Property ID: 6142994031
10900 Waterberry Ct, Boca Raton, FL, 33498
Boca Raton, FL
Money Down: $68,880
CoC Return: 18.46%
Monthly Cash Flow: $1,060
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,400
Closing Costs
$11,480
Total Down
$68,880
Investment Snapshot
Purchase Price
$287,000
Money Down
$68,880
Cash-on-Cash Return
18.46%
Rent
$3,070
Monthly Cash Flow
$1,060
Annual Cash Flow
$12,716
Debt Service / Mo
$1,528
Property Tax / Mo
$82
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
$82
Management
$307
Utilities Allowance
$210
NOI (Monthly)
$2,587
Debt Service
$1,528
Cash Flow After Debt
$1,060
Quality Score: 80.90%
Confidence: 88.00%
This 2-bed, 2-bath villa presents as largely turnkey and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with only minor pre-inspection work. The interior is updated and well maintained; major systems (central A/C, kitchen appliances) are present. Primary inspection risks are documentation/verification items and small safety items that frequently cause initial fails: confirming installed and working smoke/CO detectors, verifying GFCI protection in wet areas, locating the electrical panel and water heater, and providing any necessary documentation for the solar installation. No major structural, roofing, or active water intrusion issues were observed in the photos.
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
$287,000
Beds
2
Baths
2
Living Area
1,204 sqft
Lot Size
1,742 sqft
Year Built
1985
Days on Market
97
Capital Outlay
$68,880
Debt Service
$1,528
Property Tax / Mo
$82
Insurance / Mo
$94
Property Description
Updated 2 bedroom, 2 bath Villa in the desirable 55+ community of Waterberry. This light-filled home offers a smart split-bedroom layout with vaulted ceilings, creating an open and airy feel. The upgraded kitchen and renovated bathrooms add modern appeal, while energy-efficient solar panels help reduce monthly utility costs. Lots of storage! Step outside to the screened patio, perfect for morning coffee or relaxation. Added highlights include a freshly painted exterior and two parking spaces for added convenience. Enjoy an active lifestyle with access to a newly renovated clubhouse, resort-style pool, sauna, fitness center, game room & more. Ideally situated near shopping, dining & major roadways, with easy access to all Boca Raton has to offer. Motivated Seller! Make an offer today!
Utility Allowances
air_conditioning
$40
Selected 'Air Conditioning (Palm Beach County)' for a 2-bedroom unit, as the property has central air and is located in Boca Raton.
cooking
$9
Selected 'Electric (Palm Beach County)' for a 2-bedroom unit, as the property details explicitly list an 'Electric Range'.
electric_service_charge
$11
Selected 'Electric Charge (Palm Beach County)' as a standard fee for electrical service.
heating
$10
Selected 'Electric (Palm Beach County)' for a 2-bedroom unit, as the property has 'Central' heating which is typically electric in this region.
natural_gas_service_charge
$0
No allowance is provided as the property's major appliances (range, water heater) are electric, indicating no gas service is required.
other_electric
$45
Selected 'Other Electric (Palm Beach County)' for a 2-bedroom unit to account for general lighting and plug-in appliances.
range_microwave
$11
Appliance for a tenant-owned microwave is included as it was not explicitly listed as a provided appliance in the property details.
refrigerator
$0
No allowance is provided as the property details explicitly list a refrigerator, indicating it is owner-supplied.
sewer
$36
Selected 'Sewer (Palm Beach County)' for a 2-bedroom unit, as the property is connected to 'Public Sewer'.
trash_collection
$0
No allowance is provided. The schedule for Palm Beach County has null values, suggesting this service is typically included in taxes for single-family homes.
water
$28
Selected 'Water (Palm Beach County)' for a 2-bedroom unit, as the property's water source is listed as 'Public'.
water_heating
$20
Selected 'Electric (Palm Beach County)' for a 2-bedroom unit, as the property details explicitly list an 'Electric Water Heater'.
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$219,572
Basis1,204 sqft / 1985
Nearby Houses
Photo unavailable
10904 Waterberry Ct
sold · 0.01 mi
Price: $316,000
2 bd / 2 ba · 1,393 sqft
Latest sale: $316,000
Latest rent: —
Photo unavailable
10896 Waterberry Ct
sold · 0.01 mi
Price: $345,000
2 bd / 3 ba · 1,459 sqft
Latest sale: $345,000
Latest rent: —
Photo unavailable
10908 Waterberry Ct
sold · 0.01 mi
Price: $285,000
2 bd / 2 ba · 1,687 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
10967 Lake Front Pl
sold · 0.02 mi
Price: $318,000
2 bd / 2 ba · 1,204 sqft
Latest sale: $318,000
Latest rent: —
Photo unavailable
10971 Lake Front Pl Unit 10971
for_sale · 0.02 mi
Price: $299,900
2 bd / 2 ba · 1,459 sqft
Latest sale: $185,000
Latest rent: —
Photo unavailable
10884 Waterberry Ct
for_sale · 0.02 mi
Price: $299,000
2 bd / 2 ba · 1,183 sqft
Latest sale: $85,000
Latest rent: —
Photo unavailable
10876 Waterberry Ct
sold · 0.04 mi
Price: $315,000
2 bd / 2 ba · 1,459 sqft
Latest sale: $315,000
Latest rent: —
Photo unavailable
10945 Lake Front Pl
sold · 0.04 mi
Price: $300,000
2 bd / 2 ba · 1,204 sqft
Latest sale: $300,000
Latest rent: —
Photo unavailable
10879 Waterberry Ct
sold · 0.05 mi
Price: $295,000
2 bd / 2 ba · 1,204 sqft
Latest sale: $295,000 on Jun 23, 2025
Latest rent: —
Photo unavailable
10879 Waterberry Ct
sold · 0.05 mi
Price: $295,000
2 bd / 2 ba · 1,204 sqft
Latest sale: $295,000
Latest rent: —
Photo unavailable
10941 Lake Front Pl
sold · 0.05 mi
Price: $310,000
3 bd / 2 ba · 1,459 sqft
Latest sale: $310,000
Latest rent: —
Photo unavailable
10958 Lake Front Pl
sold · 0.05 mi
Price: $250,000
2 bd / 2 ba · 1,619 sqft
Latest sale: $250,000
Latest rent: —
Photo unavailable
10976 Lake Front Pl
sold · 0.05 mi
Price: $335,000
2 bd / 2 ba · 1,459 sqft
Latest sale: $335,000
Latest rent: —
Photo unavailable
10976 Lake Front Pl
sold · 0.05 mi
Price: $335,000
2 bd / 2 ba · 1,459 sqft
Latest sale: $335,000
Latest rent: —
Photo unavailable
10948 Lake Front Pl
sold · 0.06 mi
Price: $297,000
2 bd / 2 ba · 1,348 sqft
Latest sale: $297,000
Latest rent: —
Photo unavailable
10980 Lake Front Pl
for_sale · 0.06 mi
Price: $315,000
2 bd / 2 ba · 1,204 sqft
Latest sale: $177,500
Latest rent: —
Photo unavailable
10867 Waterberry Ct
sold · 0.06 mi
Price: $285,000
2 bd / 2 ba · 1,459 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
10988 Lake Front Pl
for_sale · 0.06 mi
Price: $379,000
2 bd / 2 ba · 1,459 sqft
Latest sale: $167,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke and/or carbon monoxide detectors in interior photos — common NSPIRE fail item if missing or nonfunctional.
- Electrical panel and water heater not shown or verified in documentation/images — absence of accessible, labeled panel or nonfunctional water heater could cause inspection failure.
- Solar panel installation referenced in listing requires documentation/permits; lack of documentation or unsafe installation could be an inspection/repair issue.
Assumptions
- Smoke and carbon monoxide detectors, GFCI outlets, electrical panel, and water heater are present but were not clearly visible in photos; their presence and working condition must be verified prior to inspection.
- Bedrooms have appropriate egress windows (not shown in photos) consistent with typical single-story villas in this community.
- Solar panels referenced in the listing are installed on this unit or building; installation permits and interconnection documentation are assumed available but not provided.
- No recent history of roof leaks or interior water damage exists since ceilings show no staining in photos; roof age is unknown but appears intact.
- Entry doors include a working deadbolt/secure locking hardware (not clearly visible) or can be easily upgraded if missing.
- No hidden severe mold, plumbing leaks, or electrical hazards exist beyond what can be visually observed; severe interior system failures would lower the score materially if present.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $955 | $219,572 | $76,678 |
| 2023 | $901 | $254,569 | $74,517 |
| 2022 | $896 | $186,505 | $70,240 |
| 2021 | $879 | $154,535 | $68,194 |
| 2020 | $873 | $144,545 | $67,252 |
| 2019 | $874 | $141,693 | $65,740 |
| 2018 | $842 | $126,676 | $64,514 |
| 2017 | $816 | $116,676 | $63,187 |
| 2016 | $821 | $112,641 | $61,887 |
| 2015 | $834 | $90,657 | $61,457 |
| 2014 | $839 | $84,665 | $60,969 |
| 2013 | $828 | $67,056 | $60,068 |
| 2012 | $847 | $59,064 | $59,064 |
| 2011 | $960 | $74,080 | $72,053 |
| 2010 | $980 | $70,988 | $70,988 |
| 2008 | $1,168 | $78,479 | $78,479 |
| 2007 | $1,320 | $164,407 | $90,102 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-11 | Listed | $287,000 |
| 2026-03-11 | Listing removed | $0 |
| 2026-01-23 | Price Changed | $287,000 |
| 2025-09-04 | Price Changed | $290,000 |
| 2025-08-13 | Price Changed | $295,000 |
| 2025-07-01 | Price Changed | $299,000 |
| 2025-06-04 | Listed | $319,000 |
| 2019-01-19 | Listing removed | $0 |
| 2019-01-18 | Listing removed | $219,900 |
| 2018-12-11 | Price Changed | $219,900 |
| 2018-11-15 | Price Changed | $221,900 |
| 2018-11-07 | Price Changed | $222,900 |
| 2018-10-12 | Listed | $225,900 |
| 2013-09-23 | Sold | $100,000 |
| 2001-11-02 | Sold | $100,000 |
| 2001-10-29 | Listed | $103,000 |
| 1999-03-22 | Sold | $74,000 |
| 1985-11-01 | Sold | $72,500 |
Photo Gallery
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"Patio: Yes",
"Porch: Yes"
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"Source Listing Status: Active",
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"Year Built: 1984",
"Building Area Source: Public Records",
"Building Area Total: 1482",
"Construction Materials: CBS, Concrete Block - With Stucco",
"Direction Faces: North",
"Entry Level: 1",
"Levels: One",
"Living Area Source: Public Records",
"Property Age: 42",
"Property Condition: Resale",
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"Levels or Stories: 1",
"Building Total Stories: 1",
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"Total Area Sqft: 1482",
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{
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{
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},
{
"tax": 980,
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{
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{
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{
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{
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{
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"price_change": 0,
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{
"date": "2018-12-11",
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"list_price": 219900,
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"last_status_change_date": "2019-01-19T10:09:53Z"
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{
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"list_price": 219900,
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{
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{
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{
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{
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{
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{
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{
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{
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{
"project_name": null,
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{
"project_name": "00303-006 Waterberry Section 3",
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"permit_effective_date": "Mar 31, 2006",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
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{
"project_name": "00303-006 Waterberry Section 3",
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"permit_effective_date": "Aug 4, 2003",
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{
"project_name": "00303-006 Waterberry Section 3",
"permit_status": "Complete",
"permit_type_of_work": "plumbing water heater c/o - within unit 1-2 family",
"permit_effective_date": "Jan 11, 2001",
"permit_project_type_1": "Electrical work",
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"permit_project_type_3": "Residential"
},
{
"project_name": "00303-006 Waterberry Section 3",
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"permit_effective_date": "Jul 13, 2000",
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"min_score": 10.0,
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"bedroom_count": 2,
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],
"effective_date": "2025-01-01"
},
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{
"note": "Selected 'Air Conditioning (Palm Beach County)' for a 2-bedroom unit, as the property has central air and is located in Boca Raton.",
"utility": "air_conditioning",
"allowance": 40
},
{
"note": "Selected 'Electric (Palm Beach County)' for a 2-bedroom unit, as the property details explicitly list an 'Electric Range'.",
"utility": "cooking",
"allowance": 9
},
{
"note": "Selected 'Electric Charge (Palm Beach County)' as a standard fee for electrical service.",
"utility": "electric_service_charge",
"allowance": 11
},
{
"note": "Selected 'Electric (Palm Beach County)' for a 2-bedroom unit, as the property has 'Central' heating which is typically electric in this region.",
"utility": "heating",
"allowance": 10
},
{
"note": "No allowance is provided as the property's major appliances (range, water heater) are electric, indicating no gas service is required.",
"utility": "natural_gas_service_charge",
"allowance": 0
},
{
"note": "Selected 'Other Electric (Palm Beach County)' for a 2-bedroom unit to account for general lighting and plug-in appliances.",
"utility": "other_electric",
"allowance": 45
},
{
"note": "Appliance for a tenant-owned microwave is included as it was not explicitly listed as a provided appliance in the property details.",
"utility": "range_microwave",
"allowance": 11
},
{
"note": "No allowance is provided as the property details explicitly list a refrigerator, indicating it is owner-supplied.",
"utility": "refrigerator",
"allowance": 0
},
{
"note": "Selected 'Sewer (Palm Beach County)' for a 2-bedroom unit, as the property is connected to 'Public Sewer'.",
"utility": "sewer",
"allowance": 36
},
{
"note": "No allowance is provided. The schedule for Palm Beach County has null values, suggesting this service is typically included in taxes for single-family homes.",
"utility": "trash_collection",
"allowance": 0
},
{
"note": "Selected 'Water (Palm Beach County)' for a 2-bedroom unit, as the property's water source is listed as 'Public'.",
"utility": "water",
"allowance": 28
},
{
"note": "Selected 'Electric (Palm Beach County)' for a 2-bedroom unit, as the property details explicitly list an 'Electric Water Heater'.",
"utility": "water_heating",
"allowance": 20
}
],
"cash_on_cash_return": 0.54,
"down_payment_amount": 57400.0,
"property_tax_annual": 983.65,
"property_tax_monthly": 81.97,
"property_tax_increase": 0.03,
"utility_allowance_total": 210.0,
"property_management_rate": 0.1,
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],
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},
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"annual_cash_flow_after_debt": 12715.94,
"property_management_monthly": 307.0,
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"section8_assessment": {
"runs": [
{
"summary": "This 2-bed, 2-bath villa presents as largely turnkey and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with only minor pre-inspection work. The interior is updated and well maintained; major systems (central A/C, kitchen appliances) are present. Primary inspection risks are documentation/verification items and small safety items that frequently cause initial fails: confirming installed and working smoke/CO detectors, verifying GFCI protection in wet areas, locating the electrical panel and water heater, and providing any necessary documentation for the solar installation. No major structural, roofing, or active water intrusion issues were observed in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Interior photos show a recently renovated kitchen and updated finishes, tile plank flooring in good condition, renovated bathrooms per listing, and generally tidy living spaces. Appliances (range, microwave, refrigerator, dishwasher) are present. Exterior paint is reported fresh and appears well maintained. Visible minor issues are limited to normal wear and some household clutter; no obvious damaged cabinetry, torn flooring, or collapsed surfaces observed. Missing small cosmetic items (outlet covers, touch-up paint) could be expected but are easy repairs."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 78.0,
"rationale": "No visible exposed wiring, ceilings appear intact with no staining (no evidence of active roof leaks), sliding glass door provides egress to the rear yard, and entryway appears secure. Central A/C vents are visible. However, no smoke detectors or carbon monoxide alarms are visible in photos (none clearly shown on ceilings), GFCI protection in kitchen/bathrooms is not confirmed from photos, and electrical panel location/condition is not shown. No loose handrails, trip hazards, peeling paint, or visible mold were observed. These unknowns reduce the score because missing detectors or missing GFCI protection are common fail items on initial NSPIRE/HCV inspections."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 82.0,
"rationale": "Central air is evident (ceiling vents visible) and interior shows cooled spaces with finished registers. Kitchen appliances and fixtures appear functional. Roof shingles appear intact with no visible sagging or defect in photos, and the listing references solar panels (positive for utilities) though panels are not pictured directly. Water heater, electrical panel, and service labels are not shown; plumbing and hot water operation cannot be visually confirmed. No signs of active leaks, severe water intrusion, or structural movement visible. Lack of confirmation of panel, water heater, and solar permit/installation details reduces score moderately."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.0,
"rationale": "Exterior photos show a freshly painted building face, maintained landscaping, intact gutters/downspouts, and paved parking/drive areas. Walkways are present and usable with only minor surface wear visible; no standing water or erosion observed. The property sits in a maintained 55+ community with visible community sign and renovated clubhouse amenities noted. No visible foundation cracking, major siding damage, or pest/infestation evidence in the provided photos."
}
],
"red_flags": [
"No visible smoke and/or carbon monoxide detectors in interior photos — common NSPIRE fail item if missing or nonfunctional.",
"Electrical panel and water heater not shown or verified in documentation/images — absence of accessible, labeled panel or nonfunctional water heater could cause inspection failure.",
"Solar panel installation referenced in listing requires documentation/permits; lack of documentation or unsafe installation could be an inspection/repair issue."
],
"confidence": 0.75,
"assumptions": [
"Smoke and carbon monoxide detectors, GFCI outlets, electrical panel, and water heater are present but were not clearly visible in photos; their presence and working condition must be verified prior to inspection.",
"Bedrooms have appropriate egress windows (not shown in photos) consistent with typical single-story villas in this community.",
"Solar panels referenced in the listing are installed on this unit or building; installation permits and interconnection documentation are assumed available but not provided.",
"No recent history of roof leaks or interior water damage exists since ceilings show no staining in photos; roof age is unknown but appears intact.",
"Entry doors include a working deadbolt/secure locking hardware (not clearly visible) or can be easily upgraded if missing.",
"No hidden severe mold, plumbing leaks, or electrical hazards exist beyond what can be visually observed; severe interior system failures would lower the score materially if present."
],
"overall_score": 84.0,
"rubric_version": "nsPIRE-v1.0"
},
{
"summary": "This 2BR/2BA villa in the Waterberry 55+ community appears largely turnkey for Section 8 tenancy with updated kitchen and bathrooms, functioning major appliances, intact finishes and a well-maintained exterior. Primary inspection risks that should be confirmed and, if needed, corrected before a voucher inspection are presence and operation of smoke alarms (and CO alarms if required), GFCI protection in kitchen/bath, and verification of HVAC and water heater operation. No major structural or life-safety failures were visible in photos; most items are minor, code-verification tasks or cosmetic fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior photos show a well-maintained, recently updated 2BR/2BA villa with renovated kitchen and bathrooms, intact drywall, fresh paint, tile flooring in good condition and functioning major appliances visible (electric range, microwave, refrigerator, dishwasher). Minor visible issues: homeowner clutter and loose TV/data cords; small driveway oil stains and potted items on walkway. No visible peeling paint, damaged cabinets, or collapsed finishes. Missing items: no obvious washer/dryer shown (common for townhome/villa layouts) but absence of washer/dryer is not a Section 8 automatic fail. Overall mostly cosmetic and easy-to-fix items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No immediate life-threatening safety hazards visible (no collapsed ceilings, no standing water, no exposed high-voltage wiring). Sliding patio provides clear bedroom egress. Entry door appears secure; no missing guardrails or unsafe stairs (single-story). Unknown/uncertain items that lower the score: smoke detectors and carbon monoxide devices are not visible in photos (NSPIRE requires functioning smoke alarms in sleeping areas/hallways and CO alarms where required), GFCI protection at kitchen sink/outlets not verifiable from images, electrical panel not shown. Some low-risk exposed TV/data cords on wall are visible but are cosmetic. Given overall condition and no visible hazards, risk is moderate due to unverified detectors/GFCI."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 80.0,
"rationale": "Photos show central HVAC supply/return vents and ceiling grille (suggesting central AC) and a neat ceiling with no staining indicative of active leaks. Listing notes energy-efficient solar panels which is a positive for utility costs. Roof appears intact with continuous shingles and no visible sagging or large storm damage in photos. Water heater, electrical panel and age/condition of HVAC equipment are not shown and therefore unverified. No signs of active plumbing leaks or water intrusion inside. Overall systems appear serviceable but some key components are unverified from photos."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 85.0,
"rationale": "Exterior photos show a freshly painted stucco facade, maintained landscaping, intact walkways and guttering with downspouts. No visible foundation cracking, major settlement, or severe roof failure. Driveway shows surface staining but is serviceable. Screened patio and sliding doors appear intact. Community amenities and well-kept common areas (clubhouse signage) suggest regular maintenance. No visible pest infestation evidence."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Photos represent the current condition of the property interior and exterior and are recent.",
"Kitchen appliances shown (electric range, microwave, refrigerator, dishwasher) are present and functional unless otherwise reported by seller.",
"Central HVAC is present and operational based on visible supply/return grilles and ceiling vent; system age and recent service history are unknown.",
"No visible smoke detectors/CO alarms in photos does not necessarily mean they are absent; their presence and operational status must be verified prior to inspection.",
"Electrical panel, water heater, washer/dryer hookups and GFCI protection are not visible in photos and therefore their compliance is assumed unknown.",
"No evidence of major roof leaks, foundation movement, or mold was visible; however hidden issues cannot be excluded without an in-person inspection.",
"Property is single-story villa/townhome (no interior stairs) so stair/handrail safety items are not applicable."
],
"overall_score": 81.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026"
},
{
"summary": "This 2BR/2BA Villa appears largely turnkey for a Section 8 (HCV) initial inspection. Interior renovations and well-kept exterior suggest only minor repairs and verification items remain. The main inspection risks are verification of smoke/CO detectors and GFCI receptacles, confirmation of HVAC and water‑heater operation, and a quick check of the electrical panel and roof condition. No major structural or life‑safety defects are visible in the provided photos. Addressing detector installation (if missing) and confirming mechanicals should allow a pass within a short timeframe.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior photos show a recently updated kitchen, renovated bathrooms (per listing), clean finished flooring, painted walls and vaulted ceilings in good condition. Appliances (range, microwave, refrigerator, dishwasher) are present and appear serviceable. No visible damaged drywall, collapsed ceilings, or exposed subfloor. Exterior paint is described as freshly painted and looks well-maintained in photos. Minor observable items: scattered personal items/clutter (cosmetic), driveway oil stain, small landscaping pots/trip objects on walkway. Missing or worn small items (outlet/GFCI closeups not shown) treated as easy-to-fix. Overall condition appears well-maintained and ready with minor cosmetic/turnkey work."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE)",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible: floors level, no collapsed ceilings, no standing water, no visible major foundation cracks, and no peeling paint or visible mold. Central HVAC vents visible. However, smoke detectors and carbon monoxide detectors are not visible in the provided interior photos (common locations such as hallway/ceilings not clearly shown) — NSPIRE requires properly located detectors. GFCI outlets in kitchen/bath are not clearly visible in photos; required and typically enforced. Sliding patio provides egress to yard (appears unobstructed) but bedroom egress windows were not photographed so must be assumed compliant. Electrical wiring appears tidy; TV cable exposed but not a code-level exposed live-wiring hazard. Because detector presence and GFCI compliance cannot be confirmed from photos, I reduce score moderately for likely inspection items that need verification/installation."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Visible ceiling vents and central return suggest a central HVAC system serving the unit (typical in Boca Raton). Kitchen appliances present. Roof appears shingled and generally intact with no visible sagging or active leaks from photos; some light discoloration/aging but no missing large shingle areas. Water heater, electrical panel and A/C condensing unit not shown so their condition is unknown. Listing references solar panels (energy-efficient) but panels are not visible in provided roof photos; assume solar exists elsewhere on property. No visible plumbing failures or active water intrusion in interior images. Given several systems not photographed, score reflects reasonable functionality inferred from condition and recent renovations but recommends verification of A/C operation, water heater, and electrical panel labeling prior to inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior photos show a freshly painted stucco building, maintained landscaping, clear pedestrian walkway, and screened patio. Driveway shows minor oil staining. Gutters/downspouts visible; one downspout section appears to terminate near walkway and may need a lower elbow or extension (photo shows a white downspout angled toward ground). No visible standing water, no major settlement, and no exterior structural cracking apparent. Community entrance and grounds are attractive and well-kept. Overall exterior condition appears good with a few minor drainage/downspout and cosmetic issues to address if needed."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement 'renovated bathrooms' is accurate though bathrooms were not photographed in detail.",
"Central HVAC is present and operational (inferred from ceiling vents/returns visible in photos).",
"Solar panels referenced in listing exist somewhere on the property though not visible in the provided roof photos.",
"No active roof leaks or interior water damage exist because no stains or watermarks are visible in interior photos.",
"Smoke and carbon monoxide detectors, and GFCI outlets may be missing or not clearly visible in photos; assumed unknown and require verification.",
"Electrical panel, water heater and exterior A/C condenser are present and functional but their condition is unknown due to lack of photos and should be inspected.",
"Bedrooms provide compliant egress windows (not photographed); assumed typical for similar villas but must be confirmed."
],
"overall_score": 78.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "10900 Waterberry Ct, Boca Raton, FL, 33498",
"aggregate": {
"summary": "This 2-bed, 2-bath villa presents as largely turnkey and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with only minor pre-inspection work. The interior is updated and well maintained; major systems (central A/C, kitchen appliances) are present. Primary inspection risks are documentation/verification items and small safety items that frequently cause initial fails: confirming installed and working smoke/CO detectors, verifying GFCI protection in wet areas, locating the electrical panel and water heater, and providing any necessary documentation for the solar installation. No major structural, roofing, or active water intrusion issues were observed in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.0,
"rationale": "Interior photos show a recently renovated kitchen and updated finishes, tile plank flooring in good condition, renovated bathrooms per listing, and generally tidy living spaces. Appliances (range, microwave, refrigerator, dishwasher) are present. Exterior paint is reported fresh and appears well maintained. Visible minor issues are limited to normal wear and some household clutter; no obvious damaged cabinetry, torn flooring, or collapsed surfaces observed. Missing small cosmetic items (outlet covers, touch-up paint) could be expected but are easy repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 83.7,
"rationale": "Exterior photos show a freshly painted building face, maintained landscaping, intact gutters/downspouts, and paved parking/drive areas. Walkways are present and usable with only minor surface wear visible; no standing water or erosion observed. The property sits in a maintained 55+ community with visible community sign and renovated clubhouse amenities noted. No visible foundation cracking, major siding damage, or pest/infestation evidence in the provided photos."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 74.3,
"rationale": "No visible exposed wiring, ceilings appear intact with no staining (no evidence of active roof leaks), sliding glass door provides egress to the rear yard, and entryway appears secure. Central A/C vents are visible. However, no smoke detectors or carbon monoxide alarms are visible in photos (none clearly shown on ceilings), GFCI protection in kitchen/bathrooms is not confirmed from photos, and electrical panel location/condition is not shown. No loose handrails, trip hazards, peeling paint, or visible mold were observed. These unknowns reduce the score because missing detectors or missing GFCI protection are common fail items on initial NSPIRE/HCV inspections."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 79.0,
"rationale": "Central air is evident (ceiling vents visible) and interior shows cooled spaces with finished registers. Kitchen appliances and fixtures appear functional. Roof shingles appear intact with no visible sagging or defect in photos, and the listing references solar panels (positive for utilities) though panels are not pictured directly. Water heater, electrical panel, and service labels are not shown; plumbing and hot water operation cannot be visually confirmed. No signs of active leaks, severe water intrusion, or structural movement visible. Lack of confirmation of panel, water heater, and solar permit/installation details reduces score moderately."
}
],
"red_flags": [
"No visible smoke and/or carbon monoxide detectors in interior photos — common NSPIRE fail item if missing or nonfunctional.",
"Electrical panel and water heater not shown or verified in documentation/images — absence of accessible, labeled panel or nonfunctional water heater could cause inspection failure.",
"Solar panel installation referenced in listing requires documentation/permits; lack of documentation or unsafe installation could be an inspection/repair issue."
],
"confidence": 0.88,
"assumptions": [
"Smoke and carbon monoxide detectors, GFCI outlets, electrical panel, and water heater are present but were not clearly visible in photos; their presence and working condition must be verified prior to inspection.",
"Bedrooms have appropriate egress windows (not shown in photos) consistent with typical single-story villas in this community.",
"Solar panels referenced in the listing are installed on this unit or building; installation permits and interconnection documentation are assumed available but not provided.",
"No recent history of roof leaks or interior water damage exists since ceilings show no staining in photos; roof age is unknown but appears intact.",
"Entry doors include a working deadbolt/secure locking hardware (not clearly visible) or can be easily upgraded if missing.",
"No hidden severe mold, plumbing leaks, or electrical hazards exist beyond what can be visually observed; severe interior system failures would lower the score materially if present."
],
"score_method": "mean_of_criteria",
"overall_score": 80.9,
"rubric_version": "nsPIRE-v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6142994031"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.