Property ID: 5988672095
724 N K St, Pensacola, FL, 32501
Pensacola, FL
Money Down: $71,976
CoC Return: -8.86%
Monthly Cash Flow: $-531
Est. Final ARV: $292,078
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,980
Closing Costs
$11,996
Total Down
$71,976
Investment Snapshot
Purchase Price
$299,900
Money Down
$71,976
Cash-on-Cash Return
-8.86%
Rent
$1,569
Monthly Cash Flow
$-531
Annual Cash Flow
$-6,377
Debt Service / Mo
$1,596
Property Tax / Mo
$217
Insurance / Mo
$130
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,569
Payment Standard
$1,933
Rent
$1,569
Insurance
$130
Property Tax
$217
Management
$157
Utilities Allowance
$364
NOI (Monthly)
$1,065
Debt Service
$1,596
Cash Flow After Debt
$-531
Quality Score: 83.00%
Confidence: 95.00%
This 3BR/1BA single‑family cottage appears turnkey and likely to pass an initial HCV/NSPIRE inspection with only minor, easy repairs. Major recent upgrades (2024 roof, 2016 full rewire, PEX plumbing, remodeled bath/kitchen) strongly reduce inspection risk. Primary small issues for a typical inspection: confirm presence/function of GFCI outlets (kitchen/bath), install/verify carbon monoxide alarm (if fuel‑burning appliances present), and address mortar/step repair to eliminate a trip hazard. Expect rent‑ready within 1–2 weeks after addressing those minor items.
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
$299,900
Beds
3
Baths
1
Living Area
1,674 sqft
Lot Size
5,811 sqft
Year Built
1980
Days on Market
231
Capital Outlay
$71,976
Debt Service
$1,596
Property Tax / Mo
$217
Insurance / Mo
$130
Property Description
Welcome to this unique and beautifully restored 3-bedroom, 1-bathroom classic home located near vibrant downtown Pensacola! This thoughtfully preserved, turnkey home is currently operating as a successful Airbnb, making it an ideal investment property or a cozy personal residence. Step inside and fall in love with the character and charm that have been carefully maintained throughout. Original heart pine floors have been refinished, providing warmth and timeless elegance. The fully remodeled bathroom features a stylish tile shower/tub combo and a classic pedestal sink, blending modern comfort with vintage appeal. The beautiful spacious kitchen is a standout with its modern upgrades, including sleek stone countertops, upgraded plywood cabinetry, a custom tile backsplash, and updated fixtures. Major system upgrades make this home as reliable as it is charming. It has a 2024 roof with 100% water shield upgrade and 30-year dimensional shingles that offer peace of mind for years to come. Home has had some plumbing updates including new PEX supply lines and was completely rewired in 2016. Enjoy the privacy of the 8' fully fenced backyard, complete with a welcoming deck space ideal for entertaining guests or simply relaxing outdoors. Located in a convenient and desirable area, you're less than two miles from Historic Palafox Street just minutes away from downtown Pensacola's restaurants, shopping, parks, and more. Whether you're looking to continue its Airbnb success or make it your full-time home, this gem is truly move-in ready. Schedule your private showing today!
Utility Allowances
Heating
$31
Selected 'Electric' for heating. Property details indicate 'Central' heating and an 'Electric Water Heater', suggesting an all-electric setup as no gas service is mentioned.
Cooking
$13
Selected 'Electric' for cooking. The fuel type is inferred to be electric, consistent with other appliances being electric.
Water Heater
$31
Selected 'Electric'. Property details explicitly list 'Electric Water Heater'.
Air Conditioning
$49
The property has 'Central Air' conditioning, which is a standard utility for this property type.
Other Electric
$70
This is a standard allowance for general electricity usage (e.g., lights, outlets) in a 3-bedroom unit.
Range (Tenant Supplied)
$11
The property listing does not explicitly state that a range/oven is provided by the landlord, so it is assumed to be tenant-supplied.
Refrigerator (Tenant Supplied)
$12
The property listing does not explicitly state that a refrigerator is provided by the landlord, so it is assumed to be tenant-supplied.
Monthly Electric Fee
$11
A fixed monthly service fee for having an active electric utility account, applicable since the property uses electricity.
Monthly Gas Fee
$0
The property is inferred to be all-electric, so no natural gas service is required. The allowance is $0.
Water
$40
Property details confirm a 'Public' water source.
Sewer
$64
Property details confirm a 'Public Sewer' connection.
Trash Collection
$32
Standard residential service 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$1,565
DP3 Annual Estimate$1,565
DP1 Monthly Equivalent$130
DP3 Monthly Equivalent$130
Replacement Value$123,830
Basis1,674 sqft / 1980
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717 N L St
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1810 W Gadsden St
off_market · 0.11 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
1816 W Gadsden St
off_market · 0.12 mi
Price: $1,950
3 bd / 2 ba · 1,500 sqft
Latest sale: —
Latest rent: —
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1811 W Gadsden St
sold · 0.13 mi
Price: $369,500
3 bd / 2 ba · 1,528 sqft
Latest sale: $369,500 on Aug 08, 2023
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1601 W Jackson St
sold · 0.13 mi
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— bd / — ba
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1703 W Jackson St
sold · 0.13 mi
Price: $150,000
4 bd / 1 ba · 1,464 sqft
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1801 W Jackson St
off_market · 0.15 mi
Price: $1,750
3 bd / 2 ba · 1,100 sqft
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920 N J St
sold · 0.16 mi
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1501 W Jackson St
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509 N L St
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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: 0.18 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statements are accurate (2024 roof, rewired 2016, PEX supply updates).
- Central HVAC is present and operational (ceiling vents visible in photos).
- All three bedrooms have code‑compliant egress windows similar to those visible in living areas; egress dimensions were not measured.
- Kitchen has standard major appliances (refrigerator visible; stove/range likely present but not clearly pictured).
- No active roof leaks, interior water intrusion, or hidden structural/foundation movement beyond what is visible in photos.
- Electrical panel and water heater are present and functioning (not shown in photos).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,527 | $151,181 | $137,045 |
| 2023 | $2,141 | $142,673 | $113,261 |
| 2022 | $1,933 | $122,567 | $102,965 |
| 2021 | $1,713 | $94,302 | $93,605 |
| 2020 | $1,537 | $85,096 | $85,096 |
| 2019 | $1,463 | $80,232 | $80,232 |
| 2018 | $1,454 | $79,105 | $79,105 |
| 2017 | $880 | $45,079 | $45,079 |
| 2016 | $912 | $46,209 | $46,209 |
| 2015 | $1,101 | $55,914 | $55,914 |
| 2014 | $1,019 | $53,369 | $53,369 |
| 2013 | $1,005 | $49,677 | $49,677 |
| 2012 | $1,015 | $49,677 | $49,677 |
| 2011 | $1,087 | $53,258 | $53,258 |
| 2010 | $1,123 | $55,123 | $55,123 |
| 2009 | $1,143 | $56,986 | $56,986 |
| 2008 | $1,177 | $59,180 | $59,180 |
| 2007 | $1,162 | $55,230 | $55,230 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2016-06-16 | Sold | $18,500 |
| 2016-03-22 | Sold | $5,200 |
| 2007-03-08 | Sold | $53,000 |
| 1999-05-28 | Sold | $30,000 |
Photo Gallery
Show raw JSON (debug)
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],
"building_permits_history": [
{
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"permit_status": "Issued",
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"permit_effective_date": "Jul 15, 2024",
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},
{
"project_name": null,
"permit_status": "Issued",
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"permit_project_type_1": "Paving, driveways, and sidewalks",
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},
{
"project_name": "Imported Record",
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"permit_effective_date": "Apr 18, 2017",
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"permit_project_type_3": "Multi-room remodel"
},
{
"project_name": null,
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"permit_project_type_2": null,
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},
{
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"permit_effective_date": "Apr 11, 2017",
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"permit_project_type_3": null
},
{
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"permit_effective_date": "Apr 5, 2017",
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"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
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"permit_effective_date": "Feb 16, 2017",
"permit_project_type_1": "Bathroom remodel",
"permit_project_type_2": "Home addition",
"permit_project_type_3": "Plumbing"
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "plumbing",
"permit_effective_date": "Jan 12, 2017",
"permit_project_type_1": "Bathroom remodel",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Window & door installation",
"permit_effective_date": "Jan 10, 2017",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical",
"permit_effective_date": "Dec 28, 2016",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "5988672095",
"generated_at": "2026-03-27T19:16:01.018332Z",
"initial_filter": {
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"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 83.0
},
"utility_allowance": {
"zip_code": "32501",
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"rent_price": 1569.0,
"loan_amount": 239920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/724-N-K-St_Pensacola_FL_32501_M59886-72095",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 299900.0,
"loan_term_years": 30,
"annual_cash_flow": 12777.39,
"mortgage_monthly": 1596.19,
"payment_standard": 1933.0,
"total_amount_out": 59980.0,
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"down_payment_rate": 0.2,
"insurance_monthly": 130.42,
"monthly_cash_flow": 1064.78,
"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": "Selected 'Electric' for heating. Property details indicate 'Central' heating and an 'Electric Water Heater', suggesting an all-electric setup as no gas service is mentioned.",
"utility": "Heating",
"allowance": 31
},
{
"note": "Selected 'Electric' for cooking. The fuel type is inferred to be electric, consistent with other appliances being electric.",
"utility": "Cooking",
"allowance": 13
},
{
"note": "Selected 'Electric'. Property details explicitly list 'Electric Water Heater'.",
"utility": "Water Heater",
"allowance": 31
},
{
"note": "The property has 'Central Air' conditioning, which is a standard utility for this property type.",
"utility": "Air Conditioning",
"allowance": 49
},
{
"note": "This is a standard allowance for general electricity usage (e.g., lights, outlets) in a 3-bedroom unit.",
"utility": "Other Electric",
"allowance": 70
},
{
"note": "The property listing does not explicitly state that a range/oven is provided by the landlord, so it is assumed to be tenant-supplied.",
"utility": "Range (Tenant Supplied)",
"allowance": 11
},
{
"note": "The property listing does not explicitly state that a refrigerator is provided by the landlord, so it is assumed to be tenant-supplied.",
"utility": "Refrigerator (Tenant Supplied)",
"allowance": 12
},
{
"note": "A fixed monthly service fee for having an active electric utility account, applicable since the property uses electricity.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "The property is inferred to be all-electric, so no natural gas service is required. The allowance is $0.",
"utility": "Monthly Gas Fee",
"allowance": 0
},
{
"note": "Property details confirm a 'Public' water source.",
"utility": "Water",
"allowance": 40
},
{
"note": "Property details confirm a 'Public Sewer' connection.",
"utility": "Sewer",
"allowance": 64
},
{
"note": "Standard residential service for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
}
],
"cash_on_cash_return": 0.21,
"down_payment_amount": 59980.0,
"property_tax_annual": 2602.81,
"property_tax_monthly": 216.9,
"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": -6376.93,
"property_management_monthly": 156.9,
"monthly_cash_flow_after_debt": -531.41,
"cash_on_cash_return_after_debt": -0.11
},
"section8_assessment": {
"runs": [
{
"summary": "This 3BR/1BA single‑family cottage appears turnkey and likely to pass an initial HCV/NSPIRE inspection with only minor, easy repairs. Major recent upgrades (2024 roof, 2016 full rewire, PEX plumbing, remodeled bath/kitchen) strongly reduce inspection risk. Primary small issues for a typical inspection: confirm presence/function of GFCI outlets (kitchen/bath), install/verify carbon monoxide alarm (if fuel‑burning appliances present), and address mortar/step repair to eliminate a trip hazard. Expect rent‑ready within 1–2 weeks after addressing those minor items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a recently renovated, well‑maintained interior (refinished original heart pine floors, remodeled bathroom, upgraded kitchen). Exterior paint/siding and new 2024 roof are recent. Visible deferred items are cosmetic/low‑cost: minor mortar wear on brick front steps and small concrete/landscape edging deterioration. Appliances appear present in kitchen (refrigerator visible); no major interior finishes or flooring issues observed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "Visible smoke detector on living room ceiling and a keyed deadbolt at the entry. Rewiring in 2016 (listing) reduces electrical risk and no exposed wiring is visible. Bedroom window egress appears likely (double-hung historic windows) but not independently measured. GFCI outlets in kitchen/bath and a carbon monoxide alarm are not visible in photos (unknown). Front steps currently have no handrail, but riser count is low (3 steps) and likely not required; brick step mortar wear is a minor trip risk. No evidence of active leaks, mold, or structural sagging in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 85.0,
"rationale": "Listing states a 2024 roof with 30‑year shingles and 100% water shield. Listing also reports full rewire in 2016 and new PEX supply plumbing updates. Ceiling vents and returns visible indicating central HVAC present. No water heater, electrical panel, or visible plumbing leaks shown in photos, but system upgrade claims reduce risk. Overall systems appear in good condition with no visible failures."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Neat, fully fenced 8' backyard noted in listing and a tidy picket fence and yard in photos. Sidewalks and entry walk show some cracking and leaf/debris accumulation; front brick steps show mortar loss and minor deterioration that could require repointing to avoid trip hazards. Siding, trim, and paint look in good condition; no visible foundation cracking, standing water, or pest infestation evidence in exterior photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statements are accurate (2024 roof, rewired 2016, PEX supply updates).",
"Central HVAC is present and operational (ceiling vents visible in photos).",
"All three bedrooms have code‑compliant egress windows similar to those visible in living areas; egress dimensions were not measured.",
"Kitchen has standard major appliances (refrigerator visible; stove/range likely present but not clearly pictured).",
"No active roof leaks, interior water intrusion, or hidden structural/foundation movement beyond what is visible in photos.",
"Electrical panel and water heater are present and functioning (not shown in photos)."
],
"overall_score": 83.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "This property appears largely turnkey for Section 8/HCV tenancy. Major system upgrades (2024 roof, rewire 2016, PEX plumbing) and a fully remodeled interior reduce inspection risk. Visible smoke detector and central HVAC vents are positive. Primary inspection items to confirm before listing for voucher tenancy: presence/placement of required CO detectors, GFCI protection in kitchen/bath, location and condition of the electrical panel, and whether an exterior handrail is required for the front steps. Expected fixes prior to or at move-in are minor (handrail if required, GFCI/CO installation if missing, small exterior masonry repairs and cleanup). Overall likelihood of passing an initial NSPIRE/HCV inspection is high if the few unknowns are addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Listing photos and description show a fully remodeled interior with refinished original heart-pine floors, updated kitchen and bathroom, and fresh paint. Exterior siding and trim appear recently painted and in good repair. Minor deferred maintenance visible: brick step mortar and edges show wear and staining, leaf/debris on walkways and beds, and some small concrete surface chips on steps/landing. Missing minor fixtures (no visible exterior handrail) and typical cosmetic touch-ups are the only expected items. Missing appliances are not evident; a refrigerator is pictured in the kitchen."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 80.0,
"rationale": "Visible positive items: living room smoke detector installed on ceiling; secure entry door with deadbolt; windows look like operable double-hung units that likely meet bedroom egress; no visible exposed wiring in photos. Major systems upgrades (re-wired 2016) reduce electrical hazard likelihood. Unknown or not visible: carbon monoxide detector(s) not seen (may be required depending on fuel appliances), GFCI outlet locations in kitchen/bath not shown, electrical panel not pictured, and no handrail on exterior stairs (possible NSPIRE deficiency if riser count/height requires one). No visible active leaks, mold staining, or severe safety hazards in provided images."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Listing states a 2024 roof replacement with 100% water shield and 30-year shingles — positive for near-term roof integrity. Rewiring in 2016 and plumbing updates with PEX supply lines are documented in the listing, lowering risk of immediate system failures. Interior photos show ceiling HVAC supply/return vents and recessed lighting indicating central HVAC presence and functional electrical circuits. Water heater, electrical panel, and HVAC equipment condition/age are not visible in photos, so that remains an assumption based on the listing comments."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior curb appeal is high: intact siding, painted trim, functioning picket front fence and gated entry. Landscaping is modest and mature; yard shows leaf/groundcover debris and minor cleanup needed. Brick steps show wear and some mortar loss/edge rounding; concrete walkways and porch surfaces have minor surface cracking and chips. Backyard fence is reported as 8' and fully fenced in the listing (not pictured in detail). No visible drainage/standing water or obvious foundation separation shown in images."
}
],
"red_flags": [
"Missing exterior handrail on front steps / landing (photos show steps without a handrail) — potential unsafe stairs depending on riser count/height and local code/NSPIRE interpretation.",
"No carbon monoxide (CO) detector visible in interior photos — may be required if fuel-burning appliances or attached garage are present.",
"GFCI protection in kitchen and bathroom not visible in photos — NSPIRE requires GFCI outlets in kitchens and baths; location/installation should be confirmed."
],
"confidence": 0.7,
"assumptions": [
"Listing text is accurate: roof replaced in 2024, house rewired in 2016, PEX supply lines installed—these system upgrades are present as described.",
"Central HVAC is installed and functional (ceiling vents visible); heating is present even though equipment is not photographed.",
"Water heater and electrical panel are present and operational but not shown in photos; no evidence of active leaks or water damage seen inside.",
"Bedrooms have egress-compliant windows (double-hung windows visible) typical of homes of this type.",
"Kitchen appliances are present; a refrigerator is visible in one photo and a range/hood is suggested by kitchen images.",
"No major hidden structural issues (foundation movement, roof failure, severe mold) exist — photos show straight walls, even ceilings and a new roof; however this is an inference based on visible condition."
],
"overall_score": 83.0,
"rubric_version": "ns-pm-2026-v1"
},
{
"summary": "Based on the photos and listing, this 3-bed/1-bath home appears to be turnkey with recent major system upgrades (2024 roof, 2016 full rewire, PEX plumbing) and high cosmetic quality (refinished hardwoods, remodeled kitchen and bathroom). Visible safety items (smoke detector, secure front door, functioning HVAC vents) are present. Minor issues likely to require attention for a HCV/NSPIRE inspection include confirming GFCI outlets in wet areas, presence/location of carbon monoxide alarms if required, verifying electrical panel and water heater condition, and addressing worn mortar/cracking on front brick steps and concrete walkway. Overall, likely to pass an initial Housing Choice Voucher inspection after routine checklist items (GFCI/CO checks, small repairs) are confirmed and completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Photos and listing show a recently renovated interior (refinished heart pine floors, remodeled bath, updated kitchen) and the exterior painted and well-maintained. Appliances appear present (kitchen shows range hood and refrigerator). Visible issues are cosmetic/minor: some chipped paint on porch edges, leaf/debris on walk, and slight mortar/wear on the front brick steps. No visible collapsed surfaces, severe rot, or major deferred maintenance in the provided images. Missing small items (outlet covers, etc.) are not evident but could be minor on final walkthrough."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 80.0,
"rationale": "A ceiling-mounted smoke detector is visible in the living area (good). Exterior doors show a modern deadbolt. Interior shows no exposed wiring; listing states full rewire in 2016 which reduces electrical hazard risk. Bedroom egress windows are not explicitly shown for every bedroom but the visible windows are large double-hung units consistent with adequate egress. No visible active water stains, mold, collapsed ceilings, or major trip hazards in images. Items not confirmed in photos: presence of CO detector (required if fossil fuel appliances present), GFCI protection in kitchen/bath, and electrical panel condition. Front steps have no handrail, but rise is low (3 steps) and may not trigger required guardrail threshold; still a minor safety note for some inspectors."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/electrical/plumbing)",
"score": 85.0,
"rationale": "Listing reports a 2024 roof replacement with upgraded underlayment and 30-year shingles — visible roof appears new. Listing notes PEX supply updates and a complete rewire in 2016. Interior photos show ceiling HVAC vents/registers indicating central HVAC present. No visible evidence of water heater or drainage issues in photos, but plumbing updates are recent per listing. Overall systems appear updated and in good condition based on listing statements and visible features; absence of direct photos of electrical panel, water heater and furnace prevents full confirmation."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 78.0,
"rationale": "Exterior paint and siding appear in good condition and the property has an intact 8' fence (listing). Walkway and brick steps show some wear and minor mortar loss; some cracking in concrete approach and chipped edges on porch concrete noted. Yard is tidy though some leaves/debris present. No visible large foundation cracks, standing water, or pest infestation in provided images. Chimney and roofline look sound from photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Interior photos and listing text are current and representative of the full property condition.",
"Central HVAC is present and operational (inferred from ceiling vents/registers visible in living area).",
"Smoke detector shown in living room is operational; additional smoke detectors may exist but not pictured.",
"CO detector presence not visible; assume none shown — requirement contingent on presence of fuel-burning appliances.",
"Electrical system is generally sound due to a full rewire in 2016, but the main panel condition was not photographed.",
"Plumbing is functional and hot water available based on listing's PEX updates; water heater not pictured.",
"Bedrooms have egress windows of adequate size (not all bedroom windows are shown; inferred from typical layout and visible window sizes).",
"Appliances are present: kitchen photos show a refrigerator and range hood; a cooking range is inferred though not in every shot.",
"Front steps (approx. 3 risers) likely do not require a guardrail under many local codes; inspector may still request a handrail depending on local enforcement."
],
"overall_score": 83.0,
"rubric_version": "nsPIRE-v1-2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "724 N K St, Pensacola, FL, 32501",
"aggregate": {
"summary": "This 3BR/1BA single‑family cottage appears turnkey and likely to pass an initial HCV/NSPIRE inspection with only minor, easy repairs. Major recent upgrades (2024 roof, 2016 full rewire, PEX plumbing, remodeled bath/kitchen) strongly reduce inspection risk. Primary small issues for a typical inspection: confirm presence/function of GFCI outlets (kitchen/bath), install/verify carbon monoxide alarm (if fuel‑burning appliances present), and address mortar/step repair to eliminate a trip hazard. Expect rent‑ready within 1–2 weeks after addressing those minor items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.0,
"rationale": "Photos and listing show a recently renovated, well‑maintained interior (refinished original heart pine floors, remodeled bathroom, upgraded kitchen). Exterior paint/siding and new 2024 roof are recent. Visible deferred items are cosmetic/low‑cost: minor mortar wear on brick front steps and small concrete/landscape edging deterioration. Appliances appear present in kitchen (refrigerator visible); no major interior finishes or flooring issues observed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 79.3,
"rationale": "Neat, fully fenced 8' backyard noted in listing and a tidy picket fence and yard in photos. Sidewalks and entry walk show some cracking and leaf/debris accumulation; front brick steps show mortar loss and minor deterioration that could require repointing to avoid trip hazards. Siding, trim, and paint look in good condition; no visible foundation cracking, standing water, or pest infestation evidence in exterior photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 79.3,
"rationale": "Visible smoke detector on living room ceiling and a keyed deadbolt at the entry. Rewiring in 2016 (listing) reduces electrical risk and no exposed wiring is visible. Bedroom window egress appears likely (double-hung historic windows) but not independently measured. GFCI outlets in kitchen/bath and a carbon monoxide alarm are not visible in photos (unknown). Front steps currently have no handrail, but riser count is low (3 steps) and likely not required; brick step mortar wear is a minor trip risk. No evidence of active leaks, mold, or structural sagging in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 85.0,
"rationale": "Listing states a 2024 roof with 30‑year shingles and 100% water shield. Listing also reports full rewire in 2016 and new PEX supply plumbing updates. Ceiling vents and returns visible indicating central HVAC present. No water heater, electrical panel, or visible plumbing leaks shown in photos, but system upgrade claims reduce risk. Overall systems appear in good condition with no visible failures."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing statements are accurate (2024 roof, rewired 2016, PEX supply updates).",
"Central HVAC is present and operational (ceiling vents visible in photos).",
"All three bedrooms have code‑compliant egress windows similar to those visible in living areas; egress dimensions were not measured.",
"Kitchen has standard major appliances (refrigerator visible; stove/range likely present but not clearly pictured).",
"No active roof leaks, interior water intrusion, or hidden structural/foundation movement beyond what is visible in photos.",
"Electrical panel and water heater are present and functioning (not shown in photos)."
],
"score_method": "mean_of_criteria",
"overall_score": 83.0,
"rubric_version": "nsPIRE-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5988672095"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.