Property ID: 5957978073
956 43rd St, West Palm Beach, FL, 33407
West Palm Beach, FL
Money Down: $44,400
CoC Return: 22.97%
Monthly Cash Flow: $850
Est. Market Rent: $3,500
Est. Final ARV: $294,167
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$37,000
Closing Costs
$7,400
Total Down
$44,400
Investment Snapshot
Purchase Price
$185,000
Money Down
$44,400
Cash-on-Cash Return
22.97%
Rent
$2,289
Monthly Cash Flow
$850
Annual Cash Flow
$10,201
Debt Service / Mo
$985
Property Tax / Mo
$163
Insurance / Mo
$62
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,289
Payment Standard
$2,600
Rent
$2,289
Insurance
$62
Property Tax
$163
Management
$229
Utilities Allowance
$311
NOI (Monthly)
$1,835
Debt Service
$985
Cash Flow After Debt
$850
Quality Score: 22.30%
Confidence: 87.00%
Major rehab required. The property is advertised as a full gut or tear-down and photos show all windows and entry boarded, aged roof, deferred exterior maintenance and likely non-functional or removed interior systems. This creates high NSPIRE inspection risk (egress blocked, missing detectors, likely non-working HVAC/plumbing/electrical). As-is the unit would likely fail an initial HCV inspection; extensive repairs or full renovation will be needed before passing.
Section 8 Payment Standard
$2,600
Utility Allowance Total
$311
Guaranteed Section 8 Rent (PS - Utilities)
$2,289
Property Management
$229
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$185,000
Beds
3
Baths
1
Living Area
800 sqft
Lot Size
6,098 sqft
Year Built
1950
Days on Market
97
Capital Outlay
$44,400
Debt Service
$985
Property Tax / Mo
$163
Insurance / Mo
$62
Property Description
Investor/Builder Opportunity in West Palm Beach! Clean title (free & clear) and ready for your next project. This property is a full gut renovation or potential tear-down, depending on your vision. Renovate and bring it back to life, or start fresh and build your dream home. Great chance to create value in a growing area.
Utility Allowances
Air Conditioning
$51
Selected 'City of West Palm Beach' rate for a 3-bedroom unit, as the property is within city limits.
Cooking
$9
Assumed electric cooking based on lack of gas utility information in the listing. Selected the 'City of West Palm Beach' rate for a 3-bedroom unit.
Electric Service Charge
$11
Selected the fixed monthly service charge for electricity within West Palm Beach.
Heating
$8
Assumed electric heating as gas was not mentioned. Selected 'City of West Palm Beach' rate for a 3-bedroom unit.
Natural Gas Service Charge
$0
No natural gas service was indicated in the property details, so no allowance is provided.
Other Electric
$47
Selected 'City of West Palm Beach' rate for a 3-bedroom unit to cover general lighting and other tenant-plugged-in appliances.
Range/Microwave
$11
Included as a tenant-paid utility because the property is a 'full gut renovation', implying no landlord-provided appliances.
Refrigerator
$12
Included as a tenant-paid utility because the property is a 'full gut renovation', implying no landlord-provided refrigerator.
Sewer
$65
Property details state 'Public Sewer'. Selected the 'Sewer (City of West Palm Beach)' rate for a 3-bedroom unit.
Trash Collection
$22
Selected 'City of West Palm Beach' rate for trash collection for a 3-bedroom single-family home.
Water
$55
Property details state 'Public Water'. Selected the 'Water (City of West Palm Beach)' rate for a 3-bedroom unit.
Water Heating
$20
Assumed electric water heating due to lack of gas utility information. Selected the 'City of West Palm Beach' rate for a 3-bedroom unit.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$748
DP3 Annual Estimate$748
DP1 Monthly Equivalent$62
DP3 Monthly Equivalent$62
Replacement Value$62,423
Basis800 sqft / 1950
Nearby Houses
Photo unavailable
953 43rd St
sold · 0.04 mi
Price: $275,000
3 bd / 1 ba · 850 sqft
Latest sale: $275,000 on Sep 29, 2023
Latest rent: $1,200 on Jun 18, 2018
Photo unavailable
945 42nd St E
sold · 0.04 mi
Price: $162,000
3 bd / 2 ba · 1,172 sqft
Latest sale: $162,000
Latest rent: —
Photo unavailable
952 42nd St
sold · 0.06 mi
Price: $424,999
4 bd / 3 ba · 1,241 sqft
Latest sale: $424,999 on Dec 12, 2023
Latest rent: $3,000 on Jun 13, 2024
Photo unavailable
930 43rd St
for_sale · 0.07 mi
Price: $338,000
2 bd / 2 ba · 947 sqft
Latest sale: $49,900 on Mar 22, 1999
Latest rent: —
Photo unavailable
4213 W Terrace Dr
sold · 0.07 mi
Price: $540,000
3 bd / 3 ba · 2,010 sqft
Latest sale: $540,000 on Dec 20, 2024
Latest rent: $3,600 on Oct 17, 2024
Photo unavailable
4210 W Terrace Dr
sold · 0.09 mi
Price: $253,900
1 bd / — ba · 1,154 sqft
Latest sale: $253,900
Latest rent: —
Photo unavailable
931 44th St
sold · 0.10 mi
Price: $253,000
3 bd / 1 ba · 962 sqft
Latest sale: $253,000 on Jul 30, 2021
Latest rent: $1,450 on Nov 10, 2018
Photo unavailable
946 45th St
sold · 0.10 mi
Price: $218,000
3 bd / 2 ba · 1,160 sqft
Latest sale: $218,000 on Jul 30, 2020
Latest rent: $1,350 on Aug 22, 2015
Photo unavailable
936 45th St
for_sale · 0.11 mi
Price: $375,000
3 bd / 2 ba · 1,242 sqft
Latest sale: $195,000 on Nov 21, 2025
Latest rent: —
Photo unavailable
930 45th St
sold · 0.11 mi
Price: $230,000
4 bd / 2 ba · 1,202 sqft
Latest sale: $230,000 on Nov 04, 2019
Latest rent: —
Properties Used for Comps
Photo unavailable
4400 Greenwood Ave, West Palm Beach, FL, 33407
sold
Used for Rent Comp
Price: $353,000
Rent: $3,500
3 bd / 2 ba · 960 sqft
Sale Date: Dec 23, 2025
Distance: 0.28 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- All primary windows and porch opening are boarded — likely blocking required bedroom egress.
- Property advertised as 'full gut renovation or potential tear-down' — indicates non-rentable condition.
- No visible HVAC condenser or signs of active systems — possible lack of heating/air conditioning.
- Aged roof with worn shingles — potential for leaks and interior water damage.
- No visible smoke/CO detectors or evidence of life-safety devices in photos.
Assumptions
- Interior is in poor condition or gutted as described in the listing; finishes, appliances and many systems likely need replacement.
- Windows boarded in photos are representative of all sleeping rooms and could block required emergency egress.
- No functional HVAC system is present or operational (no condenser visible and property marketed for full gut).
- No smoke or carbon monoxide detectors are installed or operational unless added during renovation (none visible in exterior photos).
- Roof is aged and will require replacement or significant repair despite no visible collapse.
- Electrical, plumbing, and water heating systems are likely at least partially non-functional or outdated given the full-gut description.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,900 | $78,029 | $78,029 |
| 2023 | $2,679 | $159,301 | $110,326 |
| 2022 | $2,405 | $121,820 | $91,178 |
| 2021 | $2,080 | $82,889 | $82,889 |
| 2020 | $2,027 | $79,868 | $79,868 |
| 2019 | $1,962 | $76,609 | $75,824 |
| 2018 | $1,716 | $68,931 | $68,931 |
| 2017 | $1,375 | $56,112 | $52,636 |
| 2016 | $1,280 | $49,616 | $47,851 |
| 2015 | $1,197 | $43,501 | $43,501 |
| 2014 | $1,315 | $47,327 | $47,327 |
| 2013 | $889 | $29,601 | $29,601 |
| 2012 | $934 | $31,121 | $31,121 |
| 2011 | $1,022 | $34,621 | $34,621 |
| 2010 | $1,368 | $48,623 | $48,623 |
| 2008 | $2,872 | $82,193 | $82,193 |
| 2007 | $2,962 | $135,373 | $135,373 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-11 | Listed | $185,000 |
| 2026-03-11 | Listing removed | $0 |
| 2026-02-23 | Price Changed | $185,000 |
| 2026-01-30 | Price Changed | $190,000 |
| 2026-01-27 | Price Changed | $199,000 |
| 2026-01-23 | Price Changed | $210,000 |
| 2026-01-20 | Price Changed | $220,000 |
| 2026-01-18 | Price Changed | $230,000 |
| 2026-01-14 | Price Changed | $240,000 |
| 2025-12-21 | Listed | $245,500 |
| 2024-05-09 | Sold | $99,900 |
| 2024-04-29 | Price Changed | $99,900 |
| 2024-03-14 | Price Changed | $179,900 |
| 2024-01-13 | Listed | $189,900 |
| 2014-05-20 | Listing removed | $41,000 |
| 2014-03-27 | Price Changed | $41,000 |
| 2014-03-11 | Price Changed | $39,900 |
| 2014-02-25 | Listed | $43,000 |
| 2014-01-30 | Listing removed | $29,930 |
| 2013-12-08 | Price Changed | $29,930 |
| 2013-12-02 | Price Changed | $36,500 |
| 2013-11-23 | Price Changed | $39,500 |
| 2013-09-19 | Price Changed | $44,500 |
| 2013-08-05 | Listed | $49,500 |
| 1994-06-24 | Sold | $44,900 |
Photo Gallery
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"Source Listing Status: Active",
"County: Palm Beach",
"Directions: 45th St east of I95. South on Windsor Ave. East on 43rd. Home on south side of the road.",
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"Area: 5420",
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"building": 54868
}
},
{
"tax": 1962,
"year": 2019,
"market": {
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"total": 76609,
"building": 51609
},
"assessment": {
"land": null,
"total": 75824,
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}
},
{
"tax": 1716,
"year": 2018,
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"total": 68931,
"building": 50388
},
"assessment": {
"land": 18543,
"total": 68931,
"building": 50388
}
},
{
"tax": 1375,
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"total": 56112,
"building": 42377
},
"assessment": {
"land": null,
"total": 52636,
"building": null
}
},
{
"tax": 1280,
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"market": {
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"total": 49616,
"building": 39050
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"assessment": {
"land": null,
"total": 47851,
"building": null
}
},
{
"tax": 1197,
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"market": {
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"total": 43501,
"building": 32935
},
"assessment": {
"land": 10566,
"total": 43501,
"building": 32935
}
},
{
"tax": 1315,
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"market": {
"land": 9188,
"total": 47327,
"building": 38139
},
"assessment": {
"land": null,
"total": 47327,
"building": null
}
},
{
"tax": 889,
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"market": {
"land": 7350,
"total": 29601,
"building": 22251
},
"assessment": {
"land": null,
"total": 29601,
"building": null
}
},
{
"tax": 934,
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"market": {
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"total": 31121,
"building": 20621
},
"assessment": {
"land": null,
"total": 31121,
"building": null
}
},
{
"tax": 1022,
"year": 2011,
"market": {
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"total": 34621,
"building": 20621
},
"assessment": {
"land": null,
"total": 34621,
"building": null
}
},
{
"tax": 1368,
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"market": {
"land": 20000,
"total": 48623,
"building": 28623
},
"assessment": {
"land": null,
"total": 48623,
"building": null
}
},
{
"tax": 2872,
"year": 2008,
"market": {
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"total": 82193,
"building": 35281
},
"assessment": {
"land": null,
"total": 82193,
"building": null
}
},
{
"tax": 2962,
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"market": {
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"total": 135373,
"building": 54211
},
"assessment": {
"land": null,
"total": 135373,
"building": null
}
}
],
"property_history": [
{
"date": "2026-03-11",
"price": 185000,
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"list_price": 185000,
"listing_id": "2992378832",
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{
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"listing": {
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"listing_id": "2989630575",
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"last_status_change_date": "2026-03-11T20:15:06Z"
},
"event_name": "Price Changed",
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},
{
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"listing": {
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"listing_id": "2989630575",
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"last_status_change_date": "2026-03-11T20:15:06Z"
},
"event_name": "Price Changed",
"price_sqft": 237.5,
"source_name": "BeachesMLS",
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"days_after_listed": null,
"source_listing_id": "RX-11149096",
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},
{
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"listing": {
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"listing_id": "2989630575",
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"last_status_change_date": "2026-03-11T20:15:06Z"
},
"event_name": "Price Changed",
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"days_after_listed": null,
"source_listing_id": "RX-11149096",
"price_change_percentage": null
},
{
"date": "2026-01-23",
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"listing": {
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"list_date": "2025-12-21T13:58:05Z",
"list_price": 185000,
"listing_id": "2989630575",
"last_update_date": "2026-02-24T15:21:03Z",
"last_status_change_date": "2026-03-11T20:15:06Z"
},
"event_name": "Price Changed",
"price_sqft": 262.5,
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"days_after_listed": null,
"source_listing_id": "RX-11149096",
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},
{
"date": "2026-01-20",
"price": 220000,
"listing": {
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"list_date": "2025-12-21T13:58:05Z",
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"listing_id": "2989630575",
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},
"event_name": "Price Changed",
"price_sqft": 275,
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"days_after_listed": null,
"source_listing_id": "RX-11149096",
"price_change_percentage": null
},
{
"date": "2026-01-18",
"price": 230000,
"listing": {
"status": "off_market",
"list_date": "2025-12-21T13:58:05Z",
"list_price": 185000,
"listing_id": "2989630575",
"last_update_date": "2026-02-24T15:21:03Z",
"last_status_change_date": "2026-03-11T20:15:06Z"
},
"event_name": "Price Changed",
"price_sqft": 287.5,
"source_name": "BeachesMLS",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "RX-11149096",
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},
{
"date": "2026-01-14",
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"listing": {
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"list_date": "2025-12-21T13:58:05Z",
"list_price": 185000,
"listing_id": "2989630575",
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},
"event_name": "Price Changed",
"price_sqft": 300,
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"price_change": -5500,
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},
{
"date": "2025-12-21",
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"listing": {
"status": "off_market",
"list_date": "2025-12-21T13:58:05Z",
"list_price": 185000,
"listing_id": "2989630575",
"last_update_date": "2026-02-24T15:21:03Z",
"last_status_change_date": "2026-03-11T20:15:06Z"
},
"event_name": "Listed",
"price_sqft": 306.875,
"source_name": "BeachesMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-11149096",
"price_change_percentage": "+145.75%"
},
{
"date": "2024-05-09",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2024-01-13T20:25:39Z",
"list_price": 99900,
"listing_id": "2963182750",
"last_update_date": "2024-05-09T11:49:36Z",
"last_status_change_date": "2024-05-09T16:41:26Z"
},
"event_name": "Sold",
"price_sqft": 124.875,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": "117 days",
"source_listing_id": "F10417951",
"price_change_percentage": "-47.39%"
},
{
"date": "2024-04-29",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2024-01-13T20:25:39Z",
"list_price": 99900,
"listing_id": "2963182750",
"last_update_date": "2024-05-09T11:49:36Z",
"last_status_change_date": "2024-05-09T16:41:26Z"
},
"event_name": "Price Changed",
"price_sqft": 124.875,
"source_name": "BeachesMLSMatrix",
"price_change": -80000,
"days_after_listed": null,
"source_listing_id": "F10417951",
"price_change_percentage": null
},
{
"date": "2024-03-14",
"price": 179900,
"listing": {
"status": "sold",
"list_date": "2024-01-13T20:25:39Z",
"list_price": 99900,
"listing_id": "2963182750",
"last_update_date": "2024-05-09T11:49:36Z",
"last_status_change_date": "2024-05-09T16:41:26Z"
},
"event_name": "Price Changed",
"price_sqft": 224.875,
"source_name": "BeachesMLSMatrix",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "F10417951",
"price_change_percentage": null
},
{
"date": "2024-01-13",
"price": 189900,
"listing": {
"status": "sold",
"list_date": "2024-01-13T20:25:39Z",
"list_price": 99900,
"listing_id": "2963182750",
"last_update_date": "2024-05-09T11:49:36Z",
"last_status_change_date": "2024-05-09T16:41:26Z"
},
"event_name": "Listed",
"price_sqft": 237.375,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F10417951",
"price_change_percentage": null
},
{
"date": "2014-05-20",
"price": 41000,
"listing": {
"status": "off_market",
"list_date": "2014-02-25T07:00:00Z",
"list_price": 41000,
"listing_id": "582268422",
"last_update_date": "2014-05-21T04:29:14Z",
"last_status_change_date": "2014-05-21T04:29:14Z"
},
"event_name": "Listing removed",
"price_sqft": 51.25,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": "84 days",
"source_listing_id": "RX-10019424",
"price_change_percentage": null
},
{
"date": "2014-03-27",
"price": 41000,
"listing": {
"status": "off_market",
"list_date": "2014-02-25T07:00:00Z",
"list_price": 41000,
"listing_id": "582268422",
"last_update_date": "2014-05-21T04:29:14Z",
"last_status_change_date": "2014-05-21T04:29:14Z"
},
"event_name": "Price Changed",
"price_sqft": 51.25,
"source_name": "JTHSMLS",
"price_change": 1100,
"days_after_listed": null,
"source_listing_id": "RX-10019424",
"price_change_percentage": null
},
{
"date": "2014-03-11",
"price": 39900,
"listing": {
"status": "off_market",
"list_date": "2014-02-25T07:00:00Z",
"list_price": 41000,
"listing_id": "582268422",
"last_update_date": "2014-05-21T04:29:14Z",
"last_status_change_date": "2014-05-21T04:29:14Z"
},
"event_name": "Price Changed",
"price_sqft": 49.875,
"source_name": "JTHSMLS",
"price_change": -3100,
"days_after_listed": null,
"source_listing_id": "RX-10019424",
"price_change_percentage": null
},
{
"date": "2014-02-25",
"price": 43000,
"listing": {
"status": "off_market",
"list_date": "2014-02-25T07:00:00Z",
"list_price": 41000,
"listing_id": "582268422",
"last_update_date": "2014-05-21T04:29:14Z",
"last_status_change_date": "2014-05-21T04:29:14Z"
},
"event_name": "Listed",
"price_sqft": 53.75,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-10019424",
"price_change_percentage": null
},
{
"date": "2014-01-30",
"price": 29930,
"listing": {
"status": "off_market",
"list_date": "2013-08-05T07:00:00Z",
"list_price": 29930,
"listing_id": "573497802",
"last_update_date": "2014-05-14T11:45:02Z",
"last_status_change_date": "2014-01-30T07:03:05Z"
},
"event_name": "Listing removed",
"price_sqft": 37.4125,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": "178 days",
"source_listing_id": "RX-9967224",
"price_change_percentage": null
},
{
"date": "2013-12-08",
"price": 29930,
"listing": {
"status": "off_market",
"list_date": "2013-08-05T07:00:00Z",
"list_price": 29930,
"listing_id": "573497802",
"last_update_date": "2014-05-14T11:45:02Z",
"last_status_change_date": "2014-01-30T07:03:05Z"
},
"event_name": "Price Changed",
"price_sqft": 37.4125,
"source_name": "JTHSMLS",
"price_change": -6570,
"days_after_listed": null,
"source_listing_id": "RX-9967224",
"price_change_percentage": null
},
{
"date": "2013-12-02",
"price": 36500,
"listing": {
"status": "off_market",
"list_date": "2013-08-05T07:00:00Z",
"list_price": 29930,
"listing_id": "573497802",
"last_update_date": "2014-05-14T11:45:02Z",
"last_status_change_date": "2014-01-30T07:03:05Z"
},
"event_name": "Price Changed",
"price_sqft": 45.625,
"source_name": "JTHSMLS",
"price_change": -3000,
"days_after_listed": null,
"source_listing_id": "RX-9967224",
"price_change_percentage": null
},
{
"date": "2013-11-23",
"price": 39500,
"listing": {
"status": "off_market",
"list_date": "2013-08-05T07:00:00Z",
"list_price": 29930,
"listing_id": "573497802",
"last_update_date": "2014-05-14T11:45:02Z",
"last_status_change_date": "2014-01-30T07:03:05Z"
},
"event_name": "Price Changed",
"price_sqft": 49.375,
"source_name": "JTHSMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "RX-9967224",
"price_change_percentage": null
},
{
"date": "2013-09-19",
"price": 44500,
"listing": {
"status": "off_market",
"list_date": "2013-08-05T07:00:00Z",
"list_price": 29930,
"listing_id": "573497802",
"last_update_date": "2014-05-14T11:45:02Z",
"last_status_change_date": "2014-01-30T07:03:05Z"
},
"event_name": "Price Changed",
"price_sqft": 55.625,
"source_name": "JTHSMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "RX-9967224",
"price_change_percentage": null
},
{
"date": "2013-08-05",
"price": 49500,
"listing": {
"status": "off_market",
"list_date": "2013-08-05T07:00:00Z",
"list_price": 29930,
"listing_id": "573497802",
"last_update_date": "2014-05-14T11:45:02Z",
"last_status_change_date": "2014-01-30T07:03:05Z"
},
"event_name": "Listed",
"price_sqft": 61.875,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-9967224",
"price_change_percentage": "+10.24%"
},
{
"date": "1994-06-24",
"price": 44900,
"listing": null,
"event_name": "Sold",
"price_sqft": 56.125,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1989-10-03",
"price": 40000,
"listing": null,
"event_name": "Sold",
"price_sqft": 50,
"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": "Final",
"permit_type_of_work": "Board & secure vacant building - residential",
"permit_effective_date": "Oct 9, 2025",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Board & secure vacant building - residential",
"permit_effective_date": "Sep 23, 2024",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5957978073",
"generated_at": "2026-03-27T20:46:57.606996Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 22.3
},
"utility_allowance": {
"zip_code": "33407",
"home_photo": "https://ap.rdcpix.com/22bbb434348d9bc7e1b13ced5b839645l-m169568734s-w1280.jpg",
"rent_price": 2289.0,
"loan_amount": 148000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/956-43rd-St_West-Palm-Beach_FL_33407_M59579-78073",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 185000.0,
"loan_term_years": 30,
"annual_cash_flow": 22016.2,
"mortgage_monthly": 984.65,
"payment_standard": 2600.0,
"total_amount_out": 37000.0,
"additional_photos": [
"https://ap.rdcpix.com/22bbb434348d9bc7e1b13ced5b839645l-m2962248296s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 62.33,
"monthly_cash_flow": 1834.68,
"property_tax_rate": 0.0091,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/utility/wp-content_uploads_PBCHA-UT-allowance-2025.raster.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Selected 'City of West Palm Beach' rate for a 3-bedroom unit, as the property is within city limits.",
"utility": "Air Conditioning",
"allowance": 51
},
{
"note": "Assumed electric cooking based on lack of gas utility information in the listing. Selected the 'City of West Palm Beach' rate for a 3-bedroom unit.",
"utility": "Cooking",
"allowance": 9
},
{
"note": "Selected the fixed monthly service charge for electricity within West Palm Beach.",
"utility": "Electric Service Charge",
"allowance": 11
},
{
"note": "Assumed electric heating as gas was not mentioned. Selected 'City of West Palm Beach' rate for a 3-bedroom unit.",
"utility": "Heating",
"allowance": 8
},
{
"note": "No natural gas service was indicated in the property details, so no allowance is provided.",
"utility": "Natural Gas Service Charge",
"allowance": 0
},
{
"note": "Selected 'City of West Palm Beach' rate for a 3-bedroom unit to cover general lighting and other tenant-plugged-in appliances.",
"utility": "Other Electric",
"allowance": 47
},
{
"note": "Included as a tenant-paid utility because the property is a 'full gut renovation', implying no landlord-provided appliances.",
"utility": "Range/Microwave",
"allowance": 11
},
{
"note": "Included as a tenant-paid utility because the property is a 'full gut renovation', implying no landlord-provided refrigerator.",
"utility": "Refrigerator",
"allowance": 12
},
{
"note": "Property details state 'Public Sewer'. Selected the 'Sewer (City of West Palm Beach)' rate for a 3-bedroom unit.",
"utility": "Sewer",
"allowance": 65
},
{
"note": "Selected 'City of West Palm Beach' rate for trash collection for a 3-bedroom single-family home.",
"utility": "Trash Collection",
"allowance": 22
},
{
"note": "Property details state 'Public Water'. Selected the 'Water (City of West Palm Beach)' rate for a 3-bedroom unit.",
"utility": "Water",
"allowance": 55
},
{
"note": "Assumed electric water heating due to lack of gas utility information. Selected the 'City of West Palm Beach' rate for a 3-bedroom unit.",
"utility": "Water Heating",
"allowance": 20
}
],
"cash_on_cash_return": 0.6,
"down_payment_amount": 37000.0,
"property_tax_annual": 1957.0,
"property_tax_monthly": 163.08,
"property_tax_increase": 0.03,
"utility_allowance_total": 311.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/payment/wp-content_uploads_2025-Payment-Standards.raster.pdf",
"file:///Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/payment/wp-content_uploads_2025-Payment-Standards.raster.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 10200.43,
"property_management_monthly": 228.9,
"monthly_cash_flow_after_debt": 850.04,
"cash_on_cash_return_after_debt": 0.28
},
"section8_assessment": {
"runs": [
{
"summary": "Major rehab required. The property is advertised as a full gut or tear-down and photos show all windows and entry boarded, aged roof, deferred exterior maintenance and likely non-functional or removed interior systems. This creates high NSPIRE inspection risk (egress blocked, missing detectors, likely non-working HVAC/plumbing/electrical). As-is the unit would likely fail an initial HCV inspection; extensive repairs or full renovation will be needed before passing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 15.0,
"rationale": "Listing calls for a 'full gut renovation or potential tear-down' and exterior photos show all primary windows and porch opening boarded, patched siding, worn roof shingles, chipped steps, overgrown yard and evidence of deferred maintenance. These are more than cosmetic — interior likely gutted or in poor condition. Missing appliances are not directly visible, but given the advertised full gut, assume interior finish/appliances need replacement. Score low due to extensive repair scope required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 20.0,
"rationale": "Multiple safety/code risks visible or reasonably inferred: all windows boarded (likely blocking required egress), main door boarded with notice attached, no visible smoke/CO detectors or exterior signs of functioning utilities, aged roof with possible failure risk, and potential for mold/water damage in a property described for gut renovation. No obvious active standing water or collapsed structure visible from photos, but the boarding and 'gut' description indicate high likelihood of interior safety failures. Electrical hazards and missing GFCI/working plumbing are probable but cannot be confirmed from photos; risk rated high."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, electrical, plumbing, roof, water heater)",
"score": 15.0,
"rationale": "No exterior HVAC condenser or meter/work indicators visible; satellite dish present but no evidence systems are operational. The listing's 'full gut' statement implies electrical, plumbing, HVAC and finishes likely need replacement. Roof shingles appear aged and may require replacement within a short timeframe. Because mechanical systems likely non-operational or near end-of-life and require significant work, score is low."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 30.0,
"rationale": "Exterior envelope is intact (walls, foundation vents present, concrete driveway in place) but boarded windows and patched siding show neglect. Yard is overgrown in places but accessible. Steps and small porch are present though painted and chipped; no visible collapsing foundation or major exterior structural sagging in photos. Overall the exterior shows deferred maintenance but not catastrophic external collapse, so rated moderately poor but slightly higher than interior/system scores."
}
],
"red_flags": [
"All primary windows and porch opening are boarded — likely blocking required bedroom egress.",
"Property advertised as 'full gut renovation or potential tear-down' — indicates non-rentable condition.",
"No visible HVAC condenser or signs of active systems — possible lack of heating/air conditioning.",
"Aged roof with worn shingles — potential for leaks and interior water damage.",
"No visible smoke/CO detectors or evidence of life-safety devices in photos."
],
"confidence": 0.65,
"assumptions": [
"Interior is in poor condition or gutted as described in the listing; finishes, appliances and many systems likely need replacement.",
"Windows boarded in photos are representative of all sleeping rooms and could block required emergency egress.",
"No functional HVAC system is present or operational (no condenser visible and property marketed for full gut).",
"No smoke or carbon monoxide detectors are installed or operational unless added during renovation (none visible in exterior photos).",
"Roof is aged and will require replacement or significant repair despite no visible collapse.",
"Electrical, plumbing, and water heating systems are likely at least partially non-functional or outdated given the full-gut description."
],
"overall_score": 19.0,
"rubric_version": "nsPIRE-v1.0-2026"
},
{
"summary": "This property is not rent-ready and would very likely fail an initial HCV/NSPIRE inspection in its current condition. The listing states a full gut renovation or tear-down; exterior boarding indicates interior systems and egress are compromised. Major structural/system rehab (electrical, plumbing, HVAC, windows/egress, smoke/CO detection, interior finishes) is likely required before it could pass. Expect extensive work and permitting; time to pass could be many months depending on scope.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 20.0,
"rationale": "Listing explicitly markets this as a full gut renovation or tear-down; windows are boarded, exterior paint and trim show deferred maintenance, entry steps have visible spalling. No interior photos provided but seller guidance implies extensive interior demolition/repair will be required. Missing appliances and interior finishes are assumed. These are major capital repairs, not cosmetic only."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 20.0,
"rationale": "Boarded windows likely block required egress and would fail NSPIRE window egress checks for bedrooms. No visible smoke/CO detectors, unknown plumbing/hot water, and utilities likely off for a property described as gutted. Entry door appears to have a lock but condition of hardware and electrical (exposed wiring, panel condition) is unknown. The combination of boarded openings and likely disconnected/removed interior systems represents a high inspection failure risk."
},
{
"key": "systems_mechanical",
"label": "Mechanical Systems",
"score": 25.0,
"rationale": "No exterior AC condenser or heat source is visible in photos; roof appears aged but not visibly collapsed. Water/heating/plumbing/electrical systems are unknown and likely non-operational given the 'gut' description. The absence of visible functioning HVAC and the probable need to replace major systems reduces this score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 40.0,
"rationale": "Lot, driveway, and basic site are serviceable: concrete driveway in place, yard relatively level. Siding and foundation vents are present but siding shows wear and boards over windows. No obvious severe foundation settlement or collapsed elements visible from the provided exterior photos. Landscaping is overgrown and some exterior concrete/steps show spalling that should be repaired."
}
],
"red_flags": [
"Boarded/covered windows preventing required bedroom egress and ventilation",
"Property described as full gut renovation or tear-down (interior likely uninhabitable)",
"No visible exterior HVAC unit (no apparent heating/cooling)",
"No visible smoke/CO detectors or evidence of active life-safety systems",
"Utilities likely disconnected — electrical/plumbing system condition unknown"
],
"confidence": 0.6,
"assumptions": [
"Interior is gutted or in seriously degraded condition consistent with listing language 'full gut renovation or potential tear-down'.",
"Utilities (electricity, water, gas) are likely disconnected or non-functional at time of evaluation.",
"No functioning smoke detectors or CO alarms are installed (none visible, and vacant gutted properties commonly lack them).",
"No operable HVAC condenser or heating system present (none visible outside).",
"Windows are boarded and not operable, which will block required emergency egress for bedrooms.",
"Roof shows aging but no obvious collapse; however interior roof leaks cannot be ruled out without access.",
"Electrical panel condition, plumbing fixtures, hot water availability, and interior stairs/handrails are unknown and assumed to need inspection/repair."
],
"overall_score": 25.0,
"rubric_version": "nsPIRE-2024-v1"
},
{
"summary": "This property is not rent-ready for Section 8/HCV without substantial rehabilitation. The listing and photos indicate a boarded, vacant building described as a 'full gut renovation or tear-down.' Major interior system and safety items (smoke/CO detectors, HVAC, plumbing, electrical, egress windows) are unverified and likely non-functional or absent. Exterior site is in fair condition (driveway, grade, and foundation vents present), but the property will require significant work—likely months and substantial capital—to meet NSPIRE/Section 8 inspection standards.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 12.0,
"rationale": "Listing explicitly calls for a full gut renovation or tear-down and exterior photos show a boarded, vacant house with peeling/patchy siding, painted-over boards, and a front door with notices. Windows are boarded (no visible intact windows), interior visible condition not provided but ‘‘gut renovation’’ language indicates major deferred maintenance. Missing interior finishes, fixtures and likely appliances are expected. These are major repair needs that go beyond cosmetic work and require significant time and capital."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 25.0,
"rationale": "Multiple NSPIRE safety items cannot be confirmed and several are likely non-compliant in current condition: windows are boarded (potential egress blockage until removed/replaced), no visible smoke/CO detectors, entry shows an unsecured posted door and possible utility disconnect. No exposed major structural failure visible from exterior photos, but vacancy and 'full gut' note imply interior systems and detectors are likely absent or non-working. Until interior inspection and utilities are verified this presents a moderate-to-high inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 20.0,
"rationale": "No external HVAC condenser is visible in photos; listing implies full gut which commonly includes mechanical replacement. Roof visually appears aged but flat-profile with no obvious sag in photos; however age (built 1950) and vacancy increase chance of non-functional plumbing, water heater, HVAC and electrical components. Electrical panel/fixtures, hot water, functioning plumbing and drainage are unverified and likely require full replacement or repair."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 50.0,
"rationale": "Yard and driveway are intact and level; concrete driveway and walkway appear serviceable. Siding and foundation are present with vent openings visible; there is some cosmetic wear, overgrown grass and boarded windows. No visible major foundation cracking, collapsed roof sections, or standing water at time of photos. Exterior condition is middling — needs repair but not full replacement in all areas."
}
],
"red_flags": [
"Blocked egress (windows boarded) - potential failure until windows are replaced.",
"No visible heating/cooling system (no external HVAC condenser visible) - likely missing or non-operational.",
"Vacant/full-gut condition implying removed or non-functional life-safety systems (smoke/CO detectors, functioning plumbing/electrical)."
],
"confidence": 0.55,
"assumptions": [
"Property is currently vacant and windows are boarded for security; interior finishes, fixtures and appliances are likely removed or in poor condition (per listing 'full gut renovation').",
"Utilities (electric, water, HVAC) may be disconnected or non-functional due to vacancy and are not visible in photos.",
"No smoke detectors, carbon monoxide detectors, or functional lighting are assumed inside unless confirmed otherwise.",
"Roof shows no obvious sagging in photos but is aged; assumed service life remaining is limited and may require replacement during renovation.",
"No rental history in last 5 years; property has not been recently occupied based on boarding and listing text."
],
"overall_score": 24.0,
"rubric_version": "2026-03-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "956 43rd St, West Palm Beach, FL, 33407",
"aggregate": {
"summary": "Major rehab required. The property is advertised as a full gut or tear-down and photos show all windows and entry boarded, aged roof, deferred exterior maintenance and likely non-functional or removed interior systems. This creates high NSPIRE inspection risk (egress blocked, missing detectors, likely non-working HVAC/plumbing/electrical). As-is the unit would likely fail an initial HCV inspection; extensive repairs or full renovation will be needed before passing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 15.7,
"rationale": "Listing calls for a 'full gut renovation or potential tear-down' and exterior photos show all primary windows and porch opening boarded, patched siding, worn roof shingles, chipped steps, overgrown yard and evidence of deferred maintenance. These are more than cosmetic — interior likely gutted or in poor condition. Missing appliances are not directly visible, but given the advertised full gut, assume interior finish/appliances need replacement. Score low due to extensive repair scope required."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 40.0,
"rationale": "Exterior envelope is intact (walls, foundation vents present, concrete driveway in place) but boarded windows and patched siding show neglect. Yard is overgrown in places but accessible. Steps and small porch are present though painted and chipped; no visible collapsing foundation or major exterior structural sagging in photos. Overall the exterior shows deferred maintenance but not catastrophic external collapse, so rated moderately poor but slightly higher than interior/system scores."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 21.7,
"rationale": "Multiple safety/code risks visible or reasonably inferred: all windows boarded (likely blocking required egress), main door boarded with notice attached, no visible smoke/CO detectors or exterior signs of functioning utilities, aged roof with possible failure risk, and potential for mold/water damage in a property described for gut renovation. No obvious active standing water or collapsed structure visible from photos, but the boarding and 'gut' description indicate high likelihood of interior safety failures. Electrical hazards and missing GFCI/working plumbing are probable but cannot be confirmed from photos; risk rated high."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, electrical, plumbing, roof, water heater)",
"score": 20.0,
"rationale": "No exterior HVAC condenser or meter/work indicators visible; satellite dish present but no evidence systems are operational. The listing's 'full gut' statement implies electrical, plumbing, HVAC and finishes likely need replacement. Roof shingles appear aged and may require replacement within a short timeframe. Because mechanical systems likely non-operational or near end-of-life and require significant work, score is low."
}
],
"red_flags": [
"All primary windows and porch opening are boarded — likely blocking required bedroom egress.",
"Property advertised as 'full gut renovation or potential tear-down' — indicates non-rentable condition.",
"No visible HVAC condenser or signs of active systems — possible lack of heating/air conditioning.",
"Aged roof with worn shingles — potential for leaks and interior water damage.",
"No visible smoke/CO detectors or evidence of life-safety devices in photos."
],
"confidence": 0.87,
"assumptions": [
"Interior is in poor condition or gutted as described in the listing; finishes, appliances and many systems likely need replacement.",
"Windows boarded in photos are representative of all sleeping rooms and could block required emergency egress.",
"No functional HVAC system is present or operational (no condenser visible and property marketed for full gut).",
"No smoke or carbon monoxide detectors are installed or operational unless added during renovation (none visible in exterior photos).",
"Roof is aged and will require replacement or significant repair despite no visible collapse.",
"Electrical, plumbing, and water heating systems are likely at least partially non-functional or outdated given the full-gut description."
],
"score_method": "mean_of_criteria",
"overall_score": 22.3,
"rubric_version": "nsPIRE-v1.0-2026",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5957978073"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.