 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-25 | Price Changed | $291,000 |
| 2026-01-07 | Listed | $295,000 |
| 2015-09-16 | Sold | $123,769 |
| 2011-12-27 | Sold | $123,769 |
| 2011-11-01 | Price Changed | $129,769 |
| 2011-08-31 | Listed | $128,769 |
Photo Gallery
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"Association Name: C&S Community Management Services / Betsy Davis",
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"Source Listing Status: Active",
"County: Manatee",
"Directions: ENTER COMMUNITY FROM 301-N. From I-75 take exit 224 (US-301 N.) and head east. Turn right (south) into the community of Forest Creek on Forest Creek Trl. Take a left (east) on Charles Partin Dr. and follow the curve until you arrive at address number 4821. The house is on the left side.",
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"Postal Code Plus 4: 1245",
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"Year Built: 2011",
"Building Area Source: Public Records",
"Building Area Total: 1650",
"Construction Materials: Stucco",
"Direction Faces: East",
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"price_sqft": 245.83333333333334,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4676829",
"price_change_percentage": "+138.35%"
},
{
"date": "2015-09-16",
"price": 123769,
"listing": {
"status": "sold",
"list_date": "2011-08-31T07:00:00Z",
"list_price": 129769,
"listing_id": "539673202",
"last_update_date": "2011-12-19T07:00:00Z",
"last_status_change_date": "2011-12-19T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 103.14083333333333,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "M5823742",
"price_change_percentage": null
},
{
"date": "2011-12-27",
"price": 123769,
"listing": null,
"event_name": "Sold",
"price_sqft": 103.14083333333333,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": "118 days",
"source_listing_id": null,
"price_change_percentage": "-3.88%"
},
{
"date": "2011-11-01",
"price": 129769,
"listing": {
"status": "sold",
"list_date": "2011-08-31T07:00:00Z",
"list_price": 129769,
"listing_id": "539673202",
"last_update_date": "2011-12-19T07:00:00Z",
"last_status_change_date": "2011-12-19T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 108.14083333333333,
"source_name": "StellarMLS",
"price_change": 1000,
"days_after_listed": null,
"source_listing_id": "M5823742",
"price_change_percentage": null
},
{
"date": "2011-08-31",
"price": 128769,
"listing": {
"status": "sold",
"list_date": "2011-08-31T07:00:00Z",
"list_price": 129769,
"listing_id": "539673202",
"last_update_date": "2011-12-19T07:00:00Z",
"last_status_change_date": "2011-12-19T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 107.3075,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "M5823742",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Mechanical",
"permit_effective_date": "Sep 25, 2015",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Mechanical work"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Residentl",
"permit_effective_date": "Aug 24, 2011",
"permit_project_type_1": "New construction",
"permit_project_type_2": "New construction (beta)",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5570666009",
"generated_at": "2026-03-27T22:03:52.967917Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 80.2
},
"utility_allowance": {
"zip_code": "34219",
"home_photo": "https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m3218386510s-w1280.jpg",
"rent_price": 2604.0,
"loan_amount": 232800.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4821-Charles-Partin-Dr_Parrish_FL_34219_M55706-66009",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 291000.0,
"loan_term_years": 30,
"annual_cash_flow": 23920.47,
"mortgage_monthly": 1548.82,
"payment_standard": 2892.0,
"total_amount_out": 58200.0,
"additional_photos": [
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m2665315708s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m3808461497s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m1895674935s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m1809739494s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m561806925s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m1322336399s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m2144404929s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m1226603323s-w1280.jpg",
"https://ap.rdcpix.com/120323890cdb18aeb78fae2a68f4786fl-m1274140293s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 93.5,
"monthly_cash_flow": 1993.37,
"property_tax_rate": 0.008199999999999999,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesManateeCounty2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central air conditioning, and this is a fixed allowance for a 2-bedroom single-family home.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Selected 'electric' as the property has an electric water heater, suggesting other major appliances are also electric. 'Range' is listed as a provided appliance.",
"utility": "cooking",
"allowance": 11
},
{
"note": "Property has 'Central' heating. Selected 'electric' as it is consistent with the electric water heater and is the more expensive option among likely choices (electric vs. electric heat pump).",
"utility": "heating",
"allowance": 15
},
{
"note": "A standard baseline allowance provided by the housing authority for medical equipment needs.",
"utility": "medical",
"allowance": 31
},
{
"note": "Standard allowance for general electricity use, such as lighting and tenant-plug-in appliances.",
"utility": "other_electric",
"allowance": 45
},
{
"note": "Property details confirm connection to a 'Public Sewer' system.",
"utility": "sewer",
"allowance": 66
},
{
"note": "Standard municipal service for a single-family home, assumed to be the tenant's responsibility.",
"utility": "trash_collection",
"allowance": 21
},
{
"note": "Property details confirm connection to a 'Public' water source.",
"utility": "water",
"allowance": 40
},
{
"note": "Property details explicitly state 'Electric Water Heater'.",
"utility": "water_heating",
"allowance": 34
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 58200.0,
"property_tax_annual": 3080.73,
"property_tax_monthly": 256.73,
"property_tax_increase": 0.03,
"utility_allowance_total": 288.0,
"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": 5334.58,
"property_management_monthly": 260.4,
"monthly_cash_flow_after_debt": 444.55,
"cash_on_cash_return_after_debt": 0.09
},
"section8_assessment": {
"runs": [
{
"summary": "This 2011-built 2 bed/2 bath single-family home appears largely turnkey for a Housing Choice Voucher inspection. The interior and exterior are well maintained, appliances are present, HVAC supply vents are visible, and there are no visible structural or major safety failures in the photos. Primary inspection risks are undocumented but potentially missing/uncertain items: smoke detectors in all required locations, carbon monoxide alarm (if required by local code), and GFCI protection at kitchen counter outlets — these are typically easy-to-fix prior to inspection. With confirmation/installation of required detectors and routine verification of systems (HVAC, water heater, electrical panel), the property is likely to pass an initial NSPIRE/HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a well-maintained home with clean tile flooring, intact drywall, painted surfaces, and functioning cabinets. Appliances (fridge, range, microwave, dishwasher) are present though slightly dated — missing/older appliances would be an easy-to-fix / capital item. Minor cosmetic marks on baseboards/counter edges visible in photos. No visible collapsed ceilings, exposed subfloor, or major finishes failure. Overall turnkey-ready with only minor cosmetic or appliance-replacement work likely."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk (NSPIRE)",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible: ceilings are intact, no standing water, no visible electrical hazards, and entry door appears to have a cylinder lock and likely deadbolt. A wall-mounted alarm/sensor is visible in living area (likely smoke) but smoke detectors in bedrooms and a CO alarm are not shown — CO requirement depends on fuel sources/garage and is not confirmed. GFCI protection at kitchen counters is not clearly visible in photos. Egress windows appear adequate for bedrooms. Because several required detectors/outlet types cannot be confirmed from photos, there is moderate NSPIRE risk but no immediate visible severe safety failures."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 80.0,
"rationale": "Central HVAC supply/return vents visible in ceilings indicating forced-air system likely present. Kitchen appliances and fixtures are installed. Roof/gable fascia appear intact from frontal photos with no visible sagging or water staining inside. Electrical panel and water heater are not shown so operational status cannot be confirmed — no visible exposed wiring or obvious plumbing failures. Given age (2011) and good visual condition, systems likely functional but unverified; medium confidence."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Curb appeal is good: painted siding, trim, porches and landscaping are well kept. Walkway and small front steps appear level and safe. No visible foundation distress, major siding damage, roof collapse, or standing water. Porch lacks a handrail but rise is a single step (handrail typically not required). Neighboring units close but overall site appears well-maintained in a gated community."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Interior photos represent the current condition of the entire unit (no hidden rooms in worse condition).",
"HVAC is central forced-air and operational (vents visible in ceiling).",
"Appliances shown (refrigerator, range, microwave, dishwasher) are present and in working order or serviceable with minor repairs.",
"No major issues exist in areas not photographed (bathrooms, bedrooms, attic, mechanical closet); absence of visible damage in photos allows reasonable inference of overall good condition.",
"The property has no attached garage or fuel-burning appliances requiring CO detection is unclear; CO alarm presence is not confirmed from photos.",
"Electrical panel and water heater exist and are functional though not pictured."
],
"overall_score": 82.0,
"rubric_version": "ns-p-hcv-2026-1.0"
},
{
"summary": "This 2011-built 2 bed / 2 bath single-family home appears to be turnkey for Section 8 tenancy with only minor cosmetic items and routine landlord preparations expected. Interior and exterior conditions photographed are well kept; kitchen appliances are present and there are visible HVAC vents and smoke alarm(s). Primary inspection uncertainties are equipment operation (HVAC, water heater), GFCI protection in kitchen, and carbon monoxide detection if required by local code. With standard pre-rental checks (verify detectors, GFCI, HVAC service and confirm hot water/heater and electrical panel condition) this property is likely to pass an initial HCV/NSPIRE inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos show a well-maintained interior and exterior: intact tile flooring, painted walls in good condition, no visible cracks in drywall or ceilings, and kitchen cabinetry and countertops appear sound. All major kitchen appliances (refrigerator, range, microwave, dishwasher) are present which reduces move-in work. Minor cosmetic wear (scuff marks on lower walls near bar area, small landscaping cleanup) is visible but easily addressed. No evidence of exposed subflooring or collapsed elements. Overall minor, cosmetic repairs only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "Visible positives: smoke alarm-type device visible on wall near hallway and living area lighting and ceiling fan present; entry door appears to have a secure lock (smart lock/lockbox visible) and exterior lighting. No exposed wiring, no visible mold, no water stains on ceilings or walls. Uncertainties reduce score: carbon monoxide detector presence cannot be confirmed (required if gas appliances are present), GFCI protection for kitchen counter outlets is not visually confirmed, electrical panel and bedroom egress windows are not shown, and the presence/condition of dryer/washer hookups and hot water heater are unverified. No visible trip hazards or broken/unsafe stairs at the entry (steps are low; no handrail visible but not likely required for 2–3 risers)."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.0,
"rationale": "Visual indicators are favorable: central HVAC supply/return vents are visible in the ceiling indicating a ducted system (likely functional), kitchen appliances are present and in reasonable cosmetic condition, and roofline and soffits visible in exterior photos show no obvious sagging or missing shingles. However, the condition/age/operation of HVAC, water heater, main electrical panel and plumbing fixtures cannot be directly confirmed from photos. No signs of active leaks or water damage were observed, which supports a generally sound systems condition but leaves some inspection risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show a tidy, recently painted home in a gated community setting with trimmed landscaping, intact siding and trim, and sidewalks in good condition. Roof appears even with normal wear for a 2011 build; no collapsed porches or major foundation settling visible. Minor algae/discoloration at eaves on neighboring unit noted but not on the subject structure. Yard and walkways show no standing water or obvious drainage failures in the photographs."
}
],
"red_flags": [],
"confidence": 0.72,
"assumptions": [
"Central HVAC is present and operational (vents visible); no visible evidence that it is nonfunctional.",
"Hot water heater, water supply and drain plumbing exist and are operational though not shown in photos.",
"Kitchen appliances shown (range, refrigerator, microwave, dishwasher) are functional or will be serviced prior to tenancy.",
"No gas appliances are present inside that would trigger mandatory CO detector requirements; if gas appliances exist, CO detection will need verification/installation.",
"Smoke detector(s) shown are battery or hard-wired and in working order; additional detectors may be required in bedrooms and hallways per local code.",
"Electrical panel, branch circuit integrity, and GFCI protection at kitchen/bath are not visible — assume typical compliance for a 2011 build but recommend verification.",
"Bedrooms have compliant egress windows (not pictured) consistent with a 2011 single-family home design in this community.",
"No concealed major defects (structural failure, concealed mold, hidden water intrusion) beyond what is visible in photos."
],
"overall_score": 82.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "Overall the property appears to be in good, mostly turnkey condition with minor repairs and standard verification items needed for an initial HCV/NSPIRE inspection. Primary outstanding verification items are smoke/CO detector placement, GFCI protection at kitchen/bath, egress windows, and inspection of the electrical panel/HVAC and water heater. If those checks pass or are remedied with simple installs, the unit is likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 80.0,
"rationale": "Photos show a well-maintained interior and exterior with tile flooring intact, clean walls/ceilings, functioning kitchen cabinets and countertops. Major cosmetic items are minimal; paint and trim look in good condition. All major kitchen appliances (refrigerator, range, microwave, dishwasher) are present though appear used — missing appliances are not an issue here. Minor touch-ups, cleaning and possible grout/caulking refresh would be expected prior to move-in."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible: no exposed wiring, no collapsed ceilings, no visible active leaks or standing water. Ceiling-mounted HVAC vents and recessed lighting appear installed correctly. However critical safety items cannot be fully verified from the photos: smoke/CO detector coverage in each sleeping area and corridor, GFCI protection at kitchen counters, and bedroom egress windows are not clearly shown. The front door shows a modern lock (keypad) which likely provides secure entry. Because smoke/CO/GFCI/egress compliance could require minor installs, moderate safety risk remains until verified."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 75.0,
"rationale": "Visible evidence of central HVAC supply vents and ceiling returns indicates a forced-air system is present. Kitchen plumbing fixtures and dishwasher appear functional; no visible signs of leaks or water staining. Roof shingles and eaves visible in photos look sound with no sagging or obvious failure. Electrical panel, water heater and exterior drainage are not shown so their condition is assumed typical for a 2011 house. Given lack of visible system failures, systems score is positive but reduced for lack of direct inspection of mechanical equipment and panels."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 85.0,
"rationale": "Exterior shows good curb appeal and maintained landscaping, even sidewalks and a solid front porch/steps. Siding, trim and paint are in good condition in photos; columns and porch knee-walls are intact. No visible foundation movement, major cracks, or standing water at the immediate perimeter. Palm trees are close to the house (typical for Florida) but there is no visible damage to roof/gutters in provided images."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (inferred from ceiling supply/return vents).",
"Kitchen and laundry plumbing supply and hot water are functional (no visible leaks or staining in photos).",
"Smoke and CO detectors may exist but full coverage in bedrooms/corridors is unverified from photos and is assumed not fully verified.",
"GFCI protection at kitchen counter and bathroom outlets is not visible in photos and therefore not confirmed.",
"Electrical panel and water heater are present and intact but were not photographed; no visible exterior signs indicate major failure.",
"No active roof leaks, structural sagging, or major foundation movement are present based on visible exterior and interior photos."
],
"overall_score": 77.0,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4821 Charles Partin Dr, Parrish, FL, 34219",
"aggregate": {
"summary": "This 2011-built 2 bed/2 bath single-family home appears largely turnkey for a Housing Choice Voucher inspection. The interior and exterior are well maintained, appliances are present, HVAC supply vents are visible, and there are no visible structural or major safety failures in the photos. Primary inspection risks are undocumented but potentially missing/uncertain items: smoke detectors in all required locations, carbon monoxide alarm (if required by local code), and GFCI protection at kitchen counter outlets — these are typically easy-to-fix prior to inspection. With confirmation/installation of required detectors and routine verification of systems (HVAC, water heater, electrical panel), the property is likely to pass an initial NSPIRE/HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 84.3,
"rationale": "Interior and exterior photos show a well-maintained home with clean tile flooring, intact drywall, painted surfaces, and functioning cabinets. Appliances (fridge, range, microwave, dishwasher) are present though slightly dated — missing/older appliances would be an easy-to-fix / capital item. Minor cosmetic marks on baseboards/counter edges visible in photos. No visible collapsed ceilings, exposed subfloor, or major finishes failure. Overall turnkey-ready with only minor cosmetic or appliance-replacement work likely."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.0,
"rationale": "Curb appeal is good: painted siding, trim, porches and landscaping are well kept. Walkway and small front steps appear level and safe. No visible foundation distress, major siding damage, roof collapse, or standing water. Porch lacks a handrail but rise is a single step (handrail typically not required). Neighboring units close but overall site appears well-maintained in a gated community."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk (NSPIRE)",
"score": 73.3,
"rationale": "No obvious life-threatening hazards visible: ceilings are intact, no standing water, no visible electrical hazards, and entry door appears to have a cylinder lock and likely deadbolt. A wall-mounted alarm/sensor is visible in living area (likely smoke) but smoke detectors in bedrooms and a CO alarm are not shown — CO requirement depends on fuel sources/garage and is not confirmed. GFCI protection at kitchen counters is not clearly visible in photos. Egress windows appear adequate for bedrooms. Because several required detectors/outlet types cannot be confirmed from photos, there is moderate NSPIRE risk but no immediate visible severe safety failures."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 77.7,
"rationale": "Central HVAC supply/return vents visible in ceilings indicating forced-air system likely present. Kitchen appliances and fixtures are installed. Roof/gable fascia appear intact from frontal photos with no visible sagging or water staining inside. Electrical panel and water heater are not shown so operational status cannot be confirmed — no visible exposed wiring or obvious plumbing failures. Given age (2011) and good visual condition, systems likely functional but unverified; medium confidence."
}
],
"red_flags": [],
"confidence": 0.88,
"assumptions": [
"Interior photos represent the current condition of the entire unit (no hidden rooms in worse condition).",
"HVAC is central forced-air and operational (vents visible in ceiling).",
"Appliances shown (refrigerator, range, microwave, dishwasher) are present and in working order or serviceable with minor repairs.",
"No major issues exist in areas not photographed (bathrooms, bedrooms, attic, mechanical closet); absence of visible damage in photos allows reasonable inference of overall good condition.",
"The property has no attached garage or fuel-burning appliances requiring CO detection is unclear; CO alarm presence is not confirmed from photos.",
"Electrical panel and water heater exist and are functional though not pictured."
],
"score_method": "mean_of_criteria",
"overall_score": 80.2,
"rubric_version": "ns-p-hcv-2026-1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5570666009"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.