Property ID: 6176492626
6450 Pinehurst Cir E, Tamarac, FL, 33321
Tamarac, FL
Money Down: $67,176
CoC Return: 6.39%
Monthly Cash Flow: $358
Est. Final ARV: $288,706
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,980
Closing Costs
$11,196
Total Down
$67,176
Investment Snapshot
Purchase Price
$279,900
Money Down
$67,176
Cash-on-Cash Return
6.39%
Rent
$2,391
Monthly Cash Flow
$358
Annual Cash Flow
$4,296
Debt Service / Mo
$1,490
Property Tax / Mo
$222
Insurance / Mo
$83
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,391
Payment Standard
$2,580
Rent
$2,391
Insurance
$83
Property Tax
$222
Management
$239
Utilities Allowance
$189
NOI (Monthly)
$1,848
Debt Service
$1,490
Cash Flow After Debt
$358
Quality Score: 76.80%
Confidence: 91.00%
Overall this villa appears well-renovated and largely rent-ready for Section 8/NSPIRE inspection after a short pre-inspection checklist. Strong points include updated bathrooms, new-looking flooring, impact windows, recent roof, and intact screened lanai. Primary inspection risks are lack of visible smoke/CO detectors, an open soffit/attic area with visible wiring that may require correction, and unverified major systems (HVAC, water heater, electrical panel) not shown in photos. With installation/verification of detectors, securing/covering exposed wiring, and a quick systems check, the unit is likely to pass an initial HCV inspection within 30 days.
Section 8 Payment Standard
$2,580
Utility Allowance Total
$189
Guaranteed Section 8 Rent (PS - Utilities)
$2,391
Property Management
$239
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$279,900
Beds
2
Baths
2
Living Area
1,060 sqft
Lot Size
—
Year Built
1979
Days on Market
97
Capital Outlay
$67,176
Debt Service
$1,490
Property Tax / Mo
$222
Insurance / Mo
$83
Property Description
Experience serene waterfront living in this beautifully renovated villa nestled along the golf course. New flooring and stylish remodeled bathrooms, the home has a feeling of comfort with multiple outdoor spaces-including a screened lanai overlooking the water-create the perfect setting for relaxation or entertaining. The property also features a 4 yr old roof, impact windows and accordion shutters, impact one-car garage, a private driveway, and a fully irrigated garden. Set within a quiet, secure, all-ages community with no public roads, residents enjoy low HOA fees that include cable, internet, a resort-style pool, tennis courts, and golf course access.
Utility Allowances
Air Conditioning
$25
Property has central air conditioning. The allowance is the fixed rate for a 2-bedroom unit.
Cooking
$11
Property details list an 'Electric Range'. The allowance is based on the 'electric' fuel type for a 2-bedroom unit.
Heating
$4
Property has 'Central' heating. Based on the presence of an electric range and electric water heater, an all-electric system is inferred. The allowance uses the 'electric' fuel type for a 2-bedroom unit.
Natural Gas Base Charge
$0
The property's appliances (range, water heater) are electric, so there is no need for a natural gas connection. Allowance is $0.
Other Electric
$32
This is a standard allowance for a 2-bedroom unit's general electricity usage (lights, outlets, etc.).
Sewer
$38
Inferred as a standard tenant-paid utility for a residential property connected to a municipal system. The allowance is the fixed rate for a 2-bedroom unit.
Trash Collection
$25
Trash collection is a standard utility for a single-family residence and is assumed to be the tenant's responsibility. The allowance is the fixed rate for a 2-bedroom unit.
Water
$32
Water is a standard utility. It is assumed to be the tenant's responsibility. The allowance is the fixed rate for a 2-bedroom unit.
Water Heating
$22
Property details list an 'Electric Water Heater'. The allowance is based on the 'electric' fuel type for a 2-bedroom unit.
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$991
DP3 Annual Estimate$991
DP1 Monthly Equivalent$83
DP3 Monthly Equivalent$83
Replacement Value$245,130
Basis1,060 sqft / 1979
Nearby Houses
Photo unavailable
6466 Pinehurst Cir E Unit A27
sold · 0.02 mi
Price: $235,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $235,000
Latest rent: —
Photo unavailable
6438 Pinehurst Cir E Unit C28
sold · 0.02 mi
Price: $205,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $205,000
Latest rent: —
Photo unavailable
6426 Pinehurst Cir E Unit E29
sold · 0.04 mi
Price: $205,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $205,000
Latest rent: —
Photo unavailable
6422 Pinehurst Cir E Unit D29
sold · 0.04 mi
Price: $295,000
2 bd / 2 ba · 990 sqft
Latest sale: $295,000
Latest rent: —
Photo unavailable
6449 Pinehurst Cir W Unit C25
sold · 0.05 mi
Price: $235,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $235,000
Latest rent: —
Photo unavailable
6445 Pinehurst Cir W Unit D
sold · 0.05 mi
Price: $202,000
2 bd / 2 ba
Latest sale: $202,000
Latest rent: —
Photo unavailable
6445 Pinehurst Cir W Unit D25
off_market · 0.05 mi
Price: $139,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $202,000
Latest rent: —
Photo unavailable
6441 Pinehurst Cir Unit 6441
sold · 0.05 mi
Price: $230,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $230,000
Latest rent: —
Photo unavailable
6433 Pinehurst Cir W Unit B24
sold · 0.07 mi
Price: $202,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $202,000
Latest rent: —
Photo unavailable
6429 Pinehurst Cir W Unit C24
sold · 0.07 mi
Price: $255,000
2 bd / 2 ba · 990 sqft
Latest sale: $255,000
Latest rent: —
Photo unavailable
6511 NW 90th Ave
sold · 0.07 mi
Price: $346,000
3 bd / 2 ba · 2,048 sqft
Latest sale: $346,000
Latest rent: —
Photo unavailable
6388 Pinehurst Cir E Unit C30
off_market · 0.08 mi
Price: $180,000
2 bd / 2 ba · 990 sqft
Latest sale: $173,500
Latest rent: —
Photo unavailable
6388 Pinehurst Cir Unit C
sold · 0.08 mi
Price: $173,500
2 bd / 2 ba · 990 sqft
Latest sale: $173,500
Latest rent: —
Photo unavailable
9101 NW 68th St
sold · 0.08 mi
Price: $332,900
3 bd / 2 ba · 1,959 sqft
Latest sale: $332,900
Latest rent: —
Photo unavailable
6417 Pinehurst Cir W Unit E23
for_sale · 0.08 mi
Price: $365,000
2 bd / 2 ba · 1,060 sqft
Latest sale: $282,000 on Dec 28, 2023
Latest rent: —
Photo unavailable
6384 Pinehurst D30 Cir Unit D30
sold · 0.08 mi
Price: $159,900
2 bd / 2 ba · 990 sqft
Latest sale: $159,900
Latest rent: —
Photo unavailable
6380 Pinehurst Cir E
sold · 0.09 mi
Price: $167,500
2 bd / 2 ba · 1,060 sqft
Latest sale: $167,500
Latest rent: —
Photo unavailable
6431 NW 90th Ave
sold · 0.09 mi
Price: $299,900
2 bd / 2 ba · 1,805 sqft
Latest sale: $299,900
Latest rent: —
Properties Used for Comps
Photo unavailable
6348 Pinehurst Cir E Unit 6348, Tamarac, FL, 33321
sold
Price: $291,500
Rent: —
2 bd / 2 ba · 1,060 sqft
Sale Date: Apr 30, 2024
Distance: 0.13 mi
View listing
Photo unavailable
6360 Pinehurst Cir Unit A31, Tamarac, FL, 33321
sold
Price: $299,000
Rent: —
2 bd / 2 ba · 1,060 sqft
Sale Date: Nov 15, 2024
Distance: 0.12 mi
View listing
Photo unavailable
6352 Pinehurst Cir E Unit D32, Tamarac, FL, 33321
sold
Price: $315,000
Rent: —
2 bd / 2 ba · 1,060 sqft
Sale Date: May 10, 2024
Distance: 0.13 mi
View listing
Photo unavailable
6429 Pinehurst Cir W Unit C24, Fort Lauderdale, FL, 33321
sold
Price: $255,000
Rent: —
2 bd / 2 ba · 990 sqft
Sale Date: Oct 16, 2025
Distance: 0.07 mi
View listing
Photo unavailable
6320 Wedgewood Ter Unit B9, Tamarac, FL, 33321
sold
Price: $265,000
Rent: —
2 bd / 2 ba · 1,060 sqft
Sale Date: Apr 03, 2024
Distance: 0.18 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Exposed/visible wiring above hallway/soffit area (potential electrical hazard that could cause a failed inspection).
- No visible smoke detectors or carbon monoxide alarm in the photos (NSPIRE requires functioning alarms).
Assumptions
- Listing is accurate: roof is ~4 years old and windows/garage are impact-rated as stated.
- Central HVAC is present and operational (ceiling vents observed), though no condenser/unit or thermostat operation was photographed.
- Kitchen appliances are present/operational (refrigerator visible through pass-through; stove not pictured but likely present given listing).
- No active roof leaks, foundation movement, or severe mold are present beyond what is visible in photos.
- Electrical panel and main service are intact and up to code but were not photographed; minor exposed cabling is localized and repairable.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-26 | Price Changed | $279,900 |
| 2026-03-11 | Listed | $289,000 |
| 2026-03-05 | Listed | $289,000 |
| 2017-08-25 | Sold | $174,000 |
| 2017-06-28 | Relisted | $174,000 |
| 2017-06-27 | Listing removed | $174,000 |
| 2017-06-07 | Price Changed | $174,000 |
| 2017-05-24 | Relisted | $184,900 |
| 2017-05-17 | Listing removed | $184,900 |
| 2017-04-12 | Listed | $184,900 |
Photo Gallery
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"loan_term_years": 30,
"annual_cash_flow": 22172.75,
"mortgage_monthly": 1489.75,
"payment_standard": 2580.0,
"total_amount_out": 55980.0,
"additional_photos": [
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m542330188s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m2916284202s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m1467670924s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m602154926s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m3232478307s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m2583157183s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m1215535282s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m4020682854s-w1280.jpg",
"https://ap.rdcpix.com/e8500e29b4d99708b7eb9df2e8ba097dl-m2098781542s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 82.58,
"monthly_cash_flow": 1847.73,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/Utility-Allowance-Schedule-2025.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Property has central air conditioning. The allowance is the fixed rate for a 2-bedroom unit.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property details list an 'Electric Range'. The allowance is based on the 'electric' fuel type for a 2-bedroom unit.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property has 'Central' heating. Based on the presence of an electric range and electric water heater, an all-electric system is inferred. The allowance uses the 'electric' fuel type for a 2-bedroom unit.",
"utility": "Heating",
"allowance": 4
},
{
"note": "The property's appliances (range, water heater) are electric, so there is no need for a natural gas connection. Allowance is $0.",
"utility": "Natural Gas Base Charge",
"allowance": 0
},
{
"note": "This is a standard allowance for a 2-bedroom unit's general electricity usage (lights, outlets, etc.).",
"utility": "Other Electric",
"allowance": 32
},
{
"note": "Inferred as a standard tenant-paid utility for a residential property connected to a municipal system. The allowance is the fixed rate for a 2-bedroom unit.",
"utility": "Sewer",
"allowance": 38
},
{
"note": "Trash collection is a standard utility for a single-family residence and is assumed to be the tenant's responsibility. The allowance is the fixed rate for a 2-bedroom unit.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Water is a standard utility. It is assumed to be the tenant's responsibility. The allowance is the fixed rate for a 2-bedroom unit.",
"utility": "Water",
"allowance": 32
},
{
"note": "Property details list an 'Electric Water Heater'. The allowance is based on the 'electric' fuel type for a 2-bedroom unit.",
"utility": "Water Heating",
"allowance": 22
}
],
"cash_on_cash_return": 0.4,
"down_payment_amount": 55980.0,
"property_tax_annual": 2659.05,
"property_tax_monthly": 221.59,
"property_tax_increase": 0.03,
"utility_allowance_total": 189.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/SAFMR-Payment-Standards-1.1.2025.pdf",
"https://www.bchafl.org/sites/default/files/page/files/bcha_2025_payment_standards_public_notice_revised_08-28-24.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": null,
"annual_cash_flow_after_debt": 4295.81,
"property_management_monthly": 239.1,
"monthly_cash_flow_after_debt": 357.98,
"cash_on_cash_return_after_debt": 0.08
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this villa appears well-renovated and largely rent-ready for Section 8/NSPIRE inspection after a short pre-inspection checklist. Strong points include updated bathrooms, new-looking flooring, impact windows, recent roof, and intact screened lanai. Primary inspection risks are lack of visible smoke/CO detectors, an open soffit/attic area with visible wiring that may require correction, and unverified major systems (HVAC, water heater, electrical panel) not shown in photos. With installation/verification of detectors, securing/covering exposed wiring, and a quick systems check, the unit is likely to pass an initial HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show recent cosmetic renovations: new flooring throughout, remodeled bathrooms with modern tile and double vanity, screened lanai and generally clean interior. Kitchen appears functional (refrigerator visible in pass-through). Minor wear noted at lanai base panels and small scuffs at trim/baseboards. Visible cable runs for TV and some exposed cabling are cosmetic but simple to tidy. No significant flooring, drywall or cabinet failures visible. Missing small finish items would be easy-to-fix capital items."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 75.0,
"rationale": "Positive: impact windows/accordion shutters and a 4-year-old roof reduce storm/damage risk; bedrooms have windows that appear to provide egress; sliding doors and entry door shown. Negative/uncertain: no smoke detectors or carbon-monoxide alarm are visible in photos (NSPIRE requires functioning smoke detectors), and there is an open soffit/attic-access area with visible wiring above the hallway that suggests exposed electrical/unfinished access that could be cited. GFCI outlets in kitchen/baths are not visible in photos (uncertain). No active leaks, mold staining, collapsed ceilings, or major trip hazards were observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Listing states 4-year-old roof and impact windows (positive). Ceiling vents and return openings are visible (suggesting central HVAC), but no condenser, air handler, water heater, or electrical panel photos were provided to confirm operational status. Plumbing fixtures and hot-water plumbing appear intact in renovated baths; no evidence of active water damage. Because key system components were not photographed, assume functional but unverified — moderate risk until verified."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Property sits on waterfront/golf-course with maintained grounds per photos; screened lanai and driveway/one-car garage exist (listing notes impact garage). Exterior surfaces shown (stucco, screens) appear intact though lower lanai panels show scuffs/paint wear. Walkways and yard appear level and free of standing water in photos. No visible evidence of structural foundation distress, major siding failure, or infestation in provided images."
}
],
"red_flags": [
"Exposed/visible wiring above hallway/soffit area (potential electrical hazard that could cause a failed inspection).",
"No visible smoke detectors or carbon monoxide alarm in the photos (NSPIRE requires functioning alarms)."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: roof is ~4 years old and windows/garage are impact-rated as stated.",
"Central HVAC is present and operational (ceiling vents observed), though no condenser/unit or thermostat operation was photographed.",
"Kitchen appliances are present/operational (refrigerator visible through pass-through; stove not pictured but likely present given listing).",
"No active roof leaks, foundation movement, or severe mold are present beyond what is visible in photos.",
"Electrical panel and main service are intact and up to code but were not photographed; minor exposed cabling is localized and repairable."
],
"overall_score": 78.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall the unit appears largely renovated and in good condition with a recent roof and impact windows; likely passes a Section 8/HCV inspection after addressing a few safety/documentation items. Primary concerns are lack of visible smoke/CO detectors, unverified GFCI protection, and an exposed soffit/ceiling area with visible cables that should be secured/finished. With those items verified/fixed (and confirmation of working HVAC and water heater), the property should be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently renovated: new-looking flooring, updated bathrooms, surfaced double vanity, tile shower and clean finishes. Minor cosmetic issues visible (scuffed lanai lower panels, small finish gaps at thresholds). No collapsed ceilings or obvious structural damage in photos. Missing appliances not evident in photos but listing implies modernized kitchen; absence would be moderate issue only. Overall mostly cosmetic and paint/trim touch-ups expected."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 65.0,
"rationale": "No obvious severe hazards (no collapsed ceilings, active leaks, or visible severe mold). However several NSPIRE items are not visible or uncertain: smoke/CO detectors are not shown, GFCI protection at bath/kitchen outlets not verified, electrical panel not photographed. Photo shows an open soffit/attic area with visible cables near the entry corridor which may be an electrical/finish hazard. Sliding doors and bedroom windows appear present for egress. Recommend confirming/adding hardwired or working smoke detectors, CO alarms, GFCI outlets, and securing/finishing exposed wiring."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 72.0,
"rationale": "Listing states a 4-year-old roof and impact windows; exterior photos (lanai) show intact screen enclosure. Interior ceiling vents visible indicating central HVAC likely present (not fully confirmed as operational). Bathrooms and fixtures appear updated and functional in photos; no visible water damage. Electrical fixtures (recessed lights, ceiling fans) appear functional though electrical panel and water heater condition are not shown. Give moderately high score due to recent roof and visible HVAC components but deduct for undocumented major system proof."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Property sits on waterfront/golf-course and shows screened lanai in usable condition and private driveway/garage stated in listing. Listing notes impact windows/accordion shutters and full irrigation. Photos show no visible foundation cracks, significant grading issues, or standing water at the lanai view. Minor finish corrosion/paint wear at lower lanai screen panels visible but no safety-level exterior defects photographed."
}
],
"red_flags": [
"Exposed/unfinished soffit area with visible electrical cables (potential electrical hazard).",
"No visible smoke detectors or CO alarms in photos (NSPIRE requirement).",
"GFCI protection at bathroom/kitchen outlets not verified in photos.",
"Electrical panel and water heater location/condition not shown (unknown)."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that the roof is 4 years old is accurate.",
"Central HVAC exists and is operational based on visible ceiling vents, although no service records or thermostat readouts were provided.",
"No major foundation movement or hidden roof leaks exist beyond what is visible; photos show no sagging or staining.",
"Smoke detectors, CO alarms, electrical panel, and water heater are not shown in photos and therefore their presence/condition is unknown; assumptions made conservatively in scoring.",
"Kitchen appliances and dishwasher may be present (dishwasher visible partially), but refrigerator/stove were not photographed—missing appliances would be moderate impact only.",
"Photos reflect current condition; no recent damage (flood, fire) occurred after photos were taken."
],
"overall_score": 74.0,
"rubric_version": "ns-preset-2026-v1"
},
{
"summary": "Overall the unit appears close to Section 8/NSPIRE ready: recently renovated interiors, updated bathrooms, visible appliances, impact windows and a young roof. The most likely inspection issues are administrative/verifiable safety items (smoke/CO detectors, GFCI outlets, closure of an open soffit with visible cables) rather than major structural or system failures. Addressing detector installation, confirming GFCI and covering/cleaning exposed cable/soffit access should get this property to a high pass likelihood quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently renovated: new flooring, remodeled bathrooms, intact cabinetry and fixtures. Appliances (dishwasher and refrigerator) visible in photos. Minor cosmetic issues visible: scuffed baseboards, small flooring transition gaps, wear on screened lanai lower panels/kickboard, and visible cable runs under wall-mounted TV. No major cosmetic deferred-maintenance or obvious water damage visible. These are easy-to-fix or cosmetic items that would not prevent initial rental after quick punch-list items."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 75.0,
"rationale": "Property shows impact windows/accordion shutters and secure sliding glazing to lanai (good for storm safety). Bedrooms appear to have egress windows. No obvious trip hazards, no visible mold or active water intrusion in photos. However, no smoke detectors or CO alarms are visible in the supplied photos and GFCI protection at bathroom/kitchen outlets is not verifiable; these are common NSPIRE failure items and must be confirmed. A partially open soffit above the hallway with visible cables (photo) is a potential electrical/accessibility concern that should be closed/covered. Entry door deadbolt not visible in photos and electrical panel not shown. Overall moderate risk until detectors, GFCI, and panel/covering of open soffit are confirmed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing states 4-year-old roof and photos show a ceiling HVAC vent and duct opening, indicating central A/C likely present. Bathroom plumbing and fixtures look updated and functional; double vanity and shower show recent work. Dishwasher and refrigerator are visible. Electrical devices, switches and recessed lighting are present and functioning in photos. Water heater, electrical panel, and A/C condensing unit are not shown; their operational status must be confirmed during inspection. No visible evidence of major system failures."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior-facing lanai and screened porch appear intact; property is waterfront/golf-course facing per listing. Listing reports impact garage and private driveway; 4-year roof and impact windows noted which reduce storm-related risk. Photos show some cosmetic wear on lanai kickboards/lower panels and some surface rust/paint wear on metal frames. No standing water, foundation cracking or pest/infestation evidence visible in supplied photos. Yard/driveway condition not fully visible; landscaping and irrigation claimed by listing."
}
],
"red_flags": [
"Visible exposed electrical cables / unfinished open soffit above hallway (photo) — potential electrical hazard and needs closure/secure covering."
],
"confidence": 0.75,
"assumptions": [
"Central HVAC exists and is operational (ceiling vents visible) though the outdoor condensing unit and thermostat operation were not photographed.",
"Roof is in good condition as listed (4 years old) — no active leaks observed in interior photos.",
"Appliances are present and functional (stainless refrigerator and dishwasher visible in photos).",
"Smoke detectors, carbon monoxide alarms and the electrical panel are not visible in photos; assume they may be present but must be verified — their absence or non-function would be an NSPIRE fail.",
"GFCI protection at kitchen and bathroom receptacles is not visible and must be tested/confirmed during inspection.",
"Open soffit / attic access area above hallway with visible cables (photo) is currently unsecured/unfinished and should be closed or made code-compliant.",
"No evidence of major foundation movement, active leaks, collapsed ceilings, or severe mold was visible in provided photos; if present but not shown, score and risk would be worse."
],
"overall_score": 78.0,
"rubric_version": "nsplore-v1-2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6450 Pinehurst Cir E, Tamarac, FL, 33321",
"aggregate": {
"summary": "Overall this villa appears well-renovated and largely rent-ready for Section 8/NSPIRE inspection after a short pre-inspection checklist. Strong points include updated bathrooms, new-looking flooring, impact windows, recent roof, and intact screened lanai. Primary inspection risks are lack of visible smoke/CO detectors, an open soffit/attic area with visible wiring that may require correction, and unverified major systems (HVAC, water heater, electrical panel) not shown in photos. With installation/verification of detectors, securing/covering exposed wiring, and a quick systems check, the unit is likely to pass an initial HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 81.0,
"rationale": "Photos and listing show recent cosmetic renovations: new flooring throughout, remodeled bathrooms with modern tile and double vanity, screened lanai and generally clean interior. Kitchen appears functional (refrigerator visible in pass-through). Minor wear noted at lanai base panels and small scuffs at trim/baseboards. Visible cable runs for TV and some exposed cabling are cosmetic but simple to tidy. No significant flooring, drywall or cabinet failures visible. Missing small finish items would be easy-to-fix capital items."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Property sits on waterfront/golf-course with maintained grounds per photos; screened lanai and driveway/one-car garage exist (listing notes impact garage). Exterior surfaces shown (stucco, screens) appear intact though lower lanai panels show scuffs/paint wear. Walkways and yard appear level and free of standing water in photos. No visible evidence of structural foundation distress, major siding failure, or infestation in provided images."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 71.7,
"rationale": "Positive: impact windows/accordion shutters and a 4-year-old roof reduce storm/damage risk; bedrooms have windows that appear to provide egress; sliding doors and entry door shown. Negative/uncertain: no smoke detectors or carbon-monoxide alarm are visible in photos (NSPIRE requires functioning smoke detectors), and there is an open soffit/attic-access area with visible wiring above the hallway that suggests exposed electrical/unfinished access that could be cited. GFCI outlets in kitchen/baths are not visible in photos (uncertain). No active leaks, mold staining, collapsed ceilings, or major trip hazards were observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 74.0,
"rationale": "Listing states 4-year-old roof and impact windows (positive). Ceiling vents and return openings are visible (suggesting central HVAC), but no condenser, air handler, water heater, or electrical panel photos were provided to confirm operational status. Plumbing fixtures and hot-water plumbing appear intact in renovated baths; no evidence of active water damage. Because key system components were not photographed, assume functional but unverified — moderate risk until verified."
}
],
"red_flags": [
"Exposed/visible wiring above hallway/soffit area (potential electrical hazard that could cause a failed inspection).",
"No visible smoke detectors or carbon monoxide alarm in the photos (NSPIRE requires functioning alarms)."
],
"confidence": 0.91,
"assumptions": [
"Listing is accurate: roof is ~4 years old and windows/garage are impact-rated as stated.",
"Central HVAC is present and operational (ceiling vents observed), though no condenser/unit or thermostat operation was photographed.",
"Kitchen appliances are present/operational (refrigerator visible through pass-through; stove not pictured but likely present given listing).",
"No active roof leaks, foundation movement, or severe mold are present beyond what is visible in photos.",
"Electrical panel and main service are intact and up to code but were not photographed; minor exposed cabling is localized and repairable."
],
"score_method": "mean_of_criteria",
"overall_score": 76.8,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6176492626"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.