Property ID: 6234862283
6040 Strickland Pl, Pensacola, FL, 32506
Pensacola, FL
Money Down: $72,000
CoC Return: -2.06%
Monthly Cash Flow: $-124
Est. Final ARV: $347,960
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$60,000
Closing Costs
$12,000
Total Down
$72,000
Investment Snapshot
Purchase Price
$300,000
Money Down
$72,000
Cash-on-Cash Return
-2.06%
Rent
$1,971
Monthly Cash Flow
$-124
Annual Cash Flow
$-1,484
Debt Service / Mo
$1,597
Property Tax / Mo
$120
Insurance / Mo
$181
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,971
Payment Standard
$2,380
Rent
$1,971
Insurance
$181
Property Tax
$120
Management
$197
Utilities Allowance
$409
NOI (Monthly)
$1,473
Debt Service
$1,597
Cash Flow After Debt
$-124
Quality Score: 77.50%
Confidence: 88.00%
Based on exterior photos and the listing details (roof 2021, HVAC 2024, impact-rated windows), this single-family home appears largely inspection-ready for a Section 8 initial NSPIRE inspection with only minor, likely cosmetic items expected. The primary uncertainties are interior-only NSPIRE items (smoke/CO detectors, GFCI outlets, condition of electrical panel and plumbing fixtures, and appliance presence). If interior safety devices and functional kitchen/bath fixtures are confirmed, the property should pass with minimal repairs and be rent-ready within 1–2 weeks.
Section 8 Payment Standard
$2,380
Utility Allowance Total
$409
Guaranteed Section 8 Rent (PS - Utilities)
$1,971
Property Management
$197
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$300,000
Beds
4
Baths
3
Living Area
2,318 sqft
Lot Size
12,632 sqft
Year Built
1988
Days on Market
102
Capital Outlay
$72,000
Debt Service
$1,597
Property Tax / Mo
$120
Insurance / Mo
$181
Property Description
This great home in West Pensacola is ready for it new owner! It is a spacious home that has abundant space and opportunities for today's homeowner! The culdesac lot offers a fun outdoor area with a horseshoe pit and an all-weather deck and table--great for cookouts and friendly chats. Additionally, the well-manicured back yard offers even more possibilities with an open deck & mature foliage. As you move inside you find a wonderful floor plan just waiting for you to furnish to your specific needs, work & hobbies! The main owner's suite is private and offers a large master bath with a double vanity as well as a gorgeous tiled walk-in shower. A secondary bedroom suite is perfect for teens or parents to have their own independent area. Like to entertain? The possibilities are endless here! There is also ample room for storage, and the two-car garage provides sheltered parking. A sprinkler system is in place to keep the established lawn looking beautiful. Roof was replaced in 2021, HVAC in 2024 & water heater is 2014. The windows have been replaced and are impact-rated. Take a look soon to see all this one has to offer--it is priced with room for you to make it your own!
Utility Allowances
air_conditioning
$66
Selected 4BR allowance for a single-family home. Property has Central Air.
cooking
$17
Selected 4BR allowance for Electric cooking. Property photos show a smooth-top electric range.
heating
$34
Selected 4BR allowance for Electric heating. Chosen for consistency with other all-electric appliances (cooktop, water heater).
monthly_electric_fee
$11
Selected 4BR allowance. This is a standard fee for properties with electric service.
monthly_gas_fee
$0
Selected allowance is $0. The property appears to be all-electric with no gas appliances identified.
other_electric
$85
Selected 4BR allowance. This covers general electricity for lighting and outlets.
sewer
$79
Selected 4BR allowance. Sewer is inferred as public based on the property having public water and being in a subdivision.
trash_collection
$32
Selected 4BR allowance. This is a standard utility for a single-family home.
water
$49
Selected 4BR allowance. Property details state the water source is public.
water_heater
$36
Selected 4BR allowance for Electric water heating. Property details explicitly state 'Electric Water Heater'.
Source References
Payment Standard Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf
https://www.cityofpensacola.com/DocumentCenter/View/27843
https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf
Utility Allowance Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$2,167
DP3 Annual Estimate$2,167
DP1 Monthly Equivalent$181
DP3 Monthly Equivalent$181
Replacement Value$221,133
Basis2,318 sqft / 1988
Nearby Houses
Photo unavailable
6051 Strickland Pl
sold · 0.03 mi
Price: $290,000
3 bd / 3 ba · 2,621 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
5911 Strickland Pl
sold · 0.03 mi
Price: $178,000
3 bd / 3 ba · 1,911 sqft
Latest sale: $178,000
Latest rent: —
Photo unavailable
5909 Strickland Pl
sold · 0.04 mi
Price: $205,500
3 bd / 2 ba · 1,890 sqft
Latest sale: $205,500
Latest rent: —
Photo unavailable
6073 Strickland Pl
sold · 0.05 mi
Price: $285,000
4 bd / 2 ba · 1,978 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
5932 Schofield Dr
off_market · 0.05 mi
Price: $1,850
3 bd / 2 ba · 1,742 sqft
Latest sale: $53,500
Latest rent: —
Photo unavailable
272 S 61st Ave
for_sale · 0.06 mi
Price: $279,995
3 bd / 2 ba · 1,597 sqft
Latest sale: $96,000
Latest rent: —
Photo unavailable
282 S 61st Ave
sold · 0.06 mi
Price: $185,000
3 bd / 2 ba · 1,600 sqft
Latest sale: $185,000 on Jul 20, 2020
Latest rent: —
Photo unavailable
5814 Schofield Dr
sold · 0.06 mi
Price: $149,000
4 bd / 2 ba · 1,958 sqft
Latest sale: $149,000
Latest rent: —
Photo unavailable
5905 Strickland Pl
off_market · 0.07 mi
Price: $320,000
3 bd / 2 ba · 2,200 sqft
Latest sale: $155,000
Latest rent: —
Photo unavailable
5 N 60th Ave
sold · 0.07 mi
Price: $219,900
3 bd / 2 ba · 1,317 sqft
Latest sale: $219,900
Latest rent: —
Photo unavailable
205 N 59th Ave
sold · 0.08 mi
Price: $296,000
3 bd / 2 ba · 2,246 sqft
Latest sale: $296,000
Latest rent: —
Photo unavailable
286 S 61st Ave
sold · 0.08 mi
Price: $260,000
3 bd / 2 ba · 1,892 sqft
Latest sale: $260,000
Latest rent: —
Photo unavailable
209 N 59th Ave
off_market · 0.08 mi
Price: $238,000
4 bd / 2 ba · 2,105 sqft
Latest sale: $114,000 on Nov 05, 2009
Latest rent: —
Photo unavailable
300 N 61st Ave
sold · 0.09 mi
Price: $245,000
3 bd / 2 ba · 1,416 sqft
Latest sale: $245,000
Latest rent: —
Photo unavailable
6081 Strickland Pl
sold · 0.09 mi
Price: $388,000
5 bd / 4 ba · 3,277 sqft
Latest sale: $388,000
Latest rent: —
Photo unavailable
5933 Schofield Dr
sold · 0.10 mi
Price: $299,900
4 bd / 4 ba · 2,765 sqft
Latest sale: $299,900
Latest rent: —
Photo unavailable
101 Lovett Pl
sold · 0.10 mi
Price: $258,000
4 bd / 3 ba · 2,463 sqft
Latest sale: $258,000
Latest rent: —
Photo unavailable
5943 Schofield Dr
sold · 0.11 mi
Price: $340,000
4 bd / 2 ba · 1,968 sqft
Latest sale: $340,000
Latest rent: —
Properties Used for Comps
Photo unavailable
307 N 57th Ave, Pensacola, FL, 32506
sold
Price: $285,000
Rent: —
4 bd / 2 ba · 2,331 sqft
Sale Date: Mar 06, 2026
Distance: 0.16 mi
View listing
Photo unavailable
121 Lovett Pl, Pensacola, FL, 32506
sold
Price: $345,000
Rent: —
4 bd / 2.5 ba · 2,212 sqft
Sale Date: Feb 03, 2025
Distance: 0.14 mi
View listing
Photo unavailable
6035 Schofield Dr, Pensacola, FL, 32506
sold
Price: $375,000
Rent: —
4 bd / 3 ba · 2,450 sqft
Sale Date: Dec 23, 2025
Distance: 0.21 mi
View listing
Photo unavailable
319 N 57th Ave, Pensacola, FL, 32506
sold
Price: $340,000
Rent: —
4 bd / 2 ba · 2,010 sqft
Sale Date: Dec 30, 2025
Distance: 0.16 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior conditions (walls, ceilings, floors, plumbing fixtures, electrical outlets, smoke/CO detectors, and appliances) are not shown; assumed average/functional unless otherwise disclosed.
- HVAC is operational as of the 2024 replacement noted in the listing.
- Roof replaced in 2021 is assumed watertight with no active leaks based on visual condition and listing.
- Water heater (2014) is operational but nearing mid-to-late useful life; no visible leaks observed from exterior.
- Windows are impact-rated per listing and are assumed to function; bedroom egress sizes not verified from photos.
- No obvious exterior structural movement or major foundation issues are visible; deeper foundation issues cannot be ruled out without an interior/under-slab inspection.
- Appliances (stove, refrigerator) are not visible; absence would be an easy-to-fix issue and would not be treated as an automatic safety failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,401 | $251,133 | $129,702 |
| 2023 | $1,193 | $249,141 | $122,376 |
| 2022 | $1,157 | $222,115 | $118,812 |
| 2021 | $1,144 | $179,986 | $115,352 |
| 2020 | $1,115 | $162,405 | $113,760 |
| 2019 | $1,090 | $153,178 | $111,203 |
| 2018 | $1,083 | $145,489 | $109,130 |
| 2017 | $1,077 | $134,974 | $106,886 |
| 2016 | $1,060 | $132,830 | $104,688 |
| 2015 | $1,040 | $126,916 | $103,961 |
| 2014 | $987 | $130,707 | $103,136 |
| 2013 | $1,022 | $117,365 | $101,612 |
| 2012 | $1,010 | $119,177 | $99,914 |
| 2011 | $962 | $125,190 | $97,004 |
| 2010 | $937 | $130,092 | $130,092 |
| 2009 | $895 | $136,277 | $136,277 |
| 2008 | $880 | $140,149 | $140,149 |
| 2007 | $1,093 | $145,280 | $90,260 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-06 | Listed | $300,000 |
| 1996-08-05 | Sold | $89,500 |
Photo Gallery
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{
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{
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{
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{
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{
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{
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{
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{
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{
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{
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"permit_status": "Applied",
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"permit_effective_date": "Jan 18, 2005",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
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"permit_effective_date": "Dec 21, 1987",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/electrical",
"permit_effective_date": "Dec 14, 1987",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": "New construction"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/electrical",
"permit_effective_date": "Dec 14, 1987",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": "New construction"
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"min_score": 10.0,
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/6040-Strickland-Pl_Pensacola_FL_32506_M62348-62283",
"bedroom_count": 4,
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"purchase_price": 300000.0,
"loan_term_years": 30,
"annual_cash_flow": 17676.77,
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"total_amount_out": 60000.0,
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"property_tax_rate": 0.0063,
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"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf"
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"effective_date": "2025-08-01"
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"note": "Selected 4BR allowance for a single-family home. Property has Central Air.",
"utility": "air_conditioning",
"allowance": 66
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{
"note": "Selected 4BR allowance for Electric cooking. Property photos show a smooth-top electric range.",
"utility": "cooking",
"allowance": 17
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{
"note": "Selected 4BR allowance for Electric heating. Chosen for consistency with other all-electric appliances (cooktop, water heater).",
"utility": "heating",
"allowance": 34
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{
"note": "Selected 4BR allowance. This is a standard fee for properties with electric service.",
"utility": "monthly_electric_fee",
"allowance": 11
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{
"note": "Selected allowance is $0. The property appears to be all-electric with no gas appliances identified.",
"utility": "monthly_gas_fee",
"allowance": 0
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{
"note": "Selected 4BR allowance. This covers general electricity for lighting and outlets.",
"utility": "other_electric",
"allowance": 85
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{
"note": "Selected 4BR allowance. Sewer is inferred as public based on the property having public water and being in a subdivision.",
"utility": "sewer",
"allowance": 79
},
{
"note": "Selected 4BR allowance. This is a standard utility for a single-family home.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Selected 4BR allowance. Property details state the water source is public.",
"utility": "water",
"allowance": 49
},
{
"note": "Selected 4BR allowance for Electric water heating. Property details explicitly state 'Electric Water Heater'.",
"utility": "water_heater",
"allowance": 36
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"cash_on_cash_return": 0.29,
"down_payment_amount": 60000.0,
"property_tax_annual": 1443.03,
"property_tax_monthly": 120.25,
"property_tax_increase": 0.03,
"utility_allowance_total": 409.0,
"property_management_rate": 0.1,
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"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
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"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
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"effective_date": "2025-08-01"
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"annual_cash_flow_after_debt": -1483.94,
"property_management_monthly": 197.1,
"monthly_cash_flow_after_debt": -123.66,
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"runs": [
{
"summary": "Based on exterior photos and the listing details (roof 2021, HVAC 2024, impact-rated windows), this single-family home appears largely inspection-ready for a Section 8 initial NSPIRE inspection with only minor, likely cosmetic items expected. The primary uncertainties are interior-only NSPIRE items (smoke/CO detectors, GFCI outlets, condition of electrical panel and plumbing fixtures, and appliance presence). If interior safety devices and functional kitchen/bath fixtures are confirmed, the property should pass with minimal repairs and be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Exterior photos show a well-maintained brick ranch with trimmed landscaping, intact windows and storm/impact-rated windows per listing, and no obvious exterior structural damage. Roof replaced 2021 (listing) and appears in good condition. Driveway has hairline to small cracks but no major spalling. No interior photos provided — listing language implies some cosmetic updating may be desired ('priced with room for you to make it your own') but no visible deferred maintenance. Missing interior appliance condition unknown; missing appliances would reduce readiness moderately but are not visible here."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible life-threatening exterior hazards: no collapsed structures, major roof sagging, or standing water observed. Entry steps look like two risers (photos) — may not require a handrail but exact riser count unknown. No exposed wiring visible from exterior; gutters present. However critical interior safety items (smoke/CO detectors, GFCI in kitchen/baths, electrical panel condition, bedroom egress sizes, hot water confirmation) are not visible in photos and must be confirmed. Impact windows and new HVAC reduce several risk items. Because interior safety items are unknown, a conservative mid-high score is assigned."
},
{
"key": "systems_mechanical",
"label": "Roof / HVAC / plumbing / electrical systems",
"score": 80.0,
"rationale": "Listing states roof replaced in 2021 and HVAC replaced in 2024 — both strong positives for passing inspection. Water heater dated 2014 (about 10–12 years) and likely serviceable but near mid-life. No evidence of roof leaks, major foundation movement, or visible plumbing problems from exterior. Electrical panel and interior plumbing fixtures are unknown from photos and must be verified, so score reduced slightly to account for that uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site condition, walkways, yard",
"score": 88.0,
"rationale": "Brick exterior in good visible condition, consistent mortar and no visible major cracking. Lot slopes away from house; yard and shrubs are maintained. Walkway to front door is intact though shows surface wear; driveway shows small cracks but is serviceable. Mature trees close to house may require periodic maintenance but no immediate danger noted. Chain-link fence visible at side appears intact. Overall exterior/site is in good rental-ready condition."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Interior conditions (walls, ceilings, floors, plumbing fixtures, electrical outlets, smoke/CO detectors, and appliances) are not shown; assumed average/functional unless otherwise disclosed.",
"HVAC is operational as of the 2024 replacement noted in the listing.",
"Roof replaced in 2021 is assumed watertight with no active leaks based on visual condition and listing.",
"Water heater (2014) is operational but nearing mid-to-late useful life; no visible leaks observed from exterior.",
"Windows are impact-rated per listing and are assumed to function; bedroom egress sizes not verified from photos.",
"No obvious exterior structural movement or major foundation issues are visible; deeper foundation issues cannot be ruled out without an interior/under-slab inspection.",
"Appliances (stove, refrigerator) are not visible; absence would be an easy-to-fix issue and would not be treated as an automatic safety failure."
],
"overall_score": 81.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the property is in good, mostly turn-key condition with strong system updates (HVAC 2024, roof 2021, impact windows) and tidy exterior presentation. The main inspection risks are unknown interior items that cannot be verified from the photos (smoke/CO detectors, GFCI outlets, appliance presence, interior water damage, electrical panel). Exterior issues are minor: driveway cracking and a potentially unrailed front stoop (likely not a failure if riser count is low). With a short interior check and installation/verification of required detectors/GFCIs and addressing minor concrete repairs, this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Exterior photos show a well-kept brick ranch with recent roof (2021 per listing), replaced impact windows and tidy landscaping. Visible deferred items are limited to concrete driveway cracks and some worn walkway edging; front stoop shows exposed concrete (no decorative finish). Interior not photographed so cosmetic or minor interior issues (paint, flooring, missing outlet covers, light fixtures, appliances) cannot be confirmed — missing appliances would be an easy-to-fix rental readiness item and are assumed absent or negotiable. Overall condition appears good with only minor, fixable items anticipated."
},
{
"key": "safety_code",
"label": "Safety / Code Risks",
"score": 72.0,
"rationale": "No visible life‑threatening hazards in exterior imagery: roofline appears straight, no sagging, no standing water or visible severe water intrusion. Exterior steps from walkway to front door appear to be two steps; no handrail visible but may not be required if risers < threshold. No exposed wiring observed. Because interior photos are absent, presence and placement of smoke detectors, CO alarms (if required), GFCI protection in kitchen/baths, and condition of interior egress windows cannot be confirmed and are assumed to need verification/possible installation. Driveway cracks are a minor trip hazard. Overall moderate compliance risk driven by unknown interior safety items rather than visible severe defects."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 80.0,
"rationale": "Listing states HVAC was replaced in 2024 and roof in 2021; windows are impact-rated and water heater dated 2014. Those upgrades strongly reduce near-term system risk. No exterior signs of compromised roofing, chimney or major plumbing/drainage issues. Electrical/service panel not visible; no exposed meter or wiring issues observed. Given recent HVAC and roof, major systems appear healthy though interior verification (hot water, plumbing function, electrical panel labeling, HVAC operation) is still recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick facade, gutters and downspouts visible and intact, mature landscaping and sprinkler system noted in listing. Driveway has visible cracking and slope which could present a trip or drainage issue long-term. Front path is curved and functional but landscaping encroaches near the entry. Yard appears maintained; no visible infestation, major erosion, or foundation displacement observed. Slightly sloped lot may require checking drainage to foundation but no active pooling visible."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Interior was not photographed; assume interior is generally maintained but may need cosmetic touch-ups (paint, outlet covers, light fixtures).",
"Listing notes HVAC replaced 2024 and roof 2021; assume those installations were completed correctly and are operational.",
"Windows are impact-rated per listing; assume they are intact and provide required egress where bedrooms require it.",
"Appliances (stove, refrigerator) are not shown in photos — assume they may be missing or negotiable; missing appliances considered easy-to-fix items.",
"No visible evidence of active roof leaks, major foundation movement, or mold on exterior; assume no severe hidden structural issues but recommend interior/attic inspection to confirm.",
"Presence and placement of smoke and CO detectors, GFCI protection, and interior handrails are unknown and assumed to require verification and possible installation."
],
"overall_score": 77.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall the property appears in good, mostly move-in condition from exterior evidence. Strong positives: roof replaced 2021, HVAC replaced 2024, impact-rated windows, tidy landscaping and intact brick shell. Primary inspection risks are unknown interior items that cannot be verified from photos: smoke/CO detectors, GFCI outlets, electrical panel condition, plumbing/hot water functionality, and bedroom-egress compliance. Minor corrective items likely before NSPIRE/HCV approval: install/verify smoke & CO detectors, add GFCI where required, repair driveway/walkway cracks, trim shrubs away from foundation, and add a handrail at the front steps if required. With those routine checks and small fixes this property would most likely pass an initial Housing Choice Voucher inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Exterior photos show well-maintained brick veneer, recent roof (2021) and impact-rated windows noted in listing. Landscaping is tidy. Visible deferred items are minor: driveway and walkway surface cracks, overgrown shrubs tight to the foundation, and weathering on concrete steps. No visible damaged siding, collapsed surfaces, or missing exterior doors/windows. Interior condition not shown — assumed average for a maintained resale. Missing interior appliance condition cannot be confirmed from photos and is treated as a moderate, fixable item."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No obvious life-threatening hazards visible: roofline straight, no sagging, no standing water, no collapsed structures. Listing indicates HVAC replaced 2024 (good), windows are impact-rated. However key NSPIRE items cannot be confirmed from photos: presence/placement of smoke and CO detectors, GFCI protection in kitchen/baths, electrical panel condition, and bedroom egress. Exterior entry steps appear to lack a handrail — depending on local code/number of risers this could require correction. Shrubs abutting the foundation are a minor moisture/pest risk. Overall safety risk is moderate because of unverified interior safety systems (detectors, GFCI, electrical) but no visible severe hazards."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 75.0,
"rationale": "Listing documents key system updates: roof replaced in 2021 and HVAC replaced in 2024 — both strongly positive for inspection readiness. Water heater listed as 2014 (about 10–12 years old) — likely functional but approaching mid/late service life. Electrical panel, wiring, plumbing integrity, hot water operation, and drainage cannot be confirmed from photos; absence of visible meter/e-panel corrosion or external damage is positive. Given recent HVAC and roof, major system failure risk appears low but some unknowns remain that require standard verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Lot is well-maintained with established lawn, shrubs, and a cul-de-sac location. Driveway shows hairline and moderate cracks (trip hazard potential) and slopes to the street; no standing water observed. Gutters and downspouts appear present. Shrubs are planted close to the brick which can hide foundation or termite evidence and can lead to moisture intrusion. Steps and front walkway show wear; no guardrail at the front steps. Overall exterior is serviceable with some minor site and maintenance items to address."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Interior photos and systems (electrical panel, smoke/CO detectors, GFCI outlets, visible plumbing fixtures, interior flooring/walls) were not provided; assume average maintained interior condition unless otherwise noted.",
"Listing statements are accurate: roof replaced 2021; HVAC replaced 2024; windows are impact-rated; water heater installed in 2014 and is functional.",
"No evidence of structural movement, sagging rooflines, or major foundation cracks visible from exterior photos — assume none significant exist.",
"No visible active roof leaks or water intrusion from exterior photos; assume attic and interior ceilings are free of active leaks.",
"Front entry has 2–3 steps (based on photos); absence of handrail is noted and assumed to be a minor code/correction item unless local code requires handrail for this rise.",
"Appliances and interior life-safety devices (smoke/CO detectors) are not visible — assume they may be missing or need verification and will require easy fixes (install/replace) if absent.",
"No evidence of major pest infestation or severe mold on exterior; assume no severe mold unless interior inspection shows otherwise."
],
"overall_score": 75.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6040 Strickland Pl, Pensacola, FL, 32506",
"aggregate": {
"summary": "Based on exterior photos and the listing details (roof 2021, HVAC 2024, impact-rated windows), this single-family home appears largely inspection-ready for a Section 8 initial NSPIRE inspection with only minor, likely cosmetic items expected. The primary uncertainties are interior-only NSPIRE items (smoke/CO detectors, GFCI outlets, condition of electrical panel and plumbing fixtures, and appliance presence). If interior safety devices and functional kitchen/bath fixtures are confirmed, the property should pass with minimal repairs and be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 81.0,
"rationale": "Exterior photos show a well-maintained brick ranch with trimmed landscaping, intact windows and storm/impact-rated windows per listing, and no obvious exterior structural damage. Roof replaced 2021 (listing) and appears in good condition. Driveway has hairline to small cracks but no major spalling. No interior photos provided — listing language implies some cosmetic updating may be desired ('priced with room for you to make it your own') but no visible deferred maintenance. Missing interior appliance condition unknown; missing appliances would reduce readiness moderately but are not visible here."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site condition, walkways, yard",
"score": 79.3,
"rationale": "Brick exterior in good visible condition, consistent mortar and no visible major cracking. Lot slopes away from house; yard and shrubs are maintained. Walkway to front door is intact though shows surface wear; driveway shows small cracks but is serviceable. Mature trees close to house may require periodic maintenance but no immediate danger noted. Chain-link fence visible at side appears intact. Overall exterior/site is in good rental-ready condition."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.7,
"rationale": "No visible life-threatening exterior hazards: no collapsed structures, major roof sagging, or standing water observed. Entry steps look like two risers (photos) — may not require a handrail but exact riser count unknown. No exposed wiring visible from exterior; gutters present. However critical interior safety items (smoke/CO detectors, GFCI in kitchen/baths, electrical panel condition, bedroom egress sizes, hot water confirmation) are not visible in photos and must be confirmed. Impact windows and new HVAC reduce several risk items. Because interior safety items are unknown, a conservative mid-high score is assigned."
},
{
"key": "systems_mechanical",
"label": "Roof / HVAC / plumbing / electrical systems",
"score": 78.3,
"rationale": "Listing states roof replaced in 2021 and HVAC replaced in 2024 — both strong positives for passing inspection. Water heater dated 2014 (about 10–12 years) and likely serviceable but near mid-life. No evidence of roof leaks, major foundation movement, or visible plumbing problems from exterior. Electrical panel and interior plumbing fixtures are unknown from photos and must be verified, so score reduced slightly to account for that uncertainty."
}
],
"red_flags": [],
"confidence": 0.88,
"assumptions": [
"Interior conditions (walls, ceilings, floors, plumbing fixtures, electrical outlets, smoke/CO detectors, and appliances) are not shown; assumed average/functional unless otherwise disclosed.",
"HVAC is operational as of the 2024 replacement noted in the listing.",
"Roof replaced in 2021 is assumed watertight with no active leaks based on visual condition and listing.",
"Water heater (2014) is operational but nearing mid-to-late useful life; no visible leaks observed from exterior.",
"Windows are impact-rated per listing and are assumed to function; bedroom egress sizes not verified from photos.",
"No obvious exterior structural movement or major foundation issues are visible; deeper foundation issues cannot be ruled out without an interior/under-slab inspection.",
"Appliances (stove, refrigerator) are not visible; absence would be an easy-to-fix issue and would not be treated as an automatic safety failure."
],
"score_method": "mean_of_criteria",
"overall_score": 77.5,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6234862283"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.