Property ID: 6142733170
10926 Hidden Lake Pl, Boca Raton, FL, 33498
Boca Raton, FL
Money Down: $48,000
CoC Return: 35.77%
Monthly Cash Flow: $1,431
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$40,000
Closing Costs
$8,000
Total Down
$48,000
Investment Snapshot
Purchase Price
$200,000
Money Down
$48,000
Cash-on-Cash Return
35.77%
Rent
$3,070
Monthly Cash Flow
$1,431
Annual Cash Flow
$17,168
Debt Service / Mo
$1,064
Property Tax / Mo
$174
Insurance / Mo
$94
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$3,070
Payment Standard
$3,280
Rent
$3,070
Insurance
$94
Property Tax
$174
Management
$307
Utilities Allowance
$210
NOI (Monthly)
$2,495
Debt Service
$1,064
Cash Flow After Debt
$1,431
Quality Score: 34.70%
Confidence: 86.00%
Overall this unit is not turnkey for Section 8 / HCV move-in. The seller explicitly notes a required full renovation and roof replacement plus heavy cigarette smoke residue — conditions that create likely inspection failures (roof leaks, mold, indoor air quality, missing/dirty smoke detectors, deteriorated finishes). Exterior and community amenities appear maintained by the HOA, but the roof/system concerns and interior contamination make the property a significant inspection risk. Expect substantial capital work and remediation before passing an initial NSPIRE/HCV inspection; timeline likely measured in months rather than 1–2 weeks.
Section 8 Payment Standard
$3,280
Utility Allowance Total
$210
Guaranteed Section 8 Rent (PS - Utilities)
$3,070
Property Management
$307
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$200,000
Beds
2
Baths
2
Living Area
1,204 sqft
Lot Size
1,742 sqft
Year Built
1986
Days on Market
97
Capital Outlay
$48,000
Debt Service
$1,064
Property Tax / Mo
$174
Insurance / Mo
$94
Property Description
CASH OFFERS ONLY. GREAT OPPORTUNITY! NEEDS COMPLETE RENOVATION INCLUDING ROOF. SUBSTANTIAL CIGARETTE SMOKE RESIDUE. 2 bedroom, 2 bath villa. HOA REQUIRES BUYERS HAVE 700+ CREDIT SCORE from Equifax (no exceptions). 55+ COMMUNITY. NO RENT 1ST 2 YEARS OF OWNERSHIP. NO PICK-UP TRUCKS. HOA allows owners to add rear open patio if desired. -- This gated community features an active clubhouse, swimming pool, tennis courts, pickleball courts, sauna, fitness room, BBQ area, pier. Up to 2 pets welcome, up to 20 lbs each. HOA covers exterior paint, lawn, clubhouse, gate. Lovely West Boca area. Convenient to The Reserve Plaza, Delray Marketplace, shopping, dining, & major highways.
Utility Allowances
Air Conditioning
$40
The property has electric central air. The rate for Palm Beach County was selected as the property is in Boca Raton, which is not otherwise specified in the schedule's city-specific options.
Cooking
$9
The property includes an electric range. The Palm Beach County rate was selected based on the property's location.
Electric Service Charge
$11
This is a standard charge for having active electric service. The Palm Beach County rate was selected.
Heating
$10
The property has electric heating. The Palm Beach County rate was chosen based on the property's location.
Natural Gas Service Charge
$0
The property's appliances are electric (heating, cooking); therefore, no natural gas service is required.
Other Electric
$45
This allowance is for tenant-owned appliances and lighting. The Palm Beach County rate was selected based on location.
Range/Microwave
$11
The property listing does not explicitly state that a microwave is provided, so it is assumed to be tenant-owned per the rules.
Refrigerator
$0
The property listing explicitly states that a refrigerator is provided by the landlord.
Sewer
$36
The property is connected to a public sewer system. The Palm Beach County rate was selected based on the property's location.
Trash Collection
$0
The HOA fee includes trash collection, so the tenant is not responsible for this utility cost.
Water
$28
The property is connected to a public water source. The Palm Beach County rate was selected based on the property's location.
Water Heating
$20
Water heating fuel is inferred to be electric, consistent with the property's other major appliances. The Palm Beach County rate was selected.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,126
DP3 Annual Estimate$1,126
DP1 Monthly Equivalent$94
DP3 Monthly Equivalent$94
Replacement Value$216,598
Basis1,204 sqft / 1986
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10980 Hidden Lake Pl
for_sale · 0.09 mi
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10906 Lake Front Pl
sold · 0.09 mi
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10906 Lake Front Pl
sold · 0.09 mi
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18290 Covina Way Apt B
sold · 0.09 mi
Price: $343,000
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10894 Lake Front Pl Unit 10894
sold · 0.10 mi
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10894 Lake Front Pl Unit 10894
sold · 0.10 mi
Price: $335,000
2 bd / 2 ba · 1,619 sqft
Latest sale: $335,000
Latest rent: —
Photo unavailable
10940 Ladera Ln Apt C
sold · 0.10 mi
Price: $385,000
2 bd / 2 ba · 1,727 sqft
Latest sale: $385,000
Latest rent: —
Photo unavailable
18290 Covina Way Apt A
for_sale · 0.10 mi
Price: $379,900
2 bd / 2 ba · 1,727 sqft
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10981 Ladera Ln Apt A
sold · 0.10 mi
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2 bd / 2 ba · 1,555 sqft
Latest sale: $350,000
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10958 Lake Front Pl
sold · 0.12 mi
Price: $250,000
2 bd / 2 ba · 1,619 sqft
Latest sale: $250,000
Latest rent: —
Photo unavailable
10870 Lakemore Ln Apt 201
for_sale · 0.13 mi
Price: $315,000
3 bd / 2 ba · 1,679 sqft
Latest sale: $182,500 on Oct 19, 2020
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Major roof failure / replacement required (explicit in listing and visible roof wear/staining).
- Substantial cigarette smoke residue (explicit), creates indoor air quality hazard and likely fails cleanliness/health standards.
- High likelihood of hidden water damage and mold due to roof condition and required renovation.
- Interior systems (electrical, HVAC, plumbing) condition unknown and likely need significant repair or replacement given 'complete renovation' statement.
Assumptions
- Listing statement 'needs complete renovation including roof' is accurate and indicates interior systems/finishes are in poor condition despite tidy exterior photos.
- Substantial cigarette smoke residue exists inside and will require deep cleaning or replacement of finishes, HVAC cleaning, and potential odor remediation.
- HVAC, water heater, electrical panel and plumbing are present but likely aged; condition unknown and may require repair or replacement.
- No evidence provided for smoke/CO detectors, GFCI protection, or electrical panel condition — assumed not verified and therefore inspection risk.
- Photos show exterior and community areas maintained by HOA; assume HOA responsibilities (exterior paint, lawn) are current, but unit roof replacement may be owner responsibility per listing.
- No rental events in last 5 years per supplied snapshot; rental_history_activity excluded from overall weighting.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,027 | $216,598 | $155,722 |
| 2023 | $1,885 | $241,593 | $151,333 |
| 2022 | $1,846 | $183,544 | $142,646 |
| 2021 | $1,807 | $151,545 | $138,491 |
| 2020 | $1,786 | $136,579 | $136,579 |
| 2019 | $1,760 | $133,703 | $133,703 |
| 2018 | $2,445 | $123,695 | $123,695 |
| 2017 | $696 | $113,685 | $59,594 |
| 2016 | $353 | $109,657 | $58,368 |
| 2015 | $706 | $87,665 | $57,962 |
| 2014 | $709 | $81,681 | $57,502 |
| 2013 | $699 | $63,689 | $56,652 |
| 2012 | $715 | $55,705 | $55,705 |
| 2011 | $825 | $70,713 | $68,643 |
| 2010 | $844 | $67,629 | $67,629 |
| 2008 | $793 | $74,737 | $74,737 |
| 2007 | $965 | $159,407 | $73,985 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-11 | Listed | $200,000 |
| 2026-03-11 | Listing removed | $0 |
| 2026-01-05 | Listed | $200,000 |
Photo Gallery
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"Property Condition: Resale",
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"Directions: USE GPS",
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"note": "This is a standard charge for having active electric service. The Palm Beach County rate was selected.",
"utility": "Electric Service Charge",
"allowance": 11
},
{
"note": "The property has electric heating. The Palm Beach County rate was chosen based on the property's location.",
"utility": "Heating",
"allowance": 10
},
{
"note": "The property's appliances are electric (heating, cooking); therefore, no natural gas service is required.",
"utility": "Natural Gas Service Charge",
"allowance": 0
},
{
"note": "This allowance is for tenant-owned appliances and lighting. The Palm Beach County rate was selected based on location.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "The property listing does not explicitly state that a microwave is provided, so it is assumed to be tenant-owned per the rules.",
"utility": "Range/Microwave",
"allowance": 11
},
{
"note": "The property listing explicitly states that a refrigerator is provided by the landlord.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property is connected to a public sewer system. The Palm Beach County rate was selected based on the property's location.",
"utility": "Sewer",
"allowance": 36
},
{
"note": "The HOA fee includes trash collection, so the tenant is not responsible for this utility cost.",
"utility": "Trash Collection",
"allowance": 0
},
{
"note": "The property is connected to a public water source. The Palm Beach County rate was selected based on the property's location.",
"utility": "Water",
"allowance": 28
},
{
"note": "Water heating fuel is inferred to be electric, consistent with the property's other major appliances. The Palm Beach County rate was selected.",
"utility": "Water Heating",
"allowance": 20
}
],
"cash_on_cash_return": 0.75,
"down_payment_amount": 40000.0,
"property_tax_annual": 2087.81,
"property_tax_monthly": 173.98,
"property_tax_increase": 0.03,
"utility_allowance_total": 210.0,
"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": 17168.38,
"property_management_monthly": 307.0,
"monthly_cash_flow_after_debt": 1430.7,
"cash_on_cash_return_after_debt": 0.43
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this unit is not turnkey for Section 8 / HCV move-in. The seller explicitly notes a required full renovation and roof replacement plus heavy cigarette smoke residue — conditions that create likely inspection failures (roof leaks, mold, indoor air quality, missing/dirty smoke detectors, deteriorated finishes). Exterior and community amenities appear maintained by the HOA, but the roof/system concerns and interior contamination make the property a significant inspection risk. Expect substantial capital work and remediation before passing an initial NSPIRE/HCV inspection; timeline likely measured in months rather than 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 30.0,
"rationale": "Listing states 'needs complete renovation including roof' and 'substantial cigarette smoke residue.' No interior photos of the unit were provided; exterior paint/landscaping look tidy but the seller description indicates major interior deferred maintenance and heavy odor/residue cleanup. Missing/old finishes, likely flooring/wall replacement, and interior systems rehab are probable. Missing appliances are not documented; assumed moderate impact. Score reflects major cosmetic and interior repair needs but not collapsed/unsafe structure."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 30.0,
"rationale": "Significant NSPIRE risks inferred: roof replacement (listing) increases likelihood of leaks, hidden water damage, and mold; 'substantial cigarette smoke residue' is an indoor air quality issue requiring remediation. No photos show smoke/CO detectors, GFCIs, electrical panel, or egress windows; those items are unknown and therefore a risk. Exterior walkways and entrance appear serviceable. Score lowered because of roof (potential active leaks) and unknown/likely-failing interior safety items."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 35.0,
"rationale": "Roof is explicitly listed as needing replacement — a major mechanical/structural system failure that affects inspection readiness. HVAC, water heater, electrical panel and plumbing were not photographed and condition is unknown; given age (built 1986) and statement of 'complete renovation' assume some or all systems will need repair or replacement. No clear evidence of standing water or collapsed systems, so score reflects high likelihood of system-level capital work but not total failure."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior photos show landscaped grounds, intact stucco/siding, painted surfaces, sidewalks and an accessible front entry. No visible foundation cracks, major site drainage issues, or standing water in provided images. Roof surface shows dark streaking and wear (consistent with seller note), but walls, walkways and community common areas (pool, clubhouse, courts) appear maintained by HOA. Score reduced somewhat for visible roof wear and possible roof valley staining."
}
],
"red_flags": [
"Major roof failure / replacement required (explicit in listing and visible roof wear/staining).",
"Substantial cigarette smoke residue (explicit), creates indoor air quality hazard and likely fails cleanliness/health standards.",
"High likelihood of hidden water damage and mold due to roof condition and required renovation.",
"Interior systems (electrical, HVAC, plumbing) condition unknown and likely need significant repair or replacement given 'complete renovation' statement."
],
"confidence": 0.45,
"assumptions": [
"Listing statement 'needs complete renovation including roof' is accurate and indicates interior systems/finishes are in poor condition despite tidy exterior photos.",
"Substantial cigarette smoke residue exists inside and will require deep cleaning or replacement of finishes, HVAC cleaning, and potential odor remediation.",
"HVAC, water heater, electrical panel and plumbing are present but likely aged; condition unknown and may require repair or replacement.",
"No evidence provided for smoke/CO detectors, GFCI protection, or electrical panel condition — assumed not verified and therefore inspection risk.",
"Photos show exterior and community areas maintained by HOA; assume HOA responsibilities (exterior paint, lawn) are current, but unit roof replacement may be owner responsibility per listing.",
"No rental events in last 5 years per supplied snapshot; rental_history_activity excluded from overall weighting."
],
"overall_score": 38.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This unit is not turnkey for Section 8. The listing states a complete renovation is required, explicitly including roof replacement, and mentions substantial cigarette smoke residue — all major barriers to passing an initial NSPIRE/HQS inspection. Exterior and site look maintained, but the confirmed roof failure and contamination create serious safety, health, and system risks. The HOA restriction (no renting first 2 years) also prevents use as a Section 8 rental in the near term. Expect significant remediation (roof, interior smoke remediation/cleaning, likely mechanical and electrical repairs) before an inspection would be passable.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 25.0,
"rationale": "Listing explicitly states 'NEEDS COMPLETE RENOVATION INCLUDING ROOF' and 'SUBSTANTIAL CIGARETTE SMOKE RESIDUE.' Exterior photos show the roof is aged with visible wear along valleys and the unit appears vacant/stripped (no interior photos provided). These facts indicate significant interior and finish work (cleaning/remediation of smoke residue, new finishes, likely flooring, cabinets, paint, fixtures) and a roof replacement — substantial scope. Missing appliances are possible but are secondary to major renovation needs."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 25.0,
"rationale": "High inspection risk: cigarette smoke residue is a health hazard and will likely require cleaning/remediation to meet habitation/NSPIRE standards. Roof replacement increases risk of past or active water intrusion and hidden mold. No interior photos to confirm required safety items (smoke/CO detectors, GFCI, egress windows, intact electrical panel). Exterior entry, walkway and guardrails shown appear serviceable, but the documented major renovation + smoke contamination make passing a HQS/NSPIRE inspection unlikely without remediation and system verification."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical)",
"score": 25.0,
"rationale": "Roof is explicitly listed as needing replacement — a major building system failure. No images verify HVAC, water heater, plumbing or electrical condition for the unit; given age (1986) and a stated need for complete renovation, expect at least partial system repairs or replacements. Because the roof defect is confirmed, risk to other systems (water damage to ceilings, electrical, ductwork) is elevated, requiring professional inspections and repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 60.0,
"rationale": "Exterior stucco, walkways and landscaping appear maintained in photos; community common areas (pool, clubhouse, courts) are shown well-kept. Walkway access is clear and there are no visible foundation depressions, severe siding damage or collapsed elements. However the roof condition reduces exterior score because roof replacement affects envelope integrity."
}
],
"red_flags": [
"Major roof failure / roof replacement required (explicit in listing and supported by roof wear in photos)",
"Substantial cigarette smoke contamination (health hazard and will fail cleanliness/air quality expectations)",
"Potential mold / contamination risk from smoke and probable water intrusion (due to roof condition)",
"HOA restriction: 'NO RENT 1ST 2 YEARS OF OWNERSHIP' — disqualifies as an immediate Section 8 rental",
"Listing states 'NEEDS COMPLETE RENOVATION' — indicates structural/system level rehab likely required"
],
"confidence": 0.6,
"assumptions": [
"Interior photos were not provided; assessment relies on listing text plus exterior photos.",
"Listing statement 'NEEDS COMPLETE RENOVATION INCLUDING ROOF' is accurate and indicates roof replacement is required (not just cosmetic shingle wear).",
"Substantial cigarette smoke residue exists throughout interior as advertised and will require professional cleaning/remediation; smoke residue may necessitate replacement of carpets, HVAC duct cleaning, painted surfaces and porous finishes.",
"No information was provided about working HVAC, water heater, electrical panel, or appliances; these systems are assumed to require at least inspection and likely repairs given the renovation statement and property age (1986).",
"No rental events in last 5 years (rental_history_last_5y missing) so there is no recent rental evidence to boost readiness.",
"Exterior site, walkways, and community amenities are reasonably maintained as shown in photos; however roof condition impacts envelope and potential interior moisture intrusion."
],
"overall_score": 31.0,
"rubric_version": "1.0"
},
{
"summary": "Unlikely to pass an initial Housing Choice Voucher/NSPIRE inspection in current condition. The listing explicitly requires complete renovation including roof replacement and reports substantial cigarette smoke contamination — both are major inspection and habitability issues. Exterior and community amenities are well maintained by the HOA, but major interior remediation (deep cleaning/odor remediation, likely replacement of finishes and possibly HVAC ducting) plus a full roof replacement are required. Additionally, the HOA policy (no rentals for first 2 years) prevents immediate leasing even after repairs. Expect 3–6+ months and significant capital outlay to achieve passable condition; immediate Section 8 tenancy is not viable.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 30.0,
"rationale": "Listing states 'NEEDS COMPLETE RENOVATION' and 'SUBSTANTIAL CIGARETTE SMOKE RESIDUE.' Exterior photos show painted walls and maintained landscaping but no interior photos were provided. A full interior rehab is likely (cleaning/ozone, new paint, replacement of flooring/cabinets/trim, possible replacement of fixtures). Roof replacement is explicitly required (see listing) which increases repair scope. Missing or damaged appliances were not shown in photos; absence of appliances would be a moderate, not catastrophic, deduction. Overall condition requires major interior and some capital repairs."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 30.0,
"rationale": "High NSPIRE risk due to substantial cigarette smoke residue (air quality/odor complaints and contamination of HVAC, walls, surfaces). Listing notes roof needs replacement which creates water intrusion and mold risk until repaired. No interior photos to confirm smoke/CO detectors, GFCIs, egress windows, or exposed wiring. Exterior entry and walkway appear secure and unobstructed in photos, but lack of evidence for required smoke/CO detectors and unknown condition of electrical/plumbing make initial inspection unlikely to pass without remediation."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 25.0,
"rationale": "The listing explicitly calls out roof replacement — a major system repair. No confirmation of operational HVAC, water heater, plumbing, or electrical panel condition from photos. In Florida, an older 1986-built unit with a failed roof raises risk for water damage to mechanicals and ductwork; substantial smoke contamination may require HVAC cleaning or replacement. Given the explicit roof failure and unknown state of other systems, this is a significant systems risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior photos show recently painted/stuccoed walls, trimmed landscaping, intact walkways, and no visible foundation cracking or severe exterior damage. Driveway/parking area and sidewalk appear serviceable. Roof decking and shingles show wear and staining consistent with the listing statement about roof replacement, but the building envelope otherwise appears maintained and HOA-managed (clubhouse, pool, courts) which suggests common-area upkeep is good."
}
],
"red_flags": [
"Major roof failure/replacement required (stated in listing and visible roof wear).",
"Substantial cigarette smoke contamination (explicitly stated) — air quality/odor remediation and HVAC cleaning/replacement likely required.",
"HOA restriction: 'NO RENT 1ST 2 YEARS OF OWNERSHIP' — prevents immediate Section 8 tenancy.",
"Likely water intrusion and related damage risk until roof is replaced (increases mold/structural risk).",
"Unknown/absent evidence of required safety devices (smoke/CO detectors, GFCI outlets) which will likely fail an initial inspection."
],
"confidence": 0.75,
"assumptions": [
"Interior photos and mechanical room were not provided; assumed substantial interior cigarette smoke residue throughout as stated in listing.",
"Listing's 'NEEDS COMPLETE RENOVATION INCLUDING ROOF' is accurate and indicates roof replacement required rather than minor patching.",
"Central HVAC exists (typical for Boca Raton units) but its condition is unknown; smoke contamination likely affects ducts and may require cleaning or replacement.",
"No evidence of active structural sagging or foundation movement visible in exterior photos; foundation assumed generally sound absent interior/under-slab evidence.",
"No rental history in last 5 years; rental_history_activity excluded from scoring per instructions.",
"Smoke/CO detectors, GFCI protection, electrical panel condition, and plumbing hot water availability are unknown and therefore scored conservatively as risks."
],
"overall_score": 35.0,
"rubric_version": "nsPIRE-2026-analyst-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "10926 Hidden Lake Pl, Boca Raton, FL, 33498",
"aggregate": {
"summary": "Overall this unit is not turnkey for Section 8 / HCV move-in. The seller explicitly notes a required full renovation and roof replacement plus heavy cigarette smoke residue — conditions that create likely inspection failures (roof leaks, mold, indoor air quality, missing/dirty smoke detectors, deteriorated finishes). Exterior and community amenities appear maintained by the HOA, but the roof/system concerns and interior contamination make the property a significant inspection risk. Expect substantial capital work and remediation before passing an initial NSPIRE/HCV inspection; timeline likely measured in months rather than 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 28.3,
"rationale": "Listing states 'needs complete renovation including roof' and 'substantial cigarette smoke residue.' No interior photos of the unit were provided; exterior paint/landscaping look tidy but the seller description indicates major interior deferred maintenance and heavy odor/residue cleanup. Missing/old finishes, likely flooring/wall replacement, and interior systems rehab are probable. Missing appliances are not documented; assumed moderate impact. Score reflects major cosmetic and interior repair needs but not collapsed/unsafe structure."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 66.7,
"rationale": "Exterior photos show landscaped grounds, intact stucco/siding, painted surfaces, sidewalks and an accessible front entry. No visible foundation cracks, major site drainage issues, or standing water in provided images. Roof surface shows dark streaking and wear (consistent with seller note), but walls, walkways and community common areas (pool, clubhouse, courts) appear maintained by HOA. Score reduced somewhat for visible roof wear and possible roof valley staining."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 28.3,
"rationale": "Significant NSPIRE risks inferred: roof replacement (listing) increases likelihood of leaks, hidden water damage, and mold; 'substantial cigarette smoke residue' is an indoor air quality issue requiring remediation. No photos show smoke/CO detectors, GFCIs, electrical panel, or egress windows; those items are unknown and therefore a risk. Exterior walkways and entrance appear serviceable. Score lowered because of roof (potential active leaks) and unknown/likely-failing interior safety items."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 28.3,
"rationale": "Roof is explicitly listed as needing replacement — a major mechanical/structural system failure that affects inspection readiness. HVAC, water heater, electrical panel and plumbing were not photographed and condition is unknown; given age (built 1986) and statement of 'complete renovation' assume some or all systems will need repair or replacement. No clear evidence of standing water or collapsed systems, so score reflects high likelihood of system-level capital work but not total failure."
}
],
"red_flags": [
"Major roof failure / replacement required (explicit in listing and visible roof wear/staining).",
"Substantial cigarette smoke residue (explicit), creates indoor air quality hazard and likely fails cleanliness/health standards.",
"High likelihood of hidden water damage and mold due to roof condition and required renovation.",
"Interior systems (electrical, HVAC, plumbing) condition unknown and likely need significant repair or replacement given 'complete renovation' statement."
],
"confidence": 0.86,
"assumptions": [
"Listing statement 'needs complete renovation including roof' is accurate and indicates interior systems/finishes are in poor condition despite tidy exterior photos.",
"Substantial cigarette smoke residue exists inside and will require deep cleaning or replacement of finishes, HVAC cleaning, and potential odor remediation.",
"HVAC, water heater, electrical panel and plumbing are present but likely aged; condition unknown and may require repair or replacement.",
"No evidence provided for smoke/CO detectors, GFCI protection, or electrical panel condition — assumed not verified and therefore inspection risk.",
"Photos show exterior and community areas maintained by HOA; assume HOA responsibilities (exterior paint, lawn) are current, but unit roof replacement may be owner responsibility per listing.",
"No rental events in last 5 years per supplied snapshot; rental_history_activity excluded from overall weighting."
],
"score_method": "mean_of_criteria",
"overall_score": 34.7,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6142733170"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.