Property ID: 5982933140
815 N N St, Pensacola, FL, 32501
Pensacola, FL
Money Down: $28,944
CoC Return: 24.93%
Monthly Cash Flow: $601
Est. Final ARV: $263,354
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,120
Closing Costs
$4,824
Total Down
$28,944
Investment Snapshot
Purchase Price
$120,600
Money Down
$28,944
Cash-on-Cash Return
24.93%
Rent
$1,569
Monthly Cash Flow
$601
Annual Cash Flow
$7,215
Debt Service / Mo
$642
Property Tax / Mo
$60
Insurance / Mo
$109
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,569
Payment Standard
$1,933
Rent
$1,569
Insurance
$109
Property Tax
$60
Management
$157
Utilities Allowance
$364
NOI (Monthly)
$1,243
Debt Service
$642
Cash Flow After Debt
$601
Quality Score: 62.90%
Confidence: 85.00%
This modular single‑family shows generally serviceable interior finishes and functioning appliances with evidence of a recent remodel and a claimed new roof and central heat. The property is likely rentable after minor-to-moderate repairs (replace/secure several floor planks, repair/secure porch ramp and railings, replace/repair skirting, verify and correct any ceiling leak sources, install/verify required smoke/CO detectors and GFCI protection). Recommended: confirm roofing/ceiling leak status, verify HVAC operation, test hot water and electrical panel, remediate any active leaks and secure/repair exterior ramp prior to a Section 8/HCV inspection. With those items addressed the unit would likely pass an initial NSPIRE/HCV inspection within 2–4 weeks; if active leaks or structural framing damage are found, timelines extend.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$364
Guaranteed Section 8 Rent (PS - Utilities)
$1,569
Property Management
$157
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$120,600
Beds
3
Baths
2
Living Area
1,404 sqft
Lot Size
7,405 sqft
Year Built
2002
Days on Market
320
Capital Outlay
$28,944
Debt Service
$642
Property Tax / Mo
$60
Insurance / Mo
$109
Property Description
For Sale: 815 N N Street Asking Price: $121,100 Approx. 1,400 sq ft | Lot Size: 0.1732 acres Prime Location | Zoned C-3 This spacious 3 bed, 2 bath modular home is full of potential for homeowners, business owners, or investors. It offers excellent access, high visibility, and flexible zoning. *Home is currently Occupied* Property Highlights: Built in 2002 Recently remodeled New roof Central heat **Not Vacant**
Utility Allowances
Heating (Electric)
$31
Property has central heat. Electric option selected for consistency with the 'Electric Water Heater'.
Air Conditioning
$49
Property details list 'Central Air' and 'Ceiling Fan(s)'.
Water Heater (Electric)
$31
Property details explicitly state 'Electric Water Heater'.
Cooking (Electric)
$13
Electric option selected as the most likely fuel type, consistent with other electric appliances.
Range (Tenant Supplied)
$11
A range/oven is not listed as a provided appliance, so it is treated as tenant-supplied per rules.
Refrigerator (Tenant Supplied)
$12
A refrigerator is not listed as a provided appliance, so it is treated as tenant-supplied per rules.
Other Electric
$70
Standard allowance for general electricity usage (lights, outlets, small appliances).
Monthly Electric Fee
$11
Standard fixed monthly service fee for electric service from the utility schedule.
Monthly Gas Fee
$0
Not applicable as no gas-powered utilities are used at the property.
Water
$40
Water service is inferred from the explicit mention of 'Public Sewer' in the property details.
Sewer
$64
Property details explicitly state a connection to 'Public Sewer'.
Trash Collection
$32
Standard utility allowance for a single-family home.
Source References
Payment Standard Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf
https://www.cityofpensacola.com/DocumentCenter/View/27843
https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf
Utility Allowance Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,313
DP3 Annual Estimate$1,313
DP1 Monthly Equivalent$109
DP3 Monthly Equivalent$109
Replacement Value$16,956
Basis1,404 sqft / 2002
Nearby Houses
Photo unavailable
819 N N St
sold · 0.01 mi
Price: $161,000
3 bd / 1 ba · 893 sqft
Latest sale: $161,000 on Jun 16, 2023
Latest rent: $1,525 on Jun 21, 2023
Photo unavailable
905 N N St Unit A
off_market · 0.05 mi
Price: $995
2 bd / 1 ba · 870 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1900 W Cervantes St
for_sale · 0.07 mi
Price: $90,999
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
909 N M St
sold · 0.09 mi
Price: $164,900
2 bd / 1 ba · 621 sqft
Latest sale: $164,900 on Jan 28, 2022
Latest rent: —
Photo unavailable
1918 W Gadsden St
sold · 0.11 mi
Price: $275,000
3 bd / 2 ba · 1,107 sqft
Latest sale: $275,000 on Jan 31, 2020
Latest rent: $3,300 on Jul 19, 2022
Photo unavailable
1918 W Gadsden St Unit A
off_market · 0.11 mi
Price: $2,100
3 bd / 2 ba · 1,200 sqft
Latest sale: $15,000 on May 07, 2019
Latest rent: $2,100 on Sep 10, 2025
Photo unavailable
918 N M St
sold · 0.12 mi
Price: $39,900
3 bd / 1 ba · 912 sqft
Latest sale: $39,900 on Sep 23, 2021
Latest rent: —
Photo unavailable
924 N M St
sold · 0.13 mi
Price: $34,900
2 bd / 1 ba · 860 sqft
Latest sale: $34,900 on Sep 23, 2021
Latest rent: —
Photo unavailable
1007 N M St
sold · 0.14 mi
Price: $20,000
— bd / — ba
Latest sale: $20,000 on Jul 13, 2023
Latest rent: —
Photo unavailable
1816 W Gadsden St
off_market · 0.14 mi
Price: $1,950
3 bd / 2 ba · 1,500 sqft
Latest sale: $75,000 on Apr 30, 2021
Latest rent: $2,500 on Aug 19, 2025
Photo unavailable
1911 W Gonzalez St
off_market · 0.15 mi
Price: $1,295
3 bd / 1 ba · 1,088 sqft
Latest sale: $44,400 on Aug 07, 2000
Latest rent: $1,395 on Aug 19, 2025
Photo unavailable
1810 W Gadsden St
off_market · 0.16 mi
Price: $1,860
3 bd / 2 ba · 1,400 sqft
Latest sale: $50,000 on Mar 16, 2020
Latest rent: $2,250 on Sep 10, 2025
Photo unavailable
1008 N M St
sold · 0.16 mi
Price: $100,000
2 bd / 1 ba · 945 sqft
Latest sale: $100,000 on Sep 28, 2023
Latest rent: —
Photo unavailable
1810 W DE Soto St
sold · 0.16 mi
Price: $180,000
3 bd / 2 ba · 1,369 sqft
Latest sale: $180,000
Latest rent: —
Photo unavailable
2123 W Gadsden St
sold · 0.17 mi
Price: $155,000
3 bd / 1 ba · 1,164 sqft
Latest sale: $155,000 on Mar 21, 2022
Latest rent: —
Photo unavailable
1811 W Gadsden St
sold · 0.18 mi
Price: $369,500
3 bd / 2 ba · 1,528 sqft
Latest sale: $369,500 on Aug 08, 2023
Latest rent: —
Photo unavailable
2201 W Gonzalez St
sold · 0.19 mi
Price: $60,000
3 bd / 1 ba · 1,060 sqft
Latest sale: $60,000 on Mar 03, 2025
Latest rent: —
Properties Used for Comps
Photo unavailable
613 N M St, Pensacola, FL, 32501
sold
Price: $268,000
Rent: —
3 bd / 2 ba · 1,536 sqft
Sale Date: Mar 20, 2025
Distance: 0.16 mi
View listing
Photo unavailable
2117 W Jackson St, Pensacola, FL, 32505
for_sale
Price: $240,000
Rent: —
3 bd / 2 ba · 1,196 sqft
Sale Date: Jul 08, 2024
Distance: 0.22 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Ceiling staining visible in multiple rooms — possible prior or active roof/plumbing leak (needs verification).
- Exterior ramp/decking and handrail are weathered and may fail guardrail/handrail requirements (safety hazard).
- Damaged/missing skirting under the modular unit exposing underside — pest entry and underside damage risk.
- Loose or lifting laminate floor planks at several locations — trip hazard and inspection failure if not repaired.
Assumptions
- Listing statement that roof is new and central heat is present and operational is accurate unless inspection/testing shows otherwise.
- Photos represent typical occupied condition; occupant belongings may hide minor defects not visible in images.
- Ceiling staining is assumed to be prior water intrusion without current sagging; an active leak is possible but not confirmed by photos.
- No evidence of foundation movement, major structural sagging, or collapsed ceilings in supplied photos; assumed absent.
- Kitchen appliances (stove, refrigerator) seen in photos are present and functional but serviceability not tested.
- Electrical panel, water heater, GFCI outlets and CO detectors were not photographed and their presence/condition is unknown.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $694 | $36,019 | $36,019 |
| 2023 | $1,002 | $65,982 | $51,884 |
| 2022 | $920 | $59,319 | $47,168 |
| 2021 | $800 | $42,880 | $42,880 |
| 2020 | $736 | $39,892 | $39,892 |
| 2019 | $708 | $38,045 | $38,045 |
| 2018 | $93 | $37,303 | $27,995 |
| 2017 | $83 | $35,180 | $27,420 |
| 2016 | $58 | $34,394 | $26,857 |
| 2015 | $57 | $31,995 | $26,671 |
| 2014 | $51 | $29,586 | $26,460 |
| 2013 | $50 | $28,801 | $26,069 |
| 2012 | $47 | $29,290 | $25,634 |
| 2011 | $46 | $29,590 | $24,888 |
| 2010 | $35 | $36,802 | $36,802 |
| 2009 | $36 | $37,047 | $37,047 |
| 2008 | $36 | $39,244 | $39,244 |
| 2007 | $36 | $41,230 | $23,160 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-02-23 | Sold | $65,000 |
| 2019-07-31 | Sold | $24,000 |
| 2002-06-26 | Sold | $18,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2019-11-21 | Listed for rent | $795 | — |
Photo Gallery
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{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Mechanical",
"permit_effective_date": "Jan 31, 2002",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5982933140",
"generated_at": "2026-03-27T19:16:08.759500Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 62.9
},
"utility_allowance": {
"zip_code": "32501",
"home_photo": "https://ap.rdcpix.com/a13930ca1d7b8684d21f60890a54b029l-m2039948823s-w1280.jpg",
"rent_price": 1569.0,
"loan_amount": 96480.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/815-N-N-St_Pensacola_FL_32501_M59829-33140",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 120600.0,
"loan_term_years": 30,
"annual_cash_flow": 14917.38,
"mortgage_monthly": 641.88,
"payment_standard": 1933.0,
"total_amount_out": 24120.0,
"additional_photos": [
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],
"down_payment_rate": 0.2,
"insurance_monthly": 109.42,
"monthly_cash_flow": 1243.11,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Property has central heat. Electric option selected for consistency with the 'Electric Water Heater'.",
"utility": "Heating (Electric)",
"allowance": 31
},
{
"note": "Property details list 'Central Air' and 'Ceiling Fan(s)'.",
"utility": "Air Conditioning",
"allowance": 49
},
{
"note": "Property details explicitly state 'Electric Water Heater'.",
"utility": "Water Heater (Electric)",
"allowance": 31
},
{
"note": "Electric option selected as the most likely fuel type, consistent with other electric appliances.",
"utility": "Cooking (Electric)",
"allowance": 13
},
{
"note": "A range/oven is not listed as a provided appliance, so it is treated as tenant-supplied per rules.",
"utility": "Range (Tenant Supplied)",
"allowance": 11
},
{
"note": "A refrigerator is not listed as a provided appliance, so it is treated as tenant-supplied per rules.",
"utility": "Refrigerator (Tenant Supplied)",
"allowance": 12
},
{
"note": "Standard allowance for general electricity usage (lights, outlets, small appliances).",
"utility": "Other Electric",
"allowance": 70
},
{
"note": "Standard fixed monthly service fee for electric service from the utility schedule.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "Not applicable as no gas-powered utilities are used at the property.",
"utility": "Monthly Gas Fee",
"allowance": 0
},
{
"note": "Water service is inferred from the explicit mention of 'Public Sewer' in the property details.",
"utility": "Water",
"allowance": 40
},
{
"note": "Property details explicitly state a connection to 'Public Sewer'.",
"utility": "Sewer",
"allowance": 64
},
{
"note": "Standard utility allowance for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
}
],
"cash_on_cash_return": 0.62,
"down_payment_amount": 24120.0,
"property_tax_annual": 714.82,
"property_tax_monthly": 59.57,
"property_tax_increase": 0.03,
"utility_allowance_total": 364.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
"https://www.cityofpensacola.com/DocumentCenter/View/27843",
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"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
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"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 7214.77,
"property_management_monthly": 156.9,
"monthly_cash_flow_after_debt": 601.23,
"cash_on_cash_return_after_debt": 0.3
},
"section8_assessment": {
"runs": [
{
"summary": "This modular single‑family shows generally serviceable interior finishes and functioning appliances with evidence of a recent remodel and a claimed new roof and central heat. The property is likely rentable after minor-to-moderate repairs (replace/secure several floor planks, repair/secure porch ramp and railings, replace/repair skirting, verify and correct any ceiling leak sources, install/verify required smoke/CO detectors and GFCI protection). Recommended: confirm roofing/ceiling leak status, verify HVAC operation, test hot water and electrical panel, remediate any active leaks and secure/repair exterior ramp prior to a Section 8/HCV inspection. With those items addressed the unit would likely pass an initial NSPIRE/HCV inspection within 2–4 weeks; if active leaks or structural framing damage are found, timelines extend.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 65.0,
"rationale": "Interior shows a recent-looking floor installation and generally intact finishes, and the kitchen has a working range and hood visible. However there are multiple cosmetic and small-repair items: worn cabinet faces, baseboard/trim separation, several loose or lifting laminate planks at edges (trip potential), weathered porch/ramp decking with surface wear, and damaged/partial skirting beneath the unit. Missing or worn finish items are moderate and appear repairable without major structural replacement. Listing states recently remodeled which matches the generally serviceable condition seen."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 55.0,
"rationale": "A ceiling-mounted smoke detector is visible in the main living area (positive), the entry door appears to have a keyed lock and likely deadbolt, and windows look large enough for egress in living areas. However there are notable safety concerns: ceiling stains (possible prior or active leak) visible on multiple ceiling photos, several laminate planks lifting (trip hazard), the exterior ramp/porch railings and decking are weathered and may not meet guard/handrail strength requirements, skirting under the unit is damaged exposing the underside, and no GFCI outlets or multiple required smoke/CO detectors are visible in photos (bedroom/hall detectors not shown). No exposed wiring is seen, but the electrical panel, water heater and GFCIs were not photographed. These create moderate NSPIRE risk that will likely trigger corrective items at inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 65.0,
"rationale": "Listing states new roof and central heat; interior photos show ceiling HVAC vents and a thermostat, and a central HVAC return/register is visible indicating a central system present. Kitchen appliances are electric and appear serviceable. There is no photo of the electrical service panel, water heater, or outdoor HVAC condensing unit; plumbing fixtures are not clearly photographed. Ceiling staining suggests past water intrusion which could have affected mechanical components but there is no visible sagging or collapsed ceilings. Given the listing claims and visible vents, systems are likely functional but partially undocumented and will require verification of operation and safety (electrical panel, water heater venting, hot water, GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site",
"score": 60.0,
"rationale": "Vinyl siding and windows appear intact with no obvious wall separation or large visible foundation cracks. The home sits on a raised/modular foundation typical for the product type. However the front ramp and decking are weathered with surface deterioration and potentially loose boards; the ramp/rail design lacks intermediate balusters and could fail a guardrail strength or spacing check. The skirting is damaged/missing in areas exposing the underside and under-structure. Yard and fence visible but no significant drainage/erosion or major exterior structural failures are evident in the photos."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"Ceiling staining visible in multiple rooms — possible prior or active roof/plumbing leak (needs verification).",
"Exterior ramp/decking and handrail are weathered and may fail guardrail/handrail requirements (safety hazard).",
"Damaged/missing skirting under the modular unit exposing underside — pest entry and underside damage risk.",
"Loose or lifting laminate floor planks at several locations — trip hazard and inspection failure if not repaired."
],
"confidence": 0.6,
"assumptions": [
"Listing statement that roof is new and central heat is present and operational is accurate unless inspection/testing shows otherwise.",
"Photos represent typical occupied condition; occupant belongings may hide minor defects not visible in images.",
"Ceiling staining is assumed to be prior water intrusion without current sagging; an active leak is possible but not confirmed by photos.",
"No evidence of foundation movement, major structural sagging, or collapsed ceilings in supplied photos; assumed absent.",
"Kitchen appliances (stove, refrigerator) seen in photos are present and functional but serviceability not tested.",
"Electrical panel, water heater, GFCI outlets and CO detectors were not photographed and their presence/condition is unknown."
],
"overall_score": 62.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "Moderate inspection risk. The home appears largely serviceable and partially remodeled with functioning kitchen appliances and central HVAC vents visible, but contains several inspection risks that could cause an initial NSPIRE/Section 8 fail if not addressed: evidence of ceiling staining (possible active or recent leaks and associated moisture/mold risk), weathered/damaged exterior ramp and skirting (guardrail/handrail safety and exposure), loose interior floor planks (trip hazard), and some exposed/loose wiring. Many required NSPIRE items (GFCI outlets, CO detector, electrical panel, water heater, bathrooms, hot water functionality) are not shown; verify these onsite. If water intrusion and railing hazards are repaired and GFCI/CO/other code items confirmed, the property is likely to pass after 2–6 weeks of remedial work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior appears recently remodeled with new vinyl plank flooring and functioning kitchen appliances (stove, range hood, refrigerator visible). Cosmetic wear is present: scuffed cabinet bases, missing kick/trim, and several floor planks lifting at seams (trip hazard). Exterior ramp/decking is weathered with peeling paint and damaged skirting panels under the unit. Missing/refinished items are mostly cosmetic or carpenter/finish work; none of the photos show catastrophic structural failures."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "A smoke detector is visible on the ceiling and exterior doors show a keyed/lockable deadbolt. Large windows provide apparent egress in living areas. However, ceiling staining/discoloration above living area suggests prior or active water intrusion (potential mold/moisture). The exterior ramp/guardrail is weathered and may not meet guardrail/handrail safety standards; some interior floor planks are loose (trip hazard). No GFCI or carbon monoxide detector is visible in photos. A small bundle of hanging/loose wiring or cord is visible on an interior wall — possible electrical hazard. Several NSPIRE items (electrical panel, hot water, bathroom plumbing, exact detector locations) are not shown."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Listing states central heat and photos show ceiling HVAC vents, supporting presence of a central system. Listing also claims a new roof (not directly verifiable from photos) and exterior siding appears intact. No water heater, electrical panel, sewer/drainage, or HVAC equipment (compressor) photos were provided. Ceiling staining may indicate past or present roof/plumbing leaks that could affect systems. Appliances (electric range, refrigerator) are present which reduces appliance replacement need."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Vinyl siding and windows look serviceable; property has fenced yard and a ramp for entry. The roof is described as new in the listing but images show a standard pitched roof with intact gutters. The raised wooden entry ramp/deck and skirting show weathering and localized damage that need repair or replacement; skirting panels are damaged exposing underside (pest/ventilation risk). Walkway/deck wood surface shows wear and potential loose boards (safety/maintenance item). No obvious major foundation displacement or standing water visible in photos."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"Evidence of ceiling staining/discoloration — possible active or prior leak (risk of active leaks and mold).",
"Deteriorated exterior ramp/deck and damaged skirting — guardrail/handrail safety concern and exposed underside (pest/ventilation risk).",
"Loose or lifting vinyl plank flooring in several locations — trip hazard and potential subfloor/adhesion issues.",
"Visible loose/hanging wiring or cords on an interior wall — potential electrical hazard needing evaluation.",
"Occupied status with items blocking some areas — could hide other defects and complicate inspection access."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that roof is new and that central heat exists is accurate (new roof not visually confirmed beyond eave condition).",
"Utilities (electric/water) are active because the home is occupied and appliances appear in-place.",
"Bathrooms are present and connected (2 baths listed) and provide working plumbing, but functionality was not photo-verified.",
"No major unseen foundation movement or structural sagging exists beyond what is visible in photos (no dramatic sagging observed).",
"No visible gas appliances — stove is electric — so gas venting issues are unlikely but not verified.",
"No confirmation of GFCI outlets or CO alarms — assume they are not present unless provided during inspection.",
"Occupant presence means some photos include personal items; unseen areas (electrical panel, water heater, attic, underside piers) could reveal additional issues."
],
"overall_score": 60.0,
"rubric_version": "1.0"
},
{
"summary": "This 3BR/2BA modular home appears generally serviceable and is likely to pass an HCV/NSPIRE inspection after addressing several minor-to-moderate items. Primary work needed: repair or replace weathered deck/guardrail boards and confirm guardrail height/spacing; fix/secure lifted vinyl plank flooring; verify and remediate ceiling water stains (determine if active leak and address mold if present); install missing GFCI outlets where required and add CO detector if fuel-burning appliances exist. Major systems appear present (central heat, kitchen appliances, new roof per listing) which reduces risk. Occupied status means a full interior systems check and access will be required prior to inspection. Overall this property is in the 'minor repairs' band — likely rent-ready within 2–6 weeks depending on repairs and verification of systems.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior shows recent-looking vinyl plank flooring but with several edge/lifting boards and transition gaps (trip/cosmetic). Kitchen appliances (stove, visible fridge) present. Cabinets and trim show wear; baseboard/trim missing in small areas. Exterior ramp/deck wood is weathered and requires sanding/repair/paint; skirting under home is incomplete. Overall mostly cosmetic and moderate repairs (floor replacement/repair, deck maintenance, trim repairs) rather than major structural work."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "A ceiling-mounted smoke detector is visible. Entry door appears to have a secure lock. No carbon monoxide detector is visible in photos. Kitchen and living areas have functioning fixtures and appliances visible. Ceiling discoloration/staining is visible around central ceiling vents (possible past or current water intrusion / mold risk) which raises safety concern. No GFCI outlets are visible in the kitchen photos. Exterior ramp and guardrail are present but show wear and the guardrail design and spacing may not meet local guard/egress code or NSPIRE requirements; decking boards show wear and potential trip hazards. Because many NSPIRE safety items (panel condition, GFCI, CO detector, bedroom egress checks) cannot be fully confirmed from photos, moderate compliance risk is assumed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Listing states central heat and new roof; interior shows HVAC supply registers and a thermostat, and electric range and refrigerator are present, suggesting basic systems are installed and likely functional. No water heater, electrical panel, or furnace/air handler were pictured. Ceiling stains suggest prior roof or plumbing leaks but listing claims new roof (likely repaired). With no visible signs of catastrophic system failure, rate as generally serviceable but verify HVAC, water heater, plumbing and electrical panel on inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 65.0,
"rationale": "Vinyl siding appears intact; roof fascia and gutters visible and listing claims a new roof. The raised modular home has a wooden ramp/porch in place which provides accessible entry but wood is weathered and skirting is incomplete, leaving under-home access and possible pest/ventilation concerns. Yard and fencing appear functional. Some localized exterior maintenance and skirting/understructure enclosures are needed."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"Ceiling staining around central area — potential past or active water intrusion and mold risk (requires immediate verification).",
"Exterior ramp/deck guardrail is weathered and may not meet guardrail/handrail code or height/spacing requirements — fall hazard.",
"Interior vinyl planks lifting at several locations — trip hazard and possible exposed subfloor.",
"Open/incomplete skirting under home — access for pests and exposes understructure (ventilation/insulation concerns).",
"No visible GFCI outlets in kitchen photos and no visible carbon monoxide detector — potential NSPIRE safety noncompliance until verified/installed."
],
"confidence": 0.7,
"assumptions": [
"Listing note 'new roof' is accurate and roof is recently replaced; ceiling stains are likely from older/past leaks rather than active roof failure.",
"Central heat is operational (thermostat and duct registers visible) and is not a gas-fueled system requiring CO detection, but this must be verified on-site.",
"No electrical panel problems are present beyond what is visible in photos (panel location not shown).",
"Bedrooms have code-compliant egress windows (not pictured), but this must be confirmed at inspection.",
"Water heater is present and functioning though not pictured.",
"No active standing water or active roof/plumbing leaks at time of photos, but ceiling staining indicates prior intrusion risk.",
"Ramp/porch provides primary entry; steps and railing are assumed the primary exterior egress points but exact guardrail heights and stair condition need in-person measurement."
],
"overall_score": 67.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "815 N N St, Pensacola, FL, 32501",
"aggregate": {
"summary": "This modular single‑family shows generally serviceable interior finishes and functioning appliances with evidence of a recent remodel and a claimed new roof and central heat. The property is likely rentable after minor-to-moderate repairs (replace/secure several floor planks, repair/secure porch ramp and railings, replace/repair skirting, verify and correct any ceiling leak sources, install/verify required smoke/CO detectors and GFCI protection). Recommended: confirm roofing/ceiling leak status, verify HVAC operation, test hot water and electrical panel, remediate any active leaks and secure/repair exterior ramp prior to a Section 8/HCV inspection. With those items addressed the unit would likely pass an initial NSPIRE/HCV inspection within 2–4 weeks; if active leaks or structural framing damage are found, timelines extend.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 66.7,
"rationale": "Interior shows a recent-looking floor installation and generally intact finishes, and the kitchen has a working range and hood visible. However there are multiple cosmetic and small-repair items: worn cabinet faces, baseboard/trim separation, several loose or lifting laminate planks at edges (trip potential), weathered porch/ramp decking with surface wear, and damaged/partial skirting beneath the unit. Missing or worn finish items are moderate and appear repairable without major structural replacement. Listing states recently remodeled which matches the generally serviceable condition seen."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site",
"score": 61.7,
"rationale": "Vinyl siding and windows appear intact with no obvious wall separation or large visible foundation cracks. The home sits on a raised/modular foundation typical for the product type. However the front ramp and decking are weathered with surface deterioration and potentially loose boards; the ramp/rail design lacks intermediate balusters and could fail a guardrail strength or spacing check. The skirting is damaged/missing in areas exposing the underside and under-structure. Yard and fence visible but no significant drainage/erosion or major exterior structural failures are evident in the photos."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 56.7,
"rationale": "A ceiling-mounted smoke detector is visible in the main living area (positive), the entry door appears to have a keyed lock and likely deadbolt, and windows look large enough for egress in living areas. However there are notable safety concerns: ceiling stains (possible prior or active leak) visible on multiple ceiling photos, several laminate planks lifting (trip hazard), the exterior ramp/porch railings and decking are weathered and may not meet guard/handrail strength requirements, skirting under the unit is damaged exposing the underside, and no GFCI outlets or multiple required smoke/CO detectors are visible in photos (bedroom/hall detectors not shown). No exposed wiring is seen, but the electrical panel, water heater and GFCIs were not photographed. These create moderate NSPIRE risk that will likely trigger corrective items at inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 65.0,
"rationale": "Listing states new roof and central heat; interior photos show ceiling HVAC vents and a thermostat, and a central HVAC return/register is visible indicating a central system present. Kitchen appliances are electric and appear serviceable. There is no photo of the electrical service panel, water heater, or outdoor HVAC condensing unit; plumbing fixtures are not clearly photographed. Ceiling staining suggests past water intrusion which could have affected mechanical components but there is no visible sagging or collapsed ceilings. Given the listing claims and visible vents, systems are likely functional but partially undocumented and will require verification of operation and safety (electrical panel, water heater venting, hot water, GFCI)."
}
],
"red_flags": [
"Ceiling staining visible in multiple rooms — possible prior or active roof/plumbing leak (needs verification).",
"Exterior ramp/decking and handrail are weathered and may fail guardrail/handrail requirements (safety hazard).",
"Damaged/missing skirting under the modular unit exposing underside — pest entry and underside damage risk.",
"Loose or lifting laminate floor planks at several locations — trip hazard and inspection failure if not repaired."
],
"confidence": 0.85,
"assumptions": [
"Listing statement that roof is new and central heat is present and operational is accurate unless inspection/testing shows otherwise.",
"Photos represent typical occupied condition; occupant belongings may hide minor defects not visible in images.",
"Ceiling staining is assumed to be prior water intrusion without current sagging; an active leak is possible but not confirmed by photos.",
"No evidence of foundation movement, major structural sagging, or collapsed ceilings in supplied photos; assumed absent.",
"Kitchen appliances (stove, refrigerator) seen in photos are present and functional but serviceability not tested.",
"Electrical panel, water heater, GFCI outlets and CO detectors were not photographed and their presence/condition is unknown."
],
"score_method": "mean_of_criteria",
"overall_score": 62.9,
"rubric_version": "ns_pire_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5982933140"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.