Property ID: 5816349118
3523 Longmeadow Unit 12, Sarasota, FL, 34235
Sarasota, FL
Money Down: $37,176
CoC Return: 25.75%
Monthly Cash Flow: $798
Est. Final ARV: $191,583
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$30,980
Closing Costs
$6,196
Total Down
$37,176
Investment Snapshot
Purchase Price
$154,900
Money Down
$37,176
Cash-on-Cash Return
25.75%
Rent
$1,923
Monthly Cash Flow
$798
Annual Cash Flow
$9,572
Debt Service / Mo
$824
Property Tax / Mo
$75
Insurance / Mo
$33
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,923
Payment Standard
$2,172
Rent
$1,923
Insurance
$33
Property Tax
$75
Management
$192
Utilities Allowance
$249
NOI (Monthly)
$1,622
Debt Service
$824
Cash Flow After Debt
$798
Quality Score: 78.20%
Confidence: 95.00%
This one-bedroom condo presents as largely turnkey for Section 8 tenancy: recent interior updates, intact exterior, and visible HVAC vents and appliances suggest most systems are present and in good condition. Primary NSPIRE risks are documentation/verification items not visible in listing photos — specifically operable smoke detectors, carbon monoxide alarm requirements (if applicable), bedroom egress compliance, GFCI protection in kitchen/bath, and confirmation of electrical panel/water heater condition. If those items are present and functional, the unit is likely to pass an initial HCV/NSPIRE inspection with minimal fixes (1–2 weeks). If missing, adding detectors, GFCI outlets, or addressing egress/windows could be required before passing.
Section 8 Payment Standard
$2,172
Utility Allowance Total
$249
Guaranteed Section 8 Rent (PS - Utilities)
$1,923
Property Management
$192
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$154,900
Beds
1
Baths
1
Living Area
428 sqft
Lot Size
—
Year Built
1978
Days on Market
161
Capital Outlay
$37,176
Debt Service
$824
Property Tax / Mo
$75
Insurance / Mo
$33
Property Description
Welcome to your new retreat in the heart of Sarasota's most convenient corridor! This beautifully remodeled one-bedroom, one-bathroom condo offers the perfect blend of modern updates and peaceful living. Step inside to discover gleaming new floors that flow throughout the space, complemented by fresh kitchen cabinets that bring contemporary style to your culinary adventures. The thoughtful updates continue with a charming barn door closet entrance and an upgraded shower door that adds a touch of spa-like elegance. The spacious walk-in closet features a clever built-in vanity and desk area, perfect for getting ready each morning or creating a cozy work-from-home nook. Location enthusiasts, rejoice! You're positioned just minutes from the University Town Center district, where world-class shopping, diverse dining options, and endless entertainment await. Interstate 75 provides effortless access for commuters and weekend explorers alike, while downtown Sarasota and the region's celebrated beaches are merely a scenic twenty to twenty-five minute drive away. Nearby conveniences include The Fresh Market for your gourmet grocery needs and the 17th Street Paw Park for four-legged family members. This unit also offers a unique opportunity to lease as a vacation retreat at peak season pricing and enjoy it yourself at a discount the rest of the year.
Utility Allowances
Heating
$15
Selected 'Electric' for heating as specified in the property's 'Heating and Cooling' features.
Air Conditioning
$21
Allowance for 'Central Air' as specified in the property's 'Heating and Cooling' features.
Cooking
$9
Selected 'Electric' for cooking. A range/oven is not explicitly listed as a provided appliance, so it is treated as a tenant expense. The fuel type is inferred as electric from property photos.
Water Heating
$27
Selected 'Electric' for water heating, inferred to be consistent with the property's specified electric heating system.
Other Electric
$40
Standard allowance for general electricity usage (lights, outlets, etc.) not covered by other categories.
Water
$55
Allowance for water, as property details indicate 'Water Source: Public'.
Sewer
$76
Allowance for sewer, as property details indicate 'Sewer: Public Sewer'.
Trash Collection
$0
The property's HOA fee, paid by the landlord, includes trash collection; therefore, the tenant allowance is $0.
Refrigerator
$0
The property's appliance list includes a refrigerator, indicating it is landlord-provided; therefore, the tenant allowance is $0.
Range/Microwave
$6
A microwave is not listed as a landlord-provided appliance, so this allowance is included for a tenant-owned microwave.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$400
DP3 Annual Estimate$400
DP1 Monthly Equivalent$33
DP3 Monthly Equivalent$33
Replacement Value$149,100
Basis428 sqft / 1978
Nearby Houses
Photo unavailable
3507 Longmeadow Unit 4
for_sale
Price: $225,000
1 bd / 1 ba · 428 sqft
Latest sale: $216,500 on Jun 16, 2023
Latest rent: $1,450 on Jun 18, 2025
Photo unavailable
3503 Longmeadow # 2
sold
Price: $140,000
1 bd / 1 ba · 428 sqft
Latest sale: $140,000
Latest rent: —
Photo unavailable
3553 Longmeadow Unit 27
sold
Price: $140,000
1 bd / 1 ba · 428 sqft
Latest sale: $140,000
Latest rent: —
Photo unavailable
3509 Longmeadow # 5
sold
Price: $198,000
1 bd / 1 ba · 428 sqft
Latest sale: $198,000
Latest rent: —
Photo unavailable
3549 Longmeadow # 25
sold
Price: $189,000
1 bd / 1 ba · 428 sqft
Latest sale: $189,000
Latest rent: —
Photo unavailable
3563 Longmeadow # 32
sold
Price: $215,000
1 bd / 1 ba · 428 sqft
Latest sale: $215,000
Latest rent: —
Photo unavailable
3515 Longmeadow # 8
sold
Price: $265,000
1 bd / 1 ba · 428 sqft
Latest sale: $265,000
Latest rent: —
Photo unavailable
3561 Longmeadow # 31
sold
Price: $267,500
1 bd / 1 ba · 428 sqft
Latest sale: $267,500
Latest rent: —
Photo unavailable
3545 Longmeadow # 23
sold
Price: $255,000
1 bd / 1 ba · 428 sqft
Latest sale: $255,000
Latest rent: —
Photo unavailable
3537 Longmeadow # 19
sold
Price: $262,500
1 bd / 1 ba · 428 sqft
Latest sale: $262,500 on Dec 01, 2023
Latest rent: $3,150 on Feb 16, 2024
Photo unavailable
3505 Longmeadow # 3
sold
Price: $214,000
1 bd / 1 ba · 428 sqft
Latest sale: $214,000 on Jan 17, 2023
Latest rent: $1,650 on Aug 21, 2025
Photo unavailable
3535 Longmeadow Unit 18
sold
Price: $146,000
1 bd / 1 ba · 428 sqft
Latest sale: $146,000 on May 26, 2021
Latest rent: —
Photo unavailable
3555 Longmeadow Unit 28
sold
Price: $195,000
1 bd / 1 ba · 428 sqft
Latest sale: $195,000
Latest rent: —
Photo unavailable
3569 Longmeadow Unit 35
sold
Price: $183,000
1 bd / 1 ba · 428 sqft
Latest sale: $183,000
Latest rent: —
Photo unavailable
3517 Longmeadow Dr Unit 9
sold
Price: $100,000
1 bd / 1 ba · 428 sqft
Latest sale: $100,000
Latest rent: —
Photo unavailable
3551 Longmeadow Unit 26
sold
Price: $91,000
1 bd / 1 ba · 428 sqft
Latest sale: $91,000
Latest rent: —
Photo unavailable
3529 Longmeadow Unit 15
sold
Price: $130,523
1 bd / 1 ba · 428 sqft
Latest sale: $130,523
Latest rent: —
Photo unavailable
3109 Longmeadow # 11
sold · 0.03 mi
Price: $215,000
1 bd / 1 ba · 553 sqft
Latest sale: $215,000
Latest rent: —
Properties Used for Comps
Photo unavailable
3553 Longmeadow Unit 27, Sarasota, FL, 34235
sold
Price: $140,000
Rent: —
1 bd / 1 ba · 428 sqft
Sale Date: Jan 30, 2026
Distance: —
View listing
Photo unavailable
3561 Longmeadow # 31, Sarasota, FL, 34235
sold
Price: $267,500
Rent: —
1 bd / 1 ba · 428 sqft
Sale Date: Apr 16, 2024
Distance: —
View listing
Photo unavailable
3563 Longmeadow # 32, Sarasota, FL, 34235
sold
Price: $215,000
Rent: —
1 bd / 1 ba · 428 sqft
Sale Date: Oct 18, 2024
Distance: —
View listing
Photo unavailable
3503 Longmeadow # 2, Sarasota, FL, 34235
sold
Price: $140,000
Rent: —
1 bd / 1 ba · 428 sqft
Sale Date: Jul 22, 2025
Distance: —
View listing
Photo unavailable
3549 Longmeadow # 25, Sarasota, FL, 34235
sold
Price: $189,000
Rent: —
1 bd / 1 ba · 428 sqft
Sale Date: Feb 12, 2025
Distance: —
View listing
Photo unavailable
3509 Longmeadow # 5, Sarasota, FL, 34235
sold
Price: $198,000
Rent: —
1 bd / 1 ba · 428 sqft
Sale Date: Dec 19, 2024
Distance: —
View listing
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in living areas or bedroom — NSPIRE requires operable smoke detectors (inspection-fail if missing).
- Bedroom egress window size/type unclear — may fail egress requirement if window does not meet emergency escape dimensions.
- Electrical panel not shown and GFCI protection not visible in kitchen/bath — potential code issues if missing.
- Carbon monoxide detector not visible (required where fuel-burning appliances present; verification needed).
Assumptions
- Central HVAC exists and is operational (ceiling registers visible); no visible heating system separate from HVAC required for Florida climate.
- Refrigerator and a stove/range are present and functional (stainless refrigerator visible; small range glimpsed in kitchen entry).
- No active roof leaks or recent storm damage beyond what is visible; roof shingles appear intact.
- No major electrical hazards behind walls or at main panel (electrical panel not shown but no visible exposed wiring).
- Hot water is available and water heater functions (not pictured).
- Interior ceiling tiles are cosmetic and not hiding active water damage (no staining evident).
- No recent rental history available in public records (rental_history_last_5y missing), so rental history not included in scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $877 | $149,100 | $70,233 |
| 2023 | $781 | $143,000 | $66,266 |
| 2022 | $783 | $131,000 | $64,336 |
| 2021 | $764 | $67,400 | $62,462 |
| 2020 | $752 | $61,600 | $61,600 |
| 2019 | $752 | $66,100 | $66,100 |
| 2018 | $1,108 | $65,900 | $62,649 |
| 2017 | $1,095 | $66,400 | $66,400 |
| 2016 | $1,029 | $66,500 | $66,500 |
| 2015 | $892 | $49,200 | $47,069 |
| 2014 | $860 | $47,800 | $42,790 |
| 2013 | $777 | $38,900 | $38,900 |
| 2012 | $728 | $35,600 | $35,600 |
| 2011 | $869 | $47,000 | $47,000 |
| 2010 | $918 | $48,500 | $48,500 |
| 2009 | $1,199 | $71,100 | $71,100 |
| 2008 | $1,425 | $91,100 | $91,100 |
| 2007 | $1,456 | $93,000 | $93,000 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-04 | Price Changed | $154,900 |
| 2026-01-07 | Listed | $164,900 |
| 2025-09-30 | Listing removed | $174,000 |
| 2025-09-02 | Listed | $174,000 |
| 2025-08-13 | Listing removed | $193,000 |
| 2025-07-29 | Listing removed | $0 |
| 2025-07-29 | Listing removed | $0 |
| 2025-07-18 | Price Changed for rent | $1,525 |
| 2025-07-17 | Price Changed for rent | $1,525 |
| 2025-07-13 | Listing removed | $193,000 |
| 2025-06-10 | Price Changed for rent | $1,775 |
| 2025-06-10 | Price Changed for rent | $1,775 |
| 2025-05-29 | Price Changed for rent | $1,575 |
| 2025-05-29 | Price Changed for rent | $1,575 |
| 2025-05-20 | Listed for rent | $1,700 |
| 2025-05-20 | Listed for rent | $1,700 |
| 2018-06-11 | Sold | $88,500 |
| 2018-06-08 | Listed | $88,500 |
| 1990-01-17 | Sold | $42,000 |
Photo Gallery
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"source_name": "ShowMojo",
"price_change": -125,
"days_after_listed": null,
"source_listing_id": "64dd342014",
"price_change_percentage": null
},
{
"date": "2025-05-20",
"price": 1700,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1525,
"listing_id": "2982076835",
"last_update_date": "2025-07-17T12:30:01Z",
"last_status_change_date": "2025-07-29T01:06:13Z"
},
"event_name": "Listed for rent",
"price_sqft": 3.981264637002342,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "f787ca08-30e2-11f0-878b-12a1a7b0180b",
"price_change_percentage": null
},
{
"date": "2025-05-20",
"price": 1700,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1525,
"listing_id": "2982073764",
"last_update_date": "2025-07-17T23:10:23Z",
"last_status_change_date": "2025-07-29T00:22:33Z"
},
"event_name": "Listed for rent",
"price_sqft": 3.981264637002342,
"source_name": "ShowMojo",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "64dd342014",
"price_change_percentage": null
},
{
"date": "2018-06-11",
"price": 88500,
"listing": {
"status": "sold",
"list_date": "2018-06-11T07:00:00Z",
"list_price": 88500,
"listing_id": "643711926",
"last_update_date": "2018-06-18T22:05:07Z",
"last_status_change_date": "2018-06-08T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 206.77570093457945,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "3 days",
"source_listing_id": "A4405638",
"price_change_percentage": "$0"
},
{
"date": "2018-06-08",
"price": 88500,
"listing": {
"status": "sold",
"list_date": "2018-06-11T07:00:00Z",
"list_price": 88500,
"listing_id": "643711926",
"last_update_date": "2018-06-18T22:05:07Z",
"last_status_change_date": "2018-06-08T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 206.77570093457945,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4405638",
"price_change_percentage": "+110.71%"
},
{
"date": "1990-01-17",
"price": 42000,
"listing": null,
"event_name": "Sold",
"price_sqft": 98.13084112149532,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Mar 14, 2016",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Mar 10, 2016",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5816349118",
"generated_at": "2026-03-28T12:21:26.673832Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 78.2
},
"utility_allowance": {
"zip_code": "34235",
"home_photo": "https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m1003839835s-w1280.jpg",
"rent_price": 1923.0,
"loan_amount": 123920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/3523-Longmeadow-12_Sarasota_FL_34235_M58163-49118",
"bedroom_count": 1,
"interest_rate": 0.07,
"purchase_price": 154900.0,
"loan_term_years": 30,
"annual_cash_flow": 19465.09,
"mortgage_monthly": 824.44,
"payment_standard": 2172.0,
"total_amount_out": 30980.0,
"additional_photos": [
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m3495058759s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m1305479511s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m2023201637s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m2701533637s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m3771472805s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m1238492945s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m2298601344s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m1997629881s-w1280.jpg",
"https://ap.rdcpix.com/1764a7730647d179f19f43bc4b16480el-m88538476s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 33.33,
"monthly_cash_flow": 1622.09,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Electric' for heating as specified in the property's 'Heating and Cooling' features.",
"utility": "Heating",
"allowance": 15
},
{
"note": "Allowance for 'Central Air' as specified in the property's 'Heating and Cooling' features.",
"utility": "Air Conditioning",
"allowance": 21
},
{
"note": "Selected 'Electric' for cooking. A range/oven is not explicitly listed as a provided appliance, so it is treated as a tenant expense. The fuel type is inferred as electric from property photos.",
"utility": "Cooking",
"allowance": 9
},
{
"note": "Selected 'Electric' for water heating, inferred to be consistent with the property's specified electric heating system.",
"utility": "Water Heating",
"allowance": 27
},
{
"note": "Standard allowance for general electricity usage (lights, outlets, etc.) not covered by other categories.",
"utility": "Other Electric",
"allowance": 40
},
{
"note": "Allowance for water, as property details indicate 'Water Source: Public'.",
"utility": "Water",
"allowance": 55
},
{
"note": "Allowance for sewer, as property details indicate 'Sewer: Public Sewer'.",
"utility": "Sewer",
"allowance": 76
},
{
"note": "The property's HOA fee, paid by the landlord, includes trash collection; therefore, the tenant allowance is $0.",
"utility": "Trash Collection",
"allowance": 0
},
{
"note": "The property's appliance list includes a refrigerator, indicating it is landlord-provided; therefore, the tenant allowance is $0.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "A microwave is not listed as a landlord-provided appliance, so this allowance is included for a tenant-owned microwave.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.63,
"down_payment_amount": 30980.0,
"property_tax_annual": 903.31,
"property_tax_monthly": 75.28,
"property_tax_increase": 0.03,
"utility_allowance_total": 249.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 9571.78,
"property_management_monthly": 192.3,
"monthly_cash_flow_after_debt": 797.65,
"cash_on_cash_return_after_debt": 0.31
},
"section8_assessment": {
"runs": [
{
"summary": "This one-bedroom condo presents as largely turnkey for Section 8 tenancy: recent interior updates, intact exterior, and visible HVAC vents and appliances suggest most systems are present and in good condition. Primary NSPIRE risks are documentation/verification items not visible in listing photos — specifically operable smoke detectors, carbon monoxide alarm requirements (if applicable), bedroom egress compliance, GFCI protection in kitchen/bath, and confirmation of electrical panel/water heater condition. If those items are present and functional, the unit is likely to pass an initial HCV/NSPIRE inspection with minimal fixes (1–2 weeks). If missing, adding detectors, GFCI outlets, or addressing egress/windows could be required before passing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing describe recent remodeling: new-look floors, fresh cabinets, upgraded shower door, updated vanity. Interiors appear clean with intact flooring, painted walls, functioning doors/closets and visible appliances (stainless refrigerator; small range visible through doorway). Exterior landscaping and paved patio are tidy. No obvious cosmetic distress, missing outlet covers, or torn flooring visible. Small cosmetic items (curtains, furnishings) are tenant-level and easy to fix. Overall turnkey condition with only minor touch-ups likely required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "No visible smoke detector(s) in living areas or bedroom photos (NSPIRE requires operable smoke detectors), and carbon monoxide detectors are not pictured. Bedroom window egress size is unclear from photos (long, narrow window may or may not meet egress dimensions). No obvious exposed wiring, collapsed ceilings, severe mold staining, active leaks, or broken handrails are visible. Entry door deadbolt and electrical panel are not shown. GFCI outlets in kitchen/bath are not visible in photos. These unknowns create moderate inspection risk even though no active life-threatening hazards appear in images."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 75.0,
"rationale": "Ceiling registers and central vent suggest an existing central HVAC/duct system (typical for the area) and ceiling appears intact. Roof shingles visible in exterior photo appear in reasonable condition with no visible sagging or active leaks. Water heater and electrical panel are not shown; plumbing fixtures (bathroom sink, toilet, and shower) appear updated and functional in photos. Because major systems are not fully documented (no water heater, panel, or mechanical closet photos), score is slightly reduced for uncertainty despite visible evidence of functioning HVAC and plumbing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show well-maintained grounds, sidewalks, even walkways, healthy landscaping, and an intact roofline. Pathways and patio appear level with no visible trip hazards. Community amenities (pool, trails, gated entry signage) appear well-kept. No visible foundation movement, standing water, or exterior structural distress in provided aerial and ground-level images."
}
],
"red_flags": [
"No visible smoke detectors in living areas or bedroom — NSPIRE requires operable smoke detectors (inspection-fail if missing).",
"Bedroom egress window size/type unclear — may fail egress requirement if window does not meet emergency escape dimensions.",
"Electrical panel not shown and GFCI protection not visible in kitchen/bath — potential code issues if missing.",
"Carbon monoxide detector not visible (required where fuel-burning appliances present; verification needed)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is operational (ceiling registers visible); no visible heating system separate from HVAC required for Florida climate.",
"Refrigerator and a stove/range are present and functional (stainless refrigerator visible; small range glimpsed in kitchen entry).",
"No active roof leaks or recent storm damage beyond what is visible; roof shingles appear intact.",
"No major electrical hazards behind walls or at main panel (electrical panel not shown but no visible exposed wiring).",
"Hot water is available and water heater functions (not pictured).",
"Interior ceiling tiles are cosmetic and not hiding active water damage (no staining evident).",
"No recent rental history available in public records (rental_history_last_5y missing), so rental history not included in scoring."
],
"overall_score": 79.0,
"rubric_version": "2026-03-28-v1"
},
{
"summary": "This 1BR/1BA ground-floor unit appears largely turnkey for Section 8/NSPIRE initial inspection: cosmetic and appliance updates are evident, HVAC vents show central AC present, and the exterior/common areas are well maintained. Primary inspection risk centers on items not visible in listing photos — smoke/CO alarms, GFCI protection, electrical panel condition, water heater and laundry hookups — which should be confirmed and corrected if missing. With verification/installation of required detectors and any missing GFCI outlets, the unit is likely to pass an initial HCV inspection with only minor corrective work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently remodeled: new-look flooring throughout, fresh paint, updated kitchen cabinets, new bathroom vanity and shower door and barn-closet doors. Appliances visible (refrigerator and small range/oven visible in photos). No obvious cosmetic deferred maintenance or major surface damage seen. Minor finish items (thresholds, trim, possibly missing outlet cover(s) not clearly shown) are the only likely easy-to-fix items."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 70.0,
"rationale": "No visible exposed wiring, no visible water stains or mold in photos, sliding door and primary entry appear intact and level, and HVAC vents are present. However smoke detectors and carbon-monoxide alarms are not visible in photos (cannot confirm placement/operation). GFCI protection in kitchen/bath cannot be verified from images. Bedroom egress window appears present but its compliance size is not measurable from photos. Because several required safety items cannot be confirmed, there is moderate inspection risk although no active life-threatening hazards are visible."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Central HVAC is evidenced by ceiling supply/return vents and appears intact. Roof shingles visible from exterior photos look in reasonable condition with no visible sag or obvious failure. Plumbing fixtures (sink, toilet, shower) appear functional and updated. Electrical panel, water heater and laundry hookups are not shown so their condition is unknown. Given the visible condition and updates, systems likely functional but not fully verifiable from photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior and common-area landscaping are well maintained; sidewalks and brick patio look level and intact, and roofing appears even with no visible ponding or roof sag. Pool and community amenities shown and common walkways look maintained. No visible standing water, major foundation exposure, or pest infestation evidence in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC is operational based on visible ceiling supply/return vents; operation and age not verified.",
"Appliances include a refrigerator and a small range/oven (visible in photos); washer/dryer hookups and water heater location/condition are not shown and assumed present in building but unverified.",
"No visible roof leaks, structural sagging, or active water intrusion in interior photos; absence of stains or mold is assumed to indicate no active leak.",
"Smoke detectors, carbon monoxide alarms, GFCI outlets and electrical panel condition are not visible in photographs and are assumed to potentially be missing or noncompliant until verified.",
"Bedroom window provides egress but exact dimensions and opening mechanism are not measurable from images; assumed adequate but should be confirmed."
],
"overall_score": 79.0,
"rubric_version": "ns-2026-1.0"
},
{
"summary": "Overall the unit appears well-remodeled and largely rent-ready. Major visible positives include new-looking floors, updated kitchen and bath fixtures, intact roof and exterior, and evidence of central HVAC. Primary inspection risks are non-visible but important: bedroom egress window operability/size (may not meet egress), absence of visible smoke/CO alarms, and unclear presence of GFCI protection and electrical panel condition. With installation/verification of detectors, confirmation of egress compliance, and a quick check of GFCI and panel labeling, the property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and description show a recently remodeled interior with new-looking laminate flooring, updated kitchen cabinets, upgraded shower door and vanity, clean paint, and no visible major cosmetic defects. Appliances visible (stainless refrigerator; small stove glimpsed through doorway) and exterior brick patio are intact. No visible torn flooring, major drywall damage, or collapsed surfaces. Minor cosmetic/trade items likely: verify outlet covers, closet hardware, and minor touch-ups. Missing appliances are not a major issue here because major appliances appear present."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No obvious exposed wiring, severe water stains, or structural failures visible. Ceiling panels and vents indicate an existing central HVAC system. However, photos show no visible smoke detectors or CO alarm, and GFCI-style outlets are not apparent in kitchen/bath photos. The bedroom window is a long, narrow horizontal unit — bedroom egress size and operability are uncertain from photos and may fail egress requirements if the opening area is insufficient. Entry door hardware (deadbolt) and electrical panel location/condition are not shown. These unknowns reduce the safety score to a moderate level and represent the primary inspection risk items."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Ceiling vents and a thermostat (visible on wall) indicate central A/C is present; roof shingles in exterior photo appear intact and without visible sag or localized failure. Bathroom fixtures and kitchen appliances appear functional; the water heater and electrical panel are not shown. No visible active leaks, standing water, or corroded piping. Because critical system components (panel, water heater age/condition, AC operational proof) are not documented, score is slightly reduced though visible evidence points to functional systems."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 90.0,
"rationale": "Exterior photos show well-maintained landscaping, even sidewalks, intact siding/trim, and a paved roofline in good condition. Community amenities (pool, walking trails) and common areas appear well cared-for. No visible foundation displacement, major grading issues, or exterior water intrusion. Walkway and patio appear level and safe. Overall low risk at exterior/site level."
}
],
"red_flags": [
"Potential inadequate bedroom egress (window appears narrow; may not meet escape/opening size requirements).",
"No visible smoke detectors or carbon monoxide alarm in photos — required for NSPIRE/HCV compliance.",
"No visible GFCI outlets in kitchen/bath photos — may require installation or verification."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational based on visible ceiling vents and thermostat; no functional tests were available.",
"Water heater and main electrical panel are present and functioning but were not pictured.",
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume not installed or not in required locations until confirmed.",
"GFCI protection in kitchen and bathroom is not visible in photos; assume it may be missing or not obvious.",
"Bedroom egress window dimensions and operability are unknown — assumed potentially borderline due to narrow horizontal style.",
"No evidence of active roof leaks or foundation movement in photos; assume none present unless inspection reveals otherwise.",
"Listing photos are representative of current condition and not significantly staged to hide defects."
],
"overall_score": 77.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3523 Longmeadow Unit 12, Sarasota, FL, 34235",
"aggregate": {
"summary": "This one-bedroom condo presents as largely turnkey for Section 8 tenancy: recent interior updates, intact exterior, and visible HVAC vents and appliances suggest most systems are present and in good condition. Primary NSPIRE risks are documentation/verification items not visible in listing photos — specifically operable smoke detectors, carbon monoxide alarm requirements (if applicable), bedroom egress compliance, GFCI protection in kitchen/bath, and confirmation of electrical panel/water heater condition. If those items are present and functional, the unit is likely to pass an initial HCV/NSPIRE inspection with minimal fixes (1–2 weeks). If missing, adding detectors, GFCI outlets, or addressing egress/windows could be required before passing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing describe recent remodeling: new-look floors, fresh cabinets, upgraded shower door, updated vanity. Interiors appear clean with intact flooring, painted walls, functioning doors/closets and visible appliances (stainless refrigerator; small range visible through doorway). Exterior landscaping and paved patio are tidy. No obvious cosmetic distress, missing outlet covers, or torn flooring visible. Small cosmetic items (curtains, furnishings) are tenant-level and easy to fix. Overall turnkey condition with only minor touch-ups likely required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.7,
"rationale": "Exterior photos show well-maintained grounds, sidewalks, even walkways, healthy landscaping, and an intact roofline. Pathways and patio appear level with no visible trip hazards. Community amenities (pool, trails, gated entry signage) appear well-kept. No visible foundation movement, standing water, or exterior structural distress in provided aerial and ground-level images."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 66.7,
"rationale": "No visible smoke detector(s) in living areas or bedroom photos (NSPIRE requires operable smoke detectors), and carbon monoxide detectors are not pictured. Bedroom window egress size is unclear from photos (long, narrow window may or may not meet egress dimensions). No obvious exposed wiring, collapsed ceilings, severe mold staining, active leaks, or broken handrails are visible. Entry door deadbolt and electrical panel are not shown. GFCI outlets in kitchen/bath are not visible in photos. These unknowns create moderate inspection risk even though no active life-threatening hazards appear in images."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 75.0,
"rationale": "Ceiling registers and central vent suggest an existing central HVAC/duct system (typical for the area) and ceiling appears intact. Roof shingles visible in exterior photo appear in reasonable condition with no visible sagging or active leaks. Water heater and electrical panel are not shown; plumbing fixtures (bathroom sink, toilet, and shower) appear updated and functional in photos. Because major systems are not fully documented (no water heater, panel, or mechanical closet photos), score is slightly reduced for uncertainty despite visible evidence of functioning HVAC and plumbing."
}
],
"red_flags": [
"No visible smoke detectors in living areas or bedroom — NSPIRE requires operable smoke detectors (inspection-fail if missing).",
"Bedroom egress window size/type unclear — may fail egress requirement if window does not meet emergency escape dimensions.",
"Electrical panel not shown and GFCI protection not visible in kitchen/bath — potential code issues if missing.",
"Carbon monoxide detector not visible (required where fuel-burning appliances present; verification needed)."
],
"confidence": 0.95,
"assumptions": [
"Central HVAC exists and is operational (ceiling registers visible); no visible heating system separate from HVAC required for Florida climate.",
"Refrigerator and a stove/range are present and functional (stainless refrigerator visible; small range glimpsed in kitchen entry).",
"No active roof leaks or recent storm damage beyond what is visible; roof shingles appear intact.",
"No major electrical hazards behind walls or at main panel (electrical panel not shown but no visible exposed wiring).",
"Hot water is available and water heater functions (not pictured).",
"Interior ceiling tiles are cosmetic and not hiding active water damage (no staining evident).",
"No recent rental history available in public records (rental_history_last_5y missing), so rental history not included in scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 78.2,
"rubric_version": "2026-03-28-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5816349118"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.