Property ID: 6089040650
4603 Forrestal St, Pensacola, FL, 32506
Pensacola, FL
Money Down: $59,976
CoC Return: 2.51%
Monthly Cash Flow: $125
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,980
Closing Costs
$9,996
Total Down
$59,976
Investment Snapshot
Purchase Price
$249,900
Money Down
$59,976
Cash-on-Cash Return
2.51%
Rent
$1,971
Monthly Cash Flow
$125
Annual Cash Flow
$1,504
Debt Service / Mo
$1,330
Property Tax / Mo
$179
Insurance / Mo
$140
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,971
Payment Standard
$2,380
Rent
$1,971
Insurance
$140
Property Tax
$179
Management
$197
Utilities Allowance
$409
NOI (Monthly)
$1,455
Debt Service
$1,330
Cash Flow After Debt
$125
Quality Score: 79.80%
Confidence: 86.00%
Likely to pass an initial HCV/NSPIRE inspection with minor, fixable items. The unit appears updated and well-maintained (newer roof, functioning kitchen appliances, included washer/dryer, intact interior finishes). Primary inspection risks are documentation/verification items (smoke/CO detectors, GFCI, deadbolt) and a few cosmetic/finish repairs (stair carpet, flooring transition). Recommend a short pre-inspection checklist to confirm detectors, GFCI outlets, electrical panel condition, and HVAC/water heater operation before listing for voucher tenancy.
Section 8 Payment Standard
$2,380
Utility Allowance Total
$409
Guaranteed Section 8 Rent (PS - Utilities)
$1,971
Property Management
$197
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,900
Beds
4
Baths
2.5
Living Area
1,794 sqft
Lot Size
4,299 sqft
Year Built
1974
Days on Market
219
Capital Outlay
$59,976
Debt Service
$1,330
Property Tax / Mo
$179
Insurance / Mo
$140
Property Description
Welcome to Twin Oaks Villas, with NO HOA! Motivated sellers will consider any acceptable offer and offering $$$ towards buyers closing costs. This tastefully updated 4-bedroom, 2.5-bath townhome has much to offer. There are two master suites, one upstairs and the other downstairs. The downstairs suite has a large walk-in closet, and the upstairs suite is exceptionally large and has a fireplace. The kitchen has updated appliances and flows nicely with an island for family meals or entertaining. The two additional bedrooms upstairs have double closets. The laundry room provides additional access to the garage, and the washer and dryer are included with the home. Enjoy your private backyard with patio area and storage building. Home recently passed VA inspection with roof installed 2022, HVAC replaced 2017, hot water heater 2014. Home is centrally minutes from Pensacola NAS and Corry Station, you will not want to miss this opportunity, schedule your showing today!
Utility Allowances
heating
$34
Selected electric heating. While fuel type was not specified, the property has an 'Electric Water Heater' and an electric range, making electric heat the most probable option. The 4BR allowance was used.
air_conditioning
$66
The property is listed with 'Central Air'. The 4BR allowance was used.
cooking
$17
Selected electric cooking as property images and appliance lists show an electric oven. The 4BR allowance was used.
water_heater
$36
Property details explicitly state 'Electric Water Heater'. The 4BR allowance was used.
other_electric
$85
Standard allowance for lighting and miscellaneous small electrical appliances. The 4BR allowance was used.
monthly_electric_fee
$11
Standard monthly service fee applied because the property uses electric utilities. The 4BR allowance was used.
water
$49
Property details state 'Water Source: Public'. The 4BR allowance was used.
sewer
$79
Sewer service is inferred as the property has a public water source. The 4BR allowance was used.
trash_collection
$32
Standard utility for residential properties of this type. The 4BR allowance was used.
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$1,677
DP3 Annual Estimate$1,677
DP1 Monthly Equivalent$140
DP3 Monthly Equivalent$140
Replacement Value$168,916
Basis1,794 sqft / 1974
Nearby Houses
Photo unavailable
4605 Forrestal St
for_sale · 0.01 mi
Price: $223,000
6 bd / 3 ba · 1,863 sqft
Latest sale: $250,000
Latest rent: —
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4600 Twin Oaks Dr Apt 106
off_market · 0.06 mi
Price: $1,149
1 bd / 1 ba · 720 sqft
Latest sale: —
Latest rent: —
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4600 Twin Oaks Dr Apt 608
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: —
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4600 Twin Oaks Dr Apt 514
off_market · 0.06 mi
Price: $1,149
1 bd / 1 ba · 720 sqft
Latest sale: —
Latest rent: $1,149 on Jul 25, 2025
Photo unavailable
4600 Twin Oaks Dr Apt 621
off_market · 0.06 mi
Price: $1,300
2 bd / 1 ba · 914 sqft
Latest sale: —
Latest rent: —
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4600 Twin Oaks Dr Apt 704
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: —
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4600 Twin Oaks Dr Apt 620
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: —
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4600 Twin Oaks Dr Apt 612
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 708
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 504
off_market · 0.06 mi
Price: $1,149
1 bd / 1 ba · 719 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 207
off_market · 0.06 mi
Price: $1,300
2 bd / 1 ba · 1,000 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 515
off_market · 0.06 mi
Price: $1,149
1 bd / 1 ba · 720 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 709
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 613
off_market · 0.06 mi
Price: $999
1 bd / 1 ba · 775 sqft
Latest sale: —
Latest rent: $999 on Aug 04, 2025
Photo unavailable
4600 Twin Oaks Dr Apt 611
off_market · 0.06 mi
Price: $1,149
1 bd / 1 ba · 772 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 913
off_market · 0.06 mi
Price: $1,300
2 bd / 1 ba · 920 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 916
off_market · 0.06 mi
Price: $1,300
2 bd / 1 ba · 914 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4600 Twin Oaks Dr Apt 511
off_market · 0.06 mi
Price: $1,300
1 bd / 1 ba
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement that home 'recently passed VA inspection' is accurate and indicates systems were operational at that inspection.
- Smoke and/or carbon monoxide alarms exist but are not visible in provided photos; if absent they will need installation.
- GFCI protection at kitchen and bathrooms is not visible in photos and should be verified; assume typical kitchen outlets may not be GFCI protected until confirmed.
- Electrical panel, service amperage and grounding are not shown; assumed standard service with no visible exposed wiring.
- Bedroom egress windows are present (windows shown) and meet size/egress requirements, but exact compliance not verified from photos.
- No active roof leaks or interior water intrusion are present (no stains or sagging ceilings visible); roof condition supported by seller note (2022).
- HVAC and water heater are functioning as of listing; ages (HVAC 2017, water heater 2014) taken from listing and may approach mid/late service life.
- Laundry appliances and kitchen appliances shown are operable; gas/electric connections appear standard and safe but were not tested.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,082 | $178,916 | $178,916 |
| 2023 | $2,370 | $169,232 | $169,232 |
| 2022 | $1,369 | $100,807 | $87,668 |
| 2021 | $1,228 | $79,699 | $79,699 |
| 2020 | $1,234 | $81,404 | $81,404 |
| 2019 | $563 | $76,894 | $65,708 |
| 2018 | $567 | $67,849 | $64,483 |
| 2017 | $570 | $74,075 | $63,157 |
| 2016 | $571 | $69,430 | $61,858 |
| 2015 | $1,128 | $69,430 | $69,430 |
| 2014 | $1,095 | $70,307 | $70,307 |
| 2013 | $1,212 | $73,895 | $73,895 |
| 2012 | $1,241 | $74,822 | $74,822 |
| 2011 | $736 | $79,711 | $79,711 |
| 2010 | $757 | $81,249 | $81,249 |
| 2009 | $791 | $83,401 | $83,401 |
| 2008 | $788 | $83,755 | $83,755 |
| 2007 | $1,136 | $89,490 | $89,490 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-05 | Price Changed | $249,900 |
| 2026-01-11 | Price Changed | $260,000 |
| 2025-12-08 | Price Changed | $265,000 |
| 2025-11-09 | Listed | $278,000 |
| 2023-09-06 | Sold | $220,000 |
| 2023-07-20 | Listing removed | $0 |
| 2023-06-15 | Listed | $222,000 |
| 2022-07-25 | Sold | $199,000 |
| 2022-06-22 | Relisted | $199,900 |
| 2022-06-18 | Listing removed | $0 |
| 2022-06-14 | Price Changed | $199,900 |
| 2022-05-25 | Relisted | $239,000 |
| 2022-04-22 | Listing removed | $0 |
| 2022-04-16 | Listed | $229,000 |
| 2012-09-19 | Sold | $39,200 |
| 2012-05-08 | Listing removed | $39,000 |
| 2012-04-26 | Relisted | $39,000 |
| 2012-03-28 | Listing removed | $39,000 |
| 2012-01-20 | Relisted | $39,000 |
| 2011-11-08 | Listing removed | $40,000 |
| 2011-09-23 | Price Changed | $40,000 |
| 2011-09-17 | Price Changed | $45,000 |
| 2011-08-23 | Price Changed | $60,000 |
| 2011-08-04 | Price Changed | $70,000 |
| 2011-06-07 | Price Changed | $85,000 |
Photo Gallery
Show raw JSON (debug)
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"list_price": 39000,
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{
"date": "2011-08-04",
"price": 70000,
"listing": {
"status": "off_market",
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"list_price": 39000,
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{
"date": "2011-06-07",
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"listing": {
"status": "off_market",
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"event_name": "Price Changed",
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{
"date": "2011-05-20",
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"listing": {
"status": "off_market",
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"list_price": 39000,
"listing_id": "529491854",
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{
"date": "2011-04-29",
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"status": "off_market",
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"list_price": 39000,
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"last_status_change_date": "2012-05-08T16:49:00Z"
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"price_change": -28100,
"days_after_listed": null,
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{
"date": "2011-03-14",
"price": 128000,
"listing": {
"status": "off_market",
"list_date": "2011-03-14T14:51:00Z",
"list_price": 39000,
"listing_id": "529491854",
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"last_status_change_date": "2012-05-08T16:49:00Z"
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{
"date": "2005-03-04",
"price": 125900,
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{
"date": "2003-10-29",
"price": 88500,
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{
"date": "1982-12-01",
"price": 58000,
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"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building/residential/roof/na",
"permit_effective_date": "Feb 23, 2010",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
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}
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},
"rmn_listing_attribution": false
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"property_id": "6089040650",
"generated_at": "2026-03-27T19:29:07.225007Z",
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"reason": "disabled",
"enabled": false
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"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 79.8
},
"utility_allowance": {
"zip_code": "32506",
"home_photo": "https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m3299705044s-w1280.jpg",
"rent_price": 1971.0,
"loan_amount": 199920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4603-Forrestal-St_Pensacola_FL_32506_M60890-40650",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 249900.0,
"loan_term_years": 30,
"annual_cash_flow": 17465.34,
"mortgage_monthly": 1330.07,
"payment_standard": 2380.0,
"total_amount_out": 49980.0,
"additional_photos": [
"https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m889763173s-w1280.jpg",
"https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m1734468128s-w1280.jpg",
"https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m3490454845s-w1280.jpg",
"https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m3993687309s-w1280.jpg",
"https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m130278286s-w1280.jpg",
"https://ap.rdcpix.com/0794674c5918cef9eac163a3a4a9c5a1l-m3845824896s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 139.75,
"monthly_cash_flow": 1455.45,
"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 heating. While fuel type was not specified, the property has an 'Electric Water Heater' and an electric range, making electric heat the most probable option. The 4BR allowance was used.",
"utility": "heating",
"allowance": 34
},
{
"note": "The property is listed with 'Central Air'. The 4BR allowance was used.",
"utility": "air_conditioning",
"allowance": 66
},
{
"note": "Selected electric cooking as property images and appliance lists show an electric oven. The 4BR allowance was used.",
"utility": "cooking",
"allowance": 17
},
{
"note": "Property details explicitly state 'Electric Water Heater'. The 4BR allowance was used.",
"utility": "water_heater",
"allowance": 36
},
{
"note": "Standard allowance for lighting and miscellaneous small electrical appliances. The 4BR allowance was used.",
"utility": "other_electric",
"allowance": 85
},
{
"note": "Standard monthly service fee applied because the property uses electric utilities. The 4BR allowance was used.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "Property details state 'Water Source: Public'. The 4BR allowance was used.",
"utility": "water",
"allowance": 49
},
{
"note": "Sewer service is inferred as the property has a public water source. The 4BR allowance was used.",
"utility": "sewer",
"allowance": 79
},
{
"note": "Standard utility for residential properties of this type. The 4BR allowance was used.",
"utility": "trash_collection",
"allowance": 32
}
],
"cash_on_cash_return": 0.35,
"down_payment_amount": 49980.0,
"property_tax_annual": 2144.46,
"property_tax_monthly": 178.71,
"property_tax_increase": 0.03,
"utility_allowance_total": 409.0,
"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/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"
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"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 1504.47,
"property_management_monthly": 197.1,
"monthly_cash_flow_after_debt": 125.37,
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"runs": [
{
"summary": "Likely to pass an initial HCV/NSPIRE inspection with minor, fixable items. The unit appears updated and well-maintained (newer roof, functioning kitchen appliances, included washer/dryer, intact interior finishes). Primary inspection risks are documentation/verification items (smoke/CO detectors, GFCI, deadbolt) and a few cosmetic/finish repairs (stair carpet, flooring transition). Recommend a short pre-inspection checklist to confirm detectors, GFCI outlets, electrical panel condition, and HVAC/water heater operation before listing for voucher tenancy.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently updated with new-looking LVP flooring, fresh paint, functioning appliances (range, dishwasher, refrigerator shown), and included washer/dryer. Minor cosmetic/punch-list items visible: worn carpet on stairs, scuffs at island base, inconsistent flooring transition (tile patch in dining area), some concrete staining on driveway/patio. No visible major deferred maintenance. Missing appliances reduced risk slightly but this listing shows appliances present. Overall minor repairs only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No visible life-threatening hazards in photos: ceilings intact, no active water stains, no exposed wiring, stair has a guard/handrail. Listing states recent VA inspection pass which suggests prior compliance. However, smoke/CO detectors are not clearly visible in photos, GFCI protection at kitchen sink not clearly shown, and deadbolt/security hardware on entry not confirmed. Stair design (open risers/metal railing) appears serviceable but would require in-person check for riser/guard spacing. These unknowns reduce the score despite no obvious hazards."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Listing reports roof replaced 2022, HVAC replaced 2017, water heater 2014 and that the home recently passed a VA inspection — positive indicators. Kitchen and laundry appliances are present and hook-ups visible. No electrical panel or detailed plumbing photos to verify condition. Water heater is aging (2014) but likely operational per listing. HVAC age is moderate; service history unknown. Overall systems likely functional but some components are near mid-life and should be confirmed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick exterior appears sound; gutters/downspouts visible; driveway and front walk show minor wear but no severe cracking or sinkage. Small concrete patio and private fenced backyard access via sliding door visible. Vegetation close to foundation visible in photos (may require trimming). No evidence of standing water, major foundation displacement, roof sagging, or exterior structural damage in provided images."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that home 'recently passed VA inspection' is accurate and indicates systems were operational at that inspection.",
"Smoke and/or carbon monoxide alarms exist but are not visible in provided photos; if absent they will need installation.",
"GFCI protection at kitchen and bathrooms is not visible in photos and should be verified; assume typical kitchen outlets may not be GFCI protected until confirmed.",
"Electrical panel, service amperage and grounding are not shown; assumed standard service with no visible exposed wiring.",
"Bedroom egress windows are present (windows shown) and meet size/egress requirements, but exact compliance not verified from photos.",
"No active roof leaks or interior water intrusion are present (no stains or sagging ceilings visible); roof condition supported by seller note (2022).",
"HVAC and water heater are functioning as of listing; ages (HVAC 2017, water heater 2014) taken from listing and may approach mid/late service life.",
"Laundry appliances and kitchen appliances shown are operable; gas/electric connections appear standard and safe but were not tested."
],
"overall_score": 76.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 4-bed, 2.5-bath brick home appears largely turnkey for Section 8/HCV tenancy. Photos and the listing (notably a recent VA inspection pass and recent roof/HVAC dates) indicate the property meets most NSPIRE safety and habitability expectations. Visible issues are cosmetic or minor maintenance items; major structural or life-safety hazards are not evident. Moderate unknowns remain because electrical panel, GFCI/CO detector locations, and full-bath conditions are not shown in photos — these are likely resolvable quickly. Estimated rent-ready timeline: 1–3 weeks for standard pre-rental checks and minor touch-ups, assuming no unseen defects are discovered on in-person inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Interior photos show recently updated finishes: new-looking LVP flooring throughout main living areas, fresh paint, intact cabinetry, and upgraded kitchen appliances (fridge, range, microwave, dishwasher) visible. Washer and dryer are included and appear installed. No visible damaged drywall, collapsed ceilings, or exposed subfloor. Minor cosmetic wear is visible on island corner and driveway staining; carpet on stairs appears older but intact. Listing notes roof 2022 and HVAC 2017 which supports good recent capital maintenance. Missing or worn items are cosmetic or easily replaceable (stair carpet, minor trim touch-up). Overall turnkey with only minor cosmetic repairs anticipated."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 85.0,
"rationale": "No visible life‑threatening hazards in photos: ceilings intact, no visible water stains/mold, stair has a guardrail, entry and egress routes appear unobstructed, kitchen and laundry plumbing appear functional, and major appliances are present. Listing states the home 'recently passed VA inspection' — strong evidence smoke detectors, egress, and basic safety items were compliant at last inspection. Carbon monoxide detector presence cannot be visually confirmed from photos. GFCI presence at kitchen counters cannot be fully verified from images but multiple outlet locations are visible. Electrical panel and meter not shown. Given VA pass and absence of visible hazards, safety/code risk is low but not zero due to items not visible in photos (CO, GFCIs, panel labeling)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 82.0,
"rationale": "Listing provides concrete system dates: roof replaced 2022 (recent), HVAC replaced 2017 (reasonable service life remaining), water heater 2014 (older but likely serviceable). Kitchen appliances (electric range, microwave, dishwasher, refrigerator) and laundry machines are present in photos. No visible signs of active plumbing leaks, water intrusion, or roof sagging. Electrical panel and capacity are not shown; dryer venting and hookups look present but not fully visible. HVAC registers and thermostat are visible and in place. Overall mechanical condition appears good with normal lifecycle risk on water heater and HVAC as they age, and moderate uncertainty about electrical panel condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior brick facade, gutters, and roofline appear in good condition in photos; driveway shows some staining and minor cracking but is serviceable. Front entry concrete/patio is intact; landscaping is maintained though some planting is close to foundation (typical). No visible standing water, large foundation cracks, or roof sagging. The property is a duplex/townhome style (Twin Oaks Villas) with attached garage — garage door appears intact. A storage building and private backyard are described but not fully shown. Minor site maintenance (weed trimming, power wash driveway/patio) expected; no major exterior structural issues observed."
}
],
"red_flags": [],
"confidence": 0.78,
"assumptions": [
"Listing statement that the home 'recently passed VA inspection' is accurate and recent (used as evidence of compliance with smoke detectors, egress, and basic safety items).",
"Kitchen appliances (range, fridge, dishwasher, microwave) shown in photos are functional and included with tenancy.",
"HVAC operates normally (installed 2017) and provides heating/cooling; no in‑photo evidence of failure.",
"No major issues exist in rooms not photographed (full bathrooms, electrical panel closet, attic) beyond typical, repairable items.",
"Stair guardrail and other railings meet local code or are close enough to pass a HCV inspection; photos show a guard but exact spacing/height not measured.",
"No concealed mold, significant termite damage, or plumbing/drainage failures are present despite not being visible in photos. If present, these would change the assessment."
],
"overall_score": 83.0,
"rubric_version": "nsPIRE_v1.0_photo_assessment_2026-03"
},
{
"summary": "Overall the property appears close to turnkey for a Housing Choice Voucher initial inspection. Recent roof (2022) and a passed VA inspection reported in the listing are strong positives. Interior finishes, flooring, kitchen appliances, and laundry are present and in good visual condition. Primary inspection risks that require verification before listing as Section 8-ready are presence/placement of smoke and carbon monoxide detectors, GFCI protection in kitchen/baths, a secure deadbolt on the entry door, and verification of the electrical panel and hot water availability. No major structural or life‑threatening issues are visible from the photos. With brief verification/fixes (detectors, any GFCI, confirm deadbolt), this home is likely to pass an initial HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photographs show a well-maintained brick exterior, recent-looking flooring (laminate) throughout main living areas, updated kitchen with island and appliances, intact cabinetry and countertops, and washer/dryer included. Stair carpet shows age/coloring but no visible damage; minor concrete and driveway surface cracking visible but cosmetic. Listing notes roof 2022 and recent VA inspection, supporting low deferred-maintenance risk. Missing or worn items appear cosmetic or easy-to-fix (stair carpet, driveway patching, minor trim touch-ups). No major interior finish damage visible."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 78.0,
"rationale": "No obvious life-safety hazards visible: ceilings intact, no collapsed areas, no visible active leaks, stairs have a railing, and rooms have windows for egress. A small smoke/CO style device is visible in the living area (photo near stair), but CO detector presence near sleeping areas and GFCI protection in kitchen/bathrooms are not clearly visible in photos. Entry door hardware shows a knob; deadbolt presence cannot be confirmed from images. Listing states the home passed a VA inspection recently which typically checks many life-safety items, reducing risk. Because several required items (CO alarms if required, GFCI outlets, deadbolt) cannot be fully confirmed from photos, a moderate deduction was applied."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 75.0,
"rationale": "Listing indicates roof replaced in 2022 (recent) and HVAC replaced in 2017; hot water heater dated 2014. Kitchen appliances (stove, fridge, dishwasher, microwave) are present and look operational. No visible signs of plumbing leaks or electrical hazards in photos. Electrical panel condition and capacity, operation of HVAC, and hot-water delivery cannot be visually confirmed; water heater age is notable but not an immediate failure. Given presence of recent VA pass and visible good roof and appliances, systems are likely functional but older water heater and unverified panel/GFCI reduce score slightly."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Brick siding and roofline appear in good condition; gutters/downspouts visible and intact. Yard and patio area look maintained; private backyard and storage building are mentioned. Concrete patio and driveway show typical surface wear/cracking but no major settlement or large foundation separation is visible. No signs of infestation, standing water, or collapsed fences shown. Landscaping is trimmed, and walkways appear passable. Overall exterior is sound with minor cosmetic site repairs possible."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"The 'recently passed VA inspection' in the listing is accurate and was completed within a time frame that reflects current condition.",
"The visible small detector near the stair is a functioning smoke detector; remaining required detectors (smoke/CO) are either present or will be installed if missing.",
"Kitchen appliances (range, microwave, dishwasher, refrigerator) shown are functional and will remain with the unit (listing shows appliances updated).",
"Stove is electric (visual appearance of electric range) so CO risk from range is low; water heater fuel type and any gas appliances are not visible and assumed safe/vented unless disclosed otherwise.",
"Electrical panel, circuit integrity, and GFCI protection are intact but could not be confirmed from photos.",
"Bedroom egress windows meet local egress size requirements; window sizes are adequate though exact measurements are not available in photos.",
"No hidden active leaks, mold, or termite damage exist beyond what is visible; absence of visible staining or sagging ceilings suggests no active roof leaks."
],
"overall_score": 80.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4603 Forrestal St, Pensacola, FL, 32506",
"aggregate": {
"summary": "Likely to pass an initial HCV/NSPIRE inspection with minor, fixable items. The unit appears updated and well-maintained (newer roof, functioning kitchen appliances, included washer/dryer, intact interior finishes). Primary inspection risks are documentation/verification items (smoke/CO detectors, GFCI, deadbolt) and a few cosmetic/finish repairs (stair carpet, flooring transition). Recommend a short pre-inspection checklist to confirm detectors, GFCI outlets, electrical panel condition, and HVAC/water heater operation before listing for voucher tenancy.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.7,
"rationale": "Interior appears recently updated with new-looking LVP flooring, fresh paint, functioning appliances (range, dishwasher, refrigerator shown), and included washer/dryer. Minor cosmetic/punch-list items visible: worn carpet on stairs, scuffs at island base, inconsistent flooring transition (tile patch in dining area), some concrete staining on driveway/patio. No visible major deferred maintenance. Missing appliances reduced risk slightly but this listing shows appliances present. Overall minor repairs only."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.7,
"rationale": "Brick exterior appears sound; gutters/downspouts visible; driveway and front walk show minor wear but no severe cracking or sinkage. Small concrete patio and private fenced backyard access via sliding door visible. Vegetation close to foundation visible in photos (may require trimming). No evidence of standing water, major foundation displacement, roof sagging, or exterior structural damage in provided images."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 77.7,
"rationale": "No visible life-threatening hazards in photos: ceilings intact, no active water stains, no exposed wiring, stair has a guard/handrail. Listing states recent VA inspection pass which suggests prior compliance. However, smoke/CO detectors are not clearly visible in photos, GFCI protection at kitchen sink not clearly shown, and deadbolt/security hardware on entry not confirmed. Stair design (open risers/metal railing) appears serviceable but would require in-person check for riser/guard spacing. These unknowns reduce the score despite no obvious hazards."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 77.3,
"rationale": "Listing reports roof replaced 2022, HVAC replaced 2017, water heater 2014 and that the home recently passed a VA inspection — positive indicators. Kitchen and laundry appliances are present and hook-ups visible. No electrical panel or detailed plumbing photos to verify condition. Water heater is aging (2014) but likely operational per listing. HVAC age is moderate; service history unknown. Overall systems likely functional but some components are near mid-life and should be confirmed."
}
],
"red_flags": [],
"confidence": 0.86,
"assumptions": [
"Listing statement that home 'recently passed VA inspection' is accurate and indicates systems were operational at that inspection.",
"Smoke and/or carbon monoxide alarms exist but are not visible in provided photos; if absent they will need installation.",
"GFCI protection at kitchen and bathrooms is not visible in photos and should be verified; assume typical kitchen outlets may not be GFCI protected until confirmed.",
"Electrical panel, service amperage and grounding are not shown; assumed standard service with no visible exposed wiring.",
"Bedroom egress windows are present (windows shown) and meet size/egress requirements, but exact compliance not verified from photos.",
"No active roof leaks or interior water intrusion are present (no stains or sagging ceilings visible); roof condition supported by seller note (2022).",
"HVAC and water heater are functioning as of listing; ages (HVAC 2017, water heater 2014) taken from listing and may approach mid/late service life.",
"Laundry appliances and kitchen appliances shown are operable; gas/electric connections appear standard and safe but were not tested."
],
"score_method": "mean_of_criteria",
"overall_score": 79.8,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6089040650"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.