1017 Green Pine Blvd Apt F, West Palm Beach, FL, 33409

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                      "Source Listing Status: Active",
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                      "Restrictions: Leasing Prohibited 1st Year",
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                      "Year Built: 1984",
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                      "Entry Level: 1",
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                      "Total Area Sqft: 1468"
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                      "Patio: Yes",
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                      "Association Amenities: Pool, Clubhouse, Fitness Center, Sidewalks, Street Lights, Tennis Court(s)",
                      "Association Fee: 614",
                      "Association Fee Frequency: Monthly",
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                      "Source Listing Status: Active",
                      "County: Palm Beach",
                      "Tax Year: 2024",
                      "Restrictions: Leasing Prohibited 1st Year",
                      "Source Property Type: Residential",
                      "Area: 5410",
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                      "Total Square Feet Living: 1064",
                      "Year Built: 1984",
                      "Building Area Source: Public Records",
                      "Building Area Total: 1064",
                      "Construction Materials: CBS",
                      "Direction Faces: North",
                      "Entry Level: 1",
                      "Entry Location: Entry Level Living Area Y",
                      "Levels: Multi/Split",
                      "Living Area Source: Public Records",
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                      "Property Condition: Resale",
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                      "Building Total Stories: 3",
                      "Total Area Sqft: 1064"
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                      "Association Fee: 740",
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                      "Source Listing Status: Active",
                      "County: Palm Beach",
                      "Directions: Take exit 71 toward Palm Beach Lakes Blvd 3 miles Turn L to Palm Beach Lakes Blvd Go 7 mi Turn R onto Village Blvd Go 13 mi Make U-Turn to Village Blvd Go mi Turn right onto Pineridge Way Go 2 mi. Turn L to Green Pine Blvd Go for 387ft Turn Right Green",
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                      "Restrictions: OkToLease",
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                      "Area: 5410",
                      "Property Subtype: condo",
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                      "Postal Code Plus 4: 7031",
                      "Public Survey Section: 13",
                      "Public Survey Township: 74",
                      "Subdivision: PALM CLUB VILLAGE I CONDO",
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                      "Year Built: 1984",
                      "Building Area Total: 1370",
                      "Construction Materials: Brick, Block",
                      "Entry Level: 1",
                      "Entry Location: 1",
                      "Property Age: 42",
                      "Property Attached: Yes",
                      "Building Total Stories: 1",
                      "Year Built Details: Resale",
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                      "County: Palm Beach",
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                      "Year Built: 1984",
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                    "line": "1018 Green Pine Blvd Apt D",
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                      "Directions: From I95 or Turnpike take Exit Okeechobee Blvd. and go to N Military Trail.On N Military Trail make right on Green Pine Blvd, after the gate make an left and then an other left to 1004 Building",
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    "zip_code": "33409",
    "home_photo": "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m3929577322s-w1280.jpg",
    "rent_price": 1920.0,
    "loan_amount": 198400.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/1017-Green-Pine-Blvd-Apt-F_West-Palm-Beach_FL_33409_M60974-69202",
    "bedroom_count": 2,
    "interest_rate": 0.07,
    "purchase_price": 248000.0,
    "loan_term_years": 30,
    "annual_cash_flow": 18276.68,
    "mortgage_monthly": 1319.96,
    "payment_standard": 2110.0,
    "total_amount_out": 49600.0,
    "additional_photos": [
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m3223520127s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m1516010695s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m3452956458s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m2731263191s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m875165401s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m4249481576s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m160888528s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m779090239s-w1280.jpg",
      "https://ap.rdcpix.com/3300e31b6f7d2938b2056ea1f4982ce0l-m1487030203s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 106.75,
    "monthly_cash_flow": 1523.06,
    "property_tax_rate": 0.0091,
    "_utility_allowance": {
      "sources": [
        "/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/utility/wp-content_uploads_PBCHA-UT-allowance-2025.raster.pdf"
      ],
      "effective_date": "2025-01-01"
    },
    "utility_allowances": [
      {
        "note": "Selected 'Electric Heat Pump (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. The property has 'Central' heating and electric utilities, making an electric heat pump the most likely and efficient option for this location.",
        "utility": "Heating",
        "allowance": 7
      },
      {
        "note": "Selected 'Air Conditioning (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Property is listed as having 'Central Air'.",
        "utility": "Air Conditioning",
        "allowance": 33
      },
      {
        "note": "Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. The property's utilities are listed as electric, so an electric water heater is assumed.",
        "utility": "Water Heating",
        "allowance": 16
      },
      {
        "note": "Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. The property lists electric utilities. While photos show an oven, kitchen appliances are not listed as provided, so tenant is assumed to provide their own electric range.",
        "utility": "Cooking",
        "allowance": 7
      },
      {
        "note": "Selected 'Other Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. This covers standard lighting and plug-in appliances.",
        "utility": "Other Electric",
        "allowance": 37
      },
      {
        "note": "Selected 'Electric Charge (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. This is the base service fee for having an active electric account.",
        "utility": "Electric Service Charge",
        "allowance": 11
      },
      {
        "note": "The property's HOA fee includes water, so the tenant's allowance is $0.",
        "utility": "Water",
        "allowance": 0
      },
      {
        "note": "Selected 'Sewer (City of West Palm Beach)' for a 2-bedroom unit. The property uses public water, implying public sewer. Sewer is not listed as an HOA-covered amenity, so it is assumed to be the tenant's responsibility.",
        "utility": "Sewer",
        "allowance": 56
      },
      {
        "note": "The property's HOA fee includes trash collection, so the tenant's allowance is $0.",
        "utility": "Trash Collection",
        "allowance": 0
      },
      {
        "note": "A refrigerator is not listed as a provided appliance. This allowance is for a tenant-owned refrigerator.",
        "utility": "Refrigerator",
        "allowance": 12
      },
      {
        "note": "A microwave is not listed as a provided appliance. This allowance is for a tenant-owned microwave.",
        "utility": "Range/Microwave",
        "allowance": 11
      },
      {
        "note": "The property is all-electric, so no natural gas service is required.",
        "utility": "Natural Gas Service Charge",
        "allowance": 0
      }
    ],
    "cash_on_cash_return": 0.37,
    "down_payment_amount": 49600.0,
    "property_tax_annual": 1178.32,
    "property_tax_monthly": 98.19,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 190.0,
    "property_management_rate": 0.1,
    "_fetched_payment_standard": {
      "sources": [
        "/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/payment/wp-content_uploads_2025-Payment-Standards.raster.pdf"
      ],
      "effective_date": "2025-01-01"
    },
    "property_tax_history_year": 2025,
    "annual_cash_flow_after_debt": 2437.16,
    "property_management_monthly": 192.0,
    "monthly_cash_flow_after_debt": 203.1,
    "cash_on_cash_return_after_debt": 0.05
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Overall this lakefront unit appears well maintained and likely to pass an initial HCV/NSPIRE inspection after standard verification and a handful of minor fixes (confirm/install smoke and CO detectors, verify GFCI at kitchen, confirm HVAC and water heater operation). The roof was recently replaced (2024) and interior finishes/appliances are present and in good visible condition. Expect minor repairs/certifications within 1–4 weeks to reach rent-ready status.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 78.0,
            "rationale": "Interior photos show clean, intact tile flooring, painted cabinets, and complete kitchen layout with refrigerator, range, dishwasher and solid countertops. No visible drywall damage, broken windows, or collapsed ceilings. Exterior gate/fence and walkway are in good condition. Appliances are older but present — missing/new appliance replacements would be cosmetic/capital rather than structural. Overall only minor cosmetic/fixture work anticipated before tenancy."
          },
          {
            "key": "safety_code",
            "label": "Safety / Code Compliance Risk",
            "score": 70.0,
            "rationale": "No visible exposed wiring, trip hazards, or structural defects in photos. Sliding-glass doors provide bedroom/living egress to the patio/lake. However smoke and carbon monoxide detectors are not visible in images (required by NSPIRE/local code), GFCI protection around the kitchen sink is not clearly shown, and the electrical panel is not photographed. Entry gate and patio controls appear secure, but main door deadbolt presence is not verified. Given the clean condition and lack of visible hazards the risk is moderate but requires verification of detectors and GFCI outlets."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems / Mechanical (HVAC, Plumbing, Roof, Electrical)",
            "score": 70.0,
            "rationale": "Listing states the roof and gate house were replaced in 2024 (photo corroborates a recent roof). Interior shows ceiling vents and fan(s) suggesting HVAC presence but the HVAC unit, water heater and electrical panel were not photographed. Kitchen plumbing and appliances appear installed; no visible leaks or water staining. Because key systems (AC operation, water heater, electrical distribution) are unverified from photos, moderate score assigned despite new roof and otherwise good visible condition."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 85.0,
            "rationale": "Exterior photos show a maintained front yard, intact walkway, functioning gate and community gatehouse/entry. No visible foundation cracking, standing water, or collapsed elements. Lake is adjacent (flood risk not assessed here), and parking and site circulation appear organized. Landscaping and exterior fence are well maintained."
          }
        ],
        "red_flags": [],
        "confidence": 0.65,
        "assumptions": [
          "Unit has a functioning central or split HVAC system (ceiling vents/returns visible) though the actual system and its operation were not photographed.",
          "Smoke detectors and CO detectors exist in the unit or will be installed prior to occupancy; none are visible in provided photos.",
          "Electrical panel, meter, and main shutoffs are present and in code-compliant condition though not shown in photos.",
          "Plumbing and hot water are operational; no leaks or water damage are visible in images.",
          "Sliding glass doors provide required bedroom/living egress where applicable; bedroom layout not fully shown but large windows/sliders were photographed.",
          "No interior mold, active leaks, or concealed structural failures exist beyond what is visible; if there is severe hidden damage it would lower scores significantly."
        ],
        "overall_score": 75.0,
        "rubric_version": "nsPIRE-v1.0-photo-assessment"
      },
      {
        "summary": "This lakefront unit appears well maintained and likely to pass an initial HCV/NSPIRE inspection after addressing a few small safety items. The roof was recently replaced (2024) and interior finishes, flooring and appliances appear serviceable. Primary inspection risks are missing/undocumented smoke and CO detectors, unknown GFCI outlets and electrical panel condition, and verification of functioning HVAC and hot water. With quick fixes (install/verify detectors, confirm GFCI, ensure deadbolt and functional HVAC/hot water), the unit is likely rent-ready within 2–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 85.0,
            "rationale": "Interior and exterior photos show a well-maintained unit: tiled floors intact, painted walls, sound cabinetry and countertops, working appliances (refrigerator, electric range, dishwasher) present though somewhat older. Small cosmetic updates possible (door hardware, minor trim) but no visible deferred maintenance. Missing appliances would only moderately reduce score; here appliances are present."
          },
          {
            "key": "safety_code",
            "label": "Safety / Code Compliance Risk",
            "score": 70.0,
            "rationale": "No obvious life‑threatening hazards visible (no exposed wiring, no sagging ceilings, no active leaks or standing water). Sliding glass doors provide egress to the lake side. However smoke detectors and carbon monoxide alarm are not visible in photos (required by NSPIRE/local code) and deadbolt/secure lock on entry is not shown. GFCI protection in kitchen/bathrooms and electrical panel condition are not visible. These undocumented items lower the safety score because they commonly cause inspection failures."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
            "score": 75.0,
            "rationale": "Listing states roof replaced in 2024 and exterior photos support a sound roof. Ceiling vents and central registers are visible (indicating central HVAC) but no documentation of operation; no visible water stains or active plumbing leaks. Electrical panel, hot water heater, and HVAC service records not provided. Overall systems appear intact from photos but lack of confirmatory evidence reduces score."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 85.0,
            "rationale": "Front walkway, gate, and privacy fence look in good condition and even; landscaping is maintained. Property is inside a gated community with visible guard/gatehouse; parking area appears paved and orderly. No visible foundation cracks, erosion, or major exterior damage in provided images."
          }
        ],
        "red_flags": [
          "No visible smoke detectors inside living areas/bedrooms in photos (NSPIRE requires working smoke detectors) — potential immediate fail.",
          "No visible carbon monoxide alarm shown (required if fuel-burning appliances or per local code) — potential fail if required and absent.",
          "GFCI outlets in kitchen/bath not visible/confirmed — potential code issue.",
          "Electrical panel location/condition not shown — inability to confirm safe, accessible panel.",
          "Bedroom egress window(s) size/height not confirmed from photos — must be verified."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Photos are representative of the entire unit and recent (show current condition).",
          "Roof replacement in 2024 (stated in listing) is accurate and the new roof is in good condition.",
          "HVAC system exists and is central (ceiling/duct registers visible) and is assumed potentially operational though no service records provided.",
          "No visible water stains or mold indicates no active leaks at time photos were taken and hot water/plumbing function is assumed but unverified.",
          "Sliding glass doors shown provide required bedroom/living area egress, but window sizes and bedroom egress compliance cannot be fully confirmed from photos.",
          "Appliances pictured (fridge, stove, dishwasher) are included and functional unless inspection indicates otherwise."
        ],
        "overall_score": 79.0,
        "rubric_version": "2026-03-NSPIRE-1.0"
      },
      {
        "summary": "This lakefront 2-bed unit appears well-maintained and would likely pass an initial Section 8 (NSPIRE) inspection after a short pre-inspection checklist (verify detectors, GFCI outlets, and system operation). Major positives: recent roof replacement (2024), maintained exterior/gated community, intact kitchen appliances, and clean interior finishes. Primary inspection risks are missing/undocumented smoke/CO detectors and GFCI outlets, and limited visibility of the electrical panel, water heater, and HVAC operational status. These are commonly quick fixes or verification items rather than major structural defects.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 80.0,
            "rationale": "Interior and exterior photos show a well-maintained unit with tile flooring in good condition, painted cabinets, intact countertops and trim, and functioning kitchen appliances (refrigerator, range, dishwasher) present. Minor cosmetic items may remain (typical wear, decorative items) but no visible deferred maintenance. Missing interior photos of bathrooms/bedrooms prevent confirmation of finishes there, but overall visible condition is good — missing appliances would only moderately affect score but here appliances are present."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance Risk",
            "score": 75.0,
            "rationale": "No visible exposed wiring, loose guardrails, collapsed ceilings, or active water stains. Sliding glass doors provide egress to the rear patio/lake. Entry gate and community gate indicate controlled access. However smoke detectors/carbon monoxide alarms are not visible in the photos (could be present but not shown) and GFCI protection at kitchen sink/outlets is not visible from images. No signs of mold, major water intrusion, or structural movement observed. Moderate inspection risk remains due to unseen detectors, outlet/GFCI verification, and electrical panel location/condition unknown."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems & Mechanical Condition",
            "score": 70.0,
            "rationale": "Major positive: listing states roof replaced in 2024 and photos corroborate a newer roof; that significantly reduces near-term roof risk. Evidence of central HVAC is likely (ceiling vent visible) but system age/operation not documented. Kitchen plumbing fixtures and dishwasher are present; water heater and electrical panel are not shown. Because critical systems (HVAC, water heater, electrical panel) cannot be verified as operational from photos, there is moderate uncertainty and some inspection risk despite generally clean visible condition."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 85.0,
            "rationale": "Exterior photos show a maintained fenced front patio, level sidewalk, intact fence gate hardware, neatly trimmed shrubs, and a gated community entrance. Parking and site drainage appear typical and well-kept; no standing water observed in photos. New gatehouse and replaced roof in 2024 noted in listing. Overall exterior/site condition is good with low visible risk."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Smoke detectors and CO alarms are not visible in photos; assume they may be present but must be verified and installed per NSPIRE if missing.",
          "Central HVAC exists (ceiling vent visible) and is assumed operational but has not been tested or documented in photos.",
          "Water heater and electrical panel are located elsewhere in the unit/complex and were not photographed; assume no visible damage but require verification.",
          "Kitchen appliances (fridge, range, dishwasher) are present and appear intact, but functional operation has not been confirmed.",
          "Sliding glass doors serve as egress for the living area/bedroom(s); assume bedroom egress meets requirements unless windows are blocked or non-operable.",
          "No significant roof leaks or water intrusion visible in interior photos and listing's 2024 roof replacement reduces roof-risk.",
          "No visible signs of severe mold, active leaks, foundation movement, or structural sagging in available photos.",
          "GFCI outlets at kitchen sink are not pictured and therefore assumed unknown — inspector should verify and upgrade if missing."
        ],
        "overall_score": 77.0,
        "rubric_version": "ns_prep_v1.0"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "1017 Green Pine Blvd Apt F, West Palm Beach, FL, 33409",
    "aggregate": {
      "summary": "Overall this lakefront unit appears well maintained and likely to pass an initial HCV/NSPIRE inspection after standard verification and a handful of minor fixes (confirm/install smoke and CO detectors, verify GFCI at kitchen, confirm HVAC and water heater operation). The roof was recently replaced (2024) and interior finishes/appliances are present and in good visible condition. Expect minor repairs/certifications within 1–4 weeks to reach rent-ready status.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 81.0,
          "rationale": "Interior photos show clean, intact tile flooring, painted cabinets, and complete kitchen layout with refrigerator, range, dishwasher and solid countertops. No visible drywall damage, broken windows, or collapsed ceilings. Exterior gate/fence and walkway are in good condition. Appliances are older but present — missing/new appliance replacements would be cosmetic/capital rather than structural. Overall only minor cosmetic/fixture work anticipated before tenancy."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Condition",
          "score": 85.0,
          "rationale": "Exterior photos show a maintained front yard, intact walkway, functioning gate and community gatehouse/entry. No visible foundation cracking, standing water, or collapsed elements. Lake is adjacent (flood risk not assessed here), and parking and site circulation appear organized. Landscaping and exterior fence are well maintained."
        },
        {
          "key": "safety_code",
          "label": "Safety / Code Compliance Risk",
          "score": 71.7,
          "rationale": "No visible exposed wiring, trip hazards, or structural defects in photos. Sliding-glass doors provide bedroom/living egress to the patio/lake. However smoke and carbon monoxide detectors are not visible in images (required by NSPIRE/local code), GFCI protection around the kitchen sink is not clearly shown, and the electrical panel is not photographed. Entry gate and patio controls appear secure, but main door deadbolt presence is not verified. Given the clean condition and lack of visible hazards the risk is moderate but requires verification of detectors and GFCI outlets."
        },
        {
          "key": "systems_mechanical",
          "label": "Systems / Mechanical (HVAC, Plumbing, Roof, Electrical)",
          "score": 71.7,
          "rationale": "Listing states the roof and gate house were replaced in 2024 (photo corroborates a recent roof). Interior shows ceiling vents and fan(s) suggesting HVAC presence but the HVAC unit, water heater and electrical panel were not photographed. Kitchen plumbing and appliances appear installed; no visible leaks or water staining. Because key systems (AC operation, water heater, electrical distribution) are unverified from photos, moderate score assigned despite new roof and otherwise good visible condition."
        }
      ],
      "red_flags": [],
      "confidence": 0.92,
      "assumptions": [
        "Unit has a functioning central or split HVAC system (ceiling vents/returns visible) though the actual system and its operation were not photographed.",
        "Smoke detectors and CO detectors exist in the unit or will be installed prior to occupancy; none are visible in provided photos.",
        "Electrical panel, meter, and main shutoffs are present and in code-compliant condition though not shown in photos.",
        "Plumbing and hot water are operational; no leaks or water damage are visible in images.",
        "Sliding glass doors provide required bedroom/living egress where applicable; bedroom layout not fully shown but large windows/sliders were photographed.",
        "No interior mold, active leaks, or concealed structural failures exist beyond what is visible; if there is severe hidden damage it would lower scores significantly."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 77.0,
      "rubric_version": "nsPIRE-v1.0-photo-assessment",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "6097469202"
  }
}