Property ID: 6221680809
3424 16th St E, Bradenton, FL, 34208
Bradenton, FL
Money Down: $64,800
CoC Return: -0.96%
Monthly Cash Flow: $-52
Est. Final ARV: $274,360
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$54,000
Closing Costs
$10,800
Total Down
$64,800
Investment Snapshot
Purchase Price
$270,000
Money Down
$64,800
Cash-on-Cash Return
-0.96%
Rent
$1,668
Monthly Cash Flow
$-52
Annual Cash Flow
$-624
Debt Service / Mo
$1,437
Property Tax / Mo
$46
Insurance / Mo
$70
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,668
Payment Standard
$1,925
Rent
$1,668
Insurance
$70
Property Tax
$46
Management
$167
Utilities Allowance
$257
NOI (Monthly)
$1,385
Debt Service
$1,437
Cash Flow After Debt
$-52
Quality Score: 73.50%
Confidence: 92.00%
Property appears cosmetically turnkey with high-quality recent renovations: new flooring, paint, cabinets, counters, and updated bathrooms. Likely passable after minor fixups (install/verify smoke & CO detectors, confirm/upgrade GFCI protection in kitchen/bath, supply stove/fridge or confirm included) provided mechanicals (HVAC, water heater, electrical panel) are operational. Major compliance concern is the seller-disclosed unpermitted bedroom/bath addition and potentially undersized bedroom egress windows; these could cause inspection refusal or require permit/repair work. Recommend immediate verification of smoke/CO detection, GFCI, HVAC/water heater operation, and egress dimensions plus permit status for the added rooms before listing as Section 8 ready.
Section 8 Payment Standard
$1,925
Utility Allowance Total
$257
Guaranteed Section 8 Rent (PS - Utilities)
$1,668
Property Management
$167
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$270,000
Beds
2
Baths
1
Living Area
896 sqft
Lot Size
6,098 sqft
Year Built
1959
Days on Market
157
Capital Outlay
$64,800
Debt Service
$1,437
Property Tax / Mo
$46
Insurance / Mo
$70
Property Description
Fully remodeled inside and out! A beautifully renovated 2 bedroom, 1-bath single-family home featuring modern finishes, and excellent curb appeal. Home features an additional bedroom and bathroom added by the seller (not permitted) The home offers a freshly updated exterior with a modern entry door, updated windows, and a crisp contemporary look that immediately stands out. Inside, the property has been completely transformed with new tile flooring throughout, fresh interior paint, recessed lighting, and a bright, open layout designed for today's lifestyle. The brand-new kitchen showcases white shaker cabinetry, granite countertops, and modern hardware, perfect for everyday living and entertaining. Both bathrooms feature elegant tile work, walk-in showers, new vanities, and modern fixtures. Bedrooms are spacious and filled with natural light, offering flexibility for family, guests, or a home office. Additional upgrades include updated doors and trim, modern lighting, and thoughtful design details throughout. No HOA or deed restrictions, this move-in-ready home, is conveniently located near shopping, dining, schools, and major roadways, with easy access to downtown Bradenton, Sarasota, and the Gulf Coast beaches.
Utility Allowances
Heating
$15
Property has 'Central' heating. Fuel type is not specified, so 'Electric' is chosen as a plausible option given the confirmed electricity connection and is the more expensive choice compared to 'Electric Heat Pump'.
Cooking
$11
A range is provided by the landlord and the property has an electricity connection. No gas service is mentioned, so an electric range is assumed.
Water Heating
$34
The water heater fuel type is not specified. 'Electric' is assumed as electricity is connected and a comparable property lists an 'Electric Water Heater'.
Air Conditioning
$25
Property information confirms the presence of 'Central Air'.
Other Electric
$45
This allowance covers general electricity use for lights and outlets, which is standard for any residential unit.
Water
$40
Property information confirms the unit is connected to 'Public' water.
Sewer
$66
Property information confirms the unit is connected to the 'Public Sewer' system.
Trash Collection
$21
Trash collection is a standard municipal service for a single-family home.
Refrigerator
$0
The property listing states a refrigerator is provided by the landlord, so no allowance is given for a tenant-owned appliance.
Range/Microwave
$0
The property listing states a range and microwave are provided by the landlord, so no allowance is given for tenant-owned appliances.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$838
DP3 Annual Estimate$838
DP1 Monthly Equivalent$70
DP3 Monthly Equivalent$70
Replacement Value$82,251
Basis896 sqft / 1959
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3424 E 16th Street Ct
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3416 16th Street Ct E
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1603 34th Ave E
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1607 34th Ave E
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3419 16th Street Ct E
sold · 0.08 mi
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3523 16th Street Ct E
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1610 36th Ave E
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Properties Used for Comps
Photo unavailable
3512 17th Street Ct E, Bradenton, FL, 34208
sold
Price: $225,000
Rent: —
2 bd / 1 ba · 757 sqft
Sale Date: Sep 19, 2024
Distance: 0.15 mi
View listing
Photo unavailable
1603 34th Ave E, Bradenton, FL, 34208
sold
Price: $220,000
Rent: —
2 bd / 1 ba · 745 sqft
Sale Date: Aug 23, 2024
Distance: 0.08 mi
View listing
Photo unavailable
3728 19th St E, Bradenton, FL, 34208
sold
Price: $270,000
Rent: —
2 bd / 1 ba · 828 sqft
Sale Date: Nov 14, 2025
Distance: 0.33 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Seller-disclosed unpermitted bedroom and bathroom addition (permit/compliance risk).
- Possible inadequate bedroom egress (small/high windows visible) which can cause inspection failure.
- No visible smoke detectors or carbon monoxide detector in photos (NSPIRE requirement).
- No visible GFCI-protected receptacles at kitchen counters (needs verification/installation).
- Key mechanical components (water heater, electrical panel, HVAC equipment) not shown — condition unverified and must be confirmed prior to inspection.
Assumptions
- Central HVAC is present and operational based on visible ceiling supply vents.
- Water heater and electrical panel exist on-site but were not photographed; their condition is unknown.
- No smoke detectors or CO detectors were visible in photos; assume none are installed or not shown and must be verified/installed.
- Kitchen countertop outlets shown are standard duplex receptacles; GFCI protection may be upstream or missing — assume verification/installation needed.
- The seller statement that an additional bedroom and bathroom were added 'not permitted' is accurate and may indicate unpermitted electrical/plumbing or structural modifications.
- Stove/oven range and refrigerator are not present in photos; assume they may not be provided and will need to be supplied for a typical rental move-in.
- Roof appears visually intact at the eaves shown; no active leaks are visible in interior photos (no ceiling stains).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $540 | $107,751 | $50,475 |
| 2024 | $512 | $107,751 | $50,475 |
| 2023 | $501 | $108,338 | $47,623 |
| 2022 | $473 | $91,704 | $46,236 |
| 2021 | $436 | $76,623 | $44,889 |
| 2020 | $440 | $70,465 | $44,269 |
| 2019 | $408 | $65,634 | $43,274 |
| 2018 | $156 | $50,638 | $27,776 |
| 2017 | $141 | $41,761 | $27,205 |
| 2016 | $129 | $37,970 | $26,645 |
| 2015 | $122 | $28,601 | $26,460 |
| 2014 | $115 | $29,483 | $26,250 |
| 2013 | $107 | $25,862 | $25,862 |
| 2012 | $112 | $26,248 | $26,248 |
| 2011 | $308 | $38,699 | $38,252 |
| 2010 | $296 | $46,336 | $37,687 |
| 2009 | $275 | $57,655 | $36,696 |
| 2008 | $269 | $73,374 | $36,659 |
| 2007 | $292 | $74,591 | $35,591 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-08-07 | Sold | $125,000 |
Photo Gallery
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"land": 19332,
"total": 73374,
"building": 54042
},
"assessment": {
"land": null,
"total": 36659,
"building": null
}
},
{
"tax": 292,
"year": 2007,
"market": {
"land": 19332,
"total": 74591,
"building": 55259
},
"assessment": {
"land": null,
"total": 35591,
"building": null
}
}
],
"property_history": [
{
"date": "2026-03-02",
"price": 270000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-11T00:38:09Z",
"list_price": 270000,
"listing_id": "2990179560",
"last_update_date": "2026-03-17T15:43:09Z",
"last_status_change_date": "2026-03-17T15:44:34Z"
},
"event_name": "Price Changed",
"price_sqft": 301.3392857142857,
"source_name": "StellarMLS",
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},
{
"date": "2026-01-11",
"price": 289900,
"listing": {
"status": "for_sale",
"list_date": "2026-01-11T00:38:09Z",
"list_price": 270000,
"listing_id": "2990179560",
"last_update_date": "2026-03-17T15:43:09Z",
"last_status_change_date": "2026-03-17T15:44:34Z"
},
"event_name": "Listed",
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},
{
"date": "2025-10-16",
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"listing": {
"status": "off_market",
"list_date": "2025-08-28T21:22:54Z",
"list_price": 165000,
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"event_name": "Listing removed",
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"days_after_listed": "49 days",
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{
"date": "2025-08-28",
"price": 165000,
"listing": {
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"list_date": "2025-08-28T21:22:54Z",
"list_price": 165000,
"listing_id": "2985834758",
"last_update_date": "2025-10-16T17:01:04Z",
"last_status_change_date": "2025-10-16T17:01:04Z"
},
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4663471",
"price_change_percentage": "+32.00%"
},
{
"date": "2025-08-07",
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"listing": {
"status": "sold",
"list_date": "2025-11-10T23:26:23Z",
"list_price": 200000,
"listing_id": "2982475993",
"last_update_date": "2025-11-10T23:26:23Z",
"last_status_change_date": "2025-11-10T23:26:23Z"
},
"event_name": "Sold",
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"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "TB8391331",
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},
{
"date": "1986-09-01",
"price": 29900,
"listing": null,
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"source_name": "Public Record",
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Accessory",
"permit_effective_date": "Jun 6, 2017",
"permit_project_type_1": "Flatwork concrete",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof",
"permit_effective_date": "Apr 7, 2017",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "plumbing",
"permit_effective_date": "Sep 20, 2014",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Accres5",
"permit_effective_date": "Dec 20, 2006",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Accres5",
"permit_effective_date": "Jun 30, 2005",
"permit_project_type_1": "Residential",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof2",
"permit_effective_date": "May 28, 2004",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6221680809",
"generated_at": "2026-03-27T21:56:21.588359Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 73.5
},
"utility_allowance": {
"zip_code": "34208",
"home_photo": "https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m1719459735s-w1280.jpg",
"rent_price": 1668.0,
"loan_amount": 216000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/3424-16th-St-E_Bradenton_FL_34208_M62216-80809",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 270000.0,
"loan_term_years": 30,
"annual_cash_flow": 16620.2,
"mortgage_monthly": 1437.05,
"payment_standard": 1925.0,
"total_amount_out": 54000.0,
"additional_photos": [
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m3071208080s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m2031808282s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m3370333331s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m1400418936s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m3037724983s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m1876417016s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m2506848670s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m3387289220s-w1280.jpg",
"https://ap.rdcpix.com/35a4b3fce538bfb64e3c86758749b283l-m2120392012s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 69.83,
"monthly_cash_flow": 1385.02,
"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' heating. Fuel type is not specified, so 'Electric' is chosen as a plausible option given the confirmed electricity connection and is the more expensive choice compared to 'Electric Heat Pump'.",
"utility": "Heating",
"allowance": 15
},
{
"note": "A range is provided by the landlord and the property has an electricity connection. No gas service is mentioned, so an electric range is assumed.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "The water heater fuel type is not specified. 'Electric' is assumed as electricity is connected and a comparable property lists an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 34
},
{
"note": "Property information confirms the presence of 'Central Air'.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "This allowance covers general electricity use for lights and outlets, which is standard for any residential unit.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property information confirms the unit is connected to 'Public' water.",
"utility": "Water",
"allowance": 40
},
{
"note": "Property information confirms the unit is connected to the 'Public Sewer' system.",
"utility": "Sewer",
"allowance": 66
},
{
"note": "Trash collection is a standard municipal service for a single-family home.",
"utility": "Trash Collection",
"allowance": 21
},
{
"note": "The property listing states a refrigerator is provided by the landlord, so no allowance is given for a tenant-owned appliance.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property listing states a range and microwave are provided by the landlord, so no allowance is given for tenant-owned appliances.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 54000.0,
"property_tax_annual": 556.2,
"property_tax_monthly": 46.35,
"property_tax_increase": 0.03,
"utility_allowance_total": 257.0,
"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": -624.44,
"property_management_monthly": 166.8,
"monthly_cash_flow_after_debt": -52.04,
"cash_on_cash_return_after_debt": -0.01
},
"section8_assessment": {
"runs": [
{
"summary": "Property appears cosmetically turnkey with high-quality recent renovations: new flooring, paint, cabinets, counters, and updated bathrooms. Likely passable after minor fixups (install/verify smoke & CO detectors, confirm/upgrade GFCI protection in kitchen/bath, supply stove/fridge or confirm included) provided mechanicals (HVAC, water heater, electrical panel) are operational. Major compliance concern is the seller-disclosed unpermitted bedroom/bath addition and potentially undersized bedroom egress windows; these could cause inspection refusal or require permit/repair work. Recommend immediate verification of smoke/CO detection, GFCI, HVAC/water heater operation, and egress dimensions plus permit status for the added rooms before listing as Section 8 ready.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos show comprehensive cosmetic renovation: new tile flooring throughout, fresh paint, recessed lighting, new cabinets, countertops, updated bathrooms and fixtures. No visible damage to flooring, drywall or cabinets. Minor missing items: no range/stove or refrigerator visible in photos (microwave is installed). These missing appliances reduce the score moderately but are not structural. Overall finish quality appears high and easy repairs only."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risks",
"score": 65.0,
"rationale": "No visible smoke detectors or CO detector in photos (not shown) which is an NSPIRE failure if absent. Kitchen outlets near counters appear standard; no obvious GFCI receptacle visible (could be upstream) — needs confirmation/installation. Listing discloses an unpermitted bedroom + bath addition by seller, which creates a significant code/permitting risk (possible noncompliant egress, electrical/plumbing not permitted). Several bedroom windows appear small/high and may not meet egress area requirements — pictures suggest potential egress nonconformance for at least one bedroom. No exposed wiring, no visible electrical hazards, entry door appears secure with a keyed lock (deadbolt presence inferred but not explicitly shown). Plumbing fixtures and toilets present and appear functional. Given visible finish quality but the unpermitted addition, missing detectors and unclear GFCI/egress, this is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 70.0,
"rationale": "Ceiling supply vents are present indicating central HVAC and ducting; finishes around vents look new which suggests recent system work. Water heater, main electrical panel and HVAC equipment are not shown — their condition is unknown. Bathroom plumbing fixtures, faucets and shower look new. No visible roof condition issues from provided exterior photo (eaves look straight, no sag), but full roof inspection not available. Because primary systems are implied present and appear recently updated but not documented/visible, score reflects likely operational systems but needing verification (water heater, electrical panel, HVAC operation)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior stucco and paint look freshly done; windows and new entry door observed. Front yard is bare but level; no standing water, major grading issues or trip hazards visible in provided photos. Perimeter fencing seen at side appears intact. Roof edge in photo shows no obvious sagging. No evidence of infestation or major exterior neglect. Limited view of rear/exposed foundation and drainage limits full assessment."
}
],
"red_flags": [
"Seller-disclosed unpermitted bedroom and bathroom addition (permit/compliance risk).",
"Possible inadequate bedroom egress (small/high windows visible) which can cause inspection failure.",
"No visible smoke detectors or carbon monoxide detector in photos (NSPIRE requirement).",
"No visible GFCI-protected receptacles at kitchen counters (needs verification/installation).",
"Key mechanical components (water heater, electrical panel, HVAC equipment) not shown — condition unverified and must be confirmed prior to inspection."
],
"confidence": 0.75,
"assumptions": [
"Central HVAC is present and operational based on visible ceiling supply vents.",
"Water heater and electrical panel exist on-site but were not photographed; their condition is unknown.",
"No smoke detectors or CO detectors were visible in photos; assume none are installed or not shown and must be verified/installed.",
"Kitchen countertop outlets shown are standard duplex receptacles; GFCI protection may be upstream or missing — assume verification/installation needed.",
"The seller statement that an additional bedroom and bathroom were added 'not permitted' is accurate and may indicate unpermitted electrical/plumbing or structural modifications.",
"Stove/oven range and refrigerator are not present in photos; assume they may not be provided and will need to be supplied for a typical rental move-in.",
"Roof appears visually intact at the eaves shown; no active leaks are visible in interior photos (no ceiling stains)."
],
"overall_score": 75.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the home appears recently and comprehensively renovated and is largely turnkey from a cosmetic and systems-visible standpoint. However, the seller-disclosed unpermitted bedroom/bath addition, lack of visible smoke/CO detectors, uncertain egress for at least one bedroom window, and missing confirmation of GFCI protection and main electrical/HVAC equipment present moderate inspection and code risks. With permit resolution (or verified compliance), installation of required detectors, verification of egress, and installation/confirmation of GFCI outlets and a deadbolt, this property is likely to pass an HCV/NSPIRE inspection within 1–4 weeks. As-is there is a moderate chance of an initial inspection failure tied mainly to the unpermitted work and egress/detector issues.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Photos show a comprehensive cosmetic renovation: new tile flooring, fresh paint, new cabinets/countertops, new bathroom tile and fixtures, recessed lighting and trim. Visible surfaces are clean and finished. Minor visible items: bare/unfinished landscaping, no visible range or refrigerator in kitchen photos (missing appliances reduce score moderately). No visible deferred maintenance or damaged finishes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "Moderate inspection risk. Positive: no exposed wiring visible, outlets and cover plates present, bathrooms and kitchen appear finished. Concerns: listing explicitly states an additional bedroom and bathroom were added by seller (not permitted) — this creates a material NSPIRE/code risk (egress, electrical, plumbing, permit compliance). No smoke detectors or CO alarm are visible in photos. Some bedroom windows appear small/high and may not meet egress requirements for a legal bedroom (particularly the unpermitted room). GFCI presence at sink/countertops is not clearly visible/identifiable in photos. Entry hardware shows a knob but no visible deadbolt. These items could cause inspection failures without corrective work/permits."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 70.0,
"rationale": "Evidence of ceiling registers suggests a central HVAC system and ductwork present; plumbing fixtures and water-related finishes look new (kitchen sink, bathroom fixtures, shower). Electrical appears recently updated (recessed lighting, new outlets) but the electrical panel was not shown and GFCI/test-reset locations cannot be confirmed from photos. Roof condition not clearly shown but exterior soffit/overhang looks intact. No visible water stains or active leaks. Absence of visible exterior condenser, water heater and electrical panel increases uncertainty and reduces score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior appears freshly painted/stuccoed with new windows and a modern entry door. Yard is cleared and appears safe, walkways near entry present. No visible foundation cracking, standing water, major siding damage or infestation evidence in provided photos. Landscaping is minimal (bare soil) which is a cosmetic/curb issue only. Fence visible on one side appears intact."
}
],
"red_flags": [
"Seller-disclosed unpermitted additional bedroom and bathroom (high code/inspection risk).",
"Possible non-compliant bedroom egress (small/high windows visible in one bedroom).",
"No visible smoke detectors or carbon monoxide alarm in photographed areas (required).",
"No photos of electrical panel, HVAC condenser or water heater — system components not verifiable.",
"Kitchen photos do not show a range/stove or refrigerator (appliances appear missing)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (ceiling registers visible) though the exterior condenser unit and system age are not shown.",
"Electrical service/panel is intact and up to code but not visible in photos; some outlets near counters may be GFCI but cannot be confirmed from images.",
"No active roof leaks or major foundation movement are present (no stains, sagging, or large cracks visible in photos).",
"Smoke and carbon monoxide detectors are not present or not visible; if they are installed but out of view this reduces the risk.",
"Missing range and refrigerator are assumed absent from the photos; missing appliances are treated as moderate condition items, not immediate safety failures.",
"The seller-disclosed additional bedroom/bath was created without permit and therefore may not meet egress, structural or electrical/plumbing code requirements until permitted/inspected."
],
"overall_score": 71.0,
"rubric_version": "1.0"
},
{
"summary": "Property shows a high-quality cosmetic renovation throughout (new flooring, paint, cabinets, countertops, fixtures) and appears close to rent-ready. Visible safety and systems items are generally acceptable (covered outlets, kitchen GFCI, ceiling vents), but important verifications remain: presence and placement of smoke/CO alarms, operation and age of HVAC and water heater, electrical panel condition, and adequacy of bedroom egress windows. The seller's disclosure that an additional bedroom and bathroom were added without permits is a material risk that can trigger further inspection or remediation. With on‑site verification and minor fixes (installing/relocating detectors if needed, confirming appliances and systems), the home is likely passable after 1–4 weeks of checklist items; lack of documentation for the unpermitted work could delay approval.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Interior appears fully renovated: new tile floors, fresh paint, new cabinets/counters, modern fixtures and recessed lighting. Kitchen shows installed microwave and completed cabinetry; no visible drywall damage, peeling paint, or flooring issues. Minor unknowns: no stove or refrigerator visible in photos (reduces turnkey readiness moderately) and seller notes an additional bedroom/bath added (unpermitted) which reduces confidence in construction quality. Overall cosmetic condition is very good but unpermitted work and missing major appliances lower the score slightly."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible: outlets have covers, no exposed wiring, bathroom and kitchen outlets present and at least some appear positioned appropriately, entry door has a deadbolt and knob, floors even, no visible mold or water intrusion. Concerns: smoke detectors and CO alarms are not visible in photos (NSPIRE requires smoke alarms in sleeping areas and on each level), bedroom window egress sizes are uncertain (some windows look small), and the listing discloses an unpermitted bedroom/bath addition which raises code/compliance risk. GFCI protection is visible in kitchen area near counters but fixture verification and alarm locations need on‑site check."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, electrical, plumbing, roof, water heater)",
"score": 68.0,
"rationale": "Ceiling vents and recessed lighting indicate a central HVAC ducted system is present; recessed vents look intact. Fixtures (sink, faucets, toilet, shower controls) are installed and appear new. No electrical panel, water heater, furnace/condensing unit, or roof condition are visible in provided photos — these unknowns reduce score. No visible plumbing leaks or obvious electrical hazards in pictured areas. Systems likely functional based on recent full remodel but require on‑site verification (operation, age, panel labeling, water heater location, roof condition)."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 80.0,
"rationale": "Exterior stucco and trim appear freshly painted; windows look new; front entry door is modern. Yard has been cleared (bare soil) and is tidy with a side fence visible. No visible foundation cracks, sagging, or standing water in the provided exterior photo. Roof is not clearly visible from supplied photo; drainage slope away from foundation cannot be confirmed. Overall exterior curb appeal is strong but limited photo angles leave some unknowns."
}
],
"red_flags": [
"Unpermitted bedroom and bathroom addition disclosed by seller — increases code/compliance and safety risk",
"No smoke detectors or CO alarms visible in photos (NSPIRE requires alarms in sleeping areas and on each level)",
"Bedroom window egress size uncertain (some windows appear small) — potential egress compliance risk",
"Major systems (electrical panel, water heater, roof, HVAC mechanical unit) not shown/verified in photos"
],
"confidence": 0.7,
"assumptions": [
"Photos are recent and reflect current condition.",
"Central HVAC is present and operable (inferred from ceiling vents), but the outdoor condensing unit and system age are not visible.",
"Water heater and main electrical panel are located elsewhere on the property and their condition is unknown.",
"Smoke detectors and carbon monoxide alarms are not present in photos; assume they may be missing or not in required locations until confirmed.",
"Kitchen range and refrigerator are not shown; assume tenant-supplied or seller omitted them – missing major appliances reduce turnkey readiness but are repairable.",
"Bedrooms depicted are functioning sleeping rooms, but window sizes/egress clearances are uncertain from photos.",
"No visible active roof leaks, structural sagging, standing water, collapsed ceilings, or severe mold were observed in the photos; absence of these issues is assumed."
],
"overall_score": 74.0,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3424 16th St E, Bradenton, FL, 34208",
"aggregate": {
"summary": "Property appears cosmetically turnkey with high-quality recent renovations: new flooring, paint, cabinets, counters, and updated bathrooms. Likely passable after minor fixups (install/verify smoke & CO detectors, confirm/upgrade GFCI protection in kitchen/bath, supply stove/fridge or confirm included) provided mechanicals (HVAC, water heater, electrical panel) are operational. Major compliance concern is the seller-disclosed unpermitted bedroom/bath addition and potentially undersized bedroom egress windows; these could cause inspection refusal or require permit/repair work. Recommend immediate verification of smoke/CO detection, GFCI, HVAC/water heater operation, and egress dimensions plus permit status for the added rooms before listing as Section 8 ready.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 81.0,
"rationale": "Photos show comprehensive cosmetic renovation: new tile flooring throughout, fresh paint, recessed lighting, new cabinets, countertops, updated bathrooms and fixtures. No visible damage to flooring, drywall or cabinets. Minor missing items: no range/stove or refrigerator visible in photos (microwave is installed). These missing appliances reduce the score moderately but are not structural. Overall finish quality appears high and easy repairs only."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior stucco and paint look freshly done; windows and new entry door observed. Front yard is bare but level; no standing water, major grading issues or trip hazards visible in provided photos. Perimeter fencing seen at side appears intact. Roof edge in photo shows no obvious sagging. No evidence of infestation or major exterior neglect. Limited view of rear/exposed foundation and drainage limits full assessment."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risks",
"score": 63.3,
"rationale": "No visible smoke detectors or CO detector in photos (not shown) which is an NSPIRE failure if absent. Kitchen outlets near counters appear standard; no obvious GFCI receptacle visible (could be upstream) — needs confirmation/installation. Listing discloses an unpermitted bedroom + bath addition by seller, which creates a significant code/permitting risk (possible noncompliant egress, electrical/plumbing not permitted). Several bedroom windows appear small/high and may not meet egress area requirements — pictures suggest potential egress nonconformance for at least one bedroom. No exposed wiring, no visible electrical hazards, entry door appears secure with a keyed lock (deadbolt presence inferred but not explicitly shown). Plumbing fixtures and toilets present and appear functional. Given visible finish quality but the unpermitted addition, missing detectors and unclear GFCI/egress, this is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 69.3,
"rationale": "Ceiling supply vents are present indicating central HVAC and ducting; finishes around vents look new which suggests recent system work. Water heater, main electrical panel and HVAC equipment are not shown — their condition is unknown. Bathroom plumbing fixtures, faucets and shower look new. No visible roof condition issues from provided exterior photo (eaves look straight, no sag), but full roof inspection not available. Because primary systems are implied present and appear recently updated but not documented/visible, score reflects likely operational systems but needing verification (water heater, electrical panel, HVAC operation)."
}
],
"red_flags": [
"Seller-disclosed unpermitted bedroom and bathroom addition (permit/compliance risk).",
"Possible inadequate bedroom egress (small/high windows visible) which can cause inspection failure.",
"No visible smoke detectors or carbon monoxide detector in photos (NSPIRE requirement).",
"No visible GFCI-protected receptacles at kitchen counters (needs verification/installation).",
"Key mechanical components (water heater, electrical panel, HVAC equipment) not shown — condition unverified and must be confirmed prior to inspection."
],
"confidence": 0.92,
"assumptions": [
"Central HVAC is present and operational based on visible ceiling supply vents.",
"Water heater and electrical panel exist on-site but were not photographed; their condition is unknown.",
"No smoke detectors or CO detectors were visible in photos; assume none are installed or not shown and must be verified/installed.",
"Kitchen countertop outlets shown are standard duplex receptacles; GFCI protection may be upstream or missing — assume verification/installation needed.",
"The seller statement that an additional bedroom and bathroom were added 'not permitted' is accurate and may indicate unpermitted electrical/plumbing or structural modifications.",
"Stove/oven range and refrigerator are not present in photos; assume they may not be provided and will need to be supplied for a typical rental move-in.",
"Roof appears visually intact at the eaves shown; no active leaks are visible in interior photos (no ceiling stains)."
],
"score_method": "mean_of_criteria",
"overall_score": 73.5,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6221680809"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.