Property ID: 5981917544
611 35th St, West Palm Beach, FL, 33407
West Palm Beach, FL
Money Down: $67,176
CoC Return: 3.34%
Monthly Cash Flow: $187
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,980
Closing Costs
$11,196
Total Down
$67,176
Investment Snapshot
Purchase Price
$279,900
Money Down
$67,176
Cash-on-Cash Return
3.34%
Rent
$2,289
Monthly Cash Flow
$187
Annual Cash Flow
$2,246
Debt Service / Mo
$1,490
Property Tax / Mo
$317
Insurance / Mo
$66
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,289
Payment Standard
$2,600
Rent
$2,289
Insurance
$66
Property Tax
$317
Management
$229
Utilities Allowance
$311
NOI (Monthly)
$1,677
Debt Service
$1,490
Cash Flow After Debt
$187
Quality Score: 49.00%
Confidence: 95.00%
Moderate inspection risk. Exterior shell mostly intact but roof shows aging/patching and major interior/system unknowns (HVAC, detectors, egress, plumbing, electrical) make this a moderate-repair property. Prior code lien history and tenant-occupied status increase likelihood of additional issues discovered on inspection. Expect 30–60 days and a moderate rehab scope to reach HCV/NSPIRE passable condition.
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
$279,900
Beds
3
Baths
1
Living Area
852 sqft
Lot Size
—
Year Built
1953
Days on Market
97
Capital Outlay
$67,176
Debt Service
$1,490
Property Tax / Mo
$317
Insurance / Mo
$66
Property Description
This 3-bedroom, 1-bathroom house, situated on a large corner lot, is ready for a makeover. If you're looking to add your own personal touches, Note: There is an existing code lien of approximately $45,000 that the buyer will be responsible for. However, all violations have been resolved, making it an excellent opportunity for investors or homeowners to build equity. Investor Special - Tenant Occupied. no lease cash buyers only. showings will be scheduled upon a contract is signed. The property has a code lien of approximately $45,000, but all violations have been resolved. Being sold as-is.All information is deemed reliable but not guaranteed. Buyer and buyer's agent are responsible for verifying all details, including any liens and relevant information. Seller is firm on asking price
Utility Allowances
Heating
$8
Selected the 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit, as the property is located in West Palm Beach and is listed as having electric heating.
Cooking
$9
Selected the 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit. The fuel type was inferred to be electric, consistent with the property's electric heating and cooling systems.
Water Heating
$20
Selected the 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit. The fuel type was inferred to be electric, consistent with the property's other electric systems.
Water
$55
Selected the 'Water (City of West Palm Beach)' option for a 3-bedroom unit. Public water is assumed due to the urban location, and no well was mentioned.
Sewer
$65
Selected the 'Sewer (City of West Palm Beach)' option for a 3-bedroom unit. Public sewer is assumed due to the urban location, and no septic system was mentioned.
Trash Collection
$22
Selected the 'Trash Collection (City of West Palm Beach)' option for a 3-bedroom unit, as this is a standard municipal service for a single-family home.
Air Conditioning
$51
Selected the 'Air Conditioning (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit, as the property has central air and is in West Palm Beach.
Other Electric
$47
Selected the 'Other Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit to cover general lighting and electrical outlets.
Electric Service Charge
$11
Selected the 'Electric Charge (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit as the property uses electricity.
Refrigerator
$12
The property listing does not mention a provided refrigerator; therefore, it is assumed to be tenant-owned.
Range / Microwave
$11
The property listing does not mention a provided microwave; therefore, it is assumed to be tenant-owned.
Natural Gas Service Charge
$0
Property is assumed to be all-electric based on listed heating and cooling systems, so no natural gas allowance is needed.
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$797
DP3 Annual Estimate$797
DP1 Monthly Equivalent$66
DP3 Monthly Equivalent$66
Replacement Value$135,103
Basis852 sqft / 1953
Nearby Houses
Photo unavailable
615 35th St Apt A
sold · 0.01 mi
Price: $230,000
4 bd / 2 ba · 1,550 sqft
Latest sale: $230,000 on Nov 27, 2019
Latest rent: $950 on Jun 20, 2013
Photo unavailable
619 35th St
sold · 0.02 mi
Price: $657,000
4 bd / 3 ba · 1,480 sqft
Latest sale: $657,000
Latest rent: —
Photo unavailable
3601 Broadway
off_market · 0.02 mi
Price: $1,795,000
8 bd / 7 ba · 3,417 sqft
Latest sale: —
Latest rent: —
Photo unavailable
629 35th St
sold · 0.04 mi
Price: $485,000
4 bd / 2 ba · 1,533 sqft
Latest sale: $485,000
Latest rent: —
Photo unavailable
3507 Broadway Apt 106
off_market · 0.05 mi
Price: $1,450
1 bd / 1 ba · 550 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3507 Broadway Apt 203
off_market · 0.05 mi
Price: $1,250
— bd / 1 ba · 300 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3507 Broadway Apt 208
off_market · 0.05 mi
Price: $1,300
— bd / 1 ba · 300 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3507 Broadway
off_market · 0.05 mi
Price: $1,450
1 bd / 1 ba · 550 sqft
Latest sale: $1,265,000
Latest rent: —
Photo unavailable
3507 Broadway Apt 202
off_market · 0.05 mi
Price: $1,250
— bd / 1 ba · 200 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3608 Broadway Ave
sold · 0.06 mi
Price: $191
5 bd / 2 ba · 1,750 sqft
Latest sale: $191
Latest rent: —
Photo unavailable
617 36th St
sold · 0.06 mi
Price: $625,000
7 bd / 5 ba · 2,015 sqft
Latest sale: $625,000
Latest rent: —
Photo unavailable
629 34th St
for_sale · 0.06 mi
Price: $345,000
3 bd / 1 ba · 1,238 sqft
Latest sale: $140,000
Latest rent: —
Photo unavailable
635 34th St
sold · 0.07 mi
Price: $350,000
2 bd / 2 ba · 1,019 sqft
Latest sale: $350,000
Latest rent: —
Photo unavailable
555 35th St
sold · 0.08 mi
Price: $580,000
3 bd / 3 ba · 2,188 sqft
Latest sale: $580,000
Latest rent: —
Photo unavailable
642 35th St
for_sale · 0.08 mi
Price: $350,000
3 bd / 1 ba · 1,250 sqft
Latest sale: $500,000
Latest rent: —
Photo unavailable
3415 Broadway Apt 1
sold · 0.09 mi
Price: $405,000
4 bd / 4 ba · 2,560 sqft
Latest sale: $405,000
Latest rent: —
Photo unavailable
529 35th St
sold · 0.09 mi
Price: $750,000
2 bd / 2 ba · 1,219 sqft
Latest sale: $750,000
Latest rent: —
Photo unavailable
616 37th St
sold · 0.09 mi
Price: $375,000
2 bd / 1 ba · 1,249 sqft
Latest sale: $375,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Large historical code lien (~$45,000) on the property — indicates prior significant violations (even if stated resolved).
- Aged/patched flat roof with visible stains — potential for active or recurring leaks and costly roof work.
- No visible external HVAC condenser in photos — possible lack/poor condition of cooling system (habitability concern in FL).
- Tenant-occupied with restricted access — limits verification and may conceal interior hazards.
- Unknown presence/location of smoke detectors, carbon monoxide detectors, and proper bedroom egress windows — potential immediate NSPIRE fail items until verified.
Assumptions
- No interior photos were provided; interior condition, presence/function of smoke & CO detectors, plumbing fixtures, hot water, GFCI protection, electrical panel condition, and appliances are unknown and estimated conservatively toward risk.
- Absence of a visible exterior HVAC condenser in photos is interpreted as either missing or not clearly pictured; assume HVAC condition is uncertain and may require repair/replacement.
- Roof membrane visible in aerial and close photos shows patching/stains — assumed to be aged and potentially leaking despite 'violations resolved' statement.
- Listing language 'ready for a makeover' and 'sold as-is' indicates interior cosmetic and likely mechanical deferred maintenance.
- Tenant occupied with 'no lease' and restricted showings likely limits immediate access for repairs and inspection — assume some items may be concealed by occupant belongings.
- Large code lien (~$45,000) indicates prior significant code enforcement; the listing's claim that violations are resolved is accepted but increases inspection risk of hidden or recurring issues.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,690 | $207,396 | $146,865 |
| 2023 | $3,301 | $218,053 | $133,514 |
| 2022 | $2,929 | $159,424 | $110,342 |
| 2021 | $2,644 | $127,265 | $100,311 |
| 2020 | $2,402 | $109,204 | $91,192 |
| 2019 | $2,197 | $94,649 | $82,902 |
| 2018 | $1,855 | $75,365 | $75,365 |
| 2017 | $1,303 | $50,410 | $50,410 |
| 2016 | $1,232 | $46,271 | $46,271 |
| 2015 | $988 | $34,409 | $34,409 |
| 2014 | $1,125 | $39,760 | $39,760 |
| 2013 | $742 | $28,764 | $20,655 |
| 2012 | $642 | $18,777 | $18,777 |
| 2011 | $1,513 | $55,258 | $55,258 |
| 2010 | $1,930 | $71,825 | $71,825 |
| 2008 | $2,780 | $87,644 | $87,644 |
| 2007 | $2,753 | $125,362 | $125,362 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-11 | Listed | $279,900 |
| 2026-03-11 | Listing removed | $0 |
| 2026-02-10 | Relisted | $279,900 |
| 2026-01-13 | Listing removed | $0 |
| 2025-12-02 | Relisted | $279,900 |
| 2025-11-21 | Listing removed | $0 |
| 2025-08-11 | Listed | $279,900 |
| 2025-08-06 | Listing removed | $0 |
| 2025-07-21 | Price Changed | $285,000 |
| 2025-05-22 | Listed | $289,000 |
| 2021-06-07 | Listing removed | $0 |
| 2021-05-26 | Price Changed | $150,000 |
| 2021-05-09 | Listed | $159,000 |
| 2018-07-23 | Sold | $122,000 |
| 2018-06-30 | Listing removed | $149,000 |
| 2018-05-24 | Listed | $149,000 |
| 2017-08-25 | Sold | $122,000 |
| 2017-07-14 | Listed | $119,000 |
| 2017-02-25 | Listing removed | $900 |
| 2017-02-23 | Listed for rent | $900 |
| 2017-02-22 | Listing removed | $900 |
| 2017-02-06 | Listed for rent | $900 |
| 2016-09-06 | Sold | $65,000 |
| 2015-12-28 | Listing removed | $850 |
| 2015-12-21 | Listed for rent | $850 |
Photo Gallery
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"category": "Garage and Parking",
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"Source Listing Status: Active",
"County: Palm Beach",
"Tax Year: 2024",
"Source Property Type: Residential",
"Area: 5420",
"MLS Area Minor: PB20",
"Source Neighborhood: NORTHWOOD ADD LT 29 BLK 37",
"Parcel Number: 74434309050370290",
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"Zoning: Res",
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"Year Built: 1953",
"Building Area Source: Public Records",
"Building Area Total: 1180",
"Construction Materials: CBS",
"Direction Faces: South",
"Living Area Source: Public Records",
"Property Age: 73",
"Property Condition: Resale",
"Roof: Composition, Shingle",
"Levels or Stories: 1",
"Building Total Stories: 1",
"Total Area Sqft: 1180"
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"category": "Building and Construction",
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"line": "611 35th St",
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"last_status_change_date": "2013-09-06T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 65,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-9971120",
"price_change_percentage": "+14.40%"
},
{
"date": "2013-03-29",
"price": 62500,
"listing": {
"status": "sold",
"list_date": "2026-03-25T07:12:20Z",
"list_price": 69500,
"listing_id": "563498642",
"last_update_date": "2025-11-23T01:35:10Z",
"last_status_change_date": "2026-03-25T07:12:20Z"
},
"event_name": "Sold",
"price_sqft": 56.81818181818182,
"source_name": "MiamiMLS",
"price_change": -7000,
"days_after_listed": "51 days",
"source_listing_id": "A1745112",
"price_change_percentage": "-10.07%"
},
{
"date": "2013-02-06",
"price": 69500,
"listing": {
"status": "sold",
"list_date": "2026-03-25T07:12:20Z",
"list_price": 69500,
"listing_id": "563498642",
"last_update_date": "2025-11-23T01:35:10Z",
"last_status_change_date": "2026-03-25T07:12:20Z"
},
"event_name": "Listed",
"price_sqft": 63.18181818181818,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A1745112",
"price_change_percentage": null
},
{
"date": "2012-06-05",
"price": 65000,
"listing": {
"status": "off_market",
"list_date": "2011-10-04T20:01:00Z",
"list_price": 65000,
"listing_id": "541360142",
"last_update_date": "2012-07-11T19:01:00Z",
"last_status_change_date": "2012-06-06T03:30:00Z"
},
"event_name": "Listing removed",
"price_sqft": 69.593147751606,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A1557875",
"price_change_percentage": null
},
{
"date": "2011-11-25",
"price": 850,
"listing": {
"status": "off_market",
"list_date": "2011-10-17T07:00:00Z",
"list_price": 900,
"listing_id": "542074470",
"last_update_date": "2011-11-28T11:54:22Z",
"last_status_change_date": "2011-11-25T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 0.9100642398286938,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "52 days",
"source_listing_id": "A1563812",
"price_change_percentage": null
},
{
"date": "2011-10-19",
"price": 900,
"listing": {
"status": "off_market",
"list_date": "2011-10-17T07:00:00Z",
"list_price": 900,
"listing_id": "542074470",
"last_update_date": "2011-11-28T11:54:22Z",
"last_status_change_date": "2011-11-25T07:00:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.9635974304068522,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A1563812",
"price_change_percentage": null
},
{
"date": "2011-10-04",
"price": 65000,
"listing": {
"status": "off_market",
"list_date": "2011-10-04T20:01:00Z",
"list_price": 65000,
"listing_id": "541360142",
"last_update_date": "2012-07-11T19:01:00Z",
"last_status_change_date": "2012-06-06T03:30:00Z"
},
"event_name": "Listed",
"price_sqft": 69.593147751606,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A1557875",
"price_change_percentage": null
},
{
"date": "2010-12-01",
"price": 850,
"listing": {
"status": "off_market",
"list_date": "2010-07-12T07:00:00Z",
"list_price": 850,
"listing_id": "524551450",
"last_update_date": "2010-12-07T00:36:04Z",
"last_status_change_date": "2010-12-01T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 0.7727272727272727,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D1407898",
"price_change_percentage": null
},
{
"date": "2010-08-18",
"price": 850,
"listing": {
"status": "off_market",
"list_date": "2010-07-12T07:00:00Z",
"list_price": 850,
"listing_id": "524551450",
"last_update_date": "2010-12-07T00:36:04Z",
"last_status_change_date": "2010-12-01T07:00:00Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 0.7727272727272727,
"source_name": "MiamiMLS",
"price_change": -100,
"days_after_listed": null,
"source_listing_id": "D1407898",
"price_change_percentage": null
},
{
"date": "2010-07-14",
"price": 950,
"listing": {
"status": "off_market",
"list_date": "2010-07-12T07:00:00Z",
"list_price": 850,
"listing_id": "524551450",
"last_update_date": "2010-12-07T00:36:04Z",
"last_status_change_date": "2010-12-01T07:00:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.8636363636363636,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D1407898",
"price_change_percentage": null
},
{
"date": "2009-04-12",
"price": 125000,
"listing": {
"status": "off_market",
"list_date": "2008-04-10T21:08:00Z",
"list_price": 125000,
"listing_id": "502122522",
"last_update_date": "2009-04-12T17:38:00Z",
"last_status_change_date": "2009-04-12T17:38:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D1267028",
"price_change_percentage": null
},
{
"date": "2009-01-25",
"price": 750,
"listing": {
"status": "off_market",
"list_date": "2008-07-23T02:51:00Z",
"list_price": 750,
"listing_id": "502122526",
"last_update_date": "2009-03-05T14:47:00Z",
"last_status_change_date": "2009-01-25T16:53:00Z"
},
"event_name": "Listing removed",
"price_sqft": 0.8029978586723768,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "290 days",
"source_listing_id": "D1289649",
"price_change_percentage": null
},
{
"date": "2008-09-10",
"price": 850,
"listing": {
"status": "off_market",
"list_date": "2008-07-23T02:51:00Z",
"list_price": 750,
"listing_id": "502122526",
"last_update_date": "2009-03-05T14:47:00Z",
"last_status_change_date": "2009-01-25T16:53:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.9100642398286938,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D1289649",
"price_change_percentage": null
},
{
"date": "2008-04-10",
"price": 158000,
"listing": {
"status": "off_market",
"list_date": "2008-04-10T21:08:00Z",
"list_price": 125000,
"listing_id": "502122522",
"last_update_date": "2009-04-12T17:38:00Z",
"last_status_change_date": "2009-04-12T17:38:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D1267028",
"price_change_percentage": "+97.50%"
},
{
"date": "2004-03-05",
"price": 80000,
"listing": null,
"event_name": "Sold",
"price_sqft": 93.89671361502347,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1996-03-25",
"price": 48000,
"listing": {
"status": "off_market",
"list_date": "1996-02-09T07:00:00Z",
"list_price": 500,
"listing_id": "576585818",
"last_update_date": "2013-09-22T23:09:41Z",
"last_status_change_date": "1996-03-25T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 57.00712589073634,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-4603636",
"price_change_percentage": null
},
{
"date": "1996-02-09",
"price": 500,
"listing": {
"status": "off_market",
"list_date": "1996-02-09T07:00:00Z",
"list_price": 500,
"listing_id": "576585818",
"last_update_date": "2013-09-22T23:09:41Z",
"last_status_change_date": "1996-03-25T07:00:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.5938242280285035,
"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-4603636",
"price_change_percentage": null
},
{
"date": "1988-10-04",
"price": 41000,
"listing": null,
"event_name": "Sold",
"price_sqft": 48.12206572769953,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1981-08-01",
"price": 34000,
"listing": null,
"event_name": "Sold",
"price_sqft": 39.906103286384976,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Oct 12, 2001",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5981917544",
"generated_at": "2026-03-27T20:46:50.255797Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 49.0
},
"utility_allowance": {
"zip_code": "33407",
"home_photo": "https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m2817268503s-w1280.jpg",
"rent_price": 2289.0,
"loan_amount": 223920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/611-35th-St_West-Palm-Beach_FL_33407_M59819-17544",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 279900.0,
"loan_term_years": 30,
"annual_cash_flow": 20123.5,
"mortgage_monthly": 1489.75,
"payment_standard": 2600.0,
"total_amount_out": 55980.0,
"additional_photos": [
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m2984795418s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m1062806869s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m2802111670s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m4166200010s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m990884179s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m3181029888s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m1681693957s-w1280.jpg",
"https://ap.rdcpix.com/f16102f4ea3094e09feb13f6946375dbl-m771165214s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 66.42,
"monthly_cash_flow": 1676.96,
"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 the 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit, as the property is located in West Palm Beach and is listed as having electric heating.",
"utility": "Heating",
"allowance": 8
},
{
"note": "Selected the 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit. The fuel type was inferred to be electric, consistent with the property's electric heating and cooling systems.",
"utility": "Cooking",
"allowance": 9
},
{
"note": "Selected the 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit. The fuel type was inferred to be electric, consistent with the property's other electric systems.",
"utility": "Water Heating",
"allowance": 20
},
{
"note": "Selected the 'Water (City of West Palm Beach)' option for a 3-bedroom unit. Public water is assumed due to the urban location, and no well was mentioned.",
"utility": "Water",
"allowance": 55
},
{
"note": "Selected the 'Sewer (City of West Palm Beach)' option for a 3-bedroom unit. Public sewer is assumed due to the urban location, and no septic system was mentioned.",
"utility": "Sewer",
"allowance": 65
},
{
"note": "Selected the 'Trash Collection (City of West Palm Beach)' option for a 3-bedroom unit, as this is a standard municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 22
},
{
"note": "Selected the 'Air Conditioning (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit, as the property has central air and is in West Palm Beach.",
"utility": "Air Conditioning",
"allowance": 51
},
{
"note": "Selected the 'Other Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit to cover general lighting and electrical outlets.",
"utility": "Other Electric",
"allowance": 47
},
{
"note": "Selected the 'Electric Charge (City of Lake Worth, Riviera Beach, West Palm Beach)' option for a 3-bedroom unit as the property uses electricity.",
"utility": "Electric Service Charge",
"allowance": 11
},
{
"note": "The property listing does not mention a provided refrigerator; therefore, it is assumed to be tenant-owned.",
"utility": "Refrigerator",
"allowance": 12
},
{
"note": "The property listing does not mention a provided microwave; therefore, it is assumed to be tenant-owned.",
"utility": "Range / Microwave",
"allowance": 11
},
{
"note": "Property is assumed to be all-electric based on listed heating and cooling systems, so no natural gas allowance is needed.",
"utility": "Natural Gas Service Charge",
"allowance": 0
}
],
"cash_on_cash_return": 0.36,
"down_payment_amount": 55980.0,
"property_tax_annual": 3800.7,
"property_tax_monthly": 316.73,
"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": 2246.56,
"property_management_monthly": 228.9,
"monthly_cash_flow_after_debt": 187.21,
"cash_on_cash_return_after_debt": 0.04
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate inspection risk. Exterior shell mostly intact but roof shows aging/patching and major interior/system unknowns (HVAC, detectors, egress, plumbing, electrical) make this a moderate-repair property. Prior code lien history and tenant-occupied status increase likelihood of additional issues discovered on inspection. Expect 30–60 days and a moderate rehab scope to reach HCV/NSPIRE passable condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 50.0,
"rationale": "Exterior photos show cosmetic deferred maintenance (cracked/peeling driveway, overgrown yard, worn paint in places) and an older carport structure with stored items. Listing states 'ready for a makeover' and 'sold as-is' which implies interior cosmetic rehab likely required. Missing interior photos prevent exact appliance/fixture assessment — missing appliances assumed possible but not assumed catastrophic. Overall indicates moderate repairs and updates rather than immediate structural collapse."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 45.0,
"rationale": "Significant unknowns for NSPIRE items: no interior photos to confirm presence/location of smoke or CO detectors, egress windows, GFCI protection, plumbing or hot water. Exterior shows a patched/aged roof which raises risk of water intrusion. The property historically had code violations (large code lien) even though listing says violations are resolved — this history increases inspection risk. No visible exposed wiring or collapsed elements outside, but inability to confirm detectors, egress, and electrical panel lowers the score to a moderate safety risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 40.0,
"rationale": "Roof appears to be a flat/low-slope membrane with visible patches/stains — potential for leaks or imminent replacement. No external HVAC condenser (typical central A/C unit) is visible in photos, creating a risk that cooling/heating is absent or in poor condition (Florida habitability concern). Electrical panel, water heater and plumbing fixtures are not shown and must be verified. Given 1953 build date and visible roof aging, systems should be assumed aged and likely require repair/replacement."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 65.0,
"rationale": "Corner lot with generous setbacks and chain-link fencing present; overall site intact with no visible standing water, large foundation cracks, or collapsed exterior elements. Some yard neglect, patchy grass, and cracked driveway/walkway reduce score. Surrounding properties show a mixed neighborhood condition. Overall exterior envelope appears serviceable but needs cleanup and minor repairs."
}
],
"red_flags": [
"Large historical code lien (~$45,000) on the property — indicates prior significant violations (even if stated resolved).",
"Aged/patched flat roof with visible stains — potential for active or recurring leaks and costly roof work.",
"No visible external HVAC condenser in photos — possible lack/poor condition of cooling system (habitability concern in FL).",
"Tenant-occupied with restricted access — limits verification and may conceal interior hazards.",
"Unknown presence/location of smoke detectors, carbon monoxide detectors, and proper bedroom egress windows — potential immediate NSPIRE fail items until verified."
],
"confidence": 0.45,
"assumptions": [
"No interior photos were provided; interior condition, presence/function of smoke & CO detectors, plumbing fixtures, hot water, GFCI protection, electrical panel condition, and appliances are unknown and estimated conservatively toward risk.",
"Absence of a visible exterior HVAC condenser in photos is interpreted as either missing or not clearly pictured; assume HVAC condition is uncertain and may require repair/replacement.",
"Roof membrane visible in aerial and close photos shows patching/stains — assumed to be aged and potentially leaking despite 'violations resolved' statement.",
"Listing language 'ready for a makeover' and 'sold as-is' indicates interior cosmetic and likely mechanical deferred maintenance.",
"Tenant occupied with 'no lease' and restricted showings likely limits immediate access for repairs and inspection — assume some items may be concealed by occupant belongings.",
"Large code lien (~$45,000) indicates prior significant code enforcement; the listing's claim that violations are resolved is accepted but increases inspection risk of hidden or recurring issues."
],
"overall_score": 49.0,
"rubric_version": "NSPIRE_v1_2026-03"
},
{
"summary": "Based on exterior photos and the listing, this property has a sound basic structure but shows deferred maintenance and unknown interior/system conditions. The recent code lien (≈$45k) and tenant‑occupied status create elevated inspection risk and access limitations. Primary concerns before an NSPIRE pass: roof condition, HVAC presence/operation, electrical/plumbing condition, and interior safety items (smoke/CO detectors, GFCI, egress). Expect moderate repairs and inspections — likely 30–60 days of work and trades to reach NSPIRE compliance unless interior systems are better than expected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 55.0,
"rationale": "Exterior photos show a structurally intact single-story home with a covered carport and painted stucco exterior but clear deferred maintenance: cracked driveway, worn paint, minimal landscaping, and signs of ad‑hoc storage in the carport. Listing states 'ready for a makeover' and 'being sold as-is' which implies interior cosmetic and finish work is needed. Missing interior photos and tenant-occupied status increase uncertainty but nothing in the exterior photos indicates catastrophic collapse. Missing/unknown appliances and likely interior cosmetic systems deficiencies reduce score moderately."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 45.0,
"rationale": "Major safety items cannot be confirmed from photos (smoke/CO detectors, GFCI, egress, electrical panel etc.). Exterior lacks visible handrails on the front step (small but may be acceptable depending on local code), overhead utility connections are present but no obvious exposed live wiring. The property has a recent code lien (≈$45k) which signals prior significant violations (even though listing says violations resolved) and increases likelihood of outstanding or hidden code/safety items. Flat/low-slope roof visible in aerials raises risk of leaks. Tenant occupied / no interior access means likely additional safety repairs required prior to passing an NSPIRE inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC / electrical / plumbing / roof)",
"score": 40.0,
"rationale": "No interior/system photos provided and no exterior HVAC condenser is visible in the photos, raising concern the cooling system may be old, stored elsewhere, or non‑operational (critical in South Florida). Roof appears to be a flat/low-slope covering with signs of patching on neighborhood roofs; condition is uncertain and could require replacement. Electrical panel, water heater and plumbing integrity are not shown. Given the age (1953) and the property being sold 'as-is' after code enforcement, assume at least moderate mechanical/system work will be required."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 65.0,
"rationale": "Corner lot provides good access and parking; yard is generally clear of debris and no visible standing water or major foundation settlement is apparent from aerials. Siding/stucco appears intact in close photos although paint is faded. Chain-link at side provides basic security. Driveway and small concrete steps are cracked and will need attention. No visible major exterior structural failures, but older flat roof and adjacent commercial property patterns suggest monitoring for drainage and roof runoff issues."
}
],
"red_flags": [
"Code lien ~ $45,000 on property (significant legal/financial encumbrance and indicator of prior major violations).",
"Tenant occupied - no interior access for showings, increasing likelihood of hidden defects and delaying repairs/inspection.",
"No visibly identifiable exterior HVAC condenser (risk of non-operational or absent cooling system — critical in South Florida).",
"Flat/low-slope roof visible from aerials with potential patching/age — risk of leaks and possible major roof work.",
"Unknown condition of electrical panel/plumbing/smoke & CO detection (high NSPIRE risk without verification)."
],
"confidence": 0.6,
"assumptions": [
"Interior photos not provided; assume interior finishes and systems (appliances, electrical panel, water heater, smoke detectors) are unknown and may be dated.",
"Listing note that 'violations have been resolved' means code enforcement cases were closed but the $45,000 lien remains; assume prior violations were significant and could be related to systems or exterior condition.",
"No exterior AC condenser is visible in available photos; assume HVAC may be older, missing, or located in an unseen area.",
"Roof is a low-slope/flat membrane (based on aerials) and is likely aged and near end of life or in need of repair.",
"Tenant-occupied status will limit immediate access for repairs and inspection and may conceal interior deficiencies.",
"No rental history in the last 5 years; assume property has not been professionally managed recently."
],
"overall_score": 50.0,
"rubric_version": "ns-2026-v1"
},
{
"summary": "Moderate inspection risk. Exterior is intact but shows deferred maintenance and system unknowns. Critical life-safety items (smoke/CO detectors, egress windows, GFCI, electrical panel, functional HVAC/cooling and hot water) cannot be confirmed from photos and create a moderate chance of initial Housing Choice Voucher/NSPIRE inspection failures. Tenant-occupied status and a historic $45k code lien (claimed resolved) increase friction for inspection/repairs. Expect 30–60 days and targeted repairs/verification (install/verify detectors, confirm HVAC, roof patch/replacement as needed, electrical/plumbing checks) before reliable passability.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 50.0,
"rationale": "Exterior photos show a structurally intact single-story house but with clear deferred maintenance: cracked/paint-worn driveway, patchy exterior paint, overgrown/undercare landscaping, and an older carport with exposed rafters. Listing states 'ready for a makeover' and 'sold as-is.' Interior condition unknown (tenant-occupied). Missing/older appliances are not visible in photos and would reduce score moderately; nothing in images indicates catastrophic cosmetic collapse. Code lien history implies prior violations (seller claims resolved) which typically accompanies deferred interior/exterior repairs."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 45.0,
"rationale": "Visible safety risks and unknowns: no smoke/CO detectors are visible from exterior photos (likely inside and cannot be confirmed), windows appear older and may not provide compliant bedroom egress, overhead utility lines are close to the roof/carport (potential safety concern), porch has a small step with no handrail (handrail likely not required unless taller), and GFCI presence in kitchen/bath cannot be verified. The flat/painted roof shows patched areas which raises concern for active leaks—cannot confirm but is a risk. Because many critical life-safety items (detectors, egress, electrical panel integrity, plumbing hot water) are not visible, a conservative mid-low score is assigned."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 40.0,
"rationale": "No exterior A/C condenser or heat system is visible in the photos (possible window units or interior-only systems) which is a material NSPIRE/Section 8 concern in South Florida; heating may not be required but cooling is typically expected. The roof is a flat membrane/coating with visible patched areas — age and previous repairs suggest limited remaining life and potential for leaks. Electrical service and panel are not visible; the home (built 1953) is likely on older wiring unless updated. Water heater/plumbing condition and hot water availability are unknown. Given the many unknowns plus visible roof patching, assign a reduced score for systems risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Corner lot provides good access and space. No visible standing water or major foundation settlement from aerial/exterior photos. Sidewalks/driveway are cracked and landscaping is neglected, but the building footprint appears sound and there are no visible collapsed elements. Fencing and neighboring properties suggest a mixed-condition neighborhood. Overall exterior/site issues are mostly cosmetic and site-maintenance related rather than immediate structural safety failures."
}
],
"red_flags": [
"No visible exterior HVAC condenser / no confirmed cooling system",
"Flat roof with visible patched areas — potential major roof failure risk",
"Tenant-occupied with restricted showings (may delay inspection and repairs)",
"Historic code lien (~$45,000) on property (seller claims violations resolved) — indicates prior serious code enforcement issues that could mask lingering compliance problems",
"Critical life‑safety items (smoke/CO detectors, egress windows, GFCI) cannot be confirmed from photos and are likely to require verification/installation"
],
"confidence": 0.55,
"assumptions": [
"Interior condition not shown; this analysis assumes typical deferred interior cosmetic issues for an as‑is 1953 house in need of 'makeover' but no visible catastrophic interior collapse unless tenant reports otherwise.",
"No visible HVAC condenser suggests either window units, no cooling, or an unseen condensing unit; assume HVAC/cooling may be non‑compliant or marginal.",
"Smoke and CO detectors, GFCI protection, and working hot water are unknown and must be inspected; assume at least some detectors are missing or non‑compliant given property age and as‑is sale.",
"Electrical panel age and wiring type unknown; assume likely older wiring that may require updates for code compliance.",
"Roof is older flat membrane with patches visible in aerials; assume roof has limited remaining life and may need repair or replacement to prevent leaks.",
"Listing note about a $45,000 code lien (seller says violations resolved) is assumed to represent prior significant code issues; while resolved, it increases probability of lingering compliance gaps.",
"Tenant-occupied, no lease details available; assume access for inspection/repairs may be restricted and scheduling will be required.",
"No appliances or interior fixtures were visible; missing refrigerator or stove is not treated as an automatic fail but will reduce turnkey readiness unless supplied."
],
"overall_score": 48.0,
"rubric_version": "ns-pitzer-2026-1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "611 35th St, West Palm Beach, FL, 33407",
"aggregate": {
"summary": "Moderate inspection risk. Exterior shell mostly intact but roof shows aging/patching and major interior/system unknowns (HVAC, detectors, egress, plumbing, electrical) make this a moderate-repair property. Prior code lien history and tenant-occupied status increase likelihood of additional issues discovered on inspection. Expect 30–60 days and a moderate rehab scope to reach HCV/NSPIRE passable condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 51.7,
"rationale": "Exterior photos show cosmetic deferred maintenance (cracked/peeling driveway, overgrown yard, worn paint in places) and an older carport structure with stored items. Listing states 'ready for a makeover' and 'sold as-is' which implies interior cosmetic rehab likely required. Missing interior photos prevent exact appliance/fixture assessment — missing appliances assumed possible but not assumed catastrophic. Overall indicates moderate repairs and updates rather than immediate structural collapse."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 63.3,
"rationale": "Corner lot with generous setbacks and chain-link fencing present; overall site intact with no visible standing water, large foundation cracks, or collapsed exterior elements. Some yard neglect, patchy grass, and cracked driveway/walkway reduce score. Surrounding properties show a mixed neighborhood condition. Overall exterior envelope appears serviceable but needs cleanup and minor repairs."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 45.0,
"rationale": "Significant unknowns for NSPIRE items: no interior photos to confirm presence/location of smoke or CO detectors, egress windows, GFCI protection, plumbing or hot water. Exterior shows a patched/aged roof which raises risk of water intrusion. The property historically had code violations (large code lien) even though listing says violations are resolved — this history increases inspection risk. No visible exposed wiring or collapsed elements outside, but inability to confirm detectors, egress, and electrical panel lowers the score to a moderate safety risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 40.0,
"rationale": "Roof appears to be a flat/low-slope membrane with visible patches/stains — potential for leaks or imminent replacement. No external HVAC condenser (typical central A/C unit) is visible in photos, creating a risk that cooling/heating is absent or in poor condition (Florida habitability concern). Electrical panel, water heater and plumbing fixtures are not shown and must be verified. Given 1953 build date and visible roof aging, systems should be assumed aged and likely require repair/replacement."
}
],
"red_flags": [
"Large historical code lien (~$45,000) on the property — indicates prior significant violations (even if stated resolved).",
"Aged/patched flat roof with visible stains — potential for active or recurring leaks and costly roof work.",
"No visible external HVAC condenser in photos — possible lack/poor condition of cooling system (habitability concern in FL).",
"Tenant-occupied with restricted access — limits verification and may conceal interior hazards.",
"Unknown presence/location of smoke detectors, carbon monoxide detectors, and proper bedroom egress windows — potential immediate NSPIRE fail items until verified."
],
"confidence": 0.95,
"assumptions": [
"No interior photos were provided; interior condition, presence/function of smoke & CO detectors, plumbing fixtures, hot water, GFCI protection, electrical panel condition, and appliances are unknown and estimated conservatively toward risk.",
"Absence of a visible exterior HVAC condenser in photos is interpreted as either missing or not clearly pictured; assume HVAC condition is uncertain and may require repair/replacement.",
"Roof membrane visible in aerial and close photos shows patching/stains — assumed to be aged and potentially leaking despite 'violations resolved' statement.",
"Listing language 'ready for a makeover' and 'sold as-is' indicates interior cosmetic and likely mechanical deferred maintenance.",
"Tenant occupied with 'no lease' and restricted showings likely limits immediate access for repairs and inspection — assume some items may be concealed by occupant belongings.",
"Large code lien (~$45,000) indicates prior significant code enforcement; the listing's claim that violations are resolved is accepted but increases inspection risk of hidden or recurring issues."
],
"score_method": "mean_of_criteria",
"overall_score": 49.0,
"rubric_version": "NSPIRE_v1_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5981917544"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.