Property ID: 5913874090
5531 Hampstead Heath Unit 44, Sarasota, FL, 34235
Sarasota, FL
Money Down: $70,800
CoC Return: 1.85%
Monthly Cash Flow: $109
Est. Final ARV: $312,306
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,000
Closing Costs
$11,800
Total Down
$70,800
Investment Snapshot
Purchase Price
$295,000
Money Down
$70,800
Cash-on-Cash Return
1.85%
Rent
$2,218
Monthly Cash Flow
$109
Annual Cash Flow
$1,308
Debt Service / Mo
$1,570
Property Tax / Mo
$203
Insurance / Mo
$114
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,218
Payment Standard
$2,520
Rent
$2,218
Insurance
$114
Property Tax
$203
Management
$222
Utilities Allowance
$302
NOI (Monthly)
$1,679
Debt Service
$1,570
Cash Flow After Debt
$109
Quality Score: 82.30%
Confidence: 95.00%
This end-unit villa in Hampstead Heath appears essentially turnkey for Section 8/HCV initial inspection. Visible strengths include a 2024 hurricane-rated roof, freshly painted exterior, well-kept landscaping, updated kitchen appliances, an air-conditioned enclosed lanai, and a visible smoke detector. No major structural, roof, or water-intrusion issues are evident in photos. Outstanding verifications needed before inspection: confirm presence and operation of CO alarm (if required), GFCI protection in kitchen and baths, functioning central HVAC and water heater, and location/function of smoke detectors and deadbolt locks. With routine verification and minor quick fixes (if any), the property is likely to pass an initial NSPIRE/HCV inspection within 1–2 weeks.
Section 8 Payment Standard
$2,520
Utility Allowance Total
$302
Guaranteed Section 8 Rent (PS - Utilities)
$2,218
Property Management
$222
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$295,000
Beds
2
Baths
2
Living Area
1,464 sqft
Lot Size
—
Year Built
1988
Days on Market
173
Capital Outlay
$70,800
Debt Service
$1,570
Property Tax / Mo
$203
Insurance / Mo
$114
Property Description
Coastal Sophistication Meets Maintenance-Free Living in The Meadows! Discover the pinnacle of Florida living in this beautifully maintained, bright end-unit villa located in the highly sought-after Meadows community. Designed for comfort and seamless indoor-outdoor living, this two-bedroom, two-bathroom home features soaring vaulted ceilings, plantation shutters, and a modern eat-in kitchen with granite countertops and upgraded appliances. The primary suite is a true sanctuary with a vaulted ceiling, walk-in closet, and a luxurious en-suite featuring a walk-in shower with a built-in bench. Enjoy tranquil mornings on the lattice-enclosed patio, or entertain on the spacious rear lanai overlooking a sprawling, peaceful backyard. Have the best of both worlds with a fully enclosed, air-conditioned lanai that easily transitions to a screened space for fresh-air living. Peace of mind comes standard with a brand new 2024 HURRICANE-RATED ROOF, freshly painted exterior, and new courtyard lattice (March 2026). Located just steps from the recently resurfaced Hampstead Heath pool, this villa offers easy access to 14 miles of trails, a fitness center, and championship golf in a 1,600-acre park-like setting. Conveniently located near UTC Mall, downtown, and beaches-select furnishings are available to make this move-in-ready retreat yours immediately!
Utility Allowances
Heating (Electric Heat Pump)
$6
Property data indicates the presence of a heat pump.
Cooking (Electric)
$11
Property has a range; assumed to be electric as it is the most common type and other systems are electric.
Water Heating (Electric)
$34
Property data explicitly states an electric water heater is present.
Other Electric
$45
Standard allowance for tenant's miscellaneous electric usage (lights, small appliances).
Air Conditioning
$25
Property data confirms the presence of central air conditioning.
Water
$66
Property data indicates connection to a public water source.
Sewer
$90
Property data indicates connection to a public sewer service.
Trash Collection
$25
Standard allowance for municipal trash collection service for a single family home.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,369
DP3 Annual Estimate$1,369
DP1 Monthly Equivalent$114
DP3 Monthly Equivalent$114
Replacement Value$245,600
Basis1,464 sqft / 1988
Nearby Houses
Photo unavailable
5436 Hampstead Heath # 25
sold
Price: $280,000
2 bd / 2 ba · 1,369 sqft
Latest sale: $280,000
Latest rent: —
Photo unavailable
5528 Hampstead Heath # 2
sold
Price: $269,000
2 bd / 2 ba · 1,261 sqft
Latest sale: $269,000
Latest rent: —
Photo unavailable
5432 Hampstead Heath # 26
sold
Price: $280,000
2 bd / 2 ba · 1,261 sqft
Latest sale: $280,000
Latest rent: —
Photo unavailable
5460 Hampstead Heath # 19
sold
Price: $280,000
2 bd / 2 ba · 1,369 sqft
Latest sale: $280,000
Latest rent: —
Photo unavailable
5440 Hampstead Heath # 24
sold
Price: $342,000
2 bd / 2 ba · 1,389 sqft
Latest sale: $342,000
Latest rent: —
Photo unavailable
5478 Hampstead Heath # 15
sold
Price: $417,500
2 bd / 2 ba · 1,389 sqft
Latest sale: $417,500
Latest rent: —
Photo unavailable
5488 Hampstead Heath # 12
sold
Price: $410,000
2 bd / 2 ba · 1,261 sqft
Latest sale: $410,000 on Aug 04, 2022
Latest rent: —
Photo unavailable
5520 Hampstead Heath Unit 4
sold
Price: $349,900
2 bd / 2 ba · 1,348 sqft
Latest sale: $349,900 on Dec 01, 2021
Latest rent: —
Photo unavailable
5539 Hampstead Heath Unit 46
sold
Price: $249,900
2 bd / 2 ba · 1,261 sqft
Latest sale: $249,900
Latest rent: —
Photo unavailable
5492 Hampstead Heath Unit 11
sold
Price: $230,000
2 bd / 2 ba · 1,261 sqft
Latest sale: $230,000 on Apr 22, 2020
Latest rent: —
Photo unavailable
5505 Hampstead Heath
sold
Price: $211,000
2 bd / 2 ba · 1,261 sqft
Latest sale: $211,000
Latest rent: —
Photo unavailable
5484 Hampstead Heath Unit 13
sold
Price: $252,000
2 bd / 2 ba · 1,369 sqft
Latest sale: $252,000
Latest rent: —
Photo unavailable
5457 Hampstead Heath Unit 35
sold
Price: $225,000
2 bd / 2 ba · 1,389 sqft
Latest sale: $225,000
Latest rent: —
Photo unavailable
5468 Hampstead Heath Unit 17
sold
Price: $245,000
2 bd / 2 ba · 1,261 sqft
Latest sale: $245,000
Latest rent: —
Photo unavailable
5424 Hampstead Heath Unit 28
sold
Price: $235,000
2 bd / 2 ba · 1,464 sqft
Latest sale: $235,000
Latest rent: —
Photo unavailable
5512 Hampstead Heath Unit 6
sold
Price: $217,500
2 bd / 2 ba · 1,261 sqft
Latest sale: $217,500 on Apr 24, 2017
Latest rent: $1,075 on Apr 15, 2011
Photo unavailable
5480 Hampstead Heath Unit 14
sold
Price: $239,900
2 bd / 2 ba · 1,464 sqft
Latest sale: $239,900
Latest rent: —
Photo unavailable
5535 Hampstead Heath # 45
sold · 0.03 mi
Price: $257,500
2 bd / 2 ba · 1,241 sqft
Latest sale: $257,500
Latest rent: —
Properties Used for Comps
Photo unavailable
5436 Hampstead Heath # 25, Sarasota, FL, 34235
sold
Price: $280,000
Rent: —
2 bd / 2 ba · 1,369 sqft
Sale Date: Jul 03, 2025
Distance: —
View listing
Photo unavailable
5432 Hampstead Heath # 26, Sarasota, FL, 34235
sold
Price: $280,000
Rent: —
2 bd / 2 ba · 1,261 sqft
Sale Date: Apr 23, 2025
Distance: —
View listing
Photo unavailable
5528 Hampstead Heath # 2, Sarasota, FL, 34235
sold
Price: $269,000
Rent: —
2 bd / 2 ba · 1,261 sqft
Sale Date: May 29, 2025
Distance: —
View listing
Photo unavailable
3422 Chelmsford Ct # 1, Sarasota, FL, 34235
sold
Price: $345,000
Rent: —
2 bd / 2 ba · 1,513 sqft
Sale Date: Dec 10, 2025
Distance: 0.15 mi
View listing
Photo unavailable
5460 Hampstead Heath # 19, Sarasota, FL, 34235
sold
Price: $280,000
Rent: —
2 bd / 2 ba · 1,369 sqft
Sale Date: Apr 07, 2025
Distance: —
View listing
Photo unavailable
5535 Hampstead Heath # 45, Sarasota, FL, 34235
sold
Price: $257,500
Rent: —
2 bd / 2 ba · 1,241 sqft
Sale Date: Sep 25, 2025
Distance: 0.03 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present and operational though the HVAC unit was not photographed; listing wording implies air conditioning.
- Kitchen appliances shown in photos are present and functioning (stove, microwave, refrigerator).
- Smoke detector visible in hallway is functional and additional detectors in bedrooms are present (not all detectors are pictured).
- No active roof leaks or interior water intrusion exist given the new 2024 roof and lack of visible interior staining.
- Electrical panel and wiring are intact with no exposed wiring; GFCI outlets in kitchen/bath exist but require verification.
- No significant hidden mold, termite infestation, or major foundation movement exists despite not being visible in exterior photos.
- Entry door has a functioning deadbolt or other secure locking hardware (photo suggests a secure lockset but not fully detailed).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,365 | $245,600 | $181,514 |
| 2023 | $2,099 | $284,400 | $171,260 |
| 2022 | $2,022 | $246,600 | $166,272 |
| 2021 | $1,986 | $171,100 | $161,429 |
| 2020 | $1,978 | $159,200 | $159,200 |
| 2019 | $2,124 | $173,900 | $173,900 |
| 2018 | $2,095 | $173,100 | $173,100 |
| 2017 | $1,398 | $165,700 | $114,344 |
| 2016 | $1,307 | $151,200 | $111,992 |
| 2015 | $1,327 | $149,900 | $111,214 |
| 2014 | $1,319 | $146,500 | $110,331 |
| 2013 | $1,314 | $108,700 | $108,700 |
| 2012 | $1,302 | $108,700 | $108,700 |
| 2011 | $1,284 | $108,700 | $108,700 |
| 2010 | $1,375 | $112,100 | $112,100 |
| 2009 | $1,581 | $141,700 | $130,103 |
| 2008 | $1,546 | $173,900 | $129,973 |
| 2007 | $1,644 | $195,200 | $126,187 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2017-08-08 | Sold | $215,000 |
Photo Gallery
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{
"tax": 1302,
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{
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{
"tax": 1375,
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"land": null,
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{
"tax": 1581,
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{
"tax": 1546,
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{
"tax": 1644,
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{
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{
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{
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{
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{
"project_name": null,
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"permit_effective_date": "Aug 27, 2001",
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"_utility_allowance": {
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],
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},
"utility_allowances": [
{
"note": "Property data indicates the presence of a heat pump.",
"utility": "Heating (Electric Heat Pump)",
"allowance": 6
},
{
"note": "Property has a range; assumed to be electric as it is the most common type and other systems are electric.",
"utility": "Cooking (Electric)",
"allowance": 11
},
{
"note": "Property data explicitly states an electric water heater is present.",
"utility": "Water Heating (Electric)",
"allowance": 34
},
{
"note": "Standard allowance for tenant's miscellaneous electric usage (lights, small appliances).",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property data confirms the presence of central air conditioning.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property data indicates connection to a public water source.",
"utility": "Water",
"allowance": 66
},
{
"note": "Property data indicates connection to a public sewer service.",
"utility": "Sewer",
"allowance": 90
},
{
"note": "Standard allowance for municipal trash collection service for a single family home.",
"utility": "Trash Collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.34,
"down_payment_amount": 59000.0,
"property_tax_annual": 2435.95,
"property_tax_monthly": 203.0,
"property_tax_increase": 0.03,
"utility_allowance_total": 302.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
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"annual_cash_flow_after_debt": 1308.08,
"property_management_monthly": 221.8,
"monthly_cash_flow_after_debt": 109.01,
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},
"section8_assessment": {
"runs": [
{
"summary": "This end-unit villa in Hampstead Heath appears essentially turnkey for Section 8/HCV initial inspection. Visible strengths include a 2024 hurricane-rated roof, freshly painted exterior, well-kept landscaping, updated kitchen appliances, an air-conditioned enclosed lanai, and a visible smoke detector. No major structural, roof, or water-intrusion issues are evident in photos. Outstanding verifications needed before inspection: confirm presence and operation of CO alarm (if required), GFCI protection in kitchen and baths, functioning central HVAC and water heater, and location/function of smoke detectors and deadbolt locks. With routine verification and minor quick fixes (if any), the property is likely to pass an initial NSPIRE/HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a well-maintained interior and exterior: freshly painted exterior, replaced courtyard lattice (Mar 2026), clean courtyard/lanai, intact stucco and trim, and updated kitchen appliances visible in photos. No visible water stains, peeling paint, damaged drywall, or collapsed finishes. Minor items that might be needed for leasing (touch-up paint, possible carpet cleaning or replacement depending on tenant expectations) are easy cosmetic fixes. Missing or non-functional small items (outlet covers, lightbulbs) are not visible and assumed minimal."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "A ceiling smoke detector is visible in the hall photo. Entry appears secure with a storm/screen door and main door; a deadbolt appears likely though not 100% confirmed. No exposed wiring, no visible trip hazards, no sagging ceilings, and no visible mold or active leaks. Items not confirmed in photos: presence/function of CO alarm (required if fuel-burning appliances), GFCI protection in kitchen/baths, and condition of electrical panel. Given the clean condition and recent exterior upgrades, major safety failures are unlikely but GFCI/CO checks and verification of detector locations are recommended."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 78.0,
"rationale": "Listing explicitly states a new 2024 hurricane-rated roof and freshly painted exterior which strongly reduces roof risk. Kitchen photos show modern appliances (stove, microwave, refrigerator). The listing and photos reference an air-conditioned lanai and overall finished interior consistent with central HVAC, but no HVAC equipment, water heater, or electrical panel photos were provided. Plumbing fixtures and hot water are not shown but interior finishes show no evidence of water damage. Because critical system components (A/C, water heater, panel) are not pictured, a conservative mid-high score is used despite favorable indicators (new roof, updated appliances)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show tidy landscaping, intact sidewalks/driveway, good curb appeal, and community amenities (pool, resurfaced nearby pool). Fresh paint and new roof reduce exterior risk. Yard drainage issues, foundation cracks, or termite/infestation evidence are not visible. Trees are close to the structure (typical for mature Florida communities) but do not show immediate risk in photos. Walkways and patio surfaces appear even and free of major trip hazards."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational though the HVAC unit was not photographed; listing wording implies air conditioning.",
"Kitchen appliances shown in photos are present and functioning (stove, microwave, refrigerator).",
"Smoke detector visible in hallway is functional and additional detectors in bedrooms are present (not all detectors are pictured).",
"No active roof leaks or interior water intrusion exist given the new 2024 roof and lack of visible interior staining.",
"Electrical panel and wiring are intact with no exposed wiring; GFCI outlets in kitchen/bath exist but require verification.",
"No significant hidden mold, termite infestation, or major foundation movement exists despite not being visible in exterior photos.",
"Entry door has a functioning deadbolt or other secure locking hardware (photo suggests a secure lockset but not fully detailed)."
],
"overall_score": 83.0,
"rubric_version": "ns _v1.0_2026-03"
},
{
"summary": "This 2-bed, 2-bath end-unit villa appears turnkey for Section 8/HCV occupancy and would likely pass an initial NSPIRE inspection with only minor, easily-addressable items to verify/upgrade (GFCI outlets, CO detector if required, and panel labeling/verification). Major positive factors include a new 2024 hurricane-rated roof, fresh exterior paint, upgraded appliances, and generally clean, maintained interior/exterior. The main uncertainties are unseen mechanical/electrical components (HVAC unit, water heater, electrical panel) and specific required devices (CO/GFCI), which are likely fixable quickly if needed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a well-maintained interior and exterior: fresh exterior paint, updated courtyard lattice (Mar 2026), clean patios, no visible damaged drywall, intact flooring transitions, plantation shutters, and upgraded kitchen appliances (stainless refrigerator and microwave visible). The roof is new (2024) which reduces near-term capital needs. No obvious deferred maintenance or severe cosmetic damage visible. Minor items that commonly appear in listings (outlet/GFCI covers, minor touch-up paint) are not visible but are anticipated to be easy fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "Positive indicators: smoke detector visible in hallway, single-story end-unit with large windows and sliding doors (likely adequate egress), secure-looking entry and patio doors, no exposed wiring or visible roof leaks, walkways and driveway appear intact, and no visible mold or standing water. Unverified items that affect NSPIRE compliance: presence/function of carbon monoxide (CO) detector (not visible), GFCI protection in kitchen/bath (not visible), electrical panel labeling and condition (not shown), and confirmation of deadbolt on entry door (door hardware appears standard but deadbolt not clearly confirmed). These unknowns reduce the score slightly but represent addressable items rather than structural failures."
},
{
"key": "systems_mechanical",
"label": "Mechanical & Major Systems",
"score": 75.0,
"rationale": "Listing states a 'brand new 2024 HURRICANE-RATED ROOF' and shows a well-kept exterior, which is a major positive. The lanai is described as air-conditioned and photos show ceiling fans inside, implying central HVAC is present, but no HVAC unit, water heater, or electrical panel are pictured to directly confirm operational condition. Appliances shown in the kitchen indicate electrical and gas/electric service is present. Because major systems (HVAC, water heater, electrical panel) are not photographed or documented, this category is conservatively scored but still favorable given the overall maintained condition and recent roof replacement."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Photos show a tidy, landscaped yard, solid walkways and driveway with no visible trip hazards or foundation settlement, intact stucco siding and windows, well-maintained gated patio/lattice, and community amenities (pool, sidewalks) that appear maintained. No signs of standing water, erosion, cracked foundation, or roof sagging are visible. The property sits in a condominium community with shared maintenance which typically reduces exterior deferred maintenance risk."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is operational (listing implies air-conditioned lanai and photos show ceiling fans), although the outdoor unit is not pictured.",
"Hot water is provided by a functioning water heater (not visible in photos).",
"Kitchen appliances shown (stainless refrigerator, microwave, range) are present and operable as implied by listing photos/description.",
"Electrical panel is present on-site and free of obvious hazards (not photographed).",
"Bedrooms have code-complaint egress windows given window sizes visible in photos.",
"Entry door has standard secure hardware (deadbolt likely present though not explicitly seen in photos).",
"No active pest/infestation issues exist (none evident in photos).",
"Photos and listing represent current condition and are recent and accurate."
],
"overall_score": 83.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the property appears largely turnkey for a Housing Choice Voucher/NSPIRE initial inspection. Strengths: new hurricane-rated roof (2024), fresh exterior paint, tidy exterior/site, upgraded kitchen and appliances, enclosed air-conditioned lanai, and visible smoke alarm. Primary concerns are verification items not shown in photos—operational HVAC, water heater, electrical panel condition and labeling, presence and location of required smoke/CO detectors and GFCI protection in kitchen/baths. With quick on-site verification/installation of any missing detectors and GFCI outlets (if needed), this unit is likely to pass an initial inspection with only minor corrections required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show a well-maintained end-unit villa with fresh exterior paint, new hurricane-rated roof (2024), updated courtyard lattice (Mar 2026), intact stucco, and tidy landscaping. Interior photos show clean tile and carpet, vaulted ceilings, plantation shutters, and an upgraded kitchen with granite and modern appliances visible (microwave, refrigerator, stove). Small cosmetic items may exist (carpet age, typical transition trim) but no visible deferred-maintenance or damaged finishes. Missing interior photos of baths/kitchen work surfaces prevent 100 scoring, but overall only minor cosmetic work is expected."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risks)",
"score": 78.0,
"rationale": "No obvious life‑threatening hazards visible: no exposed wiring, broken stairs, collapsed ceilings, or standing water in photos. A ceiling-mounted smoke alarm is visible in the hallway. Entry has a storm/screen door and primary door with visible lock hardware (appears secure). Egress windows for bedrooms are not directly shown but multiple bedroom windows and sliding doors are present; likely acceptable. Unknown/missing items that affect NSPIRE score: presence/location of additional smoke detectors (bedrooms), carbon monoxide alarm(s) (required if fuel appliances or attached garage), GFCI protection in kitchen/baths, and electrical panel labeling—these are not visible in photos. No visible mold, major peeling paint, or roof leaks. Because several required items cannot be confirmed, a moderate deduction was applied for potential code defects that commonly surface at inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Roof is new and hurricane-rated (strong positive). Listing and photos reference an air-conditioned, fully enclosed lanai and upgraded appliances; central HVAC is implied but unit not shown. No visible signs of plumbing leaks or water intrusion in photographed ceilings/walls. Electrical panel, water heater, and A/C equipment are not photographed—these are critical to confirm. Given the age (1988) but recent exterior/upgrades and lack of visible system distress, assume functional systems but with risk due to missing verification (A/C operation, water heater, breaker condition, GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Exterior and site are well maintained: paved driveway/walkway in good condition, attached garage door intact, no visible foundation settlement or major cracks, healthy landscaping, lattice-enclosed patio in good condition, and community amenities (resurfaced pool nearby). Drainage and standing water are not observed in images; neighborhood curb/parking looks orderly. The property sits in a maintained HOA community which reduces exterior deferred maintenance risk."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is operational (listing references an air-conditioned lanai and the climate suggests central A/C) although the condensers/air handler are not photographed.",
"Kitchen appliances are present and functional as described in the listing (upgraded appliances and visible microwave/fridge/stove in photos).",
"Water heater and plumbing fixtures are present and functioning; no active leaks are evident in photos.",
"Additional smoke detectors (bedroom/common area) are installed though only one hallway detector is visible; if missing they will need installation.",
"Carbon monoxide detector(s) may not be present or visible in photos; if required by local code they will need to be installed.",
"Electrical panel exists and is intact but was not photographed; assume no visible hazard but require verification for labeling and breaker condition.",
"Bedroom egress windows meet code (not specifically shown but multiple outward-facing windows and sliders are present)."
],
"overall_score": 81.0,
"rubric_version": "2026-03-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5531 Hampstead Heath Unit 44, Sarasota, FL, 34235",
"aggregate": {
"summary": "This end-unit villa in Hampstead Heath appears essentially turnkey for Section 8/HCV initial inspection. Visible strengths include a 2024 hurricane-rated roof, freshly painted exterior, well-kept landscaping, updated kitchen appliances, an air-conditioned enclosed lanai, and a visible smoke detector. No major structural, roof, or water-intrusion issues are evident in photos. Outstanding verifications needed before inspection: confirm presence and operation of CO alarm (if required), GFCI protection in kitchen and baths, functioning central HVAC and water heater, and location/function of smoke detectors and deadbolt locks. With routine verification and minor quick fixes (if any), the property is likely to pass an initial NSPIRE/HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 87.0,
"rationale": "Photos and listing show a well-maintained interior and exterior: freshly painted exterior, replaced courtyard lattice (Mar 2026), clean courtyard/lanai, intact stucco and trim, and updated kitchen appliances visible in photos. No visible water stains, peeling paint, damaged drywall, or collapsed finishes. Minor items that might be needed for leasing (touch-up paint, possible carpet cleaning or replacement depending on tenant expectations) are easy cosmetic fixes. Missing or non-functional small items (outlet covers, lightbulbs) are not visible and assumed minimal."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 87.0,
"rationale": "Exterior photos show tidy landscaping, intact sidewalks/driveway, good curb appeal, and community amenities (pool, resurfaced nearby pool). Fresh paint and new roof reduce exterior risk. Yard drainage issues, foundation cracks, or termite/infestation evidence are not visible. Trees are close to the structure (typical for mature Florida communities) but do not show immediate risk in photos. Walkways and patio surfaces appear even and free of major trip hazards."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 79.3,
"rationale": "A ceiling smoke detector is visible in the hall photo. Entry appears secure with a storm/screen door and main door; a deadbolt appears likely though not 100% confirmed. No exposed wiring, no visible trip hazards, no sagging ceilings, and no visible mold or active leaks. Items not confirmed in photos: presence/function of CO alarm (required if fuel-burning appliances), GFCI protection in kitchen/baths, and condition of electrical panel. Given the clean condition and recent exterior upgrades, major safety failures are unlikely but GFCI/CO checks and verification of detector locations are recommended."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 76.0,
"rationale": "Listing explicitly states a new 2024 hurricane-rated roof and freshly painted exterior which strongly reduces roof risk. Kitchen photos show modern appliances (stove, microwave, refrigerator). The listing and photos reference an air-conditioned lanai and overall finished interior consistent with central HVAC, but no HVAC equipment, water heater, or electrical panel photos were provided. Plumbing fixtures and hot water are not shown but interior finishes show no evidence of water damage. Because critical system components (A/C, water heater, panel) are not pictured, a conservative mid-high score is used despite favorable indicators (new roof, updated appliances)."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Central HVAC is present and operational though the HVAC unit was not photographed; listing wording implies air conditioning.",
"Kitchen appliances shown in photos are present and functioning (stove, microwave, refrigerator).",
"Smoke detector visible in hallway is functional and additional detectors in bedrooms are present (not all detectors are pictured).",
"No active roof leaks or interior water intrusion exist given the new 2024 roof and lack of visible interior staining.",
"Electrical panel and wiring are intact with no exposed wiring; GFCI outlets in kitchen/bath exist but require verification.",
"No significant hidden mold, termite infestation, or major foundation movement exists despite not being visible in exterior photos.",
"Entry door has a functioning deadbolt or other secure locking hardware (photo suggests a secure lockset but not fully detailed)."
],
"score_method": "mean_of_criteria",
"overall_score": 82.3,
"rubric_version": "ns _v1.0_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5913874090"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.