Property ID: 6216677329
2211 28th Ave E, Palmetto, FL, 34221
Palmetto, FL
Money Down: $58,800
CoC Return: 11.87%
Monthly Cash Flow: $582
Est. Final ARV: $256,336
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,000
Closing Costs
$9,800
Total Down
$58,800
Investment Snapshot
Purchase Price
$245,000
Money Down
$58,800
Cash-on-Cash Return
11.87%
Rent
$2,381
Monthly Cash Flow
$582
Annual Cash Flow
$6,979
Debt Service / Mo
$1,304
Property Tax / Mo
$168
Insurance / Mo
$89
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,381
Payment Standard
$2,596
Rent
$2,381
Insurance
$89
Property Tax
$168
Management
$238
Utilities Allowance
$215
NOI (Monthly)
$1,886
Debt Service
$1,304
Cash Flow After Debt
$582
Quality Score: 83.00%
Confidence: 93.00%
This 3-bed, 2.5-bath townhouse is in generally very good condition and is likely to pass an initial Section 8 (HCV/NSPIRE) inspection with only minor, quick fixes or documentation. Strengths: new roof (2024), AC replaced (2020), clean interiors, present appliances, intact exterior and secure entry. On-site verification items will be required (smoke detectors in all sleeping areas/levels, GFCI outlets in kitchen/bath, water heater/hot water, electrical panel condition, and bedroom egress). Expect minor items or documentation to be requested; overall rent-ready within 1–2 weeks for a voucher inspection if those items are confirmed or remedied promptly.
Section 8 Payment Standard
$2,596
Utility Allowance Total
$215
Guaranteed Section 8 Rent (PS - Utilities)
$2,381
Property Management
$238
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$245,000
Beds
3
Baths
2.5
Living Area
1,142 sqft
Lot Size
2,178 sqft
Year Built
2006
Days on Market
155
Capital Outlay
$58,800
Debt Service
$1,304
Property Tax / Mo
$168
Insurance / Mo
$89
Property Description
Welcome to this well maintained 3 bedroom, 2.5 bathroom townhome with a 1 car garage, private patio, and fenced yard, located in the Oak View community of Palmetto, Florida, which also features a community playground. Recent updates include a new roof in 2024 and an AC replacement in 2020. The open floor plan on the main level offers comfortable living and entertaining space with a convenient half bath, while all three bedrooms are located upstairs, creating a functional and family friendly layout. This home presents an excellent opportunity for first time buyers, growing families, or anyone seeking affordable living without sacrificing comfort or location, all while being conveniently close to local amenities, schools, and commuter routes.
Utility Allowances
air_conditioning
$29
Property has central air conditioning.
cooking
$14
Property has a range. Electric was selected as a common fuel type in the region and is more expensive than natural gas, per instructions for ambiguity.
heating
$18
Property has central heating. Electric was selected as it's a common system in Florida and the most expensive plausible option from the schedule.
other_electric
$50
Standard allowance for general electrical use (e.g., lights, outlets).
water
$47
Property uses public water, which is not listed as an HOA-covered utility.
water_heating
$57
Property requires water heating. Natural gas was selected as it is a plausible fuel source and the most expensive option compared to electric, per instructions for ambiguity.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,068
DP3 Annual Estimate$1,068
DP1 Monthly Equivalent$89
DP3 Monthly Equivalent$89
Replacement Value$208,088
Basis1,142 sqft / 2006
Nearby Houses
Photo unavailable
2215 28th Ave E
sold · 0.01 mi
Price: $189,000
3 bd / 3 ba · 1,175 sqft
Latest sale: $189,000
Latest rent: —
Photo unavailable
2219 28th Ave E
sold · 0.01 mi
Price: $189,900
3 bd / 3 ba · 1,175 sqft
Latest sale: $189,900
Latest rent: —
Photo unavailable
2805 22nd St E
sold · 0.03 mi
Price: $300,000
4 bd / 3 ba · 2,202 sqft
Latest sale: $300,000
Latest rent: —
Photo unavailable
2303 28th Ave E
sold · 0.03 mi
Price: $240,000
3 bd / 3 ba · 1,175 sqft
Latest sale: $240,000
Latest rent: —
Photo unavailable
2307 28th Ave E
sold · 0.04 mi
Price: $270,000
3 bd / 3 ba · 1,142 sqft
Latest sale: $270,000
Latest rent: —
Photo unavailable
2315 28th Ave E Lot 114
sold · 0.05 mi
Price: $249,770
3 bd / 3 ba · 1,756 sqft
Latest sale: $249,770
Latest rent: —
Photo unavailable
2822 22nd St E
sold · 0.05 mi
Price: $300,000
3 bd / 2 ba · 1,412 sqft
Latest sale: $300,000
Latest rent: —
Photo unavailable
2130 28th Ave E
sold · 0.05 mi
Price: $211,000
3 bd / 2 ba · 1,367 sqft
Latest sale: $211,000
Latest rent: —
Photo unavailable
2321 28th Ave E
sold · 0.05 mi
Price: $192,000
3 bd / 3 ba · 1,175 sqft
Latest sale: $192,000 on Aug 03, 2020
Latest rent: —
Photo unavailable
2821 22nd St E
sold · 0.06 mi
Price: $216,900
3 bd / 2 ba · 1,377 sqft
Latest sale: $216,900
Latest rent: —
Photo unavailable
2325 28th Ave E
sold · 0.06 mi
Price: $162,000
3 bd / 3 ba · 1,142 sqft
Latest sale: $162,000
Latest rent: —
Photo unavailable
2322 28th Ave E
for_sale · 0.06 mi
Price: $260,000
3 bd / 2 ba · 1,100 sqft
Latest sale: $199,900
Latest rent: —
Photo unavailable
2830 22nd St E
sold · 0.06 mi
Price: $324,900
3 bd / 2 ba · 1,100 sqft
Latest sale: $324,900
Latest rent: —
Photo unavailable
2825 22nd St E
sold · 0.06 mi
Price: $223,000
3 bd / 2 ba · 1,300 sqft
Latest sale: $223,000
Latest rent: —
Photo unavailable
2333 28th Ave E
sold · 0.07 mi
Price: $125,000
3 bd / 3 ba · 1,275 sqft
Latest sale: $125,000
Latest rent: —
Photo unavailable
2330 28th Ave E
sold · 0.07 mi
Price: $225,000
3 bd / 2 ba · 1,100 sqft
Latest sale: $225,000
Latest rent: —
Photo unavailable
2341 28th Ave E
sold · 0.08 mi
Price: $235,000
3 bd / 3 ba · 1,175 sqft
Latest sale: $235,000
Latest rent: —
Photo unavailable
2307 29th Ave E
sold · 0.08 mi
Price: $290,000
3 bd / 2 ba · 1,186 sqft
Latest sale: $290,000
Latest rent: —
Properties Used for Comps
Photo unavailable
2309 29th Ave E, Palmetto, FL, 34221
sold
Price: $310,000
Rent: —
3 bd / 2 ba · 1,332 sqft
Sale Date: May 30, 2025
Distance: 0.08 mi
View listing
Photo unavailable
2307 29th Ave E, Palmetto, FL, 34221
sold
Price: $290,000
Rent: —
3 bd / 2 ba · 1,186 sqft
Sale Date: May 30, 2025
Distance: 0.08 mi
View listing
Photo unavailable
2446 28th Ave E, Palmetto, FL, 34221
sold
Price: $275,000
Rent: —
3 bd / 2 ba · 1,142 sqft
Sale Date: Aug 28, 2025
Distance: 0.14 mi
View listing
Photo unavailable
2341 28th Ave E, Palmetto, FL, 34221
sold
Price: $235,000
Rent: —
3 bd / 2.5 ba · 1,175 sqft
Sale Date: Dec 12, 2025
Distance: 0.08 mi
View listing
Photo unavailable
2303 28th Ave E, Palmetto, FL, 34221
sold
Price: $240,000
Rent: —
3 bd / 2.5 ba · 1,175 sqft
Sale Date: Aug 29, 2025
Distance: 0.03 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement about a new roof in 2024 and AC replacement in 2020 is accurate and systems are functional.
- Kitchen appliances shown in photos are included and operational (range, microwave, dishwasher, refrigerator).
- Water heater and electrical panel exist on-site and are in functional condition though photos do not show them.
- Smoke detector observed in the living area exists; additional smoke detectors and any required CO alarms may need to be present in bedrooms/hall and verified.
- Bedrooms upstairs have code-compliant egress windows (not visible in provided photos) because the property was built in 2006 and appears maintained.
- No active plumbing leaks, severe mold, or hidden structural issues exist beyond what is visible; if there is severe unseen damage it would lower scores.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,961 | $226,363 | $161,830 |
| 2024 | $1,837 | $226,363 | $161,830 |
| 2023 | $1,797 | $207,095 | $152,688 |
| 2022 | $2,468 | $201,180 | $201,180 |
| 2021 | $1,859 | $138,096 | $104,897 |
| 2020 | $1,839 | $133,536 | $95,361 |
| 2019 | $1,739 | $126,685 | $86,692 |
| 2018 | $1,633 | $117,869 | $117,869 |
| 2017 | $1,381 | $101,991 | $101,991 |
| 2016 | $1,366 | $103,031 | $103,031 |
| 2015 | $1,182 | $79,843 | $79,843 |
| 2014 | $953 | $53,829 | $53,829 |
| 2013 | $902 | $49,842 | $49,842 |
| 2012 | $868 | $47,715 | $47,715 |
| 2011 | $1,014 | $56,227 | $56,227 |
| 2010 | $1,231 | $71,553 | $71,553 |
| 2009 | $948 | $90,997 | $90,997 |
| 2008 | $1,393 | $121,783 | $121,783 |
| 2007 | $2,095 | $128,783 | $128,783 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-23 | Price Changed | $245,000 |
| 2026-01-12 | Listed | $250,000 |
| 2022-01-27 | Sold | $228,000 |
| 2021-11-16 | Listed | $235,000 |
| 2021-07-30 | Sold | $205,000 |
| 2021-06-20 | Listed | $210,000 |
| 2015-09-16 | Sold | $50,500 |
| 2013-03-11 | Sold | $50,500 |
| 2013-01-23 | Price Changed | $45,900 |
| 2012-12-28 | Relisted | $49,900 |
| 2012-11-12 | Listing removed | $51,500 |
| 2012-10-19 | Price Changed | $51,500 |
| 2012-09-18 | Listed | $57,500 |
| 2012-08-28 | Listing removed | $57,500 |
| 2012-08-10 | Listed | $57,500 |
| 2006-10-25 | Sold | $132,100 |
| 2006-04-25 | Sold | $922,200 |
Photo Gallery
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"event_name": "Sold",
"price_sqft": 44.220665499124344,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "M5831868",
"price_change_percentage": null
},
{
"date": "2013-03-11",
"price": 50500,
"listing": null,
"event_name": "Sold",
"price_sqft": 44.220665499124344,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "-12.17%"
},
{
"date": "2013-01-23",
"price": 45900,
"listing": {
"status": "sold",
"list_date": "2012-09-18T07:00:00Z",
"list_price": 45900,
"listing_id": "558469890",
"last_update_date": "2013-03-01T07:00:00Z",
"last_status_change_date": "2013-03-01T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 40.19264448336252,
"source_name": "StellarMLS",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "M5831868",
"price_change_percentage": null
},
{
"date": "2012-12-28",
"price": 49900,
"listing": {
"status": "sold",
"list_date": "2012-09-18T07:00:00Z",
"list_price": 45900,
"listing_id": "558469890",
"last_update_date": "2013-03-01T07:00:00Z",
"last_status_change_date": "2013-03-01T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": 43.695271453590195,
"source_name": "StellarMLS",
"price_change": -1600,
"days_after_listed": null,
"source_listing_id": "M5831868",
"price_change_percentage": null
},
{
"date": "2012-11-12",
"price": 51500,
"listing": {
"status": "sold",
"list_date": "2012-09-18T07:00:00Z",
"list_price": 45900,
"listing_id": "558469890",
"last_update_date": "2013-03-01T07:00:00Z",
"last_status_change_date": "2013-03-01T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 45.096322241681264,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "55 days",
"source_listing_id": "M5831868",
"price_change_percentage": null
},
{
"date": "2012-10-19",
"price": 51500,
"listing": {
"status": "sold",
"list_date": "2012-09-18T07:00:00Z",
"list_price": 45900,
"listing_id": "558469890",
"last_update_date": "2013-03-01T07:00:00Z",
"last_status_change_date": "2013-03-01T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 45.096322241681264,
"source_name": "StellarMLS",
"price_change": -6000,
"days_after_listed": null,
"source_listing_id": "M5831868",
"price_change_percentage": null
},
{
"date": "2012-09-18",
"price": 57500,
"listing": {
"status": "sold",
"list_date": "2012-09-18T07:00:00Z",
"list_price": 45900,
"listing_id": "558469890",
"last_update_date": "2013-03-01T07:00:00Z",
"last_status_change_date": "2013-03-01T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 50.350262697022764,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "M5831868",
"price_change_percentage": null
},
{
"date": "2012-08-28",
"price": 57500,
"listing": {
"status": "off_market",
"list_date": "2012-08-10T07:00:00Z",
"list_price": 57500,
"listing_id": "557024470",
"last_update_date": "2015-09-15T12:40:46Z",
"last_status_change_date": "2012-09-18T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 50.350262697022764,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "18 days",
"source_listing_id": "M5831029",
"price_change_percentage": null
},
{
"date": "2012-08-10",
"price": 57500,
"listing": {
"status": "off_market",
"list_date": "2012-08-10T07:00:00Z",
"list_price": 57500,
"listing_id": "557024470",
"last_update_date": "2015-09-15T12:40:46Z",
"last_status_change_date": "2012-09-18T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 50.350262697022764,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "M5831029",
"price_change_percentage": "-56.47%"
},
{
"date": "2006-10-25",
"price": 132100,
"listing": null,
"event_name": "Sold",
"price_sqft": 115.67425569176882,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2006-04-25",
"price": 922200,
"listing": null,
"event_name": "Sold",
"price_sqft": 807.5306479859895,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "Lynette Ramierez",
"permit_status": "Final",
"permit_type_of_work": "Residential roof express",
"permit_effective_date": "Dec 6, 2024",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": "Davalos, Cynthia",
"permit_status": "Final",
"permit_type_of_work": "Air conditioning change out residential express",
"permit_effective_date": "Dec 8, 2020",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Townhouse",
"permit_effective_date": "Oct 13, 2006",
"permit_project_type_1": "New construction",
"permit_project_type_2": "New construction (beta)",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6216677329",
"generated_at": "2026-03-27T22:04:16.893605Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 83.0
},
"utility_allowance": {
"zip_code": "34221",
"home_photo": "https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m3401419797s-w1280.jpg",
"rent_price": 2381.0,
"loan_amount": 196000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2211-28th-Ave-E_Palmetto_FL_34221_M62166-77329",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 245000.0,
"loan_term_years": 30,
"annual_cash_flow": 22626.97,
"mortgage_monthly": 1303.99,
"payment_standard": 2596.0,
"total_amount_out": 49000.0,
"additional_photos": [
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m2171490397s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m1513221512s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m2238935788s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m3839239497s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m1404294667s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m183221316s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m628301839s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m4209811495s-w1280.jpg",
"https://ap.rdcpix.com/1976b3127be04ad20af1ceb0efe686e8l-m3685217736s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 89.0,
"monthly_cash_flow": 1885.58,
"property_tax_rate": 0.008199999999999999,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesManateeCounty2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central air conditioning.",
"utility": "air_conditioning",
"allowance": 29
},
{
"note": "Property has a range. Electric was selected as a common fuel type in the region and is more expensive than natural gas, per instructions for ambiguity.",
"utility": "cooking",
"allowance": 14
},
{
"note": "Property has central heating. Electric was selected as it's a common system in Florida and the most expensive plausible option from the schedule.",
"utility": "heating",
"allowance": 18
},
{
"note": "Standard allowance for general electrical use (e.g., lights, outlets).",
"utility": "other_electric",
"allowance": 50
},
{
"note": "Property uses public water, which is not listed as an HOA-covered utility.",
"utility": "water",
"allowance": 47
},
{
"note": "Property requires water heating. Natural gas was selected as it is a plausible fuel source and the most expensive option compared to electric, per instructions for ambiguity.",
"utility": "water_heating",
"allowance": 57
}
],
"cash_on_cash_return": 0.46,
"down_payment_amount": 49000.0,
"property_tax_annual": 2019.83,
"property_tax_monthly": 168.32,
"property_tax_increase": 0.03,
"utility_allowance_total": 215.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 6979.06,
"property_management_monthly": 238.1,
"monthly_cash_flow_after_debt": 581.59,
"cash_on_cash_return_after_debt": 0.14
},
"section8_assessment": {
"runs": [
{
"summary": "This 3-bed, 2.5-bath townhouse is in generally very good condition and is likely to pass an initial Section 8 (HCV/NSPIRE) inspection with only minor, quick fixes or documentation. Strengths: new roof (2024), AC replaced (2020), clean interiors, present appliances, intact exterior and secure entry. On-site verification items will be required (smoke detectors in all sleeping areas/levels, GFCI outlets in kitchen/bath, water heater/hot water, electrical panel condition, and bedroom egress). Expect minor items or documentation to be requested; overall rent-ready within 1–2 weeks for a voucher inspection if those items are confirmed or remedied promptly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing indicate a well-maintained interior and exterior. Recent major capital updates called out (new roof 2024, AC 2020). Kitchen and living areas appear clean with intact flooring, cabinets and countertops; stainless appliances present. Visible minor issues: small staining/discoloration on front porch flooring, typical cosmetic wear, and landscaping that may need light maintenance. No visible collapsed finishes or missing major components. Missing appliances would be moderate but here appliances are shown, so only minor/cosmetic repairs are likely."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "No immediate life‑threatening hazards observed: no visible exposed wiring, no sagging ceilings, no standing water, and entry door has a deadbolt. A round alarm device is visible in the living area (likely a smoke detector), but smoke detectors in all sleeping areas and on each level are not fully verifiable from photos. Carbon monoxide alarm presence is not shown (likely not required if no fuel-burning appliances but not confirmed). Egress windows/clearances for upstairs bedrooms are not visible. GFCI protection at kitchen counters and bathrooms cannot be fully verified from images. Overall moderate NSPIRE risk due to items that need on-site verification rather than visible dangerous defects."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 85.0,
"rationale": "Listing states new roof in 2024 and AC replaced in 2020 (positive indicators). HVAC vents visible in interior photos. Kitchen plumbing fixtures appear functional and no visible water stains or mold present. Appliances (range, microwave, dishwasher, refrigerator) are present and appear serviceable. Electrical panel and water heater are not shown; assume typical townhouse configuration and functional systems unless inspection indicates otherwise. No signs of active leaks or major system failure in provided imagery."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show intact stucco/siding, clean roofline, intact garage door, paved driveway and level walkways. Yard and plantings are maintained; property has fenced yard per listing though rear yard photos not provided. No visible foundation movement, major cracks, or drainage/standing water issues in photos. Minor curb/tree lean and small landscape trimming may be needed but nothing that would fail inspection."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement about a new roof in 2024 and AC replacement in 2020 is accurate and systems are functional.",
"Kitchen appliances shown in photos are included and operational (range, microwave, dishwasher, refrigerator).",
"Water heater and electrical panel exist on-site and are in functional condition though photos do not show them.",
"Smoke detector observed in the living area exists; additional smoke detectors and any required CO alarms may need to be present in bedrooms/hall and verified.",
"Bedrooms upstairs have code-compliant egress windows (not visible in provided photos) because the property was built in 2006 and appears maintained.",
"No active plumbing leaks, severe mold, or hidden structural issues exist beyond what is visible; if there is severe unseen damage it would lower scores."
],
"overall_score": 84.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 3-bed, 2.5-bath townhome appears turnkey and is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with only minor, easily addressed items. Strengths: new roof (2024), AC replaced 2020, updated kitchen/appliances present, clean interior finishes, secure entry and attached garage. Primary actions before inspection: verify and/or install properly located smoke detectors and carbon monoxide alarm(s) as required by local code, confirm GFCI protection in kitchen/bath, and provide basic service records (AC/warranty, roof) and confirm water heater and electrical panel condition. If those verifications are completed or minor installations done, this property should pass the initial inspection with minimal turnaround time (1–2 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a well-maintained townhome with updated finishes, intact cabinetry, laminate/wood and tile flooring in good condition, and no visible interior damage. Kitchen appliances (range, microwave, dishwasher, refrigerator) are present which reduces turnkey work. Minor cosmetic issues observed: small staining on the front porch slab and typical landscaping trimming needed. Missing appliances are not an issue here since photos show them. Overall only minor cosmetic/finish items anticipated."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 75.0,
"rationale": "No obvious life-safety hazards visible (no exposed wiring, no collapsed ceilings, no standing water, entry door has a deadbolt). AC vents visible. However photos do not clearly show smoke detectors in bedrooms, nor visible carbon monoxide alarms (required in many jurisdictions for attached garages) or GFCI outlet evidence in kitchen/bath. Bedroom egress windows appear likely but not fully documented. Electrical panel not pictured. Based on clean, updated interior and recent mechanical updates, moderate likelihood these items are compliant but verification/installation of detectors/GFCI may be required."
},
{
"key": "systems_mechanical",
"label": "Mechanical & Major Systems",
"score": 80.0,
"rationale": "Listing notes a new roof in 2024 and AC replaced in 2020; roof and HVAC age indicate low near-term risk. Interior photos show ceiling vents and no visible water stains that would indicate active leaks. Appliances present and appear operational. Water heater and electrical panel were not shown and cannot be visually confirmed. Given recent roof and AC work, systems risk is moderate-low but verification of water heater, plumbing hot water, and electrical panel condition is recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior stucco, garage doors, driveway, and fenced patio appear in good condition with normal wear. Landscaping is maintained. Driveway has minor surface staining and a small lean in a front tree (cosmetic/site maintenance). No visible foundation cracks, sagging, or roof failure. Yard, walkways, and entry path appear safe and unobstructed."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing notes (new roof 2024 and AC 2020) are accurate and indicate recently serviced major systems.",
"Kitchen appliances shown are functional though operation was not tested in photos.",
"Smoke alarms and CO alarms may be present but are not visible in photos; assume at least one detector exists in common areas.",
"Electrical panel, water heater, and GFCI protection are not visible and must be verified on-site; assumed serviceable unless inspection indicates otherwise.",
"Bedroom egress windows meet size/egress requirements based on typical 2006 townhouse construction, but must be verified during inspection.",
"No evidence of severe hidden issues (major mold, active leaks, structural movement) based on lack of visible stains, sagging, or exterior cracking in provided photos."
],
"overall_score": 81.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "Overall this townhouse appears likely to pass an initial HCV/NSPIRE inspection with only minor, easy-to-fix items expected. Strong positives: new roof (2024), AC replaced (2020), updated kitchen with appliances, tidy interior and intact exterior. Key verification items before listing for voucher tenants: confirm working smoke detectors and CO alarm(s), GFCI protection in kitchen/baths, hot water availability and condition of electrical panel. With those verifications (or quick fixes) this property is essentially turnkey for Section 8 tenancy.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos show a well-maintained interior and exterior with recent cosmetic updates. Kitchen appears updated and includes stove, refrigerator, microwave and dishwasher. Flooring, drywall, cabinets and trim appear in good condition. Minor cosmetic items visible (dirt/oil stains on entry concrete and small landscaping maintenance) but no visible deferred-maintenance or interior damage. Missing/incomplete items are minimal and easy to correct."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 78.0,
"rationale": "No visible life‑threatening hazards: no exposed wiring, no obvious roof or ceiling leaks, entry door shows keyed deadbolt, living areas appear clean and unobstructed. However several NSPIRE checkpoints cannot be confirmed from photos: presence/placement of working smoke detectors and carbon monoxide alarms, GFCI protection at kitchen outlets, location and size of bedroom egress windows, condition of electrical panel, and hot water delivery. Listing states attached garage and central HVAC (vents visible). Given visible condition and recent major updates (roof 2024, AC 2020), likelihood of passing is good but reduced somewhat for unverified detector/outlet/panel items."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Listing documents a new roof (2024) and AC replacement (2020) which strongly reduces inspection risk for those systems. Central HVAC vents visible in living areas. Kitchen plumbing fixtures and appliances are present and appear functional. Water heater, main electrical panel and drainage/roof flashing not visible in photos and therefore unverified. Overall systems risk is low-to-moderate based on the recent replacements but tempered by those unvalidated items."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 90.0,
"rationale": "Exterior stucco/siding, rooflines and driveway appear in good condition; yard is fenced as advertised and walkways are intact. No standing water, visible foundation settlement, major cracks, or severe exterior deterioration observed. Small landscaping trimming and driveway staining are cosmetic only."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Smoke detectors are present somewhere in the unit but their exact locations and operational status are not visible in photos; assume at least one present but batteries/function should be verified.",
"Carbon monoxide detector presence is unconfirmed; assume none visible and recommend verification if fuel-burning appliances or attached garage create a CO requirement.",
"GFCI protection at kitchen and bathroom receptacles is not visible in photos; assume it may be present (either outlet or breaker) but needs verification.",
"Water heater and electrical panel are present and functional but were not pictured; assume standard service for a 2006 townhouse with recent AC and roof replacements.",
"Bedroom egress (window size/operation) and stair/handrail compliance are not visible; assumed to meet code typical for a 2006 build but should be verified at inspection.",
"No evidence of active roof leaks, major mold, structural sagging, or subsidence in the provided photos — assumption based on clean interior ceilings and listing statements about a new roof.",
"Appliances shown are assumed to be included/functional (stove, refrigerator, microwave, dishwasher)."
],
"overall_score": 84.0,
"rubric_version": "nspr_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2211 28th Ave E, Palmetto, FL, 34221",
"aggregate": {
"summary": "This 3-bed, 2.5-bath townhouse is in generally very good condition and is likely to pass an initial Section 8 (HCV/NSPIRE) inspection with only minor, quick fixes or documentation. Strengths: new roof (2024), AC replaced (2020), clean interiors, present appliances, intact exterior and secure entry. On-site verification items will be required (smoke detectors in all sleeping areas/levels, GFCI outlets in kitchen/bath, water heater/hot water, electrical panel condition, and bedroom egress). Expect minor items or documentation to be requested; overall rent-ready within 1–2 weeks for a voucher inspection if those items are confirmed or remedied promptly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.0,
"rationale": "Photos and listing indicate a well-maintained interior and exterior. Recent major capital updates called out (new roof 2024, AC 2020). Kitchen and living areas appear clean with intact flooring, cabinets and countertops; stainless appliances present. Visible minor issues: small staining/discoloration on front porch flooring, typical cosmetic wear, and landscaping that may need light maintenance. No visible collapsed finishes or missing major components. Missing appliances would be moderate but here appliances are shown, so only minor/cosmetic repairs are likely."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.7,
"rationale": "Exterior photos show intact stucco/siding, clean roofline, intact garage door, paved driveway and level walkways. Yard and plantings are maintained; property has fenced yard per listing though rear yard photos not provided. No visible foundation movement, major cracks, or drainage/standing water issues in photos. Minor curb/tree lean and small landscape trimming may be needed but nothing that would fail inspection."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 77.7,
"rationale": "No immediate life‑threatening hazards observed: no visible exposed wiring, no sagging ceilings, no standing water, and entry door has a deadbolt. A round alarm device is visible in the living area (likely a smoke detector), but smoke detectors in all sleeping areas and on each level are not fully verifiable from photos. Carbon monoxide alarm presence is not shown (likely not required if no fuel-burning appliances but not confirmed). Egress windows/clearances for upstairs bedrooms are not visible. GFCI protection at kitchen counters and bathrooms cannot be fully verified from images. Overall moderate NSPIRE risk due to items that need on-site verification rather than visible dangerous defects."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 81.7,
"rationale": "Listing states new roof in 2024 and AC replaced in 2020 (positive indicators). HVAC vents visible in interior photos. Kitchen plumbing fixtures appear functional and no visible water stains or mold present. Appliances (range, microwave, dishwasher, refrigerator) are present and appear serviceable. Electrical panel and water heater are not shown; assume typical townhouse configuration and functional systems unless inspection indicates otherwise. No signs of active leaks or major system failure in provided imagery."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Listing statement about a new roof in 2024 and AC replacement in 2020 is accurate and systems are functional.",
"Kitchen appliances shown in photos are included and operational (range, microwave, dishwasher, refrigerator).",
"Water heater and electrical panel exist on-site and are in functional condition though photos do not show them.",
"Smoke detector observed in the living area exists; additional smoke detectors and any required CO alarms may need to be present in bedrooms/hall and verified.",
"Bedrooms upstairs have code-compliant egress windows (not visible in provided photos) because the property was built in 2006 and appears maintained.",
"No active plumbing leaks, severe mold, or hidden structural issues exist beyond what is visible; if there is severe unseen damage it would lower scores."
],
"score_method": "mean_of_criteria",
"overall_score": 83.0,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6216677329"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.