Property ID: 6066160401
3090 Sunset Beach Dr, Venice, FL, 34293
Venice, FL
Money Down: $56,400
CoC Return: 7.95%
Monthly Cash Flow: $373
Est. Final ARV: $210,620
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$47,000
Closing Costs
$9,400
Total Down
$56,400
Investment Snapshot
Purchase Price
$235,000
Money Down
$56,400
Cash-on-Cash Return
7.95%
Rent
$2,029
Monthly Cash Flow
$373
Annual Cash Flow
$4,481
Debt Service / Mo
$1,251
Property Tax / Mo
$139
Insurance / Mo
$63
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,029
Payment Standard
$2,256
Rent
$2,029
Insurance
$63
Property Tax
$139
Management
$203
Utilities Allowance
$227
NOI (Monthly)
$1,624
Debt Service
$1,251
Cash Flow After Debt
$373
Quality Score: 74.90%
Confidence: 92.00%
This 2-bed, 1-bath slab home appears mostly rent-ready with minor repairs and verification items required for a successful initial Section 8/Housing Choice Voucher (NSPIRE) inspection. Strengths: newer roof and impact windows (listing), central HVAC present, intact interior finishes, fenced backyard and patio. Expected fixes before inspection: install/verify smoke detectors and required CO alarm(s), confirm GFCI protection in kitchen/bath, confirm hot water and water heater operation, and supply/verify an installed range/stove or document allowable exception. Other low-effort items: repair driveway cracking, trim/remove trees close to the structure if inspector flags risk, and standard cleaning/prep. With those tasks completed (most are quick/low-cost), this property is likely to pass within 1–4 weeks.
Section 8 Payment Standard
$2,256
Utility Allowance Total
$227
Guaranteed Section 8 Rent (PS - Utilities)
$2,029
Property Management
$203
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$235,000
Beds
2
Baths
1
Living Area
806 sqft
Lot Size
8,712 sqft
Year Built
1959
Days on Market
83
Capital Outlay
$56,400
Debt Service
$1,251
Property Tax / Mo
$139
Insurance / Mo
$63
Property Description
Charming 2 bedroom, 1 bathroom block home on slab located just minutes from Venice beaches, shopping, dining, and everyday conveniences. Inside, tile and terrazzo flooring throughout provide a clean, low-maintenance living space with an open and airy feel. The layout flows seamlessly from the living area into the kitchen and dining space, making it ideal for both everyday living and entertaining. Step outside to a large, fully fenced backyard offering plenty of privacy and room for pets, outdoor activities, or future enhancements. The property also features a spacious patio area perfect for relaxing or hosting. Major updates include a newer roof and impact windows. No flood zone, no HOA, and no CDD. Whether you're looking for a primary residence, starter home, or investment opportunity as a seasonal or long-term rental, this property checks all the boxes in a highly desirable Venice location.
Utility Allowances
Heating
$15
Selected 'Electric' for a 2-bedroom unit. The property has 'Central' heating, and electric is a common system in Florida when a specific fuel is not mentioned.
Cooking
$11
Selected 'Electric' for a 2-bedroom unit. A range/stove is not explicitly listed in the provided appliances, so it is assumed to be a tenant-provided electric range.
Water Heating
$34
Selected 'Electric' for a 2-bedroom unit, as the property details explicitly list an 'Electric Water Heater'.
Air Conditioning
$25
Selected the fixed allowance for a 2-bedroom unit. The property is listed as having 'Central Air'.
Other Electric
$45
Selected the fixed allowance for a 2-bedroom unit, covering general tenant electricity usage.
Water
$66
Selected the fixed allowance for a 2-bedroom unit. The property's water source is listed as 'Public'.
Sewer
$0
Selected an allowance of $0 as the property is specified as having a 'Septic Tank', making public sewer services unnecessary.
Trash Collection
$25
Selected the fixed allowance for a 2-bedroom unit, as trash service is typically a tenant responsibility for single-family homes.
Refrigerator
$6
The fixed allowance for a tenant-owned refrigerator is included as it was not explicitly listed as a provided appliance.
Range / Microwave
$0
An allowance of $0 is applied for this tenant-owned item because the property listing explicitly states that a 'Microwave' is provided.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$754
DP3 Annual Estimate$754
DP1 Monthly Equivalent$63
DP3 Monthly Equivalent$63
Replacement Value$126,800
Basis806 sqft / 1959
Nearby Houses
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3081 Shamrock Dr
sold · 0.03 mi
Price: $355,000
2 bd / 2 ba · 1,486 sqft
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Latest rent: —
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3091 Sunset Beach Dr
sold · 0.03 mi
Price: $305,000
2 bd / 2 ba · 1,079 sqft
Latest sale: $305,000
Latest rent: —
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3081 Sunset Beach Dr
sold · 0.04 mi
Price: $185,000
2 bd / 2 ba · 1,482 sqft
Latest sale: $185,000
Latest rent: —
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3140 Sunset Beach Dr
sold · 0.04 mi
Price: $325,000
4 bd / 3 ba · 2,524 sqft
Latest sale: $325,000
Latest rent: —
Photo unavailable
3050 Sunset Beach Dr
sold · 0.04 mi
Price: $200,325
2 bd / 2 ba · 1,099 sqft
Latest sale: $200,325
Latest rent: —
Photo unavailable
3121 Sunset Beach Dr
sold · 0.04 mi
Price: $243,000
2 bd / 2 ba · 1,053 sqft
Latest sale: $243,000
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Photo unavailable
3051 Shamrock Dr
sold · 0.05 mi
Price: $242,000
2 bd / 2 ba · 1,593 sqft
Latest sale: $242,000
Latest rent: —
Photo unavailable
3151 Sunset Beach Dr
sold · 0.06 mi
Price: $238,500
2 bd / 1 ba · 966 sqft
Latest sale: $238,500
Latest rent: —
Photo unavailable
3104 Shamrock Dr
sold · 0.06 mi
Price: $210,000
3 bd / 2 ba · 1,670 sqft
Latest sale: $210,000
Latest rent: —
Photo unavailable
3035 Shamrock Dr
for_sale · 0.06 mi
Price: $326,000
3 bd / 2 ba · 1,368 sqft
Latest sale: $134,000
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Photo unavailable
840 Queen Rd
sold · 0.06 mi
Price: $265,000
2 bd / 1 ba · 946 sqft
Latest sale: $265,000
Latest rent: —
Photo unavailable
880 Queen Rd
sold · 0.06 mi
Price: $285,000
2 bd / 2 ba · 1,068 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
3171 Sunset Beach Dr
sold · 0.07 mi
Price: $345,000
3 bd / 2 ba · 1,378 sqft
Latest sale: $345,000 on Dec 02, 2021
Latest rent: —
Photo unavailable
3180 Oriole Rd
sold · 0.07 mi
Price: $320,000
3 bd / 2 ba · 1,263 sqft
Latest sale: $320,000
Latest rent: —
Photo unavailable
930 Queen Rd
sold · 0.08 mi
Price: $169,000
2 bd / 1 ba · 1,002 sqft
Latest sale: $169,000
Latest rent: —
Photo unavailable
3031 Sunset Beach Dr
sold · 0.08 mi
Price: $260,000
3 bd / 2 ba · 1,464 sqft
Latest sale: $260,000
Latest rent: —
Photo unavailable
3036 Shamrock Dr
sold · 0.09 mi
Price: $255,000
2 bd / 2 ba · 1,091 sqft
Latest sale: $255,000
Latest rent: —
Photo unavailable
3221 Sunset Beach Dr
sold · 0.09 mi
Price: $328,000
2 bd / 2 ba · 1,372 sqft
Latest sale: $328,000
Latest rent: —
Properties Used for Comps
Photo unavailable
2980 Siesta Dr, Venice, FL, 34293
sold
Price: $225,000
Rent: —
2 bd / 1 ba · 816 sqft
Sale Date: Jul 25, 2025
Distance: 0.10 mi
View listing
Photo unavailable
3151 Sunset Beach Dr, Venice, FL, 34293
sold
Price: $238,500
Rent: —
2 bd / 1 ba · 966 sqft
Sale Date: Jan 12, 2026
Distance: 0.06 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors inside the living spaces in photos — NSPIRE requires functioning smoke alarms.
- No visible carbon monoxide alarm(s) (if required) — must be installed where applicable.
- GFCI protection at kitchen/bath outlets not verifiable from photos — potential NSPIRE deficiency.
- Major appliances (range/stove) not visible in photos — missing cooking appliance is a rent-readiness item and should be supplied.
- Large trees immediately adjacent to the structure — potential long-term foundation/root/roof debris risk requiring evaluation.
Assumptions
- Listing statement that roof is newer and windows are impact is correct and reflects recent upgrades.
- Central HVAC is operational because an outside condenser and interior ceiling vents/return are visible.
- Water heater and electrical panel exist and are functional although not pictured; absence of photos creates uncertainty.
- No visible smoke or CO detectors in photos implies they may not be present or not visible; assume need for installation or verification.
- Kitchen has a refrigerator (seen) but no full-range/stove is visible in photos; assume range may be missing or not pictured and should be provided or confirmed.
- No interior photos of the bathroom; assume typical condition consistent with the rest of the home (clean but should be verified for leaks, hot water, and GFCI if near electrical).
- Large trees near the house could pose root or debris risk; assume they have not caused visible structural damage but should be inspected.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,620 | $199,900 | $133,740 |
| 2023 | $1,479 | $223,400 | $126,185 |
| 2022 | $1,410 | $208,200 | $122,510 |
| 2021 | $1,436 | $132,500 | $118,942 |
| 2020 | $1,422 | $117,300 | $117,300 |
| 2019 | $1,397 | $118,200 | $118,200 |
| 2018 | $691 | $83,300 | $56,371 |
| 2017 | $690 | $68,700 | $55,212 |
| 2016 | $686 | $65,800 | $54,076 |
| 2015 | $693 | $53,700 | $53,700 |
| 2014 | $691 | $53,200 | $53,200 |
| 2013 | $1,017 | $49,300 | $49,300 |
| 2012 | $915 | $43,700 | $40,260 |
| 2011 | $828 | $36,600 | $36,600 |
| 2010 | $945 | $44,000 | $44,000 |
| 2009 | $1,135 | $59,800 | $59,800 |
| 2008 | $1,286 | $74,000 | $74,000 |
| 2007 | $1,693 | $103,700 | $103,700 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-25 | Listed | $235,000 |
| 2018-06-18 | Sold | $147,000 |
| 2018-02-14 | Listed | $155,000 |
| 2015-09-16 | Sold | $69,900 |
| 2013-09-19 | Sold | $69,900 |
| 2013-08-05 | Price Changed | $69,900 |
| 2013-07-01 | Listed | $74,900 |
| 2012-11-08 | Listing removed | $49,900 |
| 2012-11-05 | Relisted | $49,900 |
| 2012-08-08 | Listing removed | $59,900 |
| 2012-07-18 | Price Changed | $59,900 |
| 2012-07-17 | Listed | $59,000 |
| 1991-07-18 | Sold | $44,000 |
Photo Gallery
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"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D5788353",
"price_change_percentage": null
},
{
"date": "2012-11-05",
"price": 49900,
"listing": {
"status": "off_market",
"list_date": "2012-07-17T07:00:00Z",
"list_price": 49900,
"listing_id": "556065790",
"last_update_date": "2015-09-15T12:10:45Z",
"last_status_change_date": "2012-12-12T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": 61.9106699751861,
"source_name": "StellarMLS",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "D5788353",
"price_change_percentage": null
},
{
"date": "2012-08-08",
"price": 59900,
"listing": {
"status": "off_market",
"list_date": "2012-07-17T07:00:00Z",
"list_price": 49900,
"listing_id": "556065790",
"last_update_date": "2015-09-15T12:10:45Z",
"last_status_change_date": "2012-12-12T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 74.31761786600497,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "22 days",
"source_listing_id": "D5788353",
"price_change_percentage": null
},
{
"date": "2012-07-18",
"price": 59900,
"listing": {
"status": "off_market",
"list_date": "2012-07-17T07:00:00Z",
"list_price": 49900,
"listing_id": "556065790",
"last_update_date": "2015-09-15T12:10:45Z",
"last_status_change_date": "2012-12-12T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 74.31761786600497,
"source_name": "StellarMLS",
"price_change": 900,
"days_after_listed": null,
"source_listing_id": "D5788353",
"price_change_percentage": null
},
{
"date": "2012-07-17",
"price": 59000,
"listing": {
"status": "off_market",
"list_date": "2012-07-17T07:00:00Z",
"list_price": 49900,
"listing_id": "556065790",
"last_update_date": "2015-09-15T12:10:45Z",
"last_status_change_date": "2012-12-12T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 73.20099255583126,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "D5788353",
"price_change_percentage": "+34.09%"
},
{
"date": "1991-07-18",
"price": 44000,
"listing": null,
"event_name": "Sold",
"price_sqft": 54.59057071960298,
"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": "Reroof-shingle tear off replace",
"permit_effective_date": "May 18, 2023",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Aug 10, 2018",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": "Window/door replacement",
"permit_effective_date": "Aug 10, 2018",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Reroof-shingle tear off replace",
"permit_effective_date": "Jan 17, 2014",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6066160401",
"generated_at": "2026-03-28T20:02:08.602939Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 74.9
},
"utility_allowance": {
"zip_code": "34293",
"home_photo": "https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m1534395257s-w1280.jpg",
"rent_price": 2029.0,
"loan_amount": 188000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/3090-Sunset-Beach-Dr_Venice_FL_34293_M60661-60401",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 235000.0,
"loan_term_years": 30,
"annual_cash_flow": 19490.6,
"mortgage_monthly": 1250.77,
"payment_standard": 2256.0,
"total_amount_out": 47000.0,
"additional_photos": [
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2828531055s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m107642561s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2471478219s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2853222648s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m1709597111s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2856999860s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2769645502s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2743979081s-w1280.jpg",
"https://ap.rdcpix.com/38af5831d1427e87d98c49087edd982al-m2286131608s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 62.83,
"monthly_cash_flow": 1624.22,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Electric' for a 2-bedroom unit. The property has 'Central' heating, and electric is a common system in Florida when a specific fuel is not mentioned.",
"utility": "Heating",
"allowance": 15
},
{
"note": "Selected 'Electric' for a 2-bedroom unit. A range/stove is not explicitly listed in the provided appliances, so it is assumed to be a tenant-provided electric range.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Selected 'Electric' for a 2-bedroom unit, as the property details explicitly list an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 34
},
{
"note": "Selected the fixed allowance for a 2-bedroom unit. The property is listed as having 'Central Air'.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Selected the fixed allowance for a 2-bedroom unit, covering general tenant electricity usage.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Selected the fixed allowance for a 2-bedroom unit. The property's water source is listed as 'Public'.",
"utility": "Water",
"allowance": 66
},
{
"note": "Selected an allowance of $0 as the property is specified as having a 'Septic Tank', making public sewer services unnecessary.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Selected the fixed allowance for a 2-bedroom unit, as trash service is typically a tenant responsibility for single-family homes.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "The fixed allowance for a tenant-owned refrigerator is included as it was not explicitly listed as a provided appliance.",
"utility": "Refrigerator",
"allowance": 6
},
{
"note": "An allowance of $0 is applied for this tenant-owned item because the property listing explicitly states that a 'Microwave' is provided.",
"utility": "Range / Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 47000.0,
"property_tax_annual": 1668.6,
"property_tax_monthly": 139.05,
"property_tax_increase": 0.03,
"utility_allowance_total": 227.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 4481.38,
"property_management_monthly": 202.9,
"monthly_cash_flow_after_debt": 373.45,
"cash_on_cash_return_after_debt": 0.1
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed, 1-bath slab home appears mostly rent-ready with minor repairs and verification items required for a successful initial Section 8/Housing Choice Voucher (NSPIRE) inspection. Strengths: newer roof and impact windows (listing), central HVAC present, intact interior finishes, fenced backyard and patio. Expected fixes before inspection: install/verify smoke detectors and required CO alarm(s), confirm GFCI protection in kitchen/bath, confirm hot water and water heater operation, and supply/verify an installed range/stove or document allowable exception. Other low-effort items: repair driveway cracking, trim/remove trees close to the structure if inspector flags risk, and standard cleaning/prep. With those tasks completed (most are quick/low-cost), this property is likely to pass within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show a clean, recently maintained property: tile/terrazzo floors intact, painted walls, functioning ceiling fans, updated kitchen cabinets and backsplash, and newer-looking roof and impact windows per listing. Yard is sparse and driveway has localized cracking; minor cosmetic foundation skirt/landscaping repairs likely. Photos show a refrigerator but no visible full-range/stove; missing range would be an easy-to-fix capital item that moderately reduces score but is not a structural failure."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the interior photos (likely need installation or verification). Entry door appears secure and may have an electronic deadbolt. Bedrooms appear to have egress windows of reasonable size. No exposed wiring or obvious active water stains/mold are visible. GFCI protection at kitchen counters is not verifiable from photos and should be confirmed. Plumbing fixtures appear present and operational but hot water and plumbing integrity not shown. Overall some inspection-level items (smoke/CO detectors, confirm GFCI outlets) will likely be required prior to passing NSPIRE."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 70.0,
"rationale": "Listing and photos show a central condenser unit outside and ceiling/return vents inside indicating central HVAC present; roof appears newer and in good visible condition; impact windows reduce risk. Electrical panel, water heater and main plumbing stacks are not shown — no visible signs of severe mechanical distress in photos. Because key system components (water heater, electrical panel) were not photographed, a moderate deduction is applied for uncertainty though the visible AC unit and overall good cosmetic condition support likely operability."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Exterior stucco/siding looks intact and freshly maintained; fenced backyard and patio present and functional. Concrete driveway has some cracking and patching; a storm drain/culvert is visible near the driveway which may cause minor drainage concerns but no standing water is evident. Multiple trees are close to the structure (possible root/future roof/debris risk) and should be evaluated. Per listing, property is on slab (no visible crawl space issues)."
}
],
"red_flags": [
"No visible smoke detectors inside the living spaces in photos — NSPIRE requires functioning smoke alarms.",
"No visible carbon monoxide alarm(s) (if required) — must be installed where applicable.",
"GFCI protection at kitchen/bath outlets not verifiable from photos — potential NSPIRE deficiency.",
"Major appliances (range/stove) not visible in photos — missing cooking appliance is a rent-readiness item and should be supplied.",
"Large trees immediately adjacent to the structure — potential long-term foundation/root/roof debris risk requiring evaluation."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof is newer and windows are impact is correct and reflects recent upgrades.",
"Central HVAC is operational because an outside condenser and interior ceiling vents/return are visible.",
"Water heater and electrical panel exist and are functional although not pictured; absence of photos creates uncertainty.",
"No visible smoke or CO detectors in photos implies they may not be present or not visible; assume need for installation or verification.",
"Kitchen has a refrigerator (seen) but no full-range/stove is visible in photos; assume range may be missing or not pictured and should be provided or confirmed.",
"No interior photos of the bathroom; assume typical condition consistent with the rest of the home (clean but should be verified for leaks, hot water, and GFCI if near electrical).",
"Large trees near the house could pose root or debris risk; assume they have not caused visible structural damage but should be inspected."
],
"overall_score": 73.0,
"rubric_version": "2026-03-hud-nspire-v1"
},
{
"summary": "This 2-bed, 1-bath single-story slab home appears overall well-maintained and likely to pass an initial Section 8 (HCV/NSPIRE) inspection after addressing a few easy items. Strengths: newer roof and impact windows (listed), intact interior finishes, visible HVAC condenser, fenced yard and patio. Primary inspection risk is absence/unconfirmed smoke and CO detectors and lack of visible GFCI protection at the kitchen sink; these are quick fixes but would cause a fail if missing. Other issues are minor/cosmetic (driveway cracks, patchy lawn, verifying presence of a full range/stove). Expect the property to be rent-ready within 1–4 weeks if detectors/GFCI and any minor appliance/fixture work are completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 80.0,
"rationale": "Interior and exterior photos show generally clean, intact finishes: tile/terrazzo floors, painted walls, intact stucco, and updated windows. Kitchen and living spaces appear tidy with ceiling fans and functioning doors/windows. Observable minor items: cracked/aged driveway apron and patchy lawn, cosmetic wear at cabinet base (fabric skirt under sink suggests cosmetic cover), and some exterior trim/landscaping needing attention. Missing or unconfirmed full-range stove in photos reduces the turnkey score moderately but is not a structural deficiency. Overall condition indicates only minor repairs and cosmetic touch-ups are needed."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Compliance Risk",
"score": 70.0,
"rationale": "Listing states newer roof and impact windows (positive for weather/egress). Exterior photos show a secure single-story entry; front door appears to have an electronic/keypad lock. No exposed wiring, collapsed ceilings, or visible mold in photos. However smoke and carbon monoxide detectors are not visible in any interior photos (NSPIRE requires functioning smoke detectors), and GFCI protection at kitchen sink outlets is not clearly evident. Bedroom egress windows appear present. Plumbing fixtures and hot water are not shown but kitchen fixtures appear functional. The unknown status of smoke/CO detectors and GFCI outlets is the primary safety risk that could cause an inspection fail if not present/working."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Listing explicitly notes a newer roof and impact windows; roof appears in good condition in photos. An exterior AC condenser is visible at left side of house indicating HVAC present. Refrigerator and microwave are pictured in the kitchen; a conventional range is not clearly shown (may be present but not photographed). No visible active leaks, water stains, or electrical hazards. Electrical panel and water heater are not shown so their condition is unknown. Given visible AC and stated roof update, major systems likely functional but some items (water heater, panel, range) need verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Property has a fully fenced backyard and a sizable patio per listing and images (good for tenant safety/privacy). Stucco exterior, garage door and impact windows look intact. Some concerns: several mature trees are immediately adjacent to the foundation on the right side which can present root/roof risk long-term, and the driveway/curb area shows cracking and a visible drainage culvert that should be confirmed clear. Lawn is patchy but not a safety hazard. Overall exterior is serviceable but requires minor maintenance and monitoring of trees/driveway drainage."
}
],
"red_flags": [
"Smoke and carbon monoxide detectors not visible in interior photos — missing/ nonfunctional detectors will fail NSPIRE.",
"GFCI protection at kitchen/bath outlets not clearly evident in photos — could be an inspection fail if absent.",
"Mature trees immediately adjacent to the foundation may present long-term root/structural risk; recommend evaluation.",
"Driveway apron and curb drain show cracking/age and should be inspected/maintained to prevent trip hazards or drainage issues."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof is 'newer' and windows are 'impact' is accurate and photos reflect that condition.",
"HVAC is operational because an exterior condenser unit is visible; filters and function would still need verification.",
"A working water heater and electrical service exist but were not photographed; their presence is assumed given the occupied staging.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be absent or untested and will require verification/installation.",
"Kitchen appliances: refrigerator and microwave are present (shown). A conventional range/stove is not clearly shown in photos; assume it may be missing or not pictured but can be installed.",
"No interior plumbing leaks or hidden mold are present (no staining visible in photos); if there is unseen water intrusion, that would change the assessment.",
"Electrical panel and GFCI outlets are present but their compliance (GFCI near sink, proper labeling) is unknown and should be confirmed."
],
"overall_score": 75.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "Overall the property appears in good condition and is likely to pass an initial Section 8 (NSPIRE) inspection after verifying/adding basic safety devices and confirming system operation. Strengths: newer roof, impact windows, intact exterior, fenced yard, visible AC condenser, remodeled kitchen and clean interior finishes. Primary inspection risks that should be addressed before inspection: install/verify functioning smoke detectors (and CO alarm if required), confirm GFCI protection in kitchen/bath, verify hot water and HVAC operation, and remediate minor exterior trip/drainage hazards. With those quick corrections and standard pre-inspection testing, the property looks likely to be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.0,
"rationale": "Interior and exterior photos show a well-maintained single-story home with tile/terrazzo floors, painted walls, updated kitchen cabinets and backsplash, and no visible major cosmetic damage. Listing states newer roof and impact windows which reduces deferred maintenance risk. Minor items visible: lawn is patchy, driveway edge cracking, small exterior planter block displacement, and some visual clutter in photos. Appliances: refrigerator and microwave are present; cooktop/range not clearly shown but portable cooking equipment appears in photos. These are easy-to-fix or cosmetic items and would not be expected to cause an inspection fail but should be confirmed/installed if missing."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 74.0,
"rationale": "No obvious life-threatening hazards visible: ceilings intact, no standing water, no collapsed ceilings, and entry door appears to have a keyed/ electronic lock. Bedroom windows appear adequate for egress. However, photos do not show smoke detectors or carbon monoxide detectors (NSPIRE requires functioning smoke detectors; CO detectors required where fuel-burning appliances/attached garages exist), and GFCI protection at kitchen outlets is not clearly verified. No exposed wiring visible and exterior appears secure. Because detectors and some electrical safety features are not visible, this creates a moderate inspection risk that is usually corrected quickly."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 72.0,
"rationale": "Listing confirms a newer roof and photos show an exterior AC condenser unit at the side of the house, suggesting central AC is present. Impact windows likely improve envelope performance. There is no visible roof sagging or active leaks in interior photos. Water heater location and condition are not shown and hot water operation is unverified. Electrical panel is not visible; outlets and switches appear functional. Plumbing fixtures/bathroom photos are not provided so plumbing condition is assumed typical. Overall systems show signs of recent updates but require verification/testing (HVAC operation, water heater, electrical panel/GFCI) to pass inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior photos show intact stucco/siding, a fully fenced backyard, a usable patio area, and a single-car garage — positive for tenant safety and privacy. Yard is generally level; no obvious erosion or standing water. Minor concerns: driveway cracking at the approach, an exposed drainage pipe/culvert end near the street which could be a trip/drainage hazard, and a cluster of mature trees very close to the structure that could present root or future roof/debris issues. Fencing appears intact and gate access is likely available. These are mostly low-to-moderate risk items that can be mitigated."
}
],
"red_flags": [
"No visible smoke detectors in photos — NSPIRE requires functioning smoke alarms in required locations.",
"No visible carbon monoxide alarm (where required) — presence unverified.",
"GFCI protection in kitchen/bathroom outlets not confirmed in photos.",
"Water heater and hot water operation not shown/verified.",
"Mature trees located very close to the house — potential root/foundation and debris risk.",
"Driveway cracking and an exposed drainage pipe/culvert at the street edge that could be a tripping/drainage hazard."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that roof is newer and windows are impact is accurate and recent.",
"Central AC is present and the exterior condenser visible in photos is functional, though not tested.",
"Water heater and hot water exist but are not shown; assume present unless inspection reveals otherwise.",
"No major hidden structural issues (foundation movement, severe mold, or roof failure) since none are visible in photos and roof was described as newer.",
"Kitchen has no visible built-in range in photos; tenant-grade portable cooking equipment was present — assume a proper range could be available or installed before tenancy.",
"Electrical panel and services are intact and meet code unless a field inspection notes otherwise.",
"No active pest infestation is present (no photographic evidence)."
],
"overall_score": 77.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3090 Sunset Beach Dr, Venice, FL, 34293",
"aggregate": {
"summary": "This 2-bed, 1-bath slab home appears mostly rent-ready with minor repairs and verification items required for a successful initial Section 8/Housing Choice Voucher (NSPIRE) inspection. Strengths: newer roof and impact windows (listing), central HVAC present, intact interior finishes, fenced backyard and patio. Expected fixes before inspection: install/verify smoke detectors and required CO alarm(s), confirm GFCI protection in kitchen/bath, confirm hot water and water heater operation, and supply/verify an installed range/stove or document allowable exception. Other low-effort items: repair driveway cracking, trim/remove trees close to the structure if inspector flags risk, and standard cleaning/prep. With those tasks completed (most are quick/low-cost), this property is likely to pass within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 80.7,
"rationale": "Interior and exterior photos show a clean, recently maintained property: tile/terrazzo floors intact, painted walls, functioning ceiling fans, updated kitchen cabinets and backsplash, and newer-looking roof and impact windows per listing. Yard is sparse and driveway has localized cracking; minor cosmetic foundation skirt/landscaping repairs likely. Photos show a refrigerator but no visible full-range/stove; missing range would be an easy-to-fix capital item that moderately reduces score but is not a structural failure."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Exterior stucco/siding looks intact and freshly maintained; fenced backyard and patio present and functional. Concrete driveway has some cracking and patching; a storm drain/culvert is visible near the driveway which may cause minor drainage concerns but no standing water is evident. Multiple trees are close to the structure (possible root/future roof/debris risk) and should be evaluated. Per listing, property is on slab (no visible crawl space issues)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 69.7,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the interior photos (likely need installation or verification). Entry door appears secure and may have an electronic deadbolt. Bedrooms appear to have egress windows of reasonable size. No exposed wiring or obvious active water stains/mold are visible. GFCI protection at kitchen counters is not verifiable from photos and should be confirmed. Plumbing fixtures appear present and operational but hot water and plumbing integrity not shown. Overall some inspection-level items (smoke/CO detectors, confirm GFCI outlets) will likely be required prior to passing NSPIRE."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 72.3,
"rationale": "Listing and photos show a central condenser unit outside and ceiling/return vents inside indicating central HVAC present; roof appears newer and in good visible condition; impact windows reduce risk. Electrical panel, water heater and main plumbing stacks are not shown — no visible signs of severe mechanical distress in photos. Because key system components (water heater, electrical panel) were not photographed, a moderate deduction is applied for uncertainty though the visible AC unit and overall good cosmetic condition support likely operability."
}
],
"red_flags": [
"No visible smoke detectors inside the living spaces in photos — NSPIRE requires functioning smoke alarms.",
"No visible carbon monoxide alarm(s) (if required) — must be installed where applicable.",
"GFCI protection at kitchen/bath outlets not verifiable from photos — potential NSPIRE deficiency.",
"Major appliances (range/stove) not visible in photos — missing cooking appliance is a rent-readiness item and should be supplied.",
"Large trees immediately adjacent to the structure — potential long-term foundation/root/roof debris risk requiring evaluation."
],
"confidence": 0.92,
"assumptions": [
"Listing statement that roof is newer and windows are impact is correct and reflects recent upgrades.",
"Central HVAC is operational because an outside condenser and interior ceiling vents/return are visible.",
"Water heater and electrical panel exist and are functional although not pictured; absence of photos creates uncertainty.",
"No visible smoke or CO detectors in photos implies they may not be present or not visible; assume need for installation or verification.",
"Kitchen has a refrigerator (seen) but no full-range/stove is visible in photos; assume range may be missing or not pictured and should be provided or confirmed.",
"No interior photos of the bathroom; assume typical condition consistent with the rest of the home (clean but should be verified for leaks, hot water, and GFCI if near electrical).",
"Large trees near the house could pose root or debris risk; assume they have not caused visible structural damage but should be inspected."
],
"score_method": "mean_of_criteria",
"overall_score": 74.9,
"rubric_version": "2026-03-hud-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6066160401"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.