Property ID: 5650861768
5709 NW 64th Way, Tamarac, FL, 33321
Tamarac, FL
Money Down: $71,760
CoC Return: 2.86%
Monthly Cash Flow: $171
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,800
Closing Costs
$11,960
Total Down
$71,760
Investment Snapshot
Purchase Price
$299,000
Money Down
$71,760
Cash-on-Cash Return
2.86%
Rent
$2,291
Monthly Cash Flow
$171
Annual Cash Flow
$2,049
Debt Service / Mo
$1,591
Property Tax / Mo
$232
Insurance / Mo
$68
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,291
Payment Standard
$2,580
Rent
$2,291
Insurance
$68
Property Tax
$232
Management
$229
Utilities Allowance
$289
NOI (Monthly)
$1,762
Debt Service
$1,591
Cash Flow After Debt
$171
Quality Score: 79.40%
Confidence: 95.00%
Overall the property appears largely turnkey for Section 8 / HCV tenancy with a high likelihood of passing an initial inspection after verification of a few key items. The home shows recent cosmetic and capital upgrades (new roof 2022, renovated interior, new appliances claimed), a maintained exterior, and no visible structural distress. Primary inspection risks are missing or unverified life-safety devices (smoke/CO detectors), GFCI receptacles in wet areas, and unverified operation of HVAC, water heater, and electrical components. These are typically quick to remediate if absent. Expect minor repairs or documentation requests rather than major rehab.
Section 8 Payment Standard
$2,580
Utility Allowance Total
$289
Guaranteed Section 8 Rent (PS - Utilities)
$2,291
Property Management
$229
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$299,000
Beds
2
Baths
1
Living Area
868 sqft
Lot Size
4,000 sqft
Year Built
1970
Days on Market
188
Capital Outlay
$71,760
Debt Service
$1,591
Property Tax / Mo
$232
Insurance / Mo
$68
Property Description
Unique opportunity in Mainlands of Tamarac Lake. Beautifully remodeled home located in a peaceful HOPA-verified 55+ community with great neighbors. This property features 2 bedrooms and 1 bathroom with 1,089 sq ft of adjusted living space, offering a modern and functional layout. Completely updated kitchen and bathroom with contemporary finishes. Large ceramic tile flooring throughout. New appliances. New shingle roof installed in September 2022. Spacious family room and dining area. Screened porch ideal for enjoying the Florida lifestyle. Community offers a clubhouse and pool. Move-in ready with no renovations needed. FHA and VA financing accepted. Restrictions: at least one occupant must be 55 years or older; all others must be 18+. Seller is motivated.
Utility Allowances
air_conditioning
$25
Property has central air conditioning as per the listing details.
cooking
$31
The property's cooking fuel type is not specified. Propane was chosen as it is the most expensive option on the schedule, following the rule for ambiguity.
heating
$25
The property has central heating, but the fuel type is not specified. Propane was chosen as it is the most expensive option on the schedule, following the rule for ambiguity.
natural_gas_base_charge
$18
Property listing mentions a 'GasWaterHeater', implying a gas connection is present, which incurs a base charge.
other_electric
$32
Standard allowance for lighting, outlets, and general electrical use not covered by other specific categories.
range_microwave
$0
The property includes a microwave, so the tenant does not incur this specific cost. The allowance is $0.
refrigerator
$0
The property includes a refrigerator, so the tenant does not incur this specific cost. The allowance is $0.
sewer
$38
The property is connected to a public sewer system as stated in the listing.
trash_collection
$25
Standard utility for a single-family home. It is not specified as included in rent or HOA fees.
water
$32
The property uses the public/municipal water supply as stated in the listing.
water_heating
$63
The property listing provides conflicting information for the water heater fuel type (listing both 'Gas' and 'Electric'). Propane was chosen as it is the most expensive option on the schedule, following the rule for ambiguity.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$812
DP3 Annual Estimate$812
DP1 Monthly Equivalent$68
DP3 Monthly Equivalent$68
Replacement Value$264,640
Basis868 sqft / 1970
Nearby Houses
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5707 NW 64th Way
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5711 NW 64th Way
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5710 NW 64th Way
for_sale · 0.02 mi
Price: $280,000
2 bd / 1 ba · 1,082 sqft
Latest sale: —
Latest rent: —
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5712 NW 65th Ave
sold · 0.03 mi
Price: $302,000
2 bd / 1 ba · 1,232 sqft
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6406 NW 57th Ct
for_sale · 0.04 mi
Price: $349,000
2 bd / 2 ba · 1,587 sqft
Latest sale: $389,000
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5716 NW 65th Ave
sold · 0.04 mi
Price: $300,000
2 bd / 2 ba · 1,118 sqft
Latest sale: $300,000
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5717 NW 65th Ave
sold · 0.05 mi
Price: $315,000
2 bd / 2 ba · 1,128 sqft
Latest sale: $315,000
Latest rent: —
Photo unavailable
5708 NW 64th Ter
sold · 0.06 mi
Price: $343,000
3 bd / 2 ba · 1,342 sqft
Latest sale: $343,000
Latest rent: —
Photo unavailable
5721 NW 64th Way
sold · 0.06 mi
Price: $268,000
2 bd / 1 ba · 868 sqft
Latest sale: $268,000
Latest rent: —
Photo unavailable
5720 NW 64th Way
sold · 0.06 mi
Price: $314,250
2 bd / 1 ba · 1,082 sqft
Latest sale: $314,250
Latest rent: —
Photo unavailable
6400 NW 57th Ct
sold · 0.07 mi
Price: $305,000
2 bd / 2 ba · 1,617 sqft
Latest sale: $305,000
Latest rent: —
Photo unavailable
6400 NW 57th Ct
sold · 0.07 mi
Price: $305,000
2 bd / 2 ba · 1,617 sqft
Latest sale: $305,000
Latest rent: —
Photo unavailable
6508 NW 57th Ct
sold · 0.08 mi
Price: $357,000
2 bd / 2 ba · 1,342 sqft
Latest sale: $357,000
Latest rent: —
Photo unavailable
5715 NW 65th Ter
sold · 0.08 mi
Price: $282,000
2 bd / 1 ba · 1,062 sqft
Latest sale: $282,000
Latest rent: —
Photo unavailable
5720 NW 64th Ter
sold · 0.08 mi
Price: $345,000
2 bd / 2 ba · 1,342 sqft
Latest sale: $345,000
Latest rent: —
Photo unavailable
6510 NW 57th Ct
sold · 0.08 mi
Price: $289,900
2 bd / 2 ba · 1,287 sqft
Latest sale: $289,900
Latest rent: —
Photo unavailable
5706 NW 65th Way
sold · 0.08 mi
Price: $395,000
3 bd / 2 ba · 1,587 sqft
Latest sale: $395,000
Latest rent: —
Photo unavailable
5710 NW 65th Way
sold · 0.09 mi
Price: $330,000
2 bd / 2 ba · 1,287 sqft
Latest sale: $330,000
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 in interior photos (may cause immediate fail if none installed or not functional).
- No visible carbon monoxide detector (required in many jurisdictions when fuel-burning appliances or attached garages exist).
- Deadbolt on primary entry door is not visible in photos (inspectors often require a secure locking deadbolt).
- GFCI protection in kitchen/bathrooms could not be confirmed from images — verify and install if missing.
Assumptions
- Listing is accurate about the 2022 shingle roof replacement and new appliances/kitchen/bath updates.
- Central HVAC exists and vents visible in photos correspond to a working system, but operation not yet verified.
- No major structural, foundation, or roof problems exist beyond what is visible in exterior photos.
- Smoke and CO detectors, GFCI protection, water heater, and electrical panel are either present or can be installed quickly if missing.
- Bathroom and kitchen renovations described in the listing were completed to code, though photos of those rooms were not provided for verification.
- Garage door and exterior entry door are functional; deadbolt presence is not confirmed from photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,704 | $276,640 | $128,350 |
| 2024 | $2,608 | $276,640 | $128,350 |
| 2023 | $2,548 | $215,920 | $121,110 |
| 2022 | $2,364 | $175,050 | $117,590 |
| 2021 | $2,303 | $157,910 | $114,170 |
| 2020 | $2,266 | $136,870 | $112,600 |
| 2019 | $2,222 | $131,160 | $110,070 |
| 2018 | $2,150 | $108,020 | $108,020 |
| 2017 | $2,922 | $100,810 | $100,810 |
| 2016 | $2,325 | $92,690 | $92,690 |
| 2015 | $2,163 | $88,180 | $56,160 |
| 2014 | $1,989 | $72,550 | $51,060 |
| 2013 | $1,772 | $52,120 | $46,420 |
| 2012 | $1,518 | $42,200 | $42,200 |
| 2011 | $1,401 | $50,370 | $50,370 |
| 2010 | $820 | $60,860 | $59,050 |
| 2008 | $759 | $85,390 | $57,500 |
| 2007 | $767 | $137,130 | $55,780 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2017-01-31 | Sold | $139,000 |
Photo Gallery
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{
"date": "2016-10-07",
"price": 159000,
"listing": {
"status": "off_market",
"list_date": "2016-10-07T18:46:00Z",
"list_price": 159000,
"listing_id": "620895618",
"last_update_date": "2016-12-02T15:56:00Z",
"last_status_change_date": "2016-12-02T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 146.0055096418733,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A10159784",
"price_change_percentage": "+157.49%"
},
{
"date": "2016-08-16",
"price": 61750,
"listing": {
"status": "sold",
"list_date": "2015-11-19T07:00:00Z",
"list_price": 50000,
"listing_id": "604173918",
"last_update_date": "2016-08-16T07:00:00Z",
"last_status_change_date": "2016-08-16T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 56.70339761248852,
"source_name": "MiamiMLS",
"price_change": 11750,
"days_after_listed": "408 days",
"source_listing_id": "A2140614",
"price_change_percentage": "-10.51%"
},
{
"date": "2015-11-18",
"price": 50000,
"listing": {
"status": "sold",
"list_date": "2015-11-19T07:00:00Z",
"list_price": 50000,
"listing_id": "604173918",
"last_update_date": "2016-08-16T07:00:00Z",
"last_status_change_date": "2016-08-16T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 45.91368227731864,
"source_name": "MiamiMLS",
"price_change": -19000,
"days_after_listed": null,
"source_listing_id": "A2140614",
"price_change_percentage": null
},
{
"date": "2015-07-05",
"price": 69000,
"listing": {
"status": "sold",
"list_date": "2015-11-19T07:00:00Z",
"list_price": 50000,
"listing_id": "604173918",
"last_update_date": "2016-08-16T07:00:00Z",
"last_status_change_date": "2016-08-16T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 63.36088154269972,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A2140614",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": null,
"permit_effective_date": "Oct 23, 2024",
"permit_project_type_1": "Flatwork concrete",
"permit_project_type_2": "Paving, driveways, and sidewalks",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": null,
"permit_effective_date": "Sep 6, 2024",
"permit_project_type_1": "Flatwork concrete",
"permit_project_type_2": "Paving, driveways, and sidewalks",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": null,
"permit_effective_date": "Jul 12, 2022",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Roofing or re-roofing",
"permit_effective_date": "Aug 6, 2015",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Mechanical air conditioning. Residence",
"permit_effective_date": "Aug 5, 2015",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Revoked",
"permit_type_of_work": "Mechanical air conditioning. Residence",
"permit_effective_date": "Jul 20, 2015",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Alterations residential",
"permit_effective_date": "Dec 4, 2000",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof shingle (new or reroof)",
"permit_effective_date": "Nov 29, 2000",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Alterations residential",
"permit_effective_date": "Sep 25, 2000",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Alterations residential",
"permit_effective_date": "Sep 25, 2000",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5650861768",
"generated_at": "2026-03-27T20:33:59.303194Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 79.4
},
"utility_allowance": {
"zip_code": "33321",
"home_photo": "https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m1445285239s-w1280.jpg",
"rent_price": 2291.0,
"loan_amount": 239200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5709-NW-64th-Way_Tamarac_FL_33321_M56508-61768",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 299000.0,
"loan_term_years": 30,
"annual_cash_flow": 21145.68,
"mortgage_monthly": 1591.4,
"payment_standard": 2580.0,
"total_amount_out": 59800.0,
"additional_photos": [
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m4163374357s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m1774261410s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m3873061691s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m1230068537s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m4109650520s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m4253669352s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m1983536774s-w1280.jpg",
"https://ap.rdcpix.com/ea332eb2f81c5b64df5b0904223c24dal-m92436923s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 67.67,
"monthly_cash_flow": 1762.14,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/Utility-Allowance-Schedule-2025.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Property has central air conditioning as per the listing details.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "The property's cooking fuel type is not specified. Propane was chosen as it is the most expensive option on the schedule, following the rule for ambiguity.",
"utility": "cooking",
"allowance": 31
},
{
"note": "The property has central heating, but the fuel type is not specified. Propane was chosen as it is the most expensive option on the schedule, following the rule for ambiguity.",
"utility": "heating",
"allowance": 25
},
{
"note": "Property listing mentions a 'GasWaterHeater', implying a gas connection is present, which incurs a base charge.",
"utility": "natural_gas_base_charge",
"allowance": 18
},
{
"note": "Standard allowance for lighting, outlets, and general electrical use not covered by other specific categories.",
"utility": "other_electric",
"allowance": 32
},
{
"note": "The property includes a microwave, so the tenant does not incur this specific cost. The allowance is $0.",
"utility": "range_microwave",
"allowance": 0
},
{
"note": "The property includes a refrigerator, so the tenant does not incur this specific cost. The allowance is $0.",
"utility": "refrigerator",
"allowance": 0
},
{
"note": "The property is connected to a public sewer system as stated in the listing.",
"utility": "sewer",
"allowance": 38
},
{
"note": "Standard utility for a single-family home. It is not specified as included in rent or HOA fees.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "The property uses the public/municipal water supply as stated in the listing.",
"utility": "water",
"allowance": 32
},
{
"note": "The property listing provides conflicting information for the water heater fuel type (listing both 'Gas' and 'Electric'). Propane was chosen as it is the most expensive option on the schedule, following the rule for ambiguity.",
"utility": "water_heating",
"allowance": 63
}
],
"cash_on_cash_return": 0.35,
"down_payment_amount": 59800.0,
"property_tax_annual": 2785.12,
"property_tax_monthly": 232.09,
"property_tax_increase": 0.03,
"utility_allowance_total": 289.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/SAFMR-Payment-Standards-1.1.2025.pdf",
"https://www.bchafl.org/sites/default/files/page/files/bcha_2025_payment_standards_public_notice_revised_08-28-24.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 2048.84,
"property_management_monthly": 229.1,
"monthly_cash_flow_after_debt": 170.74,
"cash_on_cash_return_after_debt": 0.03
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears largely turnkey for Section 8 / HCV tenancy with a high likelihood of passing an initial inspection after verification of a few key items. The home shows recent cosmetic and capital upgrades (new roof 2022, renovated interior, new appliances claimed), a maintained exterior, and no visible structural distress. Primary inspection risks are missing or unverified life-safety devices (smoke/CO detectors), GFCI receptacles in wet areas, and unverified operation of HVAC, water heater, and electrical components. These are typically quick to remediate if absent. Expect minor repairs or documentation requests rather than major rehab.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a fully renovated interior with new tile flooring, fresh paint, functioning ceiling fans, updated bathroom/kitchen per listing, and new appliances claimed. Exterior paint and driveway look recently refreshed. No visible cosmetic deferred maintenance. Missing interior photos of kitchen/bath limit verification, but overall condition appears turnkey with only minor touch-ups likely."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 72.0,
"rationale": "No visible exposed wiring, ceilings intact, windows appear adequate for bedroom egress, entry door looks secure and solid. New roof (2022) reduces leak risk. However, smoke and carbon monoxide detectors are not visible in provided images, GFCI outlets in kitchen/bath cannot be confirmed from photos, and a deadbolt is not clearly visible on the front door. These items are common Section 8 inspection items and could cause an initial fail if missing or nonfunctional."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Listing states a new shingle roof installed Sept 2022 and interior vents/ceiling register visible indicating central HVAC. New appliances are claimed. No visible signs of water intrusion, active leaks, or damaged rooflines. Electrical panel, water heater, and AC condenser are not shown so operational condition is assumed but not verified. Given the renovated appearance and new roof, systems are likely functional but should be verified (AC operation, water heater temperature/hot water, electrical panel labeling, plumbing/drain checks)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show an intact foundation line, straight roofline, maintained lawn, intact siding/paint, garage door present, and a clean paved driveway/walkway. No visible foundation settlement, major cracks, standing water, or evidence of infestation. Large front tree exists but does not show obvious risk; verify root/roof impact. Overall site appears well maintained."
}
],
"red_flags": [
"No visible smoke detectors in interior photos (may cause immediate fail if none installed or not functional).",
"No visible carbon monoxide detector (required in many jurisdictions when fuel-burning appliances or attached garages exist).",
"Deadbolt on primary entry door is not visible in photos (inspectors often require a secure locking deadbolt).",
"GFCI protection in kitchen/bathrooms could not be confirmed from images — verify and install if missing."
],
"confidence": 0.65,
"assumptions": [
"Listing is accurate about the 2022 shingle roof replacement and new appliances/kitchen/bath updates.",
"Central HVAC exists and vents visible in photos correspond to a working system, but operation not yet verified.",
"No major structural, foundation, or roof problems exist beyond what is visible in exterior photos.",
"Smoke and CO detectors, GFCI protection, water heater, and electrical panel are either present or can be installed quickly if missing.",
"Bathroom and kitchen renovations described in the listing were completed to code, though photos of those rooms were not provided for verification.",
"Garage door and exterior entry door are functional; deadbolt presence is not confirmed from photos."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE_v1.0"
},
{
"summary": "Based on listing details and photos, the property appears largely turnkey and likely to pass an initial Housing Choice Voucher/NSPIRE inspection with minor verification and/or corrective items. The home shows recent interior renovation, new roof (2022), updated kitchen/bath, new appliances (per listing), intact flooring, and an apparently functioning HVAC system. Primary inspection risks that require on-site verification are presence and correct placement of smoke and carbon-monoxide detectors, GFCI protection in wet areas, confirmation of a working heating/AC and hot water system, and electrical panel condition. These are typically easy-to-remediate if absent. Overall readiness: likely rent-ready within 1–4 weeks pending verification and installation of any missing detectors or GFCI outlets.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 85.0,
"rationale": "Photos and listing show a recently renovated interior (fresh paint, large ceramic tile throughout, intact baseboards, functioning ceiling fans) and a remodeled kitchen/bath with 'new appliances' per listing. Exterior paint and driveway appear recently refreshed. No visible cracked tiles, damaged drywall, or broken windows. Easy-to-fix items (if present) would be cosmetic only. Missing/incomplete items (smoke/CO detectors, GFCI) were not visible in photos but are not evident as major deferred maintenance—treated as verification items rather than major repairs."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, no standing water, no exposed high-voltage wiring, no visible structural sagging). Large windows in sleeping areas appear to provide egress. However, smoke detectors and carbon-monoxide detectors are not visible in the provided interior photos (NSPIRE requires properly located smoke detectors and CO where applicable). Door hardware shows a typical knob; deadbolt presence is not confirmed. GFCI protection in kitchen/bathrooms and electrical panel condition are not shown. Because these are critical safety items but likely easy-to-fix if missing, score is reduced accordingly."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing documents a new shingle roof (September 2022) and photos show an intact roofline with no visible depressions or active leaks. Interior ceiling vent registers are visible, indicating central HVAC presence (common in South Florida); functionality not directly confirmed but likely given recent renovations. Electrical panel, water heater, and plumbing components are not shown; no visible water stains or plumbing failures in photos. Overall systems risk appears moderate-low but requires in-person verification of HVAC operation, hot water, and panel labeling/condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Front yard, siding, and driveway appear well maintained; driveway and porch were recently painted and garage door present. Landscaping is tidy; no visible standing water, major foundation exposure, or significant exterior wall damage. A mature tree is close to the structure (roots/overhang not fully visible) which could present future maintenance concerns but no immediate evidence of damage. Walkway/entrance appears level with no obvious trip hazards."
}
],
"red_flags": [
"No visible smoke detectors in interior photos (needs on-site verification and installation if absent) — NSPIRE critical item.",
"No visible carbon-monoxide detector in photos (verify requirement based on fuel appliances and local code).",
"Electrical panel and GFCI protection not shown — must be verified to ensure code compliance."
],
"confidence": 0.6,
"assumptions": [
"Listing statement that the kitchen and bathroom are completely updated and 'new appliances' is accurate and new appliances will be provided at move-in.",
"New shingle roof installed September 2022 (listing) is accurate and there are no hidden roof leaks.",
"Central HVAC exists and is functional (inferred from ceiling vent/register visible in interior photos), but operational status not directly tested.",
"Bedrooms have code-compliant egress windows based on visible large windows in bedroom photos.",
"Electrical panel, water heater and plumbing are present and in serviceable condition unless an in-person inspection reveals otherwise.",
"No visible mold, peeling lead-risk paint, or active water intrusion in provided photos; if present in unshown areas, remediation would lower the score.",
"Front door has at least standard locking hardware; presence of a deadbolt is unconfirmed and should be verified.",
"Exterior tree near house has no current visible structural damage to roof or foundation; root impact is assumed not present from photos."
],
"overall_score": 80.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This single-story 2BR/1BA home presents as cosmetically renovated and largely move-in ready with a recent roof and new finishes. Based on photos and the listing, it is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after quick administrative and minor safety verifications (install/confirm smoke and CO alarms, verify GFCI in kitchen/bath, confirm deadbolt on entry, and confirm A/C and hot water operation). No visible structural or major system failures were observed. Recommended pre-inspection checklist items: verify smoke/CO alarms and GFCI, test HVAC and hot water, confirm electrical panel condition, and ensure bedroom egress dimensions comply with code.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Photos show a recently painted exterior, new-looking shingle roof (listing: Sept 2022), freshly painted driveway, intact windows, new/clean tile flooring, painted walls and baseboards, functioning ceiling fans and installed blinds. Listing states 'new appliances' and 'completely updated kitchen and bathroom.' No visible cosmetic deferred maintenance or damage. Missing items not visible (kitchen/bath fixtures/appliances are reported as new). Minor likely items: door threshold weatherstripping and minor caulking/touch-up may be required. Overall appears move-in ready cosmetically."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, major cracks, standing water, visible mold, or exposed wiring). However required safety features are not visible in photos: no smoke alarm units are shown in common areas or bedrooms, no carbon monoxide alarm is visible (CO required in many jurisdictions for occupied units with fuel appliances), and GFCI-protected receptacles in kitchen/bath are not shown. Entry door appears solid; presence of a deadbolt is not clearly visible in photos and must be confirmed. Bedroom windows appear adequate for light/egress visually but exact egress dimensions are not documented. Plumbing fixtures and hot water presence are not visible. These are moderate NSPIRE risks that can usually be corrected quickly but must be verified prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 75.0,
"rationale": "Listing notes a new shingle roof (Sept 2022) and photos show good roof condition with no visible sagging or water staining. No HVAC equipment (condensing unit or thermostat) is shown in photos; interior shows a vent/grille which suggests a central system or wall unit but operation and age are unverified. Water heater, electrical panel and plumbing stacks are not shown. New appliances claimed in listing reduce systems risk for kitchen. Given visible condition and recent roof work, major systems likely functional but need verification (A/C operation, hot water supply, electrical panel condition, water heater)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Front yard and walkway are in good condition; driveway recently resurfaced/painted. Exterior stucco/siding painted and appears intact; brick planters show no obvious failure. Foundation visibility is limited but no settlement or large cracks are visible at grade. Rooflines are straight with no visible sagging. Drainage grading is not fully shown but lot appears flat; no standing water visible. Street access and curb appear fine. Screened porch mentioned but not shown; assume intact."
}
],
"red_flags": [
"No smoke detectors visible in photos — required for NSPIRE compliance and must be installed/verified.",
"No carbon monoxide alarm visible (CO alarm often required in Florida where fuel-burning appliances/attached garages exist) — verify and install if required.",
"GFCI protection not evident in provided kitchen/bath photos — must be verified and corrected if missing.",
"HVAC presence and operation not documented in photos — must be confirmed (common fail point in Florida inspections).",
"Electrical panel and circuit condition not shown — verification required to rule out electrical hazards."
],
"confidence": 0.65,
"assumptions": [
"New roof (Sept 2022) and 'new appliances' statements from listing are accurate.",
"Interior photos represent most living areas; the kitchen and bathroom are updated as claimed though not pictured here in detail.",
"A central HVAC or other working cooling/heating system exists (interior vent/grille observed) but operation/age unknown; assumed functional until verified.",
"Smoke detectors, carbon monoxide alarm, GFCI outlets, electrical panel and water heater are present but not visible in supplied photos and therefore must be confirmed.",
"Front entry door is secure; presence of a deadbolt is not visible and must be verified.",
"No concealed active leaks or hidden mold inferred from the lack of staining or visible damage; however attic/roof interior not inspected."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5709 NW 64th Way, Tamarac, FL, 33321",
"aggregate": {
"summary": "Overall the property appears largely turnkey for Section 8 / HCV tenancy with a high likelihood of passing an initial inspection after verification of a few key items. The home shows recent cosmetic and capital upgrades (new roof 2022, renovated interior, new appliances claimed), a maintained exterior, and no visible structural distress. Primary inspection risks are missing or unverified life-safety devices (smoke/CO detectors), GFCI receptacles in wet areas, and unverified operation of HVAC, water heater, and electrical components. These are typically quick to remediate if absent. Expect minor repairs or documentation requests rather than major rehab.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.0,
"rationale": "Photos and listing show a fully renovated interior with new tile flooring, fresh paint, functioning ceiling fans, updated bathroom/kitchen per listing, and new appliances claimed. Exterior paint and driveway look recently refreshed. No visible cosmetic deferred maintenance. Missing interior photos of kitchen/bath limit verification, but overall condition appears turnkey with only minor touch-ups likely."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 83.3,
"rationale": "Exterior photos show an intact foundation line, straight roofline, maintained lawn, intact siding/paint, garage door present, and a clean paved driveway/walkway. No visible foundation settlement, major cracks, standing water, or evidence of infestation. Large front tree exists but does not show obvious risk; verify root/roof impact. Overall site appears well maintained."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 72.3,
"rationale": "No visible exposed wiring, ceilings intact, windows appear adequate for bedroom egress, entry door looks secure and solid. New roof (2022) reduces leak risk. However, smoke and carbon monoxide detectors are not visible in provided images, GFCI outlets in kitchen/bath cannot be confirmed from photos, and a deadbolt is not clearly visible on the front door. These items are common Section 8 inspection items and could cause an initial fail if missing or nonfunctional."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 75.0,
"rationale": "Listing states a new shingle roof installed Sept 2022 and interior vents/ceiling register visible indicating central HVAC. New appliances are claimed. No visible signs of water intrusion, active leaks, or damaged rooflines. Electrical panel, water heater, and AC condenser are not shown so operational condition is assumed but not verified. Given the renovated appearance and new roof, systems are likely functional but should be verified (AC operation, water heater temperature/hot water, electrical panel labeling, plumbing/drain checks)."
}
],
"red_flags": [
"No visible smoke detectors in interior photos (may cause immediate fail if none installed or not functional).",
"No visible carbon monoxide detector (required in many jurisdictions when fuel-burning appliances or attached garages exist).",
"Deadbolt on primary entry door is not visible in photos (inspectors often require a secure locking deadbolt).",
"GFCI protection in kitchen/bathrooms could not be confirmed from images — verify and install if missing."
],
"confidence": 0.95,
"assumptions": [
"Listing is accurate about the 2022 shingle roof replacement and new appliances/kitchen/bath updates.",
"Central HVAC exists and vents visible in photos correspond to a working system, but operation not yet verified.",
"No major structural, foundation, or roof problems exist beyond what is visible in exterior photos.",
"Smoke and CO detectors, GFCI protection, water heater, and electrical panel are either present or can be installed quickly if missing.",
"Bathroom and kitchen renovations described in the listing were completed to code, though photos of those rooms were not provided for verification.",
"Garage door and exterior entry door are functional; deadbolt presence is not confirmed from photos."
],
"score_method": "mean_of_criteria",
"overall_score": 79.4,
"rubric_version": "nsPIRE_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5650861768"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.