Property ID: 5914300646
2813 N F St, Pensacola, FL, 32501
Pensacola, FL
Money Down: $29,976
CoC Return: 11.66%
Monthly Cash Flow: $291
Est. Final ARV: $142,794
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,980
Closing Costs
$4,996
Total Down
$29,976
Investment Snapshot
Purchase Price
$124,900
Money Down
$29,976
Cash-on-Cash Return
11.66%
Rent
$1,230
Monthly Cash Flow
$291
Annual Cash Flow
$3,495
Debt Service / Mo
$665
Property Tax / Mo
$86
Insurance / Mo
$65
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,230
Payment Standard
$1,525
Rent
$1,230
Insurance
$65
Property Tax
$86
Management
$123
Utilities Allowance
$295
NOI (Monthly)
$956
Debt Service
$665
Cash Flow After Debt
$291
Quality Score: 69.40%
Confidence: 91.00%
Overall the home appears largely turnkey for Section 8/HCV occupancy with recent major items (roof 2023, water heater 2022), updated kitchen and bath, and functioning mini-split HVAC units visible. Primary inspection risks are missing/unclear life-safety devices (smoke detectors and CO detectors not visible) and lack of visible GFCI protection in the bathroom/kitchen outlets. Exterior fence/driveway and a few minor carpentry items (porch/steps/railings, paint, lattice) will require attention. With targeted fixes—installing/interconnecting smoke detectors, adding GFCI protection where required, securing/repairing minor exterior handrails and step repairs, and addressing outlet covers—the property is likely to pass an initial HCV inspection within 1–4 weeks. If smoke/CO/GFCI are already installed but just not visible, the inspection pass likelihood is high immediately.
Section 8 Payment Standard
$1,525
Utility Allowance Total
$295
Guaranteed Section 8 Rent (PS - Utilities)
$1,230
Property Management
$123
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$124,900
Beds
2
Baths
1
Living Area
829 sqft
Lot Size
8,712 sqft
Year Built
1946
Days on Market
90
Capital Outlay
$29,976
Debt Service
$665
Property Tax / Mo
$86
Insurance / Mo
$65
Property Description
Perfect for a first-time homebuyer or savvy investor, this charming 2-bedroom, 1-bath cottage offers a great blend of updates and convenience. Recent improvements include a new roof (2023), hot water heater (2022), and a beautifully updated kitchen and bathroom. The home also features copper wiring, in-home laundry, and three energy-efficient mini-split A/C systems to keep you comfortable year-round. Enjoy added privacy with vacant lots on both sides of the property, creating a more open and peaceful setting. Centrally located in Pensacola, you're just 8 minutes from downtown, 10 minutes to the airport and hospital, and only 20 minutes from the beach. For added peace of mind, the county sheriff's office is located directly across the street. Whether you're looking for a primary residence or an investment opportunity, this home offers comfort, convenience, and value in one great package.
Utility Allowances
Air Conditioning
$31
Property description confirms the presence of three mini-split A/C systems. The allowance is based on the 2-bedroom value for a single-family home.
Cooking
$10
Selected 'electric' as the property has an electric water heater and no mention of gas service. The allowance is the 2-bedroom value for electric cooking.
Heating
$28
Selected 'electric' as the property has other electric appliances and no mention of gas. The property's mini-split systems typically provide electric heat. The allowance is the 2-bedroom value for electric heating.
Monthly Electric Fee
$11
This is a standard monthly base fee for electric service, applicable because the property uses electricity.
Monthly Gas Fee
$0
The property appears to be all-electric as no gas appliances or service are mentioned in the description; therefore, this fee is not applicable.
Other Electric
$54
A standard allowance for general lighting and miscellaneous tenant-plugged-in appliances for a 2-bedroom single-family home.
Range (Tenant-Supplied)
$11
The property listing does not explicitly state that a range/stove is provided by the landlord, so it is assumed to be tenant-supplied.
Refrigerator (Tenant-Supplied)
$12
The property listing does not explicitly state that a refrigerator is provided by the landlord, so it is assumed to be tenant-supplied.
Sewer
$49
Property details from `resoFacts` confirm a 'Public Sewer' connection. This is the 2-bedroom allowance.
Trash Collection
$32
Standard fixed-rate utility for a single-family residence, assumed to be the tenant's responsibility.
Water
$32
Water service is inferred from the property's explicit connection to 'Public Sewer'. The allowance is the 2-bedroom value for a single-family home.
Water Heater
$25
Property details explicitly list an 'Electric Water Heater'. The allowance is the 2-bedroom value for 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$775
DP3 Annual Estimate$775
DP1 Monthly Equivalent$65
DP3 Monthly Equivalent$65
Replacement Value$49,945
Basis829 sqft / 1946
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Properties Used for Comps
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1228 W Scott St, Pensacola, FL, 32501
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View listing
Photo unavailable
1006 W Hayes St, Pensacola, FL, 32501
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2 bd / 1 ba · 778 sqft
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View listing
Photo unavailable
1117 W Maxwell St, Pensacola, FL, 32501
sold
Price: $126,000
Rent: —
2 bd / 1 ba · 692 sqft
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View listing
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in sleeping areas or common areas (life-safety device missing).
- Bathroom and/or kitchen outlets do not show GFCI protection (potential NSPIRE failure).
- Exposed mini‑split wiring runs along exterior siding (requires secure mounting/conduit per local code; inspector may note).
- Rear exterior steps lack a full handrail and require a secure guard/handrail for safe egress.
- Chain/locked gate and overgrown fence create access/trip hazards and need repair/clearing.
Assumptions
- Listing claims are accurate: roof replaced in 2023, hot water heater replaced in 2022, and wiring is copper.
- Mini‑split heating/cooling units are functional (photo shows outdoor and indoor units) although not operationally tested.
- No smoke detectors or CO alarms are present in locations required by NSPIRE (none visible in photos). If detectors exist out of frame, safety score would be higher.
- Entry door has at least a standard lock; presence of a deadbolt is not confirmed from images.
- No hidden major plumbing or electrical defects exist beyond what is visible; photos show no active leaks or obvious electrical panel damage.
- Laundry hookups are present but washer/dryer appliances are not included; absence of appliances reduces condition score moderately but is not a critical failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,007 | $58,261 | $58,261 |
| 2023 | $799 | $50,800 | $50,800 |
| 2022 | $125 | $31,032 | $15,676 |
| 2021 | $125 | $25,199 | $15,220 |
| 2020 | $125 | $22,518 | $15,010 |
| 2019 | $125 | $21,257 | $14,673 |
| 2018 | $125 | $19,996 | $14,400 |
| 2017 | $125 | $19,906 | $14,104 |
| 2016 | $125 | $19,411 | $13,814 |
| 2015 | $100 | $19,383 | $13,718 |
| 2014 | $81 | $18,560 | $13,610 |
| 2013 | $85 | $17,181 | $13,409 |
| 2012 | $85 | $18,025 | $13,185 |
| 2011 | $80 | $12,801 | $12,801 |
| 2010 | $170 | $6,156 | $6,156 |
| 2009 | $366 | $6,156 | $6,156 |
| 2008 | $75 | $20,366 | $20,366 |
| 2007 | $75 | $17,820 | $13,750 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-03-01 | Sold | $72,500 |
| 2022-07-27 | Sold | $60,000 |
| 2010-09-09 | Sold | $4,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2022-07-22 | Listed for rent | $1,050 | — |
Photo Gallery
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},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 3494.55,
"property_management_monthly": 123.0,
"monthly_cash_flow_after_debt": 291.21,
"cash_on_cash_return_after_debt": 0.14
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the home appears largely turnkey for Section 8/HCV occupancy with recent major items (roof 2023, water heater 2022), updated kitchen and bath, and functioning mini-split HVAC units visible. Primary inspection risks are missing/unclear life-safety devices (smoke detectors and CO detectors not visible) and lack of visible GFCI protection in the bathroom/kitchen outlets. Exterior fence/driveway and a few minor carpentry items (porch/steps/railings, paint, lattice) will require attention. With targeted fixes—installing/interconnecting smoke detectors, adding GFCI protection where required, securing/repairing minor exterior handrails and step repairs, and addressing outlet covers—the property is likely to pass an initial HCV inspection within 1–4 weeks. If smoke/CO/GFCI are already installed but just not visible, the inspection pass likelihood is high immediately.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show a recently updated kitchen and bathroom, intact flooring and counters, working range and refrigerator present. Exterior shows cosmetic wear (peeling paint, overgrown fence, some lattice missing) and cracked/soiled driveway. Porch and small exterior steps need minor carpentry/paint and one rear step set lacks a full handrail. Missing washer/dryer appliances (laundry hookups present) — minor issue. Overall, mostly cosmetic and easy-to-fix items; no major deferred maintenance visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the photos (required by NSPIRE in sleeping areas and common area). Bathroom outlet(s) do not show GFCI protection (visible outlet near bathroom mirror appears standard), which is commonly flagged. Bedroom windows appear to provide egress. Entry doors look serviceable; a deadbolt is not clearly visible in photos (assumed present per owner but not confirmed). No obvious active roof leaks, standing water, severe mold, collapsed ceilings, or major trip hazards observed. Exposed mini‑split interconnect wiring runs along siding but appears secured. Because of missing/unclear life-safety devices (smoke/CO/GFCI) this is a moderate risk for inspection failure unless addressed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 80.0,
"rationale": "Listing and photos indicate a new roof (2023) and a hot water heater replaced in 2022; both are positive. Three mini‑split A/C heads and corresponding outdoor condensing units are visible (suggests zoned cooling/heating present). Copper wiring is stated in listing and visible meter/panel appear intact. Laundry hookups and water heater location are present. No obvious signs of plumbing leaks or electrical panel damage in photos. Functionality of mini‑splits and water heater is assumed but not tested — overall system condition looks good but unverified operationally."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior envelope (siding, rooflines) appears intact; foundation/block piers look stable with skirt in place. The property has vacant lots on both sides which reduces risk. Chain link fence is overgrown and gated with a chain - needs tidy/repair. Driveway is cracked and stained. Minor exterior trim paint wear and some lattice pieces missing. Small rear steps lack a handrail. No visible evidence of major foundation movement, termite damage, or standing water on the lot."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors in sleeping areas or common areas (life-safety device missing).",
"Bathroom and/or kitchen outlets do not show GFCI protection (potential NSPIRE failure).",
"Exposed mini‑split wiring runs along exterior siding (requires secure mounting/conduit per local code; inspector may note).",
"Rear exterior steps lack a full handrail and require a secure guard/handrail for safe egress.",
"Chain/locked gate and overgrown fence create access/trip hazards and need repair/clearing."
],
"confidence": 0.75,
"assumptions": [
"Listing claims are accurate: roof replaced in 2023, hot water heater replaced in 2022, and wiring is copper.",
"Mini‑split heating/cooling units are functional (photo shows outdoor and indoor units) although not operationally tested.",
"No smoke detectors or CO alarms are present in locations required by NSPIRE (none visible in photos). If detectors exist out of frame, safety score would be higher.",
"Entry door has at least a standard lock; presence of a deadbolt is not confirmed from images.",
"No hidden major plumbing or electrical defects exist beyond what is visible; photos show no active leaks or obvious electrical panel damage.",
"Laundry hookups are present but washer/dryer appliances are not included; absence of appliances reduces condition score moderately but is not a critical failure."
],
"overall_score": 72.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall this 2-bed, 1-bath cottage appears in generally good, rentable condition with recent major updates (roof 2023, water heater 2022, kitchen and bath remodels, mini-split HVAC). The property is likely to pass a Section 8 / HCV inspection after addressing a handful of minor-to-moderate items: install/verify hardwired or battery-operated smoke detectors (required at each sleeping level and hall), install CO alarms if locally required, confirm/upgrade GFCI protection in kitchen and bathroom, secure/repair loose exterior/interior wiring and electrical covers, and repair/secure entry steps and handrails. Exterior fence/gate and yard cleanup are maintenance items that should be fixed to avoid minor violations. With those corrections the property is likely rent-ready within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior shows recent cosmetic updates (new kitchen cabinets/countertops, bathroom remodel, laminate floors). Appliances (electric range and fridge) are present. Exterior paint and trim show wear, chain-link fence is rusted and overgrown, concrete pad has cracks, and small exterior stairs are makeshift (cinder-block support). These are mostly cosmetic or small-repair items that should be resolved in a short prep window."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 50.0,
"rationale": "Major safety compliance items not visible in photos: no smoke detectors or CO alarms are shown (required); GFCI protection at kitchen/bath outlets not clearly present. There are several loose/unsecured wires/cables on the exterior/interior that should be fastened and inspected. Front and rear steps/handrails appear marginal (rear steps sit on blocks) and need secure handrail/step repair. No evidence of active roof leaks or collapsed structure in photos, but missing detectors/GFCI and some unsecured wiring create a moderate NSPIRE risk until corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Listing and photos indicate a new roof (2023) and new hot water heater (2022). Copper wiring is reported and an electrical meter is present. Three mini-split A/C units are visible (likely provide heating/cooling). Plumbing fixtures and water heater are present and appear serviceable. Electrical panel condition is not shown so assumed serviceable given copper wiring note. Overall systems appear in good condition with low rehabbing risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Foundation appears intact with a concrete perimeter; siding and trim show paint wear and some minor damage. Chain-link fence is rusted/overgrown and the front gate is secured with chain — gate repair or replacement recommended. Yard maintenance is needed (overgrowth, debris). Rear entry steps are small and supported partly on cinder blocks (repair recommended). No visible standing water, major foundation cracks, or roof collapse in provided photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (NSPIRE requires detectors) — potential automatic fail until corrected.",
"GFCI protection in kitchen/bath not verified — likely required and should be installed.",
"Loose/unsecured wiring/cables visible on exterior and interior walls — electrical hazard that must be secured/inspected.",
"Rear entry steps appear unstable (supported on cinder block) and lack proper permanent handrail — safety hazard.",
"Front chain-link fence/gate is rusted, overgrown, and unsecured (trip/entrance/security issue)."
],
"confidence": 0.76,
"assumptions": [
"Smoke detectors and CO alarms are not installed or not visible in photos; assume they will need installation unless verified.",
"GFCI protection for kitchen and bathroom outlets is not visibly confirmed; assume at minimum retrofit may be required.",
"Mini-split A/C units are functional but have not been tested; assume operational based on listing text (three efficient units).",
"Electrical panel condition is unknown but copper wiring and meter suggest service is acceptable; no evidence of serious electrical defects in photos.",
"Water heater (installed 2022) and roof (2023) are assumed to be functional based on listing information and visual condition.",
"Rear steps supported on cinder block are assumed to be insecure and will need proper repair/replacement.",
"No active roof leaks, major mold, severe foundation movement, or collapsed ceilings were visible in photos — assume none present but require in-person verification."
],
"overall_score": 68.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall the property appears largely turn-key with recent major system updates (new roof, newer water heater, copper wiring and mini-split HVACs) and attractive interior renovations. The primary inspection risks are missing/undocumented smoke and CO detectors, exterior peeling paint on a pre-1978 home (lead-paint compliance), disconnected dryer vent and some minor site/rail/step deficiencies. These are mostly corrective items (install detectors, connect vent, repair/secure steps and handrails, repaint/clean exterior, yard cleanup) that should be resolved within days to a few weeks. Likely passable for a Housing Choice Voucher inspection after addressing the listed safety/code items; estimate rent-ready in ~1–4 weeks depending on remediation speed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior appears recently updated: kitchen and bathroom look renovated, floors and fixtures in good cosmetic condition, refrigerator and stove present. Exterior shows peeling paint, weathering of siding, rust/overgrowth on chain-link fence, driveway surface staining/cracking, and some makeshift step supports (cinder blocks). Missing minor finish work and exterior paint/cleanup only — no obvious extensive interior deferred maintenance. Missing appliances would have lowered score more, but appliances are present."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "Photos do not show any smoke detectors or CO alarms (mandatory for HCV/NSPIRE) — this is commonly an automatic fail if not present/operational. Exterior peeling paint on a 1946 house creates a lead-paint risk that triggers extra requirements. Porch/step railings exist but some steps are minimal and back steps rest on blocks (potential trip/guardrail deficiency). No visible exposed live wiring or active roof leaks; electrical meter and service appear intact. Bedroom egress windows appear present but sizes not verified from photos. Plumbing fixtures and hot water heater are present. Overall several likely quick-correct safety items (smoke detectors, possibly GFCI, secure handrails) but they must be addressed prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Listing and photos indicate recent major system updates: roof replaced (2023 per listing), water heater replaced 2022 (photo shows tank), copper wiring reported, and three mini-split A/C units visible (heating/cooling present). Exterior electrical meter and conduit look intact. Laundry hookups and dryer vent port visible (dryer vent duct appears disconnected in photo). No visible signs of active plumbing leaks or roof distress. Unknowns: interior electrical panel condition and functionality of all mini-splits, but overall systems present and appear serviceable."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "House sits on a raised concrete perimeter foundation which appears intact in photos. Siding is weathered with peeling paint in places. Large tree canopy close to roof (leaf/debris risk). Chain link fence is rusty and overgrown; yard is unkempt with leaves and some debris. Concrete parking pad shows cracking/staining but usable. Minor site repairs, cleanup, and paint are recommended; no obvious severe foundation movement or standing water observed in photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental/Occupancy Activity (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors/CO alarms in photos — likely inspection fail unless installed and operational.",
"Pre-1978 house with visible peeling exterior paint — potential lead-based paint hazard and HUD disclosure/mitigation requirements.",
"Dryer vent appears disconnected/unattached in laundry area — ventilation issue and potential fire/moisture hazard.",
"Porch/steps and small back steps rely on cinder blocks or minimal supports; handrail/guard compliance should be verified and likely needs improvement.",
"Large tree canopy over house increases roof-debris and future roof/leaf-clog risk (monitor despite recent roof replacement)."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof was replaced in 2023 and hot water heater in 2022 is accurate and reflects current condition (photos are consistent).",
"Copper wiring claim on listing is accurate; main electrical panel condition not visible but assumed serviceable because meter and exterior service appear intact.",
"Mini-split A/C units are functional; photos show three indoor/outdoor units and associated wiring/lines present.",
"No smoke/CO detectors are visible in photos; assume detectors are missing or not shown and therefore should be verified/installed prior to inspection.",
"Bedroom egress windows exist (photos show bedroom windows) and are assumed to meet minimum egress size unless verified otherwise by field measurement.",
"No active roof leaks or significant interior water intrusion are present based on lack of visible stains or sagging ceilings in photos.",
"Dryer vent connection is not attached in the photo and should be considered non-functional until reconnected/inspected.",
"Exterior peeling paint on this 1946 home introduces presumed lead-based paint risk and will require lead disclosure and risk mitigation per HUD if disturbed."
],
"overall_score": 68.0,
"rubric_version": "2026-03-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2813 N F St, Pensacola, FL, 32501",
"aggregate": {
"summary": "Overall the home appears largely turnkey for Section 8/HCV occupancy with recent major items (roof 2023, water heater 2022), updated kitchen and bath, and functioning mini-split HVAC units visible. Primary inspection risks are missing/unclear life-safety devices (smoke detectors and CO detectors not visible) and lack of visible GFCI protection in the bathroom/kitchen outlets. Exterior fence/driveway and a few minor carpentry items (porch/steps/railings, paint, lattice) will require attention. With targeted fixes—installing/interconnecting smoke detectors, adding GFCI protection where required, securing/repairing minor exterior handrails and step repairs, and addressing outlet covers—the property is likely to pass an initial HCV inspection within 1–4 weeks. If smoke/CO/GFCI are already installed but just not visible, the inspection pass likelihood is high immediately.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.3,
"rationale": "Interior photos show a recently updated kitchen and bathroom, intact flooring and counters, working range and refrigerator present. Exterior shows cosmetic wear (peeling paint, overgrown fence, some lattice missing) and cracked/soiled driveway. Porch and small exterior steps need minor carpentry/paint and one rear step set lacks a full handrail. Missing washer/dryer appliances (laundry hookups present) — minor issue. Overall, mostly cosmetic and easy-to-fix items; no major deferred maintenance visible."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 65.0,
"rationale": "Exterior envelope (siding, rooflines) appears intact; foundation/block piers look stable with skirt in place. The property has vacant lots on both sides which reduces risk. Chain link fence is overgrown and gated with a chain - needs tidy/repair. Driveway is cracked and stained. Minor exterior trim paint wear and some lattice pieces missing. Small rear steps lack a handrail. No visible evidence of major foundation movement, termite damage, or standing water on the lot."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the photos (required by NSPIRE in sleeping areas and common area). Bathroom outlet(s) do not show GFCI protection (visible outlet near bathroom mirror appears standard), which is commonly flagged. Bedroom windows appear to provide egress. Entry doors look serviceable; a deadbolt is not clearly visible in photos (assumed present per owner but not confirmed). No obvious active roof leaks, standing water, severe mold, collapsed ceilings, or major trip hazards observed. Exposed mini‑split interconnect wiring runs along siding but appears secured. Because of missing/unclear life-safety devices (smoke/CO/GFCI) this is a moderate risk for inspection failure unless addressed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 81.7,
"rationale": "Listing and photos indicate a new roof (2023) and a hot water heater replaced in 2022; both are positive. Three mini‑split A/C heads and corresponding outdoor condensing units are visible (suggests zoned cooling/heating present). Copper wiring is stated in listing and visible meter/panel appear intact. Laundry hookups and water heater location are present. No obvious signs of plumbing leaks or electrical panel damage in photos. Functionality of mini‑splits and water heater is assumed but not tested — overall system condition looks good but unverified operationally."
}
],
"red_flags": [
"No visible smoke detectors in sleeping areas or common areas (life-safety device missing).",
"Bathroom and/or kitchen outlets do not show GFCI protection (potential NSPIRE failure).",
"Exposed mini‑split wiring runs along exterior siding (requires secure mounting/conduit per local code; inspector may note).",
"Rear exterior steps lack a full handrail and require a secure guard/handrail for safe egress.",
"Chain/locked gate and overgrown fence create access/trip hazards and need repair/clearing."
],
"confidence": 0.91,
"assumptions": [
"Listing claims are accurate: roof replaced in 2023, hot water heater replaced in 2022, and wiring is copper.",
"Mini‑split heating/cooling units are functional (photo shows outdoor and indoor units) although not operationally tested.",
"No smoke detectors or CO alarms are present in locations required by NSPIRE (none visible in photos). If detectors exist out of frame, safety score would be higher.",
"Entry door has at least a standard lock; presence of a deadbolt is not confirmed from images.",
"No hidden major plumbing or electrical defects exist beyond what is visible; photos show no active leaks or obvious electrical panel damage.",
"Laundry hookups are present but washer/dryer appliances are not included; absence of appliances reduces condition score moderately but is not a critical failure."
],
"score_method": "mean_of_criteria",
"overall_score": 69.4,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5914300646"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.