Property ID: 6078457123
1317 Wilson Ave, Pensacola, FL, 32507
Pensacola, FL
Money Down: $60,000
CoC Return: -2.44%
Monthly Cash Flow: $-122
Est. Final ARV: $240,879
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$50,000
Closing Costs
$10,000
Total Down
$60,000
Investment Snapshot
Purchase Price
$249,999
Money Down
$60,000
Cash-on-Cash Return
-2.44%
Rent
$1,554
Monthly Cash Flow
$-122
Annual Cash Flow
$-1,467
Debt Service / Mo
$1,331
Property Tax / Mo
$88
Insurance / Mo
$102
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,554
Payment Standard
$1,933
Rent
$1,554
Insurance
$102
Property Tax
$88
Management
$155
Utilities Allowance
$379
NOI (Monthly)
$1,208
Debt Service
$1,331
Cash Flow After Debt
$-122
Quality Score: 75.50%
Confidence: 88.00%
This 1946 single-family property appears largely inspection-ready with several important system upgrades already completed (aluminum-to-copper wiring, GFI kitchen, duct replacement, new washer/dryer, functioning HVAC components reported). Exterior brick and yard are in good condition, and the property shows routine maintenance. Primary items to verify before passing an initial HCV/NSPIRE inspection: repair history for the ceiling stain(s) (confirm no active leaks), confirm operational smoke and CO detectors and proper placement, verify electrical panel condition and GFCI coverage in bathrooms, and confirm any garage-to-living-space conversion has required permits / fire separation if used as habitable space. With those verifications and limited cosmetic work (cleaning, paint, outlet covers), the unit is likely to pass within 1–4 weeks.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$379
Guaranteed Section 8 Rent (PS - Utilities)
$1,554
Property Management
$155
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,999
Beds
3
Baths
2
Living Area
1,312 sqft
Lot Size
9,975 sqft
Year Built
1946
Days on Market
110
Capital Outlay
$60,000
Debt Service
$1,331
Property Tax / Mo
$88
Insurance / Mo
$102
Property Description
This meticulously cared-for home boasts numerous upgrades, including the replacement of aluminum wiring with copper wiring, newly installed GFIoutlets in the kitchen, and updated switches throughout. The exterior of the home is power washed every spring and receives painting wherevernecessary. The air handler has been treated with microbial paint, and all soft ducts to the registers have been replaced. Additionally, a blue UV lightsystem effectively eliminates germs, including flu and COVID-19, and has a 5-year lifespan-ensuring fresh air that brings a smile with every breath!Key features include a new stack washer and dryer combo, a spacious garage converted into a versatile music room, complete with replaced ceilingtiles, drywall, a ceiling fan, and an attic fan that activates automatically at 75 degrees F to help lower electric bills. The garage also offers high ceilings forpotential car lift installation and has a newly installed roof. The property is beautifully landscaped, featuring multiple fruit trees-2 peach trees, 1 Asianpear tree, and 1 Bartlett pear tree. A well is installed for easy watering and car washing. The home is ideal for dog lovers, with a fully fenced yardincluding a private fence on the left and back. There are two carports for RV or large boat parking, along with an extra outlet for RV hook-up and off-street parking. Enjoy peace of mind with the property situated outside of the flood zone, eliminating the need for flood insurance. Perfectly located just15 minutes from the beach and 7 minutes from downtown and the ballpark, this non-smoking home also features sensor lights around the yard thatilluminate automatically at night. The home is being sold as-is.
Utility Allowances
Air Conditioning
$49
The property is listed as having Central Air. The allowance is the 3-bedroom value for single-family homes.
Heating (Natural Gas)
$33
The property has 'Central' heating, but the fuel type is not specified. Natural Gas was chosen as it is the more expensive option on the schedule.
Cooking (Electric)
$13
The fuel for cooking is not specified. Electric was chosen as it is the more expensive option on the schedule.
Water Heater (Electric)
$31
The property is explicitly listed as having an 'Electric Water Heater'. The allowance is the 3-bedroom value for this utility.
Water
$40
Public water is inferred for residential use based on data for a similar nearby property, despite the mention of a well for irrigation. The allowance is the 3-bedroom value.
Sewer
$64
The property's detailed RESO facts list 'Public Sewer'. The allowance is the 3-bedroom value.
Trash Collection
$32
This is a standard fixed-rate utility for single-family homes in the area.
Other Electric
$70
This covers general electric usage like lights and outlets. The allowance is the 3-bedroom value.
Monthly Electric Fee
$11
Standard monthly service fee for electric utilities.
Monthly Gas Fee
$13
Standard monthly service fee for natural gas, which was selected for heating.
Tenant-Supplied Refrigerator
$12
A refrigerator is not explicitly listed as a provided appliance, so it is assumed to be tenant-supplied per instructions.
Tenant-Supplied Range
$11
A range/stove is not explicitly listed as a provided appliance, so it is assumed to be tenant-supplied per instructions.
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$1,227
DP3 Annual Estimate$1,227
DP1 Monthly Equivalent$102
DP3 Monthly Equivalent$102
Replacement Value$164,579
Basis1,312 sqft / 1946
Nearby Houses
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1311 Wilson Ave
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1320 Wilson Ave
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1306 Wilson Ave
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1309 Poppy Ave
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3 bd / 2 ba · 1,343 sqft
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1405 Wilson Ave
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305 Iona St
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— bd / — ba
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1307 Dexter Ave
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1310 Wisteria Ave
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1300 Wilson Ave
sold · 0.11 mi
Price: $100,000
3 bd / 2 ba · 1,223 sqft
Latest sale: $100,000
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Properties Used for Comps
Photo unavailable
1331 Poppy Ave, Pensacola, FL, 32507
sold
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3 bd / 2 ba · 1,430 sqft
Sale Date: Oct 21, 2024
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1414 Dexter Ave, Pensacola, FL, 32507
sold
Price: $220,000
Rent: —
3 bd / 2 ba · 1,416 sqft
Sale Date: Feb 20, 2026
Distance: 0.19 mi
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Photo unavailable
1312 Wilson Ave, Warrington, FL, 32507
sold
Price: $249,000
Rent: —
3 bd / 2 ba · 1,280 sqft
Sale Date: Jul 24, 2025
Distance: 0.06 mi
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Photo unavailable
1406 Wilson Ave, Pensacola, FL, 32507
sold
Price: $263,500
Rent: —
3 bd / 2 ba · 1,251 sqft
Sale Date: May 24, 2024
Distance: 0.11 mi
View listing
Photo unavailable
1311 Wilson Ave, Pensacola, FL, 32507
sold
Price: $230,500
Rent: —
3 bd / 2 ba · 1,350 sqft
Sale Date: Mar 27, 2025
Distance: 0.04 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Interior ceiling discoloration/stains in multiple photos — possible prior or recurring water intrusion (verify repaired).
- Property built 1946 — potential lead-based paint risk (presume presence pre-1978) and address per local/NSPIRE rules if paint is deteriorated.
- Garage converted to a music room (habitable use) — may require permits/fire separation/egress verification.
- Electrical panel and full circuit integrity not shown — panel condition needs verification despite listing claims of rewiring.
Assumptions
- Listing statements are accurate: aluminum wiring has been replaced with copper and GFI outlets were installed in the kitchen.
- HVAC is operational as described (air handler treated, ducts replaced, UV installed) and the outdoor condensing unit is serviceable.
- No active roof leaks exist now; ceiling discoloration represents prior, repaired leaking rather than current active water intrusion.
- Bedrooms shown have code-compliant egress windows (size not measured in photos).
- Smoke detector visible in photos is functional; additional detectors / CO alarm will be installed if needed prior to inspection.
- Electrical panel is intact and properly labeled (not visible in photos).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,025 | $199,579 | $104,995 |
| 2023 | $838 | $184,077 | $99,065 |
| 2022 | $869 | $149,537 | $96,180 |
| 2021 | $125 | $119,438 | $93,379 |
| 2020 | $125 | $105,858 | $92,090 |
| 2019 | $125 | $100,727 | $90,020 |
| 2018 | $125 | $92,747 | $88,342 |
| 2017 | $807 | $86,525 | $86,525 |
| 2016 | $452 | $96,482 | $47,940 |
| 2015 | $427 | $62,983 | $47,607 |
| 2014 | $394 | $61,536 | $47,230 |
| 2013 | $405 | $48,517 | $46,533 |
| 2012 | $398 | $50,926 | $45,756 |
| 2011 | $373 | $61,467 | $44,424 |
| 2010 | $367 | $63,979 | $63,979 |
| 2009 | $396 | $55,661 | $55,661 |
| 2008 | $392 | $60,116 | $60,116 |
| 2007 | $392 | $63,040 | $44,260 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2016-02-25 | Sold | $92,500 |
Photo Gallery
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"Directions: Start at Walmart Supercenter Address: 501 N Navy Blvd, Pensacola, FL 32507 Phone: (850) 453-6311 Head east on N Navy Blvd Exit the Walmart parking lotand turn left onto N Navy Blvd. Continue straight to merge onto SR-295 Spur Follow N Navy Blvd as it becomes the SR-295 Spur. Merge onto SR-295 Spur Stayon SR-295 Spur for approximately 2 miles. Take the exit toward Fairfield Dr/12th Ave Use the right lane to take the exit toward Fairfield Dr/12th Ave. Merge ontoFairfield Dr Continue straight onto Fairfield Dr. Turn left onto N 12th Ave Use the left lane to turn left onto N 12th Ave. Continue on N 12th Ave Drive straight forapproximately 1 mile. Turn right onto Wilson Ave Arrive at 1317 Wilson Ave Your destination will be on the left.",
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"property_tax_increase": 0.03,
"utility_allowance_total": 379.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"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_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"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -1466.75,
"property_management_monthly": 155.4,
"monthly_cash_flow_after_debt": -122.23,
"cash_on_cash_return_after_debt": -0.03
},
"section8_assessment": {
"runs": [
{
"summary": "This 1946 single-family property appears largely inspection-ready with several important system upgrades already completed (aluminum-to-copper wiring, GFI kitchen, duct replacement, new washer/dryer, functioning HVAC components reported). Exterior brick and yard are in good condition, and the property shows routine maintenance. Primary items to verify before passing an initial HCV/NSPIRE inspection: repair history for the ceiling stain(s) (confirm no active leaks), confirm operational smoke and CO detectors and proper placement, verify electrical panel condition and GFCI coverage in bathrooms, and confirm any garage-to-living-space conversion has required permits / fire separation if used as habitable space. With those verifications and limited cosmetic work (cleaning, paint, outlet covers), the unit is likely to pass within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior finishes are older but largely intact. Photos show lived-in rooms, older kitchen & bathroom finishes, worn flooring and dated cabinetry but no large collapsed surfaces. Listing states aluminum wiring was replaced with copper, new GFI outlets in kitchen, and new washer/dryer stack included. Some ceiling tiles and fixtures appear discolored/stained (possible prior water intrusion). Missing cosmetic updates and clutter will need cleaning/paint and minor repairs before rental, but no widespread visible structural collapse. Missing appliances are not a major issue here (washer/dryer noted as new in listing)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "Listing documents important safety work: aluminum wiring replaced with copper and kitchen GFI outlets installed; updated switches called out. Photos show a smoke detector on an interior wall and no obvious exposed live wiring. Exterior conduit appears installed properly on brick. Bedrooms have windows visible that likely provide egress. Potential issues: ceiling discoloration in some photos suggests prior leaks that should be confirmed repaired; CO detector presence not visible in photos (install if fuel-burning appliances present). No broken handrails, collapsed ceilings, or active standing water were seen. Overall low-to-moderate NSPIRE risk assuming listed electrical upgrades are complete and tested."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 78.0,
"rationale": "Listing reports HVAC air handler treated, ducts replaced, and a UV light installed (positive). An exterior A/C condensing unit is visible. Seller notes aluminum-to-copper rewire, which if true reduces electrical hazard risk. Roof photos (main house and garage) look serviceable and listing references a newly installed garage roof; one interior ceiling stain suggests a past leak that should be verified corrected. Water heater and electrical panel were not shown; plumbing fixtures (sinks, shower) appear present and functioning in photos. Systems appear to be in usable condition but a short verification service check (A/C run, water heater, electrical panel) is recommended before leasing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Brick exterior appears sound, siding/trim photos show no major deterioration, and landscaping is maintained. Yard is fully fenced (listing), sensor lights are present, and there are two carports/drive areas for off-street parking and RV hook-up per listing. Garage converted to music room and high ceilings noted; garage roof replaced per listing. Some ground wear in rear yard but no standing water visible. Overall low risk on exterior/site for an initial inspection."
}
],
"red_flags": [
"Interior ceiling discoloration/stains in multiple photos — possible prior or recurring water intrusion (verify repaired).",
"Property built 1946 — potential lead-based paint risk (presume presence pre-1978) and address per local/NSPIRE rules if paint is deteriorated.",
"Garage converted to a music room (habitable use) — may require permits/fire separation/egress verification.",
"Electrical panel and full circuit integrity not shown — panel condition needs verification despite listing claims of rewiring."
],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: aluminum wiring has been replaced with copper and GFI outlets were installed in the kitchen.",
"HVAC is operational as described (air handler treated, ducts replaced, UV installed) and the outdoor condensing unit is serviceable.",
"No active roof leaks exist now; ceiling discoloration represents prior, repaired leaking rather than current active water intrusion.",
"Bedrooms shown have code-compliant egress windows (size not measured in photos).",
"Smoke detector visible in photos is functional; additional detectors / CO alarm will be installed if needed prior to inspection.",
"Electrical panel is intact and properly labeled (not visible in photos)."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE_v1.0_2026-03"
},
{
"summary": "This 3-bed single-family brick home is generally in good, rent-ready condition with most major systems either visible or documented as recently updated (copper wiring, kitchen GFCI, HVAC work). Interiors are dated and somewhat cluttered but structurally intact. The most important items to verify/repair before an HCV/NSPIRE inspection: confirm no active roof/water leaks (address ceiling stain), verify working hot water and operational HVAC, ensure a functioning CO alarm is installed (if required), and confirm the garage/music-room conversion meets egress/permit requirements if listed as habitable space. With targeted repairs/verification (minor to moderate) this property is likely to pass an initial HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior finishes are dated but intact; kitchen and appliances are present in photos (oven, cooktop, fridge, dishwasher) and listing notes a new stack washer/dryer. Visible cosmetic issues: cluttered rooms, older floor coverings, wallpaper, and ceiling tile panels; one bedroom ceiling shows discoloration/staining (possible past water intrusion). Garage conversion is being used as a music room and appears finished but cluttered. No obvious exposed subfloor or collapsed ceilings in photos. Missing/minor items (outlet covers, touch-up paint, deep cleaning, removal of tenant belongings) are likely. Overall condition is livable with mostly cosmetic and minor repair needs."
},
{
"key": "safety_code",
"label": "Safety / Code Risks",
"score": 78.0,
"rationale": "Listing states aluminum wiring was replaced with copper and GFCI outlets installed in the kitchen; a smoke alarm is visible on an interior wall. Exterior conduit appears properly run. Bedrooms have windows for egress visible in photos. No obvious exposed wiring, damaged stairs, or missing guardrails seen. Concerns: ceiling staining indicates potential water intrusion that must be confirmed not active; no carbon monoxide detector is visible in photos (required in many jurisdictions); garage conversion should be verified for proper egress and permits. Overall, likely compliant after verification/installation of CO alarm and addressing any active leak evidence."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 70.0,
"rationale": "HVAC condenser and ductwork are visible at rear and listing describes recent air handler maintenance, soft-duct replacement and a UV system; wiring upgrade to copper is claimed. Roof photos show a relatively new-looking shingle roof on the garage and overall roof photos appear serviceable. Plumbing fixtures (kitchen sink, bathroom shower, toilet) are present in photos but water heater is not shown. Because some system elements are documented as updated in the listing, mechanical risk is moderate-low, but verification of hot water, HVAC operation, and electrical panel labeling is needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Conditions",
"score": 80.0,
"rationale": "Exterior photos show a well-maintained brick front, maintained yard, full fencing, two carports/RV parking and a detached garage with roll-up doors on a concrete slab. Listing indicates landscaping and a well for irrigation, and property is outside flood zone. Concrete slab shows normal cracking but no standing water. Exterior conduit and soffits appear intact. Overall exterior and site present low risk for inspection denial."
}
],
"red_flags": [
"Visible ceiling staining in at least one room — potential active or recent water intrusion that must be investigated (active leaks / mold risk).",
"No carbon monoxide alarm visible in photos — CO detector may be required and must be installed/verified.",
"Garage converted to a music room — conversion should be verified for permitted work and proper egress (possible code/egress issue)."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that aluminum wiring was replaced with copper is accurate and the electrical panel is properly labeled and in good condition.",
"Kitchen GFCI outlets and updated switches are present and functioning as advertised.",
"Ceiling staining shown in photos represents a past or minor leak rather than an ongoing roof/structural failure; roof appears in good condition in exterior photos.",
"Hot water heater and main plumbing are operational (not shown in photos), and there are no active plumbing failures.",
"Garage conversion (music room) is not currently used as a legal separate dwelling; any habitable use will need confirmed egress and permits.",
"Photographs are representative of the whole property and not selectively hiding major damage (no unseen collapsed ceilings, severe mold, or foundation movement)."
],
"overall_score": 74.0,
"rubric_version": "ns-preset-2026-v1"
},
{
"summary": "Overall this 1946 brick single-family home appears largely serviceable and likely to pass an initial HCV/NSPIRE inspection after addressing a few verification items and minor repairs. Strengths: listed electrical rewiring to copper, GFI-installed kitchen, functioning HVAC unit, intact roofing and well-maintained exterior, fenced yard and parking. Primary issues to confirm and remediate before inspection: investigate and repair ceiling water stains (possible roof/plumbing leaks), verify full smoke and carbon monoxide detector coverage, confirm water heater and hot water functionality, and ensure any garage conversion used as living space meets egress and safety requirements. With these items confirmed/fixed the home should be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior finishes are dated but generally intact; kitchen and bathroom appear functional though cosmetically worn (older cabinetry, linoleum, patterned wall panels). Listing states many recent upgrades (copper rewiring, GFI in kitchen, new stack washer/dryer) which reduces risk. Visible ceiling discoloration/staining in bedrooms indicates past (or possibly ongoing) water intrusion that should be investigated and repaired. Clutter is present in photos but is not a code failure. Missing/old fixtures are mostly cosmetic and repairable."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "Listing claims aluminum wiring was replaced with copper and GFI outlets installed in the kitchen; photos show at least one smoke detector on an interior wall. Exterior conduit and outlet appear sealed. Bedrooms have windows for egress visible in photos. Primary safety concerns to verify: full home smoke/CO detector coverage (CO not visible in photos), confirmation the ceiling stains are not an active leak creating mold/structural risk, and that the converted garage/music room meets egress/egress separation standards if used as living space. No exposed live wiring or collapsed ceilings visible in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roofing, Electrical, Plumbing)",
"score": 75.0,
"rationale": "Photos show an outdoor HVAC unit and listing describes duct upgrades, air handler treatment, and UV system — those indicate functional HVAC infrastructure. Roof photographs (house and garage) show recent/reasonable shingle condition; listing specifically states garage got a new roof. Listing also states rewiring to copper which reduces electrical risk. Plumbing and water heater not photographed; bathroom fixtures appear operable. Systems appear serviceable but some internal verifications (water heater, hot water, functional HVAC, panel labeling) are still required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick exterior and yard appear well maintained; home is fully fenced per listing and has two carports, off-street parking, and a working well for irrigation. Rear addition siding looks intact. Driveway/yard show normal wear but no standing water or visible major foundation settlement in photos. Landscaping is maintained. Overall exterior condition is good with minor maintenance needs."
}
],
"red_flags": [
"Ceiling staining/discoloration visible in multiple interior photos — potential past or active roof/plumbing leak that requires diagnosis and repair.",
"Property built 1946 — potential lead-based paint risk (pre-1978) requires HUD lead paint disclosure and possible abatement actions.",
"No carbon monoxide detector visible in photos — CO detection required where fuel-burning appliances or attached garages are present.",
"Garage conversion to music room (interior finishes shown) may not meet permitted habitability/egress standards if used as living/sleeping space; verify permits and safe egress."
],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: aluminum wiring was replaced with copper and GFI outlets were installed in the kitchen.",
"Appliances referenced (stack washer/dryer, refrigerator, oven/cooktop) are present and operational; photos show a refrigerator and built-in oven/cooktop.",
"HVAC unit visible in photos is operational and sized appropriately; duct/air handler upgrades listed are accurate.",
"Ceiling stains represent past water intrusion; no active major structural failure is visible in photos.",
"No active severe mold growth or pest infestation beyond normal clutter (none visible in photos).",
"Electrical panel is intact and properly labeled (not pictured) following the claimed rewiring.",
"Converted garage/music room is currently used as non-sleeping space; if used for sleeping it may require additional egress/permits."
],
"overall_score": 74.0,
"rubric_version": "nsprire_v1.0_2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1317 Wilson Ave, Pensacola, FL, 32507",
"aggregate": {
"summary": "This 1946 single-family property appears largely inspection-ready with several important system upgrades already completed (aluminum-to-copper wiring, GFI kitchen, duct replacement, new washer/dryer, functioning HVAC components reported). Exterior brick and yard are in good condition, and the property shows routine maintenance. Primary items to verify before passing an initial HCV/NSPIRE inspection: repair history for the ceiling stain(s) (confirm no active leaks), confirm operational smoke and CO detectors and proper placement, verify electrical panel condition and GFCI coverage in bathrooms, and confirm any garage-to-living-space conversion has required permits / fire separation if used as habitable space. With those verifications and limited cosmetic work (cleaning, paint, outlet covers), the unit is likely to pass within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.0,
"rationale": "Interior finishes are older but largely intact. Photos show lived-in rooms, older kitchen & bathroom finishes, worn flooring and dated cabinetry but no large collapsed surfaces. Listing states aluminum wiring was replaced with copper, new GFI outlets in kitchen, and new washer/dryer stack included. Some ceiling tiles and fixtures appear discolored/stained (possible prior water intrusion). Missing cosmetic updates and clutter will need cleaning/paint and minor repairs before rental, but no widespread visible structural collapse. Missing appliances are not a major issue here (washer/dryer noted as new in listing)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 81.7,
"rationale": "Brick exterior appears sound, siding/trim photos show no major deterioration, and landscaping is maintained. Yard is fully fenced (listing), sensor lights are present, and there are two carports/drive areas for off-street parking and RV hook-up per listing. Garage converted to music room and high ceilings noted; garage roof replaced per listing. Some ground wear in rear yard but no standing water visible. Overall low risk on exterior/site for an initial inspection."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 76.0,
"rationale": "Listing documents important safety work: aluminum wiring replaced with copper and kitchen GFI outlets installed; updated switches called out. Photos show a smoke detector on an interior wall and no obvious exposed live wiring. Exterior conduit appears installed properly on brick. Bedrooms have windows visible that likely provide egress. Potential issues: ceiling discoloration in some photos suggests prior leaks that should be confirmed repaired; CO detector presence not visible in photos (install if fuel-burning appliances present). No broken handrails, collapsed ceilings, or active standing water were seen. Overall low-to-moderate NSPIRE risk assuming listed electrical upgrades are complete and tested."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 74.3,
"rationale": "Listing reports HVAC air handler treated, ducts replaced, and a UV light installed (positive). An exterior A/C condensing unit is visible. Seller notes aluminum-to-copper rewire, which if true reduces electrical hazard risk. Roof photos (main house and garage) look serviceable and listing references a newly installed garage roof; one interior ceiling stain suggests a past leak that should be verified corrected. Water heater and electrical panel were not shown; plumbing fixtures (sinks, shower) appear present and functioning in photos. Systems appear to be in usable condition but a short verification service check (A/C run, water heater, electrical panel) is recommended before leasing."
}
],
"red_flags": [
"Interior ceiling discoloration/stains in multiple photos — possible prior or recurring water intrusion (verify repaired).",
"Property built 1946 — potential lead-based paint risk (presume presence pre-1978) and address per local/NSPIRE rules if paint is deteriorated.",
"Garage converted to a music room (habitable use) — may require permits/fire separation/egress verification.",
"Electrical panel and full circuit integrity not shown — panel condition needs verification despite listing claims of rewiring."
],
"confidence": 0.88,
"assumptions": [
"Listing statements are accurate: aluminum wiring has been replaced with copper and GFI outlets were installed in the kitchen.",
"HVAC is operational as described (air handler treated, ducts replaced, UV installed) and the outdoor condensing unit is serviceable.",
"No active roof leaks exist now; ceiling discoloration represents prior, repaired leaking rather than current active water intrusion.",
"Bedrooms shown have code-compliant egress windows (size not measured in photos).",
"Smoke detector visible in photos is functional; additional detectors / CO alarm will be installed if needed prior to inspection.",
"Electrical panel is intact and properly labeled (not visible in photos)."
],
"score_method": "mean_of_criteria",
"overall_score": 75.5,
"rubric_version": "nsPIRE_v1.0_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6078457123"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.