Property ID: 5584858342
6649 Highway 29 N, Molino, FL, 32577
Molino, FL
Money Down: $69,600
CoC Return: -1.39%
Monthly Cash Flow: $-80
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$58,000
Closing Costs
$11,600
Total Down
$69,600
Investment Snapshot
Purchase Price
$290,000
Money Down
$69,600
Cash-on-Cash Return
-1.39%
Rent
$1,960
Monthly Cash Flow
$-80
Annual Cash Flow
$-965
Debt Service / Mo
$1,544
Property Tax / Mo
$182
Insurance / Mo
$119
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,960
Payment Standard
$2,380
Rent
$1,960
Insurance
$119
Property Tax
$182
Management
$196
Utilities Allowance
$420
NOI (Monthly)
$1,463
Debt Service
$1,544
Cash Flow After Debt
$-80
Quality Score: 76.70%
Confidence: 95.00%
Overall this 4-bed, 2-bath ranch appears in good turnkey condition for Section 8 tenancy with mostly cosmetic updates and intact building envelope. The property likely passes initial inspection provided standard safety verifications are completed: smoke and CO alarms installed/functional, GFCI protection confirmed in kitchen/baths, and the electrical panel and water heater venting comply with code. Main items to confirm/repair are detectors, GFCI outlets, clarify the ceiling stain history and clear/secure the laundry/mechanical area. With those checks/quick fixes the property should be rent-ready within 1–4 weeks.
Section 8 Payment Standard
$2,380
Utility Allowance Total
$420
Guaranteed Section 8 Rent (PS - Utilities)
$1,960
Property Management
$196
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$290,000
Beds
4
Baths
2
Living Area
1,523 sqft
Lot Size
43,560 sqft
Year Built
1975
Days on Market
142
Capital Outlay
$69,600
Debt Service
$1,544
Property Tax / Mo
$182
Insurance / Mo
$119
Property Description
Welcome to this spacious four-bedroom, two-bath ranch-style home situated on a full acre in a peaceful rural setting within an up-and-coming area. Step inside to an open floor plan designed for easy entertaining and comfortable everyday living. The seamless flow between the living, dining, and kitchen areas creates a welcoming space for gatherings and daily life alike. The outdoor features truly set this property apart. Enjoy a charming chicken coop, a playhouse, multiple garden areas, and a variety of established trees including Princess tree, Cypress, and Purple Heart, along with mature fruits and vegetables ready to be enjoyed from your own backyard. With plenty of room for RV and boat parking, storage buildings, a future pool, and wide-open space for kids and pets to run and play, this property offers flexibility and opportunity to make it your own.
Utility Allowances
Air Conditioning
$66
The property includes Central Air, so the air conditioning allowance is applied.
Cooking
$17
Selected electric cooking as the property has an electric water heater and heat pump, making it the most consistent choice. The 'range_tenant_supplied' allowance is also added as the stove was not explicitly listed as provided.
Heating
$34
Selected electric heating because the property details specify a 'Heat Pump' and 'Central' heating.
Monthly Electric Fee
$11
This is a standard base fee for having electric service at the property.
Monthly Gas Fee
$0
The property's major appliances (heating, water heater, cooking) are electric, so no natural gas service is required.
Other Electric
$85
This is a standard allowance for general electric use, such as lighting and miscellaneous plug-in appliances.
Range (Tenant Supplied)
$11
The property's appliance list in the text description does not explicitly state that a range/stove is provided, so it is assumed to be tenant-supplied per the rules.
Sewer
$79
Inferred based on the property having a 'Public' water source and no mention of a septic system.
Trash Collection
$32
This is a standard utility for a single-family residential home and is assumed to be the tenant's responsibility.
Water
$49
The property details explicitly list 'Water Source: Public'.
Water Heater
$36
The property details explicitly list an 'Electric Water Heater'.
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$1,424
DP3 Annual Estimate$1,424
DP1 Monthly Equivalent$119
DP3 Monthly Equivalent$119
Replacement Value$170,437
Basis1,523 sqft / 1975
Nearby Houses
Photo unavailable
6681 Highway 29 N
sold · 0.04 mi
Price: $300,000
5 bd / 2 ba · 2,001 sqft
Latest sale: $300,000
Latest rent: —
Photo unavailable
1911 Molino Rd
sold · 0.29 mi
Price: $350,000
3 bd / 2 ba · 1,646 sqft
Latest sale: $350,000
Latest rent: —
Photo unavailable
1935 Molino Rd
sold · 0.30 mi
Price: $240,000
3 bd / 2 ba · 1,388 sqft
Latest sale: $240,000 on Nov 22, 2021
Latest rent: $800 on Oct 11, 2022
Photo unavailable
2000 Highway 182
sold · 0.32 mi
Price: $50,000
— bd / — ba
Latest sale: $50,000
Latest rent: —
Photo unavailable
1609 Molino Rd
sold · 0.37 mi
Price: $218,000
3 bd / 2 ba · 1,394 sqft
Latest sale: $218,000
Latest rent: —
Photo unavailable
6152 Fire House Rd
sold · 0.39 mi
Price: $185,000
3 bd / 2 ba · 1,966 sqft
Latest sale: $185,000
Latest rent: —
Photo unavailable
6700 Chestnut Rd
sold · 0.42 mi
Price: $415,000
3 bd / 2 ba · 1,960 sqft
Latest sale: $415,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or CO alarms in photos (NSPIRE-required items not documented).
- Electrical panel not shown / condition and labeling unverified.
- Ceiling stain above the living area suggests previous or potential roof/plumbing leak — needs verification.
- Laundry/water heater area cluttered and water heater venting/piping not fully visible (access and combustion venting should be confirmed).
Assumptions
- Central HVAC is present and operable (ceiling vents visible) though operation was not directly verified.
- Hot water is available; water heater is present and assumed functional unless inspection finds otherwise.
- Kitchen sink, stove, refrigerator and other major appliances pictured are operational.
- No active roof leaks are present; ceiling staining is presumed a past/contained event pending verification.
- Smoke detectors, carbon monoxide alarms, GFCI outlets and electrical panel condition are not visible in photos and must be confirmed during inspection.
- No concealed structural issues (foundation movement, severe mold, hidden water intrusion) beyond what is visible in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,123 | $184,837 | $181,948 |
| 2023 | $1,867 | $171,671 | $171,671 |
| 2022 | $912 | $155,136 | $103,913 |
| 2021 | $902 | $124,570 | $100,887 |
| 2020 | $879 | $111,668 | $99,495 |
| 2019 | $856 | $106,047 | $97,259 |
| 2018 | $850 | $100,273 | $95,446 |
| 2017 | $842 | $93,483 | $93,483 |
| 2016 | $1,449 | $90,891 | $90,891 |
| 2015 | $1,391 | $87,175 | $87,175 |
| 2014 | $623 | $37,587 | $37,587 |
| 2013 | $644 | $36,637 | $36,637 |
| 2012 | $651 | $36,637 | $36,637 |
| 2011 | $678 | $38,537 | $38,537 |
| 2010 | $1,118 | $67,025 | $67,025 |
| 2009 | $511 | $69,370 | $69,370 |
| 2008 | $506 | $73,580 | $73,580 |
| 2007 | $557 | $76,770 | $54,330 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-16 | Price Changed | $290,000 |
| 2026-02-15 | Price Changed | $295,000 |
| 2026-01-25 | Listed | $305,000 |
| 2022-08-30 | Sold | $245,000 |
| 2022-07-11 | Listed | $245,000 |
| 2016-09-23 | Sold | $112,000 |
| 2016-08-04 | Listing removed | $925 |
| 2016-08-02 | Listing removed | $112,000 |
| 2016-07-22 | Listed for rent | $925 |
| 2016-07-05 | Relisted | $112,000 |
| 2016-07-02 | Listing removed | $112,000 |
| 2016-06-16 | Relisted | $112,000 |
| 2016-05-03 | Listing removed | $112,000 |
| 2016-03-30 | Price Changed | $112,000 |
| 2016-01-08 | Listed | $115,000 |
| 2015-10-16 | Sold | $95,000 |
| 2015-09-10 | Listing removed | $99,000 |
| 2015-07-30 | Price Changed | $99,000 |
| 2015-05-19 | Relisted | $115,000 |
| 2015-05-15 | Listing removed | $115,000 |
| 2015-02-26 | Listed | $115,000 |
| 1986-02-01 | Sold | $47,000 |
Photo Gallery
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"note": "Selected electric cooking as the property has an electric water heater and heat pump, making it the most consistent choice. The 'range_tenant_supplied' allowance is also added as the stove was not explicitly listed as provided.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Selected electric heating because the property details specify a 'Heat Pump' and 'Central' heating.",
"utility": "Heating",
"allowance": 34
},
{
"note": "This is a standard base fee for having electric service at the property.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "The property's major appliances (heating, water heater, cooking) are electric, so no natural gas service is required.",
"utility": "Monthly Gas Fee",
"allowance": 0
},
{
"note": "This is a standard allowance for general electric use, such as lighting and miscellaneous plug-in appliances.",
"utility": "Other Electric",
"allowance": 85
},
{
"note": "The property's appliance list in the text description does not explicitly state that a range/stove is provided, so it is assumed to be tenant-supplied per the rules.",
"utility": "Range (Tenant Supplied)",
"allowance": 11
},
{
"note": "Inferred based on the property having a 'Public' water source and no mention of a septic system.",
"utility": "Sewer",
"allowance": 79
},
{
"note": "This is a standard utility for a single-family residential home and is assumed to be the tenant's responsibility.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "The property details explicitly list 'Water Source: Public'.",
"utility": "Water",
"allowance": 49
},
{
"note": "The property details explicitly list an 'Electric Water Heater'.",
"utility": "Water Heater",
"allowance": 36
}
],
"cash_on_cash_return": 0.3,
"down_payment_amount": 58000.0,
"property_tax_annual": 2186.69,
"property_tax_monthly": 182.22,
"property_tax_increase": 0.03,
"utility_allowance_total": 420.0,
"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": -964.71,
"property_management_monthly": 196.0,
"monthly_cash_flow_after_debt": -80.39,
"cash_on_cash_return_after_debt": -0.02
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 4-bed, 2-bath ranch appears in good turnkey condition for Section 8 tenancy with mostly cosmetic updates and intact building envelope. The property likely passes initial inspection provided standard safety verifications are completed: smoke and CO alarms installed/functional, GFCI protection confirmed in kitchen/baths, and the electrical panel and water heater venting comply with code. Main items to confirm/repair are detectors, GFCI outlets, clarify the ceiling stain history and clear/secure the laundry/mechanical area. With those checks/quick fixes the property should be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior photos show recent cosmetic updates: new-looking LVP flooring, painted walls, updated kitchen counters and appliances. No visible large drywall or flooring failures. Minor observable issues: small ceiling discoloration/stain above living area (possible past leak), some exterior foundation/brick staining at grade. Laundry/mechanical area is cluttered and could use organization. Missing appliances are not an issue here (stove and refrigerator present). Overall minor repairs/cosmetic only."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 70.0,
"rationale": "Egress appears adequate (bedroom with French doors; multiple windows). Entry door looks secure and likely has a lock. No exposed wiring or obvious trip hazards in photos. However key NSPIRE items are not visible: no smoke detectors or carbon monoxide alarms are shown, GFCI outlets in kitchen/bathrooms are not visible, and the electrical panel is not shown for inspection. Laundry/water heater area is accessible but cluttered around the water heater which could be a code/safety concern. Ceiling stain may indicate past water intrusion that should be verified. Based on visible conditions the property is a modest safety risk until detectors and electrical/GFCI are confirmed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Roof looks recently replaced or in good visible condition (no sag, consistent shingle lines). Central HVAC vents visible in ceiling indicating central heating/cooling present (operation not verified in photos). Water heater is installed inside laundry area and appears serviceable though piping/venting details are not fully visible. Kitchen appliances (stove, fridge, likely disposal/dishwasher) are present. Electrical panel and service condition cannot be confirmed from photos. No visible active leaks or standing water. Systems appear functional but several key verifications (HVAC working, panel condition, water heater combustion venting) are required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior brick shell appears intact and level with a low-maintenance façade. Lot is large, flat and drains appear reasonable from photos (no visible pooling). Driveway is gravel and usable; there are accessory outbuildings and parking space for RVs as advertised. Some mildew/soil staining at the brick near grade and vegetation close to the house on the left side that should be trimmed. No visible foundation cracks, sagging, or major envelope failures in photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in photos (NSPIRE-required items not documented).",
"Electrical panel not shown / condition and labeling unverified.",
"Ceiling stain above the living area suggests previous or potential roof/plumbing leak — needs verification.",
"Laundry/water heater area cluttered and water heater venting/piping not fully visible (access and combustion venting should be confirmed)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operable (ceiling vents visible) though operation was not directly verified.",
"Hot water is available; water heater is present and assumed functional unless inspection finds otherwise.",
"Kitchen sink, stove, refrigerator and other major appliances pictured are operational.",
"No active roof leaks are present; ceiling staining is presumed a past/contained event pending verification.",
"Smoke detectors, carbon monoxide alarms, GFCI outlets and electrical panel condition are not visible in photos and must be confirmed during inspection.",
"No concealed structural issues (foundation movement, severe mold, hidden water intrusion) beyond what is visible in photos."
],
"overall_score": 76.0,
"rubric_version": "ns_2026_v1"
},
{
"summary": "Overall the property appears largely turn-key and likely to pass an initial Section 8 (NSPIRE) inspection after addressing a few check items. Interior renovations and functioning appliances, a sound-looking roof, and central HVAC vents make the home rent-ready with minor follow-up. Primary inspection risks are missing/undocumented life-safety devices (smoke and CO alarms), unverified GFCI protection, and unshown electrical panel/system service records. Addressing those items and verifying water heater venting/clearances and any ceiling stain source should make the unit likely to pass within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new-looking vinyl plank tile, fresh paint, updated kitchen counters and appliances present. No obvious floor, drywall or cabinet failures in photos. Minor cosmetic ceiling imperfections/stain near living area and some storage clutter in laundry but these are easy cosmetic/maintenance fixes. Missing or aged finishes are minimal; overall turn-key visually."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible exposed wiring, stairs, or guardrail hazards. Single-story layout with multiple egress points (bedroom with French doors + windows). Central HVAC vents present. However smoke alarms and carbon-monoxide detectors are not visible in photos (required); GFCI outlets in kitchen/bath not visible; electrical panel not shown. Small ceiling discoloration could indicate past water intrusion that should be checked. Because life-safety devices and some outlet protections are unverified, score reduced."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 75.0,
"rationale": "Roof shingles appear in good condition (look recently replaced). Ceiling vents indicate central HVAC likely present. Water heater and laundry hookups visible in laundry room and kitchen appliances (range, fridge) present. No obvious leaking or major system failure visible. Electrical panel and age/condition of HVAC/water heater are not shown — reasonable functioning assumed but unverified, so moderate deduction for unknowns and for water heater placement/clearance checks."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Brick exterior appears solid with no visible foundation or siding failure. Lot is large, flat, and free of standing water in photos; gravel drive and accessory buildings present. Some yard debris and chicken-coop/playhouse items exist but are not safety hazards. Drainage grading not fully verifiable from photos; generally appears acceptable but would need confirmation at inspection."
}
],
"red_flags": [
"No smoke detectors visible in photos — must verify/install to meet NSPIRE requirements.",
"No carbon-monoxide detector visible — required if fuel-burning appliances (water heater/oven) or attached garages are present; verify and install if missing.",
"Ceiling discoloration/patching in living area — indicates possible past or intermittent water intrusion; source must be investigated.",
"Electrical panel and GFCI protection not shown — unknown compliance risk until verified.",
"Water heater located in laundry area — verify proper venting, combustion clearances and that dryer/water heater installations meet code."
],
"confidence": 0.65,
"assumptions": [
"Smoke detectors and carbon-monoxide alarm(s) are not visible in photos; assume they may not be present or not shown and require verification/installation.",
"Central HVAC is present and operational based on supply vents visible in ceiling; full service history unknown.",
"Roof appears recently replaced or in good condition from photos; no active leak visible though a small interior ceiling discoloration was noted (assumed prior minor leak or paint irregularity).",
"Kitchen and laundry appliances shown (range, refrigerator, washer/dryer, water heater) are present and functional unless inspection shows otherwise.",
"Electrical panel condition and presence of GFCI outlets are unknown (not pictured) and will need verification at inspection.",
"No visible severe mold, major foundation movement, sagging, or collapsed elements in provided photos; assume none without further evidence."
],
"overall_score": 78.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall this 4BR/2BA ranch presents as largely turnkey and cosmetically updated with a new-looking roof, renovated kitchen, functioning appliances, and intact exterior brick. The most likely inspection issues are code-compliance items that are straightforward to remediate: no smoke detectors visible in photos (required), combustible storage/clearance issues around the water heater and dryer, and a ceiling stain in the living area indicating prior or possible active water intrusion that should be investigated. Major systems (HVAC, water heater, electrical service) appear present but need verification. With targeted fixes (install/verify smoke and CO detectors, clearances around water heater, confirm GFCI and electrical panel, investigate/repair any active leak), the property is likely to pass a Housing Choice Voucher/NSPIRE initial inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior photos show a largely updated, clean finish: new-looking vinyl plank tile, renovated kitchen with intact countertops/cabinets, functioning appliances visible (range, refrigerator, washer/dryer). Minimal visible deferred maintenance: a noticeable ceiling stain in the living area (likely prior water intrusion), some clutter in the laundry/utility area. Exterior brick and roof appear in good cosmetic condition. Missing minor items (outlet/GFCI covers, smoke/CO detectors) cannot be confirmed from photos and were treated as moderate deductions. Overall mostly cosmetic and easy-to-fix items."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "Visible safety strengths: clear egress at most rooms (bedroom with French doors), solid-looking front entry, no visible collapsed ceilings or major structural sagging. Concerns: no smoke detectors are visible in interior photos (NSPIRE requires properly located smoke detectors), laundry/utility area shows storage and combustible materials adjacent to the water heater and dryer (fire hazard/clearance issue), a ceiling stain in living room suggests prior or potential active water intrusion, and GFCI receptacles in kitchen/bathrooms are not visible. Electrical panel and CO detector presence cannot be verified from images. These raise moderate risk for initial inspection but are likely correctable."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 75.0,
"rationale": "Roof appears recently shingled and in good visual condition. HVAC supply/return vents are visible in ceilings indicating central HVAC is present. Water heater and laundry hookups are present and appear operational; washer and dryer are shown. Electrical panel, main service condition and operational status of HVAC and water heater cannot be confirmed from photos. No visible evidence of major system failure (no standing water, no collapsed systems). Given visible components, systems appear serviceable but require confirmation/labels/clearances."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Large, mostly flat yard with clear access for parking (RV/boat), driveway/gravel area visible. Brick exterior looks intact; foundation not visibly cracked from photos. No visible standing water or heavy vegetation immediately threatening the structure (trees are present but not clearly overhanging the roof). Small front stoop exists without an obvious handrail; not a major failure unless multiple steps present. Outbuildings and yard features (chicken coop, playhouse) are positive amenities but should be checked for pest/maintenance. Overall low exterior risk."
}
],
"red_flags": [
"No visible smoke detectors inside living areas or bedrooms in photos — immediate NSPIRE fail if absent.",
"Combustible storage and clutter adjacent to the water heater and dryer (fire hazard; clearance/venting concern).",
"Ceiling stain in living area indicating prior or possible active water intrusion — requires investigation and repair."
],
"confidence": 0.65,
"assumptions": [
"Smoke and CO detectors are not present or not visible in photos; assume at least smoke detectors need verification/installation.",
"Ceiling discoloration in the living room indicates prior water intrusion; assume it may be repaired cosmetically but recommend investigation for active leak.",
"HVAC is central forced-air (vents visible) and operational, though system age and service status are not documented.",
"Water heater is functioning but clearance and ventilation around it may not meet code because of stored items visible in the laundry room.",
"Electrical service and panel are present but their condition (labeling, breaker integrity, cover) could not be verified from photographs.",
"Kitchen and laundry appliances shown are included and operational; missing small items (GFCI outlets, outlet/switch covers) may need minor fixes.",
"No rental history in last 5 years (rental_history_last_5y missing) — rental activity excluded from score weighting."
],
"overall_score": 76.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6649 Highway 29 N, Molino, FL, 32577",
"aggregate": {
"summary": "Overall this 4-bed, 2-bath ranch appears in good turnkey condition for Section 8 tenancy with mostly cosmetic updates and intact building envelope. The property likely passes initial inspection provided standard safety verifications are completed: smoke and CO alarms installed/functional, GFCI protection confirmed in kitchen/baths, and the electrical panel and water heater venting comply with code. Main items to confirm/repair are detectors, GFCI outlets, clarify the ceiling stain history and clear/secure the laundry/mechanical area. With those checks/quick fixes the property should be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 81.7,
"rationale": "Interior photos show recent cosmetic updates: new-looking LVP flooring, painted walls, updated kitchen counters and appliances. No visible large drywall or flooring failures. Minor observable issues: small ceiling discoloration/stain above living area (possible past leak), some exterior foundation/brick staining at grade. Laundry/mechanical area is cluttered and could use organization. Missing appliances are not an issue here (stove and refrigerator present). Overall minor repairs/cosmetic only."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 81.7,
"rationale": "Exterior brick shell appears intact and level with a low-maintenance façade. Lot is large, flat and drains appear reasonable from photos (no visible pooling). Driveway is gravel and usable; there are accessory outbuildings and parking space for RVs as advertised. Some mildew/soil staining at the brick near grade and vegetation close to the house on the left side that should be trimmed. No visible foundation cracks, sagging, or major envelope failures in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 68.3,
"rationale": "Egress appears adequate (bedroom with French doors; multiple windows). Entry door looks secure and likely has a lock. No exposed wiring or obvious trip hazards in photos. However key NSPIRE items are not visible: no smoke detectors or carbon monoxide alarms are shown, GFCI outlets in kitchen/bathrooms are not visible, and the electrical panel is not shown for inspection. Laundry/water heater area is accessible but cluttered around the water heater which could be a code/safety concern. Ceiling stain may indicate past water intrusion that should be verified. Based on visible conditions the property is a modest safety risk until detectors and electrical/GFCI are confirmed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Roof looks recently replaced or in good visible condition (no sag, consistent shingle lines). Central HVAC vents visible in ceiling indicating central heating/cooling present (operation not verified in photos). Water heater is installed inside laundry area and appears serviceable though piping/venting details are not fully visible. Kitchen appliances (stove, fridge, likely disposal/dishwasher) are present. Electrical panel and service condition cannot be confirmed from photos. No visible active leaks or standing water. Systems appear functional but several key verifications (HVAC working, panel condition, water heater combustion venting) are required."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in photos (NSPIRE-required items not documented).",
"Electrical panel not shown / condition and labeling unverified.",
"Ceiling stain above the living area suggests previous or potential roof/plumbing leak — needs verification.",
"Laundry/water heater area cluttered and water heater venting/piping not fully visible (access and combustion venting should be confirmed)."
],
"confidence": 0.95,
"assumptions": [
"Central HVAC is present and operable (ceiling vents visible) though operation was not directly verified.",
"Hot water is available; water heater is present and assumed functional unless inspection finds otherwise.",
"Kitchen sink, stove, refrigerator and other major appliances pictured are operational.",
"No active roof leaks are present; ceiling staining is presumed a past/contained event pending verification.",
"Smoke detectors, carbon monoxide alarms, GFCI outlets and electrical panel condition are not visible in photos and must be confirmed during inspection.",
"No concealed structural issues (foundation movement, severe mold, hidden water intrusion) beyond what is visible in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 76.7,
"rubric_version": "ns_2026_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5584858342"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.