Property ID: 5667775064
6810 Myra St, Molino, FL, 32577
Molino, FL
Money Down: $42,960
CoC Return: 10.79%
Monthly Cash Flow: $386
Est. Final ARV: $160,636
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$35,800
Closing Costs
$7,160
Total Down
$42,960
Investment Snapshot
Purchase Price
$179,000
Money Down
$42,960
Cash-on-Cash Return
10.79%
Rent
$1,656
Monthly Cash Flow
$386
Annual Cash Flow
$4,634
Debt Service / Mo
$953
Property Tax / Mo
$74
Insurance / Mo
$78
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,656
Payment Standard
$1,933
Rent
$1,656
Insurance
$78
Property Tax
$74
Management
$166
Utilities Allowance
$277
NOI (Monthly)
$1,339
Debt Service
$953
Cash Flow After Debt
$386
Quality Score: 79.00%
Confidence: 93.00%
This 3-bed/1-bath cottage shows recent updates and appears close to Section 8 / NSPIRE rent-ready. Major systems (roof, water heater, HVAC condenser, kitchen appliances) are present and appear serviceable; exterior Hardie siding and foundation skirting are positive. Primary inspection risks are missing/undocumented smoke and carbon monoxide detectors, weathered rear deck and some porch/step rail condition, and unverified GFCI protection in wet areas. With quick fixes — install/verify detectors, repair/secure deck railings and stairs, verify GFCI outlets and HVAC/water heater operation — the property is likely to pass an initial HCV inspection within 1–3 weeks.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$277
Guaranteed Section 8 Rent (PS - Utilities)
$1,656
Property Management
$166
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$179,000
Beds
3
Baths
1
Living Area
1,000 sqft
Lot Size
11,326 sqft
Year Built
1980
Days on Market
159
Capital Outlay
$42,960
Debt Service
$953
Property Tax / Mo
$74
Insurance / Mo
$78
Property Description
Charming, beautifully updated cottage home! Perfect as a starter home, this three-bedroom, one-bath home offers approximately 1000 square feet of living space on a 0.26-acre Corner lot. Recent updates within the last five years include the kitchen and bathroom, Kitchen featuring ample cabinetry and stainless steel appliances. A convenient exterior kitchen door leads to the back deck, ready for your grill! Major improvements include a newer water heater, a 2022 roof, and Hardie board siding added in 2019. Home sits above grade with a newer enclosed foundation/skirting. The home also offers an indoor laundry room, with washer and dryer conveying. Don't miss the opportunity to make this great property your home sweet home today!
Utility Allowances
air_conditioning
$49
Property has Central Air cooling, as listed in the details.
cooking
$13
Electric cooking selected. The property includes an oven, and electric fuel is assumed as the water heater is explicitly electric.
heating
$31
Electric heating selected. Property has central heating, and electric fuel is assumed based on the electric water heater.
monthly_electric_fee
$11
A standard fixed fee for having electric service, which is required for the property.
monthly_gas_fee
$0
No allowance for gas service fee as the property is assumed to be all-electric.
other_electric
$70
Standard allowance for general electricity usage like lighting and plug-in appliances.
range_tenant_supplied
$0
The property includes stainless steel appliances, including an oven, so no allowance for a tenant-supplied range is needed.
refrigerator_tenant_supplied
$0
The property description explicitly lists a refrigerator as a provided appliance.
sewer
$0
Allowance is zero as the property is inferred to use a septic tank based on details from a nearby comparable property, meaning no monthly public sewer bill.
trash_collection
$32
Standard trash collection service for a single-family home in this area.
water
$40
It is inferred that the property uses a public water source, based on details from a nearby comparable property.
water_heater
$31
Electric option selected as the property details explicitly state it has 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$935
DP3 Annual Estimate$935
DP1 Monthly Equivalent$78
DP3 Monthly Equivalent$78
Replacement Value$85,804
Basis1,000 sqft / 1980
Nearby Houses
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6801 Myra St
sold · 0.03 mi
Price: $147,000
3 bd / 1 ba · 1,051 sqft
Latest sale: $147,000 on Oct 21, 2021
Latest rent: $800 on Mar 31, 2015
Photo unavailable
640 Jacobi Rd
sold · 0.13 mi
Price: $110,000
2 bd / 1 ba · 1,032 sqft
Latest sale: $110,000 on Jan 22, 2021
Latest rent: —
Photo unavailable
622 Ayers St
sold · 0.15 mi
Price: $136,000
4 bd / 1 ba · 1,568 sqft
Latest sale: $136,000
Latest rent: —
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400 Ayers St
sold · 0.16 mi
Price: $263,000
3 bd / 1 ba · 1,624 sqft
Latest sale: $263,000
Latest rent: —
Photo unavailable
Jocobi at Trimmer Rd
off_market · 0.19 mi
Price: $50,000
— bd / — ba
Latest sale: $3,000 on Mar 06, 2002
Latest rent: —
Photo unavailable
275 Molino Rd
sold · 0.22 mi
Price: $65,000
— bd / — ba
Latest sale: $65,000 on Apr 11, 2024
Latest rent: —
Properties Used for Comps
Photo unavailable
6341 Lina St, Molino, FL, 32577
sold
Price: $146,500
Rent: —
3 bd / 1 ba · 912 sqft
Sale Date: Jan 24, 2025
Distance: 0.59 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No smoke detectors or carbon monoxide alarms visible in photos – NSPIRE/HCV inspectors commonly require functioning alarms in hallways/near sleeping areas.
- Weathered rear deck and stairs with potentially loose/rotten boards and handrails observed — could fail an inspection if fasteners or guardrails are loose or height/spacing noncompliant.
- Front entry stair handrail is only on one side and porch posts/soffit paint is peeling; if handrail height/securement or guard spacing is out of code this could trigger a fail.
Assumptions
- Listing statement about 2022 roof, 2019 Hardie siding, and newer water heater is accurate and reflects actual installed, functioning components.
- Interior photos reflect typical condition throughout the house (no hidden severe damage in non-photographed rooms).
- Central HVAC is functional; the exterior condenser photo indicates an active central system.
- Bedroom windows meet egress size requirements typical for the area unless otherwise indicated by a measurement during inspection.
- No smoke or CO alarms are visible in photos; assume none documented/installed at time of inspection and will need verification/installation.
- Electrical panel and service are intact as seen from the exterior; interior panel access and labeling not shown and assumed serviceable but require verification.
- Deck and rear stairs are structurally intact but are weathered and will require minor repair/fastening or replacement of boards/railings.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $858 | $96,154 | $87,578 |
| 2023 | $686 | $82,632 | $82,632 |
| 2022 | $454 | $67,096 | $49,572 |
| 2021 | $445 | $53,223 | $48,129 |
| 2020 | $431 | $47,465 | $47,465 |
| 2019 | $735 | $44,425 | $44,425 |
| 2018 | $713 | $41,919 | $41,919 |
| 2017 | $676 | $38,452 | $38,452 |
| 2016 | $675 | $37,769 | $37,769 |
| 2015 | $630 | $35,817 | $35,817 |
| 2014 | $173 | $34,588 | $31,364 |
| 2013 | $175 | $30,901 | $30,901 |
| 2012 | $182 | $31,279 | $31,279 |
| 2011 | $197 | $33,495 | $32,574 |
| 2010 | $185 | $35,421 | $35,421 |
| 2009 | $172 | $36,948 | $36,948 |
| 2008 | $170 | $39,602 | $39,602 |
| 2007 | $162 | $41,580 | $30,310 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-20 | Price Changed | $179,000 |
| 2026-02-21 | Price Changed | $188,000 |
| 2026-02-21 | Price Changed | $188,000 |
| 2026-01-26 | Price Changed | $192,000 |
| 2026-01-26 | Price Changed | $192,000 |
| 2026-01-09 | Listed | $195,000 |
| 2025-12-16 | Listed | $195,000 |
| 2022-08-05 | Sold | $160,000 |
| 2022-06-29 | Listed | $160,000 |
| 2014-12-09 | Listing removed | $34,900 |
| 2014-11-25 | Sold | $34,900 |
| 2014-10-09 | Listed | $34,900 |
| 1997-04-15 | Sold | $31,000 |
Photo Gallery
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"note": "It is inferred that the property uses a public water source, based on details from a nearby comparable property.",
"utility": "water",
"allowance": 40
},
{
"note": "Electric option selected as the property details explicitly state it has an 'Electric Water Heater'.",
"utility": "water_heater",
"allowance": 31
}
],
"cash_on_cash_return": 0.45,
"down_payment_amount": 35800.0,
"property_tax_annual": 883.74,
"property_tax_monthly": 73.64,
"property_tax_increase": 0.03,
"utility_allowance_total": 277.0,
"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": 4633.5,
"property_management_monthly": 165.6,
"monthly_cash_flow_after_debt": 386.13,
"cash_on_cash_return_after_debt": 0.13
},
"section8_assessment": {
"runs": [
{
"summary": "This 3-bed/1-bath cottage shows recent updates and appears close to Section 8 / NSPIRE rent-ready. Major systems (roof, water heater, HVAC condenser, kitchen appliances) are present and appear serviceable; exterior Hardie siding and foundation skirting are positive. Primary inspection risks are missing/undocumented smoke and carbon monoxide detectors, weathered rear deck and some porch/step rail condition, and unverified GFCI protection in wet areas. With quick fixes — install/verify detectors, repair/secure deck railings and stairs, verify GFCI outlets and HVAC/water heater operation — the property is likely to pass an initial HCV inspection within 1–3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior and major elements appear recently updated per photos and listing: kitchen and bath renovated, stainless appliances present, washer/dryer conveying, fresh paint and new flooring visible. Exterior siding (Hardie) and 2022 roof reported and appear in good condition. Observable deferred items are cosmetic and minor: peeling paint on porch posts/soffits, scuffed front door, and weathering on wood deck and rear stairs; no exposed subfloor or collapsed areas seen. Missing appliances are not an issue (appliances present). These are easy-to-fix/maintenance items and do not indicate major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No active life‑threatening hazards visible: ceilings intact, no visible water intrusion, no obvious electrical arcing or open wiring, electric meter and service box appear intact, HVAC condenser present. However, photos do not show any smoke detectors or carbon monoxide alarms (none visible in living areas/bedrooms), which are commonly required. The front steps have a single stair rail (one side) and the rear deck shows weathered boards and railings that could be loose — potential trip/handrail failures. GFCI presence cannot be confirmed in kitchen/bath from photos. Bedroom windows appear to provide egress, but dimensions are not verified. Overall moderate safety/code risk until detectors and deck/handrail/GFCI are verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 85.0,
"rationale": "Listing states a newer water heater and roof (2022); both are visible/consistent with photos. Exterior central AC condenser is present and looks intact. Electrical service equipment is mounted and appears in good order from photos. Kitchen appliances (electric range, microwave, dishwasher, refrigerator) are in place which suggests functional circuits for major loads. No evidence of active plumbing leaks, sagging rooflines, or failed systems in photos. Final verification requires functional testing of HVAC, water heater, hot water availability, and electrical panel, but visible indicators are positive."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & trip hazards",
"score": 78.0,
"rationale": "Exterior siding appears recently replaced (Hardie board reported 2019) and in good condition; foundation skirting/enclosure present. Roof appears squared and new. Yard is clean but leaf-covered; driveway is gravel. Rear deck and some exterior wood elements are weathered and will benefit from maintenance (deck boards, railing, steps). Large mature trees close to the house are present — not currently showing root or structural damage, but they are a storm risk and could require future maintenance. No visible infestation or standing water was photographed."
}
],
"red_flags": [
"No smoke detectors or carbon monoxide alarms visible in photos – NSPIRE/HCV inspectors commonly require functioning alarms in hallways/near sleeping areas.",
"Weathered rear deck and stairs with potentially loose/rotten boards and handrails observed — could fail an inspection if fasteners or guardrails are loose or height/spacing noncompliant.",
"Front entry stair handrail is only on one side and porch posts/soffit paint is peeling; if handrail height/securement or guard spacing is out of code this could trigger a fail."
],
"confidence": 0.7,
"assumptions": [
"Listing statement about 2022 roof, 2019 Hardie siding, and newer water heater is accurate and reflects actual installed, functioning components.",
"Interior photos reflect typical condition throughout the house (no hidden severe damage in non-photographed rooms).",
"Central HVAC is functional; the exterior condenser photo indicates an active central system.",
"Bedroom windows meet egress size requirements typical for the area unless otherwise indicated by a measurement during inspection.",
"No smoke or CO alarms are visible in photos; assume none documented/installed at time of inspection and will need verification/installation.",
"Electrical panel and service are intact as seen from the exterior; interior panel access and labeling not shown and assumed serviceable but require verification.",
"Deck and rear stairs are structurally intact but are weathered and will require minor repair/fastening or replacement of boards/railings."
],
"overall_score": 80.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Likely to pass an initial Housing Choice Voucher / NSPIRE inspection after minor, quick repairs and verifications. Strengths: recent roof (2022), Hardie siding (2019), updated kitchen/bath, appliances and washer/dryer present, enclosed foundation, and intact exterior mechanicals. Required short items before rent-ready: verify and install/test smoke and CO detectors, confirm GFCI protection in kitchen/bath, secure/repair weathered deck boards and railings, touch up exterior/interior paint where peeling, and confirm HVAC and hot water operation. No visible major structural or life‑safety failures in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show a recently updated interior (kitchen and bath in last 5 years), stainless appliances present, newer flooring/paint in living areas, conveying washer/dryer, and no visible major interior damage. Exterior paint and Hardie board siding (2019) and 2022 roof reduce deferred maintenance risk. Observable minor items: weathered deck boards and railings with peeling paint, front porch spindles/paint wear, and scattered cosmetic wear on trim and carpets. No missing major appliances; no obvious structural damage visible. These are mostly cosmetic and straightforward repairs."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, electrical meter/panel present and appears intact). Front and side entry doors have locks and exterior deadbolt hardware likely present. Bedroom windows appear to be code‑sized egress windows. Visible potential issues: no smoke detectors or CO alarms are visible in interior photos (not proof they are absent), deck railings and steps show weathering that could be a trip/guardrail concern if loose, and GFCI outlets in kitchen/bath are not visible. Small ceiling discoloration in a corner may indicate prior water intrusion (listing claims newer roof). Overall moderate safety risk until detectors are verified and deck/rail repairs made."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 80.0,
"rationale": "Listing states a newer water heater and 2022 roof; photos show an exterior A/C condensing unit and intact electrical meter/service. Kitchen appliances (stove, microwave, refrigerator, dishwasher) are present and look modern. No visible plumbing leaks or major HVAC/water heater failures in photos. Unknowns: operational status of HVAC, water heater, and plumbing can't be confirmed visually; electrical distribution and GFCI protection not verifiable from photos. Given recent updates claimed and intact exterior equipment, major system failure risk appears low but requires functional verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior shows newer Hardie board siding (2019), a 2022 roof, and enclosed foundation/skirting which appears intact. Lot is reasonably level; no visible large foundation cracks or settlement. Driveway is gravel and yard is unmaintained (leaf cover) but safe. Side deck and porch show weathering and some wood deterioration at railings/posts that will need repair/staining. Large trees close to house could increase roof debris/limb risk but are typical for the area. No visible standing water or infestation evidence in photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statements about a 2022 roof, 2019 Hardie siding, and a newer water heater are accurate.",
"Washer and dryer conveying are functional but have not been operationally tested from photos.",
"No smoke detectors or CO alarms were visible in provided interior photos; assume they may be absent or not visible and should be verified/installed as needed.",
"GFCI protection in kitchen and bathroom outlets is not visible in photos and should be confirmed; assume potential need for upgrade.",
"HVAC system is present (condensing unit visible) but its operational condition is unverified from images.",
"Ceiling discoloration in one interior photo represents prior minor water staining only; listing's roof replacement (2022) likely addressed active leaks.",
"Electrical service and panel are intact externally (meter and conduit visible); internal panel condition unknown.",
"No rental history in last 5 years (rental_history_last_5y missing), so rental activity bonus not applied."
],
"overall_score": 80.0,
"rubric_version": "ns_pire_v1.0_2026-03"
},
{
"summary": "Overall the property appears turnkey for Section 8 / HCV with mostly cosmetic and easy-to-fix items remaining. Major systems (roof, water heater, HVAC) appear recently replaced or present, kitchen and bath updated, and appliances/laundry are conveyed. To ensure a passed initial NSPIRE inspection address: install/verify smoke and CO detectors at required locations, install/verify GFCI protection in kitchen/bath, secure/repair loose exterior electrical cable, and repair/paint weathered deck and porch railings. With those minor repairs the home is likely rent-ready within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Exterior and interior photos and listing indicate recent renovations and generally good cosmetic condition: hardie siding (2019), roof replaced 2022, updated kitchen and bathroom within last five years, newer water heater and enclosed skirting. Interiors show new-looking paint, hardwood/luxury vinyl floors and carpeting in bedrooms, functioning ceiling fans and finished trim. Appliances (stove, microwave, fridge, dishwasher) are present in photos and laundry conveys per listing. Observable deferred items are limited to cosmetic wear: peeling paint on porch railings, weathered decking and a few scuffed door/trim surfaces. These are easy-to-fix cosmetic or carpentry items and would not by themselves prevent a voucher inspection."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, no visible major foundation movement). Exterior stairs and handrails are present at front and rear entries. However, no smoke detectors or carbon monoxide alarms are visible in the interior photos (required by NSPIRE/local code) and GFCI outlets are not clearly visible in the kitchen (GFCI required for kitchen outlets). The front door photo appears to show a deadbolt above the knob, which is good for security. Electrical service and meter appear intact from exterior photos, though there is an exterior cable routing near the eave that looks loose/unsecured in one image and should be stabilized by an electrician. Back deck wood is weathered and has leaf debris (slip/trip hazard). Bedroom windows appear to be egress capable. Overall, moderate safety risk items are primarily missing/uncertain detectors and some deck/rail maintenance that could cause a failed inspection if not corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Listing states newer water heater and 2022 roof; exterior photos show a central A/C condenser present. Visible systems appear recently updated and in reasonable condition. Washer/dryer convey per listing (indicates laundry hookups and likely functioning plumbing). Electrical meter and service conduit are present; panel not shown. No visual signs of roof leaks, active plumbing leaks, or water damage in interior photos. Without direct testing the HVAC, water heater and electrical panel are assumed serviceable based on visible new/replaced components and lack of staining or deterioration."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "The lot is tidy though covered with seasonal leaves; house sits above grade with newer enclosed foundation/skirting which mitigates crawlspace exposure. Hardie board siding (2019) and 2022 roof look in good condition. Drive/parking is gravel which is serviceable. Large trees are close to the structure (potential long‑term roof/leaf/drainage issues) but no immediate damage is visible. Deck wood and rails show weathering and will need sanding/painting or partial replacement. No evidence of infestation, standing water, or major grading/drainage failure in provided photos."
}
],
"red_flags": [
"No smoke detectors or carbon monoxide alarms visible in interior photos — potential immediate inspection failure if absent.",
"Weathered rear deck and porch railings with peeling paint and some worn balusters — potential fall/trip hazard and possible inspection fail if loose",
"Loose/unsecured exterior electrical cable near eave observed in photos — could be electrical hazard and requires electrician evaluation",
"GFCI protection not evident at kitchen outlets in photos — may be required and cause inspection deficiency"
],
"confidence": 0.7,
"assumptions": [
"Kitchen and bathroom updates described in listing are complete and in good working condition as suggested by photos.",
"Washer and dryer conveyed are functional (listing states they convey).",
"HVAC system is present and operational though not tested (external condenser visible).",
"Water heater and roof replacements listed are accurate and in serviceable condition (listing notes newer water heater and 2022 roof).",
"No active mold, termite infestation, or concealed structural issues are present because there are no visible signs (staining, sagging) in provided photos; however hidden issues cannot be ruled out without an on-site inspection.",
"Electrical panel condition is unknown (not photographed); assumed intact because exterior service/meter appears normal.",
"Local jurisdiction requires smoke detectors and CO alarms per NSPIRE/local code — absence in photos assumed to be missing and must be installed."
],
"overall_score": 77.0,
"rubric_version": "ns-pulse-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6810 Myra St, Molino, FL, 32577",
"aggregate": {
"summary": "This 3-bed/1-bath cottage shows recent updates and appears close to Section 8 / NSPIRE rent-ready. Major systems (roof, water heater, HVAC condenser, kitchen appliances) are present and appear serviceable; exterior Hardie siding and foundation skirting are positive. Primary inspection risks are missing/undocumented smoke and carbon monoxide detectors, weathered rear deck and some porch/step rail condition, and unverified GFCI protection in wet areas. With quick fixes — install/verify detectors, repair/secure deck railings and stairs, verify GFCI outlets and HVAC/water heater operation — the property is likely to pass an initial HCV inspection within 1–3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 83.3,
"rationale": "Interior and major elements appear recently updated per photos and listing: kitchen and bath renovated, stainless appliances present, washer/dryer conveying, fresh paint and new flooring visible. Exterior siding (Hardie) and 2022 roof reported and appear in good condition. Observable deferred items are cosmetic and minor: peeling paint on porch posts/soffits, scuffed front door, and weathering on wood deck and rear stairs; no exposed subfloor or collapsed areas seen. Missing appliances are not an issue (appliances present). These are easy-to-fix/maintenance items and do not indicate major rehab."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & trip hazards",
"score": 77.0,
"rationale": "Exterior siding appears recently replaced (Hardie board reported 2019) and in good condition; foundation skirting/enclosure present. Roof appears squared and new. Yard is clean but leaf-covered; driveway is gravel. Rear deck and some exterior wood elements are weathered and will benefit from maintenance (deck boards, railing, steps). Large mature trees close to the house are present — not currently showing root or structural damage, but they are a storm risk and could require future maintenance. No visible infestation or standing water was photographed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 71.7,
"rationale": "No active life‑threatening hazards visible: ceilings intact, no visible water intrusion, no obvious electrical arcing or open wiring, electric meter and service box appear intact, HVAC condenser present. However, photos do not show any smoke detectors or carbon monoxide alarms (none visible in living areas/bedrooms), which are commonly required. The front steps have a single stair rail (one side) and the rear deck shows weathered boards and railings that could be loose — potential trip/handrail failures. GFCI presence cannot be confirmed in kitchen/bath from photos. Bedroom windows appear to provide egress, but dimensions are not verified. Overall moderate safety/code risk until detectors and deck/handrail/GFCI are verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 81.7,
"rationale": "Listing states a newer water heater and roof (2022); both are visible/consistent with photos. Exterior central AC condenser is present and looks intact. Electrical service equipment is mounted and appears in good order from photos. Kitchen appliances (electric range, microwave, dishwasher, refrigerator) are in place which suggests functional circuits for major loads. No evidence of active plumbing leaks, sagging rooflines, or failed systems in photos. Final verification requires functional testing of HVAC, water heater, hot water availability, and electrical panel, but visible indicators are positive."
}
],
"red_flags": [
"No smoke detectors or carbon monoxide alarms visible in photos – NSPIRE/HCV inspectors commonly require functioning alarms in hallways/near sleeping areas.",
"Weathered rear deck and stairs with potentially loose/rotten boards and handrails observed — could fail an inspection if fasteners or guardrails are loose or height/spacing noncompliant.",
"Front entry stair handrail is only on one side and porch posts/soffit paint is peeling; if handrail height/securement or guard spacing is out of code this could trigger a fail."
],
"confidence": 0.93,
"assumptions": [
"Listing statement about 2022 roof, 2019 Hardie siding, and newer water heater is accurate and reflects actual installed, functioning components.",
"Interior photos reflect typical condition throughout the house (no hidden severe damage in non-photographed rooms).",
"Central HVAC is functional; the exterior condenser photo indicates an active central system.",
"Bedroom windows meet egress size requirements typical for the area unless otherwise indicated by a measurement during inspection.",
"No smoke or CO alarms are visible in photos; assume none documented/installed at time of inspection and will need verification/installation.",
"Electrical panel and service are intact as seen from the exterior; interior panel access and labeling not shown and assumed serviceable but require verification.",
"Deck and rear stairs are structurally intact but are weathered and will require minor repair/fastening or replacement of boards/railings."
],
"score_method": "mean_of_criteria",
"overall_score": 79.0,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5667775064"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.