Property ID: 6138404542
603 Church St, Nokomis, FL, 34275
Nokomis, FL
Money Down: $70,776
CoC Return: 3.85%
Monthly Cash Flow: $227
Est. Final ARV: $278,049
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$58,980
Closing Costs
$11,796
Total Down
$70,776
Investment Snapshot
Purchase Price
$294,900
Money Down
$70,776
Cash-on-Cash Return
3.85%
Rent
$2,285
Monthly Cash Flow
$227
Annual Cash Flow
$2,723
Debt Service / Mo
$1,570
Property Tax / Mo
$189
Insurance / Mo
$71
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,285
Payment Standard
$2,646
Rent
$2,285
Insurance
$71
Property Tax
$189
Management
$228
Utilities Allowance
$361
NOI (Monthly)
$1,796
Debt Service
$1,570
Cash Flow After Debt
$227
Quality Score: 79.60%
Confidence: 94.00%
Overall the property appears to be in good, move-in-ready condition and would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after verification of a few required items. Interior renovations, functioning appliances and intact structure suggest only minor repairs or documentation checks are needed. Prior to listing for Section 8 tenancy confirm presence and operation of smoke detectors (each sleeping room and on each level), carbon monoxide detector (if needed by local code), GFCI protection in kitchen/bath, functioning HVAC (service records), electrical panel labeling, and hot water. Address any missing detectors, GFCI outlets, or panel issues and verify crawlspace/termite treatment to minimize inspection risk.
Section 8 Payment Standard
$2,646
Utility Allowance Total
$361
Guaranteed Section 8 Rent (PS - Utilities)
$2,285
Property Management
$228
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$294,900
Beds
3
Baths
2
Living Area
912 sqft
Lot Size
9,148 sqft
Year Built
1993
Days on Market
137
Capital Outlay
$70,776
Debt Service
$1,570
Property Tax / Mo
$189
Insurance / Mo
$71
Property Description
Charming, updated home in desirable Nokomis! Beautifully renovated with open floor plan, luxury vinyl flooring, ceiling fans, and stylish kitchen featuring white cabinetry, stainless steel appliances, and solid surface counters. Bright living/dining areas, cozy master suite, and inviting guest rooms. Relax on the rear deck with fenced yard and storage shed. Prime location just minutes from Nokomis Beach, shopping, dining, and Legacy Trail. Move-in ready Florida gemperfect primary residence or outstanding rental opportunity!
Utility Allowances
Heating - Electric
$18
Property has central heating. Fuel type is unspecified, so Electric was selected as the more expensive, common option per instructions.
Cooking - Electric
$14
Property includes a range. Electric fuel is assumed as no gas utilities are mentioned. Allowance is for a 3-bedroom unit.
Water Heating - Electric
$42
Water heater fuel type not specified; assumed Electric as a common configuration. Allowance is for a 3-bedroom unit.
Air Conditioning
$29
Property is equipped with Central Air. This is the scheduled allowance for a 3-bedroom single-family home.
Other Electric
$50
Standard allowance for miscellaneous tenant-paid electric costs, such as lights and general outlets, for a 3-bedroom unit.
Water
$79
Property utilizes public water, as stated in the listing. This is the scheduled allowance for a 3-bedroom unit.
Sewer
$104
Property utilizes public sewer, as stated in the listing. This is the scheduled allowance for a 3-bedroom unit.
Trash Collection
$25
Standard utility for a single-family home, assumed to be tenant-paid. The value is a fixed amount from the schedule.
Tenant-Supplied Refrigerator
$0
Allowance for a tenant-supplied refrigerator is $0 because the property listing explicitly states a refrigerator is included.
Tenant-Supplied Range/Microwave
$0
Allowance for a tenant-supplied range or microwave is $0 because the property listing explicitly includes these appliances.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$853
DP3 Annual Estimate$853
DP1 Monthly Equivalent$71
DP3 Monthly Equivalent$71
Replacement Value$127,200
Basis912 sqft / 1993
Nearby Houses
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Church St
sold · 0.02 mi
Price: $74,000
— bd / — ba
Latest sale: $74,000
Latest rent: —
Photo unavailable
600 Church St
sold · 0.03 mi
Price: $189,000
3 bd / 2 ba · 1,392 sqft
Latest sale: $189,000
Latest rent: —
Photo unavailable
627 Church St
sold · 0.04 mi
Price: $264,000
3 bd / 1 ba · 1,151 sqft
Latest sale: $264,000
Latest rent: —
Photo unavailable
609 Ross St
sold · 0.06 mi
Price: $300,000
3 bd / 2 ba · 1,316 sqft
Latest sale: $300,000
Latest rent: —
Photo unavailable
630 Church St
sold · 0.06 mi
Price: $265,000
2 bd / 1 ba · 716 sqft
Latest sale: $265,000
Latest rent: —
Photo unavailable
616 Valencia St
sold · 0.06 mi
Price: $218,000
2 bd / 1 ba · 1,053 sqft
Latest sale: $218,000
Latest rent: —
Photo unavailable
604 Valencia St
sold · 0.07 mi
Price: $280,000
3 bd / 2 ba · 1,288 sqft
Latest sale: $280,000
Latest rent: —
Photo unavailable
500 Church St
for_sale · 0.10 mi
Price: $149,900
— bd / — ba
Latest sale: $13,640
Latest rent: —
Photo unavailable
5868 Ocean Isle Dr
sold · 0.11 mi
Price: $331,145
3 bd / 3 ba · 1,485 sqft
Latest sale: $331,145
Latest rent: —
Photo unavailable
5860 Ocean Isle Dr
for_sale · 0.11 mi
Price: $299,000
3 bd / 3 ba · 1,539 sqft
Latest sale: $299,900 on Jan 04, 2023
Latest rent: $2,300 on Apr 14, 2025
Photo unavailable
5852 Ocean Isle Dr
sold · 0.12 mi
Price: $324,200
3 bd / 3 ba · 1,485 sqft
Latest sale: $324,200 on Nov 22, 2022
Latest rent: $2,400 on Feb 21, 2025
Properties Used for Comps
Photo unavailable
320 Browns Rd, Nokomis, FL, 34275
sold
Price: $325,000
Rent: —
3 bd / 2 ba · 1,066 sqft
Sale Date: Jan 12, 2026
Distance: 0.39 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos represent current typical condition throughout the unit (no hidden damage in non-photographed rooms).
- Central HVAC is present and operational (inferred from visible floor vent); outdoor condenser not pictured but assumed functioning.
- Kitchen shows stainless range, refrigerator, and dishwasher; appliances are present and operable.
- No active roof leaks or major foundation movement exist because there are no visual signs (no ceiling stains, sagging, or visible foundation cracks).
- Smoke detectors and CO alarms are likely installed given recent renovation, but were not visible in photos and must be confirmed.
- GFCI protection near kitchen and bathroom is likely given the remodel but should be verified during inspection.
- Electrical panel exists and is intact but was not pictured; no exposed wiring seen in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,201 | $158,800 | $158,800 |
| 2023 | $2,050 | $183,100 | $183,100 |
| 2022 | $1,986 | $178,800 | $178,800 |
| 2021 | $1,623 | $103,000 | $103,000 |
| 2020 | $675 | $88,500 | $52,974 |
| 2019 | $636 | $85,100 | $51,783 |
| 2018 | $605 | $84,700 | $50,817 |
| 2017 | $596 | $63,700 | $49,772 |
| 2016 | $587 | $66,800 | $48,748 |
| 2015 | $597 | $58,400 | $48,409 |
| 2014 | $596 | $55,800 | $48,025 |
| 2013 | $595 | $50,100 | $47,315 |
| 2012 | $581 | $47,400 | $46,524 |
| 2011 | $558 | $48,400 | $45,169 |
| 2010 | $561 | $52,800 | $44,501 |
| 2009 | $534 | $65,700 | $43,331 |
| 2008 | $529 | $91,500 | $43,288 |
| 2007 | $513 | $122,800 | $42,027 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-31 | Listed | $294,900 |
| 2021-05-13 | Sold | $145,000 |
| 1986-12-01 | Sold | $80,000 |
Photo Gallery
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"year": 2015,
"market": {
"land": 10600,
"total": 58400,
"building": 47800
},
"assessment": {
"land": null,
"total": 48409,
"building": null
}
},
{
"tax": 596,
"year": 2014,
"market": {
"land": 9900,
"total": 55800,
"building": 45900
},
"assessment": {
"land": null,
"total": 48025,
"building": null
}
},
{
"tax": 595,
"year": 2013,
"market": {
"land": 9900,
"total": 50100,
"building": 40200
},
"assessment": {
"land": null,
"total": 47315,
"building": null
}
},
{
"tax": 581,
"year": 2012,
"market": {
"land": 14600,
"total": 47400,
"building": 32800
},
"assessment": {
"land": null,
"total": 46524,
"building": null
}
},
{
"tax": 558,
"year": 2011,
"market": {
"land": 14200,
"total": 48400,
"building": 34200
},
"assessment": {
"land": null,
"total": 45169,
"building": null
}
},
{
"tax": 561,
"year": 2010,
"market": {
"land": 15600,
"total": 52800,
"building": 37200
},
"assessment": {
"land": null,
"total": 44501,
"building": null
}
},
{
"tax": 534,
"year": 2009,
"market": {
"land": 17900,
"total": 65700,
"building": 47800
},
"assessment": {
"land": null,
"total": 43331,
"building": null
}
},
{
"tax": 529,
"year": 2008,
"market": {
"land": 20900,
"total": 91500,
"building": 70600
},
"assessment": {
"land": null,
"total": 43288,
"building": null
}
},
{
"tax": 513,
"year": 2007,
"market": {
"land": 30100,
"total": 122800,
"building": 92700
},
"assessment": {
"land": null,
"total": 42027,
"building": null
}
}
],
"property_history": [
{
"date": "2026-01-31",
"price": 294900,
"listing": {
"status": "for_sale",
"list_date": "2026-01-31T00:10:44Z",
"list_price": 294900,
"listing_id": "2990797487",
"last_update_date": "2026-01-31T11:49:42Z",
"last_status_change_date": "2026-02-05T19:31:56Z"
},
"event_name": "Listed",
"price_sqft": 323.35526315789474,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4680645",
"price_change_percentage": "+103.38%"
},
{
"date": "2021-05-13",
"price": 145000,
"listing": null,
"event_name": "Sold",
"price_sqft": 158.99122807017545,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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},
{
"date": "1986-12-01",
"price": 80000,
"listing": null,
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"price_sqft": 87.71929824561404,
"source_name": "Public Record",
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"days_after_listed": null,
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Reroof-shingle tear off replace",
"permit_effective_date": "May 14, 2021",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Aug 12, 2015",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Sep 19, 2011",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Sep 13, 2011",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "plumbing - waterline (house to meter)",
"permit_effective_date": "Dec 14, 2007",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Nov 6, 2006",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Wood/mason addition",
"permit_effective_date": "Aug 21, 2003",
"permit_project_type_1": "Home addition",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Air conditioning (h.a.r.v.)",
"permit_effective_date": "Jul 20, 1999",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6138404542",
"generated_at": "2026-03-28T19:45:45.554651Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 79.6
},
"utility_allowance": {
"zip_code": "34275",
"home_photo": "https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b3749718702s-w1280.jpg",
"rent_price": 2285.0,
"loan_amount": 235920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/603-Church-St_Nokomis_FL_34275_M61384-04542",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 294900.0,
"loan_term_years": 30,
"annual_cash_flow": 21557.97,
"mortgage_monthly": 1569.58,
"payment_standard": 2646.0,
"total_amount_out": 58980.0,
"additional_photos": [
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b3603151238s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b1617834305s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b2160494421s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b3209803453s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b2094397329s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b1100095703s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b2952554476s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b2397479919s-w1280.jpg",
"https://ap.rdcpix.com/99a92f36a42845b26d5eabcb2010ec9al-b2780986610s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 71.08,
"monthly_cash_flow": 1796.5,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central heating. Fuel type is unspecified, so Electric was selected as the more expensive, common option per instructions.",
"utility": "Heating - Electric",
"allowance": 18
},
{
"note": "Property includes a range. Electric fuel is assumed as no gas utilities are mentioned. Allowance is for a 3-bedroom unit.",
"utility": "Cooking - Electric",
"allowance": 14
},
{
"note": "Water heater fuel type not specified; assumed Electric as a common configuration. Allowance is for a 3-bedroom unit.",
"utility": "Water Heating - Electric",
"allowance": 42
},
{
"note": "Property is equipped with Central Air. This is the scheduled allowance for a 3-bedroom single-family home.",
"utility": "Air Conditioning",
"allowance": 29
},
{
"note": "Standard allowance for miscellaneous tenant-paid electric costs, such as lights and general outlets, for a 3-bedroom unit.",
"utility": "Other Electric",
"allowance": 50
},
{
"note": "Property utilizes public water, as stated in the listing. This is the scheduled allowance for a 3-bedroom unit.",
"utility": "Water",
"allowance": 79
},
{
"note": "Property utilizes public sewer, as stated in the listing. This is the scheduled allowance for a 3-bedroom unit.",
"utility": "Sewer",
"allowance": 104
},
{
"note": "Standard utility for a single-family home, assumed to be tenant-paid. The value is a fixed amount from the schedule.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Allowance for a tenant-supplied refrigerator is $0 because the property listing explicitly states a refrigerator is included.",
"utility": "Tenant-Supplied Refrigerator",
"allowance": 0
},
{
"note": "Allowance for a tenant-supplied range or microwave is $0 because the property listing explicitly includes these appliances.",
"utility": "Tenant-Supplied Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.37,
"down_payment_amount": 58980.0,
"property_tax_annual": 2267.03,
"property_tax_monthly": 188.92,
"property_tax_increase": 0.03,
"utility_allowance_total": 361.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 2722.99,
"property_management_monthly": 228.5,
"monthly_cash_flow_after_debt": 226.92,
"cash_on_cash_return_after_debt": 0.05
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears to be in good, move-in-ready condition and would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after verification of a few required items. Interior renovations, functioning appliances and intact structure suggest only minor repairs or documentation checks are needed. Prior to listing for Section 8 tenancy confirm presence and operation of smoke detectors (each sleeping room and on each level), carbon monoxide detector (if needed by local code), GFCI protection in kitchen/bath, functioning HVAC (service records), electrical panel labeling, and hot water. Address any missing detectors, GFCI outlets, or panel issues and verify crawlspace/termite treatment to minimize inspection risk.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos show a recently renovated interior (fresh paint, luxury vinyl plank flooring, updated kitchen and bath, functioning fixtures). Appliances (stove, refrigerator, dishwasher) visible so missing-appliance risk is low. Exterior paint and skirting are maintained; only minor cosmetic wear noted (small chips on stair rail, general landscaping). No visible collapsed surfaces, major rot, or severe deferred maintenance."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risks)",
"score": 75.0,
"rationale": "No visible life-threatening hazards in photos: ceilings intact (no stains/ sagging), no exposed wiring, stairs have handrails on both sides and an adequate landing, bathroom and kitchen fixtures appear modern. Bedroom/window egress not directly shown but multiple-sized windows visible in living areas and likely in bedrooms given layout. Smoke/CO detectors and electrical panel are not visible in photos — these are required for NSPIRE; assumed present but must be verified. GFCI near sink not clearly visible; likely GFCI in renovated kitchen/bath but should be confirmed. Overall moderate risk only due to unverified detectors/panel/GFCI."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Electrical/Plumbing/Roof)",
"score": 70.0,
"rationale": "Interior floor vents visible indicating a central HVAC/duct system likely present; no visible HVAC condenser in photos but typical for region. Kitchen and bathroom plumbing fixtures appear updated and functional; water heater and electrical panel not pictured. Roof is only partially visible but shows no clear signs of failure from exterior images. Because key system components (electrical panel, water heater, exterior HVAC unit) are not shown, moderate score assigned pending verification/service records."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior siding, trim, and paint look recently maintained; front steps and railings are secure in photos. Crawlspace skirting with vents present, providing ventilation. Yard and walkways are level and free of obvious trip hazards; landscaping is basic but maintained. Drainage and downspouts are not fully visible; no standing water or erosion observed. Skirting has slatted panels — verify crawlspace access/condition and termite treatment as part of prep."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Interior photos represent current typical condition throughout the unit (no hidden damage in non-photographed rooms).",
"Central HVAC is present and operational (inferred from visible floor vent); outdoor condenser not pictured but assumed functioning.",
"Kitchen shows stainless range, refrigerator, and dishwasher; appliances are present and operable.",
"No active roof leaks or major foundation movement exist because there are no visual signs (no ceiling stains, sagging, or visible foundation cracks).",
"Smoke detectors and CO alarms are likely installed given recent renovation, but were not visible in photos and must be confirmed.",
"GFCI protection near kitchen and bathroom is likely given the remodel but should be verified during inspection.",
"Electrical panel exists and is intact but was not pictured; no exposed wiring seen in photos."
],
"overall_score": 78.0,
"rubric_version": "2026-03-hcv-nspire-v1"
},
{
"summary": "This 3-bed/2-bath 1993 single-family home appears fully renovated and is likely to pass an initial HCV/NSPIRE inspection with only minor pre-inspection items. The interior shows modern finishes, working plumbing fixtures, and appliances; exterior and entry stairs have handrails and are in good condition. Primary uncertainties that could affect inspection outcome (and that should be confirmed before listing to voucher holders) include presence and locations of functioning smoke detectors and CO alarms (if required), verified bedroom egress, GFCI protection for kitchen/bath outlets, and visible HVAC/water heater/electrical panel condition. If those are in place and functioning, the property is essentially turnkey and rent-ready within 1–2 weeks for Section 8 tenancy.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 88.0,
"rationale": "Interior and exterior photos show a recent renovation: new-looking LVP flooring, fresh paint, updated kitchen cabinets, stainless appliances (dishwasher, range and refrigerator visible), renovated bathroom fixtures and intact ceilings/walls. Exterior siding, painted skirting and painted stairs appear well maintained. Minor cosmetic issues observed: paint wear on stair rail ends and small gaps in the decorative skirting under the home. No visible severe cosmetic or deferred maintenance that would prevent renting. Missing or broken light covers, minor touch-up painting and skirting repairs are easy/quick fixes."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "No life-safety hazards visible in photos: stair has handrails on both sides, entry door looks secure with a keyed knob and a deadbolt, living spaces and bathroom appear finished and free of visible mold or water damage. Windows in living area appear intact and likely provide daylight/egress; bedrooms not photographed so egress windows unconfirmed. Smoke detectors and carbon monoxide alarms are not visible in the photos (unknown). GFCI protection at kitchen and bath outlets is not clearly visible on photos. No exposed wiring, active roof leaks, collapsed ceilings, or obvious structural sagging seen. Because key NSPIRE items (smoke detectors, CO alarms if required, GFCI outlets, confirmed bedroom egress) are not verifiable from photos, score reduced moderately for inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 75.0,
"rationale": "Kitchen and bath fixtures appear functional and modern (working sink, dishwasher, bathtub/shower, toilet). Interior floor vent(s) visible near the living window suggesting central HVAC/ducted system is present, but HVAC unit and water heater are not shown. No visible roof damage from exterior photos; roof edges and eaves appear intact and gutter/downspout present on left side. Electrical panel not shown; outlets and fixtures appear modern. Because critical systems (HVAC equipment, water heater, electrical panel condition) are not documented in photos, a conservative moderate score is assigned though no evidence of failure is present."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior siding and paint appear in good condition; stairs and railings are present and appear serviceable. Gravel/landscaping around foundation provides some perimeter drainage and reduces standing water risk. Property sits on piers with painted skirting — skirting has ventilation gaps and some openings that should be secured to limit pest access but present no immediate structural concern. Yard and walkways are flat and free of trip hazards in visible photos. No standing water, major foundation exposure or visible pest infestation noted."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"A central HVAC system is present and functional (inferred from floor register visible in living room photos).",
"A water heater and complete electrical panel exist but were not photographed; their condition is unknown.",
"Bedrooms have code-compliant egress windows even though individual bedroom photos are not provided.",
"Smoke detectors and CO alarms (if required by local code) are installed but not visible in listing photos; they must be verified/installed prior to inspection if missing.",
"GFCI protection for kitchen and bathroom receptacles may be present but is not clearly visible in photos and should be confirmed.",
"No evidence of major roof failure, foundation movement, collapsed ceilings, active leaks or severe mold was observed in the supplied images; absence of these conditions is assumed.",
"Home was constructed in 1993, so lead-based paint risk is low (post-1978), but surface paint should still be in good condition."
],
"overall_score": 81.0,
"rubric_version": "2026-03-nspire-hcv-v1"
},
{
"summary": "This 3-bed, 2-bath 1993 single-family home appears recently renovated and generally turnkey for Section 8/HCV tenancy with mostly cosmetic work completed. Interior finishes, appliances, and exterior stairs/rails look serviceable. Primary inspection risks are lack of verifiable smoke/CO detectors, unverified GFCI protection in the kitchen, and inability to fully confirm HVAC, water heater and electrical panel condition from photos. With verification/installation of required detectors and routine system checks, the property is likely to pass an initial NSPIRE/HCV inspection with only minor follow-up items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently renovated, cosmetically sound property: new-looking luxury vinyl plank floors, fresh paint, updated kitchen cabinets/counters, modern fixtures and appliances (dishwasher, range, microwave) visible. Exterior paint and skirting are recently refreshed. Minor paint wear on a few handrail ends and small cosmetic gaps in skirting noted. No visible damaged drywall, major flooring issues, or collapsed elements. Missing or malfunctioning small items (if any) likely easy/low-cost fixes."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 80.0,
"rationale": "No obvious life-threatening hazards seen: entry door has a deadbolt and knob, stairs have handrails on both sides, interior shows outlet covers, no exposed wiring, bathroom and kitchen fixtures appear functional, tub/shower and toilet look in good condition and no visible mold. Bedroom egress and smoke/CO alarms are not visible in the photos; NSPIRE requires smoke detectors inside/near sleeping rooms and on every level and CO alarm where required. GFCI protection at the kitchen sink is not verifiable from photos. Overall low-to-moderate risk, but some code items need verification or installation (smoke detectors and GFCI verification)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 75.0,
"rationale": "Photos show a registered supply/return vent in the living area indicating central HVAC likely present; kitchen shows modern electric cooktop/oven and dishwasher. Water heater and electrical panel are not visible in submitted photos. Roof is only partially visible but shows no obvious sagging or active leaks; raised foundation with skirting appears intact. Because key systems (HVAC operation, water heater, electrical panel condition, and roof condition) cannot be fully verified from photos, a moderate deduction is applied for unknowns despite signs of recent renovation."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Exterior photos show a tidy, recently painted envelope with well-maintained stairs/railings, decorative rock beds for drainage around the entry, fenced yard (listing text) and a storage shed (listing text). No visible major foundation cracks, siding damage, or roof collapse. Skirting has slatted openings that allow crawlspace ventilation but could permit pest access if not properly screened. Walkway/steps are serviceable; risers and treads appear uniform and rails are present."
}
],
"red_flags": [
"No smoke detectors visible in the interior photos — absence would be an immediate NSPIRE fail if not installed or not in required locations.",
"GFCI protection near kitchen sink not verifiable from photos — lack of required GFCI would be a code fail.",
"HVAC, electrical panel, and water heater conditions not documented — unknowns that could reveal an inspection-failing deficiency when verified on-site."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (supply vent visible in living area) though the condenser/air handler were not photographed.",
"Appliances shown (stove, dishwasher, refrigerator) are functional; missing appliances would not be a catastrophic failure but none appear absent in photos.",
"No obvious active roof leaks or structural movement (roof and foundation show no visible sagging in photos).",
"Smoke detectors and CO alarms are not visible in photos; assume they may be missing or not shown and require verification/installation to meet NSPIRE.",
"Electrical panel, water heater, and GFCI protection are not visible in photos and require on-site verification.",
"Raised foundation/crawlspace is accessible and structurally sound; skirting slats provide ventilation but may not be screened against pests."
],
"overall_score": 80.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "603 Church St, Nokomis, FL, 34275",
"aggregate": {
"summary": "Overall the property appears to be in good, move-in-ready condition and would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after verification of a few required items. Interior renovations, functioning appliances and intact structure suggest only minor repairs or documentation checks are needed. Prior to listing for Section 8 tenancy confirm presence and operation of smoke detectors (each sleeping room and on each level), carbon monoxide detector (if needed by local code), GFCI protection in kitchen/bath, functioning HVAC (service records), electrical panel labeling, and hot water. Address any missing detectors, GFCI outlets, or panel issues and verify crawlspace/termite treatment to minimize inspection risk.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.0,
"rationale": "Photos show a recently renovated interior (fresh paint, luxury vinyl plank flooring, updated kitchen and bath, functioning fixtures). Appliances (stove, refrigerator, dishwasher) visible so missing-appliance risk is low. Exterior paint and skirting are maintained; only minor cosmetic wear noted (small chips on stair rail, general landscaping). No visible collapsed surfaces, major rot, or severe deferred maintenance."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 79.3,
"rationale": "Exterior siding, trim, and paint look recently maintained; front steps and railings are secure in photos. Crawlspace skirting with vents present, providing ventilation. Yard and walkways are level and free of obvious trip hazards; landscaping is basic but maintained. Drainage and downspouts are not fully visible; no standing water or erosion observed. Skirting has slatted panels — verify crawlspace access/condition and termite treatment as part of prep."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risks)",
"score": 77.7,
"rationale": "No visible life-threatening hazards in photos: ceilings intact (no stains/ sagging), no exposed wiring, stairs have handrails on both sides and an adequate landing, bathroom and kitchen fixtures appear modern. Bedroom/window egress not directly shown but multiple-sized windows visible in living areas and likely in bedrooms given layout. Smoke/CO detectors and electrical panel are not visible in photos — these are required for NSPIRE; assumed present but must be verified. GFCI near sink not clearly visible; likely GFCI in renovated kitchen/bath but should be confirmed. Overall moderate risk only due to unverified detectors/panel/GFCI."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Electrical/Plumbing/Roof)",
"score": 73.3,
"rationale": "Interior floor vents visible indicating a central HVAC/duct system likely present; no visible HVAC condenser in photos but typical for region. Kitchen and bathroom plumbing fixtures appear updated and functional; water heater and electrical panel not pictured. Roof is only partially visible but shows no clear signs of failure from exterior images. Because key system components (electrical panel, water heater, exterior HVAC unit) are not shown, moderate score assigned pending verification/service records."
}
],
"red_flags": [],
"confidence": 0.94,
"assumptions": [
"Interior photos represent current typical condition throughout the unit (no hidden damage in non-photographed rooms).",
"Central HVAC is present and operational (inferred from visible floor vent); outdoor condenser not pictured but assumed functioning.",
"Kitchen shows stainless range, refrigerator, and dishwasher; appliances are present and operable.",
"No active roof leaks or major foundation movement exist because there are no visual signs (no ceiling stains, sagging, or visible foundation cracks).",
"Smoke detectors and CO alarms are likely installed given recent renovation, but were not visible in photos and must be confirmed.",
"GFCI protection near kitchen and bathroom is likely given the remodel but should be verified during inspection.",
"Electrical panel exists and is intact but was not pictured; no exposed wiring seen in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 79.6,
"rubric_version": "2026-03-hcv-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6138404542"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.