Property ID: 5972000737
905 Myrtle Ave, Venice, FL, 34285
Venice, FL
Money Down: $59,976
CoC Return: -3.29%
Monthly Cash Flow: $-164
Est. Final ARV: $269,626
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,980
Closing Costs
$9,996
Total Down
$59,976
Investment Snapshot
Purchase Price
$249,900
Money Down
$59,976
Cash-on-Cash Return
-3.29%
Rent
$1,596
Monthly Cash Flow
$-164
Annual Cash Flow
$-1,973
Debt Service / Mo
$1,330
Property Tax / Mo
$198
Insurance / Mo
$73
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,596
Payment Standard
$1,907
Rent
$1,596
Insurance
$73
Property Tax
$198
Management
$160
Utilities Allowance
$311
NOI (Monthly)
$1,166
Debt Service
$1,330
Cash Flow After Debt
$-164
Quality Score: 84.60%
Confidence: 91.00%
This property is largely turnkey and would likely pass an initial Housing Choice Voucher/NSPIRE inspection with only minor, easy-to-address items (documentation of detectors, verification of GFCI outlets and utility operations). Recent full renovation (roof, HVAC, windows, kitchen, baths, plumbing) and included appliances strongly favor a pass. Inspector verification of smoke/CO alarms, electrical panel labeling/GFCI, and bedroom egress will be the primary checkpoints to confirm; assuming those are present or added, estimate rent-ready within 1–2 weeks.
Section 8 Payment Standard
$1,907
Utility Allowance Total
$311
Guaranteed Section 8 Rent (PS - Utilities)
$1,596
Property Management
$160
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,900
Beds
2
Baths
2
Living Area
940 sqft
Lot Size
7,405 sqft
Year Built
1940
Days on Market
123
Capital Outlay
$59,976
Debt Service
$1,330
Property Tax / Mo
$198
Insurance / Mo
$73
Property Description
NOT IN FLOOD ZONE... NEWER UPDATES INCLUDE ROOF, WINDOWS, CENTRAL HVAC, KITCHEN, ON DEMAND WATER HEATER, CHARMING BEACH BUNGALOW, GREAT LOCATION...The "BOAT HOUSE" is a 2 bed 2 bath with a walk through office/sitting room, beautifully renovated and centrally located Beach Bungalow! Everything is new with all high-end finishes. The HVAC has a 10 year parts and labor warranty. The kitchen has solid wood cabinets with soft close doors and drawers, quartz countertops, large undermount stainless steel sink with garbage disposal, stainless steel appliances including a refrigerator, range, microwave, and dishwasher. Both bathrooms have been redone with waived subway tile and beach glass accent shower surrounds, new shower heads, new vanities, and new toilets. There is an enclosed lanai with new screening. There is a new LG Steam Smart tower washer / dryer that has dozens of different cycles that can be controlled by your phone. New Central HVAC, Windows, plumbing, flooring, paint, and light fixtures. This property is exceptionally well located across the street from Mundy Park with its playground, basketball court and picnic tables shaded by grand oaks and palm trees. Within 3 Blocks to Bypass Park/Foxworthy Campus with its Pickleball courts, tennis court, and public transportation. Within only 1.2 miles is Historic Downtown Venice with its plethora of shops, restaurants, and community events, Marina Park and Boat Ramp, the Legacy Park, the 18.5-mile-long recreational use Legacy Trail, the 9.3 mile long Venetian Waterway Park trail, and the 2-mile-long Venice Urban Forest. Within 2.1 Miles is Venice Beach, within 4 miles is the Newly built Sarasota Memorial Hospital - Venice, Pelican Pointe Golf and Country Club, Venice Municipal Airport, Venice Fishing Pier, South Brohard Beach Paw Park and so much more. Truly a MUST SEE!
Utility Allowances
Heating
$15
Property info specifies 'Central, Electric' heating. The schedule's 'Electric' option was chosen.
Cooking
$11
Property info states a 'Range' is provided. 'Electric' fuel was selected as it is most consistent with the home's other electric systems.
Water Heating
$34
Fuel type for the 'on demand water heater' was not specified; inferred as 'Electric' to match the home's other electric utilities.
Air Conditioning
$25
Property info specifies 'Central Air' cooling, which corresponds to this allowance.
Other Electric
$45
Standard allowance for general lighting and tenant-owned appliances.
Water
$66
Property info lists 'Public' as the water source, making this a required tenant utility.
Sewer
$90
Property info lists 'Public Sewer', making this a required tenant utility.
Trash Collection
$25
Assumed to be a standard tenant-paid utility for a single-family detached 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$879
DP3 Annual Estimate$879
DP1 Monthly Equivalent$73
DP3 Monthly Equivalent$73
Replacement Value$79,400
Basis940 sqft / 1940
Nearby Houses
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921 Myrtle Ave
sold · 0.04 mi
Price: $312,500
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Latest rent: —
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920 Myrtle Ave
sold · 0.05 mi
Price: $255,000
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933 Myrtle Ave
sold · 0.07 mi
Price: $200,000
2 bd / 1 ba · 874 sqft
Latest sale: $200,000
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928 Myrtle Ave
sold · 0.07 mi
Price: $190,000
2 bd / 1 ba · 960 sqft
Latest sale: $190,000
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Photo unavailable
937 Myrtle Ave
sold · 0.08 mi
Price: $227,000
2 bd / 1 ba · 896 sqft
Latest sale: $227,000
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Photo unavailable
414 School St
sold · 0.08 mi
Price: $275,000
2 bd / 2 ba · 1,400 sqft
Latest sale: $275,000
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301 Country Club Way
sold · 0.08 mi
Price: $390,000
3 bd / 3 ba · 1,823 sqft
Latest sale: $390,000
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829 Pineland Ave
sold · 0.10 mi
Price: $325,000
3 bd / 2 ba · 1,268 sqft
Latest sale: $325,000
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Photo unavailable
829 Groveland Ave
sold · 0.10 mi
Price: $190,000
2 bd / 1 ba · 901 sqft
Latest sale: $190,000
Latest rent: —
Photo unavailable
504 School St
sold · 0.11 mi
Price: $285,000
2 bd / 1 ba · 1,032 sqft
Latest sale: $285,000
Latest rent: —
Properties Used for Comps
Photo unavailable
841 Cypress Ave, Venice, FL, 34285
sold
Price: $286,000
Rent: —
2 bd / 2 ba · 832 sqft
Sale Date: Sep 13, 2024
Distance: 0.21 mi
View listing
Photo unavailable
933 Myrtle Ave, Venice, FL, 34285
sold
Price: $200,000
Rent: —
2 bd / 1 ba · 874 sqft
Sale Date: Mar 05, 2026
Distance: 0.07 mi
View listing
Photo unavailable
821 Myrtle Ave, Venice, FL, 34285
sold
Price: $245,000
Rent: —
2 bd / 1 ba · 900 sqft
Sale Date: Sep 18, 2024
Distance: 0.09 mi
View listing
Photo unavailable
937 Myrtle Ave, Venice, FL, 34285
sold
Price: $227,000
Rent: —
2 bd / 1 ba · 896 sqft
Sale Date: Mar 28, 2025
Distance: 0.08 mi
View listing
Photo unavailable
606 School St, Venice, FL, 34285
sold
Price: $285,000
Rent: —
2 bd / 2 ba · 1,076 sqft
Sale Date: Mar 27, 2025
Distance: 0.14 mi
View listing
Photo unavailable
837 Laurel Ave, Venice, FL, 34285
sold
Price: $300,000
Rent: —
2 bd / 2 ba · 838 sqft
Sale Date: Aug 29, 2025
Distance: 0.15 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Smoke detectors and carbon monoxide alarm(s) are present or will be installed prior to inspection (not visible in photos).
- Bedrooms have code-compliant egress windows (bedrooms not pictured directly).
- On-demand water heater and central HVAC are properly installed and operational as claimed in listing.
- Electrical panel, grounding and circuit labeling are code-compliant though not shown in photos.
- Kitchen outlets include GFCI protection where required or will be provided if absent.
- No concealed roof, foundation, or major structural defects exist beyond what is visible in photos—recent roof replacement claim is accurate.
- No active pest infestation present (none visible).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,301 | $155,500 | $153,230 |
| 2023 | $1,961 | $128,900 | $128,900 |
| 2022 | $1,485 | $93,700 | $93,700 |
| 2021 | $1,580 | $96,300 | $96,300 |
| 2020 | $1,486 | $88,800 | $88,800 |
| 2019 | $1,464 | $87,600 | $87,600 |
| 2018 | $1,443 | $94,900 | $79,727 |
| 2017 | $1,243 | $74,700 | $74,700 |
| 2016 | $1,136 | $71,000 | $71,000 |
| 2015 | $990 | $59,900 | $59,900 |
| 2014 | $943 | $57,500 | $56,210 |
| 2013 | $860 | $51,100 | $51,100 |
| 2012 | $838 | $50,500 | $50,500 |
| 2011 | $962 | $58,900 | $58,900 |
| 2010 | $1,125 | $68,000 | $68,000 |
| 2009 | $1,158 | $72,000 | $72,000 |
| 2008 | $1,232 | $79,300 | $79,300 |
| 2007 | $1,442 | $92,600 | $92,600 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-07-22 | Sold | $120,000 |
| 2022-05-17 | Sold | $50,000 |
| 1996-06-13 | Sold | $34,900 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-07-04 | Listed for rent | $2,175 | — |
Photo Gallery
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"date": "2024-08-07",
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{
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{
"date": "2024-07-18",
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"listing": {
"status": "off_market",
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"list_price": 319900,
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"price_change": 0,
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"price_change_percentage": "+191.58%"
},
{
"date": "2022-07-22",
"price": 120000,
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"status": "sold",
"list_date": "2022-06-21T19:09:03Z",
"list_price": 164000,
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"last_status_change_date": "2022-07-22T18:18:15Z"
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{
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},
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{
"date": "2022-06-30",
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"list_price": 164000,
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"last_status_change_date": "2022-07-22T18:18:15Z"
},
"event_name": "Listing removed",
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"days_after_listed": "9 days",
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{
"date": "2022-06-21",
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"list_price": 164000,
"listing_id": "2944533812",
"last_update_date": "2022-07-22T18:13:56Z",
"last_status_change_date": "2022-07-22T18:18:15Z"
},
"event_name": "Listed",
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"price_change": 0,
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"source_listing_id": "N6121997",
"price_change_percentage": "+228.00%"
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{
"date": "2022-05-17",
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{
"date": "1996-06-13",
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{
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"permit_effective_date": "Jun 28, 2024",
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{
"project_name": null,
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"permit_effective_date": "Jun 27, 2024",
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{
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{
"project_name": null,
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},
{
"project_name": null,
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"permit_effective_date": "Apr 29, 2014",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
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},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Reroof(s.f.) - house valuation",
"permit_effective_date": "Apr 23, 2014",
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{
"project_name": null,
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{
"project_name": null,
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},
{
"project_name": null,
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"permit_effective_date": "Jun 25, 2001",
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},
{
"project_name": null,
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"permit_effective_date": "Jun 23, 2000",
"permit_project_type_1": "Electrical work",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Applied",
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"permit_effective_date": "Jun 21, 2000",
"permit_project_type_1": "Electrical work",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Electrical work only (mw)",
"permit_effective_date": "Jun 21, 2000",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
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"processing_status": {
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"min_score": 10.0,
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},
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"rent_price": 1596.0,
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/905-Myrtle-Ave_Venice_FL_34285_M59720-00737",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 249900.0,
"loan_term_years": 30,
"annual_cash_flow": 13987.77,
"mortgage_monthly": 1330.07,
"payment_standard": 1907.0,
"total_amount_out": 49980.0,
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"https://ap.rdcpix.com/dc9ed3a7a0de2ecaa2407275fbe717cfl-m2841671796s-w1280.jpg",
"https://ap.rdcpix.com/dc9ed3a7a0de2ecaa2407275fbe717cfl-m1498250874s-w1280.jpg",
"https://ap.rdcpix.com/dc9ed3a7a0de2ecaa2407275fbe717cfl-m3444219648s-w1280.jpg",
"https://ap.rdcpix.com/dc9ed3a7a0de2ecaa2407275fbe717cfl-m4149081444s-w1280.jpg",
"https://ap.rdcpix.com/dc9ed3a7a0de2ecaa2407275fbe717cfl-m1625846494s-w1280.jpg",
"https://ap.rdcpix.com/dc9ed3a7a0de2ecaa2407275fbe717cfl-m431930213s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 73.25,
"monthly_cash_flow": 1165.65,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property info specifies 'Central, Electric' heating. The schedule's 'Electric' option was chosen.",
"utility": "Heating",
"allowance": 15
},
{
"note": "Property info states a 'Range' is provided. 'Electric' fuel was selected as it is most consistent with the home's other electric systems.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Fuel type for the 'on demand water heater' was not specified; inferred as 'Electric' to match the home's other electric utilities.",
"utility": "Water Heating",
"allowance": 34
},
{
"note": "Property info specifies 'Central Air' cooling, which corresponds to this allowance.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Standard allowance for general lighting and tenant-owned appliances.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property info lists 'Public' as the water source, making this a required tenant utility.",
"utility": "Water",
"allowance": 66
},
{
"note": "Property info lists 'Public Sewer', making this a required tenant utility.",
"utility": "Sewer",
"allowance": 90
},
{
"note": "Assumed to be a standard tenant-paid utility for a single-family detached home.",
"utility": "Trash Collection",
"allowance": 25
}
],
"cash_on_cash_return": 0.28,
"down_payment_amount": 49980.0,
"property_tax_annual": 2370.03,
"property_tax_monthly": 197.5,
"property_tax_increase": 0.03,
"utility_allowance_total": 311.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -1973.1,
"property_management_monthly": 159.6,
"monthly_cash_flow_after_debt": -164.43,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "This property is largely turnkey and would likely pass an initial Housing Choice Voucher/NSPIRE inspection with only minor, easy-to-address items (documentation of detectors, verification of GFCI outlets and utility operations). Recent full renovation (roof, HVAC, windows, kitchen, baths, plumbing) and included appliances strongly favor a pass. Inspector verification of smoke/CO alarms, electrical panel labeling/GFCI, and bedroom egress will be the primary checkpoints to confirm; assuming those are present or added, estimate rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Listing and photos show a full cosmetic renovation: new flooring, paint, light fixtures, updated kitchen and baths, solid cabinets, quartz counters and included stainless appliances, new windows and new roof (per listing). Driveway has hairline cracks and there is a small concrete step at the entry (no handrail required for single step). Missing/failed items visible: none significant. Overall turnkey condition; minor exterior concrete patching/crack repair and routine touch-ups possible."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 75.0,
"rationale": "No visible exposed wiring, no visible mold or water intrusion, entry door appears to have a deadbolt, windows look intact and operable, kitchen appears updated with outlets visible. However smoke detectors and carbon monoxide alarm(s) are not visible in photos (could be present but not shown) and bedroom egress windows are not pictured. The tankless/on-demand water heater type is stated but not shown; if gas-fired a CO detector will be required. GFCI protection cannot be conclusively confirmed from images. Given recent full renovation and no visible life-safety hazards, risk is moderate — inspector may request documented smoke/CO presence and GFCI verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 85.0,
"rationale": "Listing reports new roof, new central HVAC with a 10-year parts & labor warranty, new windows, new plumbing and on-demand water heater. Interior photos show ceiling HVAC vents and modern appliances. Electrical panel/grounding not shown and exterior condensing unit not photographed, so mechanical condition is assumed based on seller claims and apparent recent renovation. Overall systems appear updated and likely functional, but inspector will verify operation and safe installation (panel, venting for water heater if gas, A/C function)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior appears freshly painted, gutters and downspouts present, landscaping tidy, screened lanai present, concrete driveway/service walk shows typical age-related cracks but no major settlement or slope issues obvious in photos. No standing water or drainage problems visible. Foundation exposure and major cracks are not visible from photos. Yard/walkways look safe and accessible."
},
{
"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": [],
"confidence": 0.75,
"assumptions": [
"Smoke detectors and carbon monoxide alarm(s) are present or will be installed prior to inspection (not visible in photos).",
"Bedrooms have code-compliant egress windows (bedrooms not pictured directly).",
"On-demand water heater and central HVAC are properly installed and operational as claimed in listing.",
"Electrical panel, grounding and circuit labeling are code-compliant though not shown in photos.",
"Kitchen outlets include GFCI protection where required or will be provided if absent.",
"No concealed roof, foundation, or major structural defects exist beyond what is visible in photos—recent roof replacement claim is accurate.",
"No active pest infestation present (none visible)."
],
"overall_score": 84.0,
"rubric_version": "2026-03-hcv-nspire-v1"
},
{
"summary": "This single-family bungalow appears to be largely turnkey for Section 8/HCV occupancy. Photos and the listing document show a thorough, recent renovation (roof, windows, central HVAC, tankless water heater, kitchen and bath updates, new flooring and appliances). Visible conditions are good with only minor cosmetic or maintenance items (driveway cracks, routine touch-ups). The primary uncertainties for NSPIRE inspection are non-visible but required safety elements (smoke and CO detectors, GFCI outlets, electrical panel labeling/condition). Given the recent renovations and active rental history, the property is likely to pass an initial Housing Choice Voucher inspection after confirming/installing required detectors and any required GFCI outlets—overall assessment: rent-ready with minor pre-inspection checklist (1–2 weeks) if detectors and outlet protections are confirmed or installed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 90.0,
"rationale": "Photos and listing show a complete cosmetic renovation: new paint, new vinyl plank flooring, new kitchen cabinets and quartz counters, new bathroom finishes (per description), new light fixtures and trim. Stainless appliances (range, microwave, refrigerator, dishwasher) and washer/dryer are present in listing/photos. Driveway shows minor surface cracking but no structural deterioration visible. No missing interior finish or exposed subfloor in photos. Overall only minor, easy-to-fix items (cosmetic touchups, driveway sealing) are apparent."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 80.0,
"rationale": "No visible electrical hazards, exposed wiring, or sagging ceilings in photos. Entry door appears secure and has a deadbolt. Windows and bedroom egress appear standard from street-level photos. No visible mold, standing water, or roof leaks. However critical safety items (smoke detectors, carbon monoxide detector, GFCI protection at kitchen/bath, interior handrails at any stairs, and electrical panel condition) are not visible in the photos and therefore downgraded slightly to reflect inspection uncertainty. Listing states plumbing replaced and HVAC new; no active life-threatening hazards are visible."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical, water heating)",
"score": 85.0,
"rationale": "Listing explicitly states newer roof, windows, central HVAC with 10-year parts/labor warranty, on-demand water heater, and updated plumbing. Kitchen appliances and visible HVAC vents/registers are present in photos. No visible evidence of system failure. Electrical panel and water heater location/installation could not be inspected from photos, so score reflects high likelihood systems are in good condition based on listing claims and recent full remodel."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 85.0,
"rationale": "Exterior photos show freshly painted siding, intact screened lanai, functioning gutters/downspouts, and a generally well-kept lawn. Driveway has hairline to moderate surface cracks but no major settlement or foundation displacement visible. No signs of standing water, extensive vegetation against siding, or pest/infestation evidence. Front step is small but level; no missing guardrails or unsafe exterior stairs visible."
},
{
"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": [],
"confidence": 0.7,
"assumptions": [
"Listing statements about 'new roof, windows, central HVAC, on-demand water heater, plumbing' are accurate and reflect completed, permitted work.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may exist but need verification and possibly repositioning to meet NSPIRE locations (hallways and bedrooms).",
"Electrical panel condition, breaker labeling, and presence of GFCI outlets at kitchen and bathrooms are not visible in photos and require verification during inspection.",
"Bathrooms are renovated and toilets/sinks are functioning as claimed by listing (photos of bathrooms not provided).",
"No structural issues exist below visual plane (foundation movement, hidden roof leaks), since exterior and interior finishes show even planes and no staining; severe hidden conditions would reduce score if discovered."
],
"overall_score": 88.0,
"rubric_version": "nsPIRE_v1.0_2026-03"
},
{
"summary": "This property is largely turnkey for Section 8 / HCV tenancy. Photos and the listing indicate a comprehensive renovation (new roof, windows, central HVAC, kitchen, bathrooms, plumbing, flooring, and appliances) and the unit appears clean and safe from visible hazards. The most significant inspection risks are items not shown in photos or documentation: smoke/carbon monoxide detectors, GFCI protection, electrical panel condition, and confirmation of the water heater fuel type/venting. Addressing those (installing/relocating detectors, verifying GFCI and panel, and documenting HVAC/water heater installations) should put the unit in a strong position to pass an initial NSPIRE inspection quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 90.0,
"rationale": "Photos and listing show a full cosmetic remodel: new flooring, fresh paint, new kitchen cabinets/countertops, new bathrooms, new windows, new light fixtures and a screened lanai. Exterior paint and trim look well maintained. Minimal deferred maintenance visible (small driveway cracking and a low front stoop). Missing major appliances is not an issue here — all stainless appliances including refrigerator, range, microwave and dishwasher are shown. Overall turnkey condition with only minor exterior concrete maintenance likely needed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards in photos: entry door appears secure with two locks, no exposed wiring, ceilings and walls appear intact, kitchen/bath finishes look professionally done. However, photos do not show smoke detectors or carbon monoxide alarms, GFCI receptacles are not clearly visible, and bedroom egress windows are not shown. The listing states new HVAC and plumbing but does not confirm electrical panel condition or location of the on‑demand water heater (possible CO requirement if gas). These unknowns create moderate inspection risk that should be resolved before inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 85.0,
"rationale": "Listing calls out new roof, new windows, new central HVAC with a 10‑year parts & labor warranty, on‑demand water heater, and updated plumbing. Photos show HVAC supply/return vents and modern appliances. No visible water stains or roof sagging indicating active leaks. Electrical panel and water heater type/installation are not visible in photos, so full confirmation requires documentation/inspection. Based on listing and visible condition, major systems appear to be new and in good condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 85.0,
"rationale": "Exterior photos show a recently painted, well‑kept bungalow with new windows and a screened lanai. The roof is reported new and siding/trim appear sound. Driveway has surface cracking but no structural collapse. Property is listed as not in a flood zone. Yard appears level and without standing water in photos. No visible evidence of pest infestation or foundation failure from provided images."
},
{
"key": "rental_history_activity",
"label": "Recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No smoke detectors / carbon monoxide alarms visible in photos — could cause an immediate NSPIRE fail if not installed or not in required locations.",
"GFCI protection in kitchen/bathrooms not clearly visible — lack of GFCI could lead to inspection failure.",
"Electrical panel and breaker condition not shown or documented — unknown which may produce code issues if outdated or unsafe.",
"On‑demand water heater fuel/venting unknown — if gas, CO alarm and proper venting must be confirmed."
],
"confidence": 0.75,
"assumptions": [
"Listing statements are accurate (new roof, windows, central HVAC, on‑demand water heater, new plumbing, and renovated bathrooms).",
"Kitchen appliances (refrigerator, range, microwave, dishwasher) and washer/dryer are present and functional as stated in the listing.",
"No active roof leaks, major foundation movement, or hidden structural issues exist beyond what is visible in photos.",
"Bedrooms have code‑complaint egress windows typical for a 1940 bungalow remodel (not shown in photos).",
"Electrical panel and main service are intact and properly grounded though not pictured; GFCI and AFCI status is unknown and must be verified prior to inspection.",
"If the on‑demand water heater is gas‑fired, appropriate venting and a carbon monoxide alarm will be required and assumed to be installed prior to inspection unless otherwise documented."
],
"overall_score": 84.0,
"rubric_version": "ns_prep_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "905 Myrtle Ave, Venice, FL, 34285",
"aggregate": {
"summary": "This property is largely turnkey and would likely pass an initial Housing Choice Voucher/NSPIRE inspection with only minor, easy-to-address items (documentation of detectors, verification of GFCI outlets and utility operations). Recent full renovation (roof, HVAC, windows, kitchen, baths, plumbing) and included appliances strongly favor a pass. Inspector verification of smoke/CO alarms, electrical panel labeling/GFCI, and bedroom egress will be the primary checkpoints to confirm; assuming those are present or added, estimate rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Listing and photos show a full cosmetic renovation: new flooring, paint, light fixtures, updated kitchen and baths, solid cabinets, quartz counters and included stainless appliances, new windows and new roof (per listing). Driveway has hairline cracks and there is a small concrete step at the entry (no handrail required for single step). Missing/failed items visible: none significant. Overall turnkey condition; minor exterior concrete patching/crack repair and routine touch-ups possible."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior appears freshly painted, gutters and downspouts present, landscaping tidy, screened lanai present, concrete driveway/service walk shows typical age-related cracks but no major settlement or slope issues obvious in photos. No standing water or drainage problems visible. Foundation exposure and major cracks are not visible from photos. Yard/walkways look safe and accessible."
},
{
"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 Risk",
"score": 76.7,
"rationale": "No visible exposed wiring, no visible mold or water intrusion, entry door appears to have a deadbolt, windows look intact and operable, kitchen appears updated with outlets visible. However smoke detectors and carbon monoxide alarm(s) are not visible in photos (could be present but not shown) and bedroom egress windows are not pictured. The tankless/on-demand water heater type is stated but not shown; if gas-fired a CO detector will be required. GFCI protection cannot be conclusively confirmed from images. Given recent full renovation and no visible life-safety hazards, risk is moderate — inspector may request documented smoke/CO presence and GFCI verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 85.0,
"rationale": "Listing reports new roof, new central HVAC with a 10-year parts & labor warranty, new windows, new plumbing and on-demand water heater. Interior photos show ceiling HVAC vents and modern appliances. Electrical panel/grounding not shown and exterior condensing unit not photographed, so mechanical condition is assumed based on seller claims and apparent recent renovation. Overall systems appear updated and likely functional, but inspector will verify operation and safe installation (panel, venting for water heater if gas, A/C function)."
}
],
"red_flags": [],
"confidence": 0.91,
"assumptions": [
"Smoke detectors and carbon monoxide alarm(s) are present or will be installed prior to inspection (not visible in photos).",
"Bedrooms have code-compliant egress windows (bedrooms not pictured directly).",
"On-demand water heater and central HVAC are properly installed and operational as claimed in listing.",
"Electrical panel, grounding and circuit labeling are code-compliant though not shown in photos.",
"Kitchen outlets include GFCI protection where required or will be provided if absent.",
"No concealed roof, foundation, or major structural defects exist beyond what is visible in photos—recent roof replacement claim is accurate.",
"No active pest infestation present (none visible)."
],
"score_method": "mean_of_criteria",
"overall_score": 84.6,
"rubric_version": "2026-03-hcv-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5972000737"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.