Property ID: 6353256183
7216 Helms Rd, Pensacola, FL, 32526
Pensacola, FL
Money Down: $30,000
CoC Return: 14.87%
Monthly Cash Flow: $372
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Investment Snapshot
Purchase Price
$125,000
Money Down
$30,000
Cash-on-Cash Return
14.87%
Rent
$1,287
Monthly Cash Flow
$372
Annual Cash Flow
$4,461
Debt Service / Mo
$665
Property Tax / Mo
$50
Insurance / Mo
$71
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,287
Payment Standard
$1,525
Rent
$1,287
Insurance
$71
Property Tax
$50
Management
$129
Utilities Allowance
$238
NOI (Monthly)
$1,037
Debt Service
$665
Cash Flow After Debt
$372
Quality Score: 64.30%
Confidence: 95.00%
This 2-bed/2-bath mobile home appears generally serviceable and could be made Section 8 rent-ready with mostly minor repairs and verification of building systems. The unit shows a new porch and intact shell, working kitchen appliances, and a maintained yard. The main inspection risks are missing/undocumented life-safety items (smoke/CO detectors, GFCI), unknown status of HVAC, water heater and electrical panel, and lead-paint risk due to the 1975 build year. Addressing alarms, confirming heating/cooling operation, verifying electrical/GFCI protection, and a quick systems check should put the unit within NSPIRE pass range within 2-4 weeks.
Section 8 Payment Standard
$1,525
Utility Allowance Total
$238
Guaranteed Section 8 Rent (PS - Utilities)
$1,287
Property Management
$129
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,000
Beds
2
Baths
2
Living Area
912 sqft
Lot Size
31,799 sqft
Year Built
1975
Days on Market
81
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$50
Insurance / Mo
$71
Property Description
Wonderful opportunity in Beulah. This well cared for 2-bedroom, 2-bath mobile home sits on a spacious .73-acre fully fenced lot on a quiet, private road, with the home positioned toward the front and a large, open backyard behind it. The living room opens to the kitchen and dining area. The kitchen features a dishwasher, double oven, island, ample counter space, and a comfortable eating area. Split floor plan with one bedroom and full bath on one side and the primary suite on the other. The primary bathroom has been updated with a walk-in shower and newer vanity. Enjoy the outdoors from the covered front porch or the spacious open back deck. Storage is plentiful with three connected sheds with power, plus a smaller metal shed for additional storage. Whether you're looking for an affordable move-in-ready home, land to build in the future, or a lot to replace the existing mobile home, this property offers flexibility, space, and value.
Utility Allowances
Air Conditioning
$31
Property has Central Air Conditioning, as listed in the property details. The allowance is based on the 2-bedroom schedule for a single-family home.
Cooking
$10
The property includes a 'Double Oven', indicating an electric cooking source. The electric cooking option for a 2-bedroom unit was selected.
Heating
$30
The property has 'Central' heating. The fuel type is not specified, so the more expensive option (Natural Gas) was chosen as per the rules.
Monthly Electric Fee
$11
A standard base fee for maintaining an active electric utility account, applicable to all residential properties.
Monthly Gas Fee
$13
A standard base fee for a natural gas account, applicable because gas was selected as the heating fuel.
Other Electric
$54
Allowance for general electric use (lights, outlets, etc.). The property includes W/D hookups, which contributes to this usage.
Trash Collection
$32
Standard allowance for residential trash collection service.
Water
$32
The property's water source is listed as 'Public'. Allowance is based on the 2-bedroom schedule.
Water Heater
$25
The property details specify an 'Electric Water Heater'. The electric water heater option for a 2-bedroom unit was selected.
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$853
DP3 Annual Estimate$853
DP1 Monthly Equivalent$71
DP3 Monthly Equivalent$71
Replacement Value$19,846
Basis912 sqft / 1975
Nearby Houses
Photo unavailable
7200 Helms Rd
sold · 0.07 mi
Price: $49,000
— bd / — ba
Latest sale: $49,000 on Jul 26, 2015
Latest rent: —
Photo unavailable
7210 Helms Rd
sold · 0.09 mi
Price: $399,000
3 bd / 2 ba · 1,794 sqft
Latest sale: $399,000 on Mar 31, 2023
Latest rent: —
Photo unavailable
7650 Beulah Rd
sold · 0.13 mi
Price: $405,000
4 bd / 3 ba · 2,331 sqft
Latest sale: $405,000 on Nov 25, 2024
Latest rent: —
Photo unavailable
7131 Helms Rd
sold · 0.14 mi
Price: $123,600
3 bd / 2 ba · 1,594 sqft
Latest sale: $123,600 on Jul 02, 2020
Latest rent: —
Photo unavailable
5161 Wheeler Way
sold · 0.18 mi
Price: $328,809
4 bd / 3 ba · 2,503 sqft
Latest sale: $328,809 on Oct 23, 2020
Latest rent: —
Photo unavailable
5157 Wheeler Way
sold · 0.18 mi
Price: $335,900
4 bd / 3 ba · 2,828 sqft
Latest sale: $335,900
Latest rent: —
Photo unavailable
5153 Wheeler Way
sold · 0.18 mi
Price: $350,000
4 bd / 3 ba · 2,402 sqft
Latest sale: $350,000
Latest rent: —
Photo unavailable
5149 Wheeler Way
sold · 0.19 mi
Price: $480,000
4 bd / 3 ba · 2,402 sqft
Latest sale: $480,000 on Aug 22, 2025
Latest rent: —
Photo unavailable
5145 Wheeler Way
sold · 0.20 mi
Price: $422,000
5 bd / 3 ba · 2,547 sqft
Latest sale: $422,000
Latest rent: —
Photo unavailable
5141 Wheeler Way
sold · 0.20 mi
Price: $434,900
4 bd / 3 ba · 2,828 sqft
Latest sale: $434,900
Latest rent: —
Photo unavailable
5137 Wheeler Way
sold · 0.21 mi
Price: $507,000
4 bd / 3 ba · 2,503 sqft
Latest sale: $507,000
Latest rent: —
Photo unavailable
5152 Wheeler Way
sold · 0.22 mi
Price: $320,000
4 bd / 3 ba · 2,399 sqft
Latest sale: $320,000
Latest rent: —
Photo unavailable
7450 Beulah Rd
sold · 0.22 mi
Price: $395,000
3 bd / 2 ba · 1,842 sqft
Latest sale: $395,000
Latest rent: —
Photo unavailable
5129 Wheeler Way
sold · 0.23 mi
Price: $285,000
4 bd / 2 ba · 2,077 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
5140 Wheeler Way
sold · 0.23 mi
Price: $398,000
4 bd / 3 ba · 2,448 sqft
Latest sale: $398,000
Latest rent: —
Photo unavailable
5136 Wheeler Way
sold · 0.24 mi
Price: $375,000
3 bd / 2 ba · 1,908 sqft
Latest sale: $375,000
Latest rent: —
Photo unavailable
5132 Wheeler Way
for_sale · 0.25 mi
Price: $475,000
4 bd / 3 ba · 2,436 sqft
Latest sale: $309,000
Latest rent: —
Photo unavailable
7868 Beulah Rd
sold · 0.25 mi
Price: $262,000
2 bd / 2 ba · 1,797 sqft
Latest sale: $262,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in interior photos (NSPIRE failure if absent).
- No photographed evidence of a working heating/cooling system exterior unit or furnace — HVAC operation must be confirmed.
- Property built in 1975 — potential lead-based paint hazard and disclosure required.
- GFCI protection at kitchen sink/outlets not evident in photos (common cause of inspection failure if missing).
Assumptions
- Listing photos represent the home’s typical condition and no major concealed damage exists beyond what’s visible.
- Appliances shown (refrigerator, double oven, cooktop) are present at the property; the listing’s claim of a dishwasher is accurate though not visible in photos.
- A central forced-air system is probable because of visible floor vents, but the exterior condenser or furnace location was not photographed and its operation is unconfirmed.
- Smoke detectors and CO alarms are not present or not visible in photos; they will need to be verified/installed before inspection.
- Electrical panel and water heater are present but not photographed — their condition is unknown and assumed serviceable until inspected.
- Property year built (1975) places it in the pre-1978 lead-paint era; assume lead-paint risk that must be disclosed/managed per HUD rules.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $584 | $29,469 | $24,807 |
| 2023 | $397 | $20,502 | $20,502 |
| 2022 | $393 | $20,053 | $20,053 |
| 2021 | $397 | $19,639 | $19,639 |
| 2020 | $389 | $19,432 | $19,432 |
| 2019 | $378 | $18,418 | $18,418 |
| 2018 | $381 | $18,302 | $18,302 |
| 2017 | $385 | $18,164 | $18,164 |
| 2016 | $389 | $18,095 | $18,095 |
| 2015 | $365 | $17,957 | $17,957 |
| 2014 | $338 | $17,824 | $17,824 |
| 2013 | $356 | $17,765 | $17,765 |
| 2012 | $359 | $17,765 | $17,765 |
| 2011 | $80 | $17,765 | $9,962 |
| 2010 | $75 | $17,860 | $17,860 |
| 2009 | $75 | $17,860 | $17,860 |
| 2008 | $75 | $17,271 | $17,271 |
| 2007 | $75 | $17,970 | $9,270 |
Sale History
| Date | Event | Price |
|---|---|---|
| 1998-01-13 | Sold | $18,000 |
Photo Gallery
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"price_sqft": 137.06140350877192,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "679930",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/gas",
"permit_effective_date": "Mar 4, 1988",
"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/plumbing",
"permit_effective_date": "Mar 3, 1988",
"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": "Mar 3, 1988",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6353256183",
"generated_at": "2026-03-27T19:44:05.596943Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 64.3
},
"utility_allowance": {
"zip_code": "32526",
"home_photo": "https://ap.rdcpix.com/e5102c62a0c64c454824a6b4891501cel-m2587289957s-w1280.jpg",
"rent_price": 1287.0,
"loan_amount": 100000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/7216-Helms-Rd_Pensacola_FL_32526_M63532-56183",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 125000.0,
"loan_term_years": 30,
"annual_cash_flow": 12445.08,
"mortgage_monthly": 665.3,
"payment_standard": 1525.0,
"total_amount_out": 25000.0,
"additional_photos": [
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"https://ap.rdcpix.com/e5102c62a0c64c454824a6b4891501cel-m621109894s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 71.08,
"monthly_cash_flow": 1037.09,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"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"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Property has Central Air Conditioning, as listed in the property details. The allowance is based on the 2-bedroom schedule for a single-family home.",
"utility": "Air Conditioning",
"allowance": 31
},
{
"note": "The property includes a 'Double Oven', indicating an electric cooking source. The electric cooking option for a 2-bedroom unit was selected.",
"utility": "Cooking",
"allowance": 10
},
{
"note": "The property has 'Central' heating. The fuel type is not specified, so the more expensive option (Natural Gas) was chosen as per the rules.",
"utility": "Heating",
"allowance": 30
},
{
"note": "A standard base fee for maintaining an active electric utility account, applicable to all residential properties.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "A standard base fee for a natural gas account, applicable because gas was selected as the heating fuel.",
"utility": "Monthly Gas Fee",
"allowance": 13
},
{
"note": "Allowance for general electric use (lights, outlets, etc.). The property includes W/D hookups, which contributes to this usage.",
"utility": "Other Electric",
"allowance": 54
},
{
"note": "Standard allowance for residential trash collection service.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "The property's water source is listed as 'Public'. Allowance is based on the 2-bedroom schedule.",
"utility": "Water",
"allowance": 32
},
{
"note": "The property details specify an 'Electric Water Heater'. The electric water heater option for a 2-bedroom unit was selected.",
"utility": "Water Heater",
"allowance": 25
}
],
"cash_on_cash_return": 0.5,
"down_payment_amount": 25000.0,
"property_tax_annual": 601.52,
"property_tax_monthly": 50.13,
"property_tax_increase": 0.03,
"utility_allowance_total": 238.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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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",
"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"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 4461.45,
"property_management_monthly": 128.7,
"monthly_cash_flow_after_debt": 371.79,
"cash_on_cash_return_after_debt": 0.18
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed/2-bath mobile home appears generally serviceable and could be made Section 8 rent-ready with mostly minor repairs and verification of building systems. The unit shows a new porch and intact shell, working kitchen appliances, and a maintained yard. The main inspection risks are missing/undocumented life-safety items (smoke/CO detectors, GFCI), unknown status of HVAC, water heater and electrical panel, and lead-paint risk due to the 1975 build year. Addressing alarms, confirming heating/cooling operation, verifying electrical/GFCI protection, and a quick systems check should put the unit within NSPIRE pass range within 2-4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 75.0,
"rationale": "Interior and exterior photos show a lived-in but generally maintained mobile home. New front porch/deck and intact siding/skirting are positive. Interior finishes (carpet, paneling, cabinetry) are worn but serviceable; kitchen appliances (double oven, cooktop, refrigerator) are present. Minor cosmetic repairs likely (carpet cleaning/replacement, cabinet repairs, paint touch-ups, threshold/trim). No large visible water stains or collapsed finishes. Missing or older finishes reduce score slightly but these are mostly easy/low-cost fixes."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "No visible smoke or carbon monoxide detectors in photos; GFCI protection at sink not evident; entry door hardware shows a knob but deadbolt presence not confirmed. Bedrooms appear to have windows providing egress, and deck has guardrails/handrails, but spacing and handrail height not measured. No obvious exposed wiring or active leaks visible. Because alarms and GFCI are common inspection failures and are not shown, moderate risk remains until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 55.0,
"rationale": "Floor vents visible (forced air ducting) but no exterior condenser or furnace is pictured; window AC unit visible in a living window (suggests supplemental cooling or lack of central A/C). Water heater and electrical panel are not shown. Roof appears aged with no clear active leaks in photos but age of roof, furnace, and water heater cannot be verified. Because critical systems are undocumented in photos, assume moderate risk and need for a systems inspection; possible repairs or replacements may be required."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & safety",
"score": 70.0,
"rationale": "Property sits on a large, fenced .73-acre lot with a gated drive and multiple sheds. Grounds are tidy and free of standing water in photos. Front porch/deck is new and solid-looking with railings. Sheds are reported to have power (potential useful storage) but that wiring should be checked. Driveway is unpaved but serviceable. Overall exterior appears functional with minor yard/driveway improvements possible."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (NSPIRE failure if absent).",
"No photographed evidence of a working heating/cooling system exterior unit or furnace — HVAC operation must be confirmed.",
"Property built in 1975 — potential lead-based paint hazard and disclosure required.",
"GFCI protection at kitchen sink/outlets not evident in photos (common cause of inspection failure if missing)."
],
"confidence": 0.65,
"assumptions": [
"Listing photos represent the home’s typical condition and no major concealed damage exists beyond what’s visible.",
"Appliances shown (refrigerator, double oven, cooktop) are present at the property; the listing’s claim of a dishwasher is accurate though not visible in photos.",
"A central forced-air system is probable because of visible floor vents, but the exterior condenser or furnace location was not photographed and its operation is unconfirmed.",
"Smoke detectors and CO alarms are not present or not visible in photos; they will need to be verified/installed before inspection.",
"Electrical panel and water heater are present but not photographed — their condition is unknown and assumed serviceable until inspected.",
"Property year built (1975) places it in the pre-1978 lead-paint era; assume lead-paint risk that must be disclosed/managed per HUD rules."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1-mobile-assess-2026-03"
},
{
"summary": "This 1975 mobile home is in fair to good condition with a recently-built porch and generally intact interior finishes. Key issues for a successful Section 8 / HCV (NSPIRE) inspection are the absence (not visible in photos) of required smoke/CO detectors, lack of visible GFCI protection at kitchen sink, and unconfirmed heating and service equipment (water heater/electrical panel). The property is likely to pass after modest upgrades and fixes (install detectors, GFCI, verify/repair HVAC and hot water, service older appliances, clean/replace worn flooring). Estimated time to pass: 2–6 weeks depending on access to systems and remediation of electrical/safety items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Property appears generally clean and lived-in with a recently-built front porch and intact flooring and wall panels. Visible deferred/cosmetic items: worn kitchen cabinet faces and countertops, older appliances (double wall oven and electric cooktop) that may need service, carpet shows wear and will likely need cleaning or replacement, some trim and skirting show age. Missing or aging items (appliances, cabinetry, finishes) are moderate and are capital/maintenance items rather than immediate safety failures. Overall the unit looks rentable after modest cosmetic updates and typical appliance checks."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 55.0,
"rationale": "Photos do not show smoke detectors or CO alarms and no GFCI is visible at the kitchen sink outlet—these are common NSPIRE failure points and would need addressing. Interior finishes show intact ceilings and walls with no visible active water stains or mold. Windows in living spaces look operable and egress for bedrooms likely present but are not shown. Porch has railings but height/spacing cannot be confirmed; stairs have a handrail. No exposed wiring or collapsed ceilings visible. Because several required safety items (smoke/CO detectors, GFCI) are not visible, this lowers the safety score and must be corrected before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Major systems are partially visible: cooling appears to be by window AC units (seen in living area) rather than central HVAC; no clear evidence of a dedicated heating system or water heater in photos. Kitchen appliances are older but appear installed (electric cooktop, double oven, refrigerator). Electrical panel, water heater, and furnace/heat source were not shown—these unknowns introduce moderate risk. Roof appears intact with no visible active leaks in interior photos, but roof covering looks aged. Plumbing fixtures shown (kitchen sink) appear functional without visible leaks. Overall systems need verification/service but no obvious catastrophic failures are shown."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Property sits on a large, fully fenced 0.73-acre lot with good yard space and a clear dirt/gravel driveway. Exterior siding/skirting is present; the new covered porch and steps are in good condition. Multiple powered sheds add useful storage. No standing water, major foundation movement, or roof collapse is visible. Paint is faded and the roof and siding show age but appear serviceable. Overall the exterior and site are in good, rentable condition with routine maintenance recommended."
}
],
"red_flags": [
"No visible smoke detectors (required for NSPIRE) — must be installed/verified prior to inspection.",
"No visible carbon monoxide detector — required where applicable and not shown.",
"No visible GFCI protection at kitchen sink outlets — NSPIRE/Section 8 will require GFCI.",
"Built in 1975 — pre-1978 lead paint risk; disclosure and possible remediation required for families with young children.",
"Heating source not confirmed (no visible central heating system) — heater and hot water must be present and operational.",
"Aged appliances and unknown electrical panel condition — potential electrical risk until verified."
],
"confidence": 0.65,
"assumptions": [
"No smoke detectors or carbon monoxide alarms were visible in the supplied photos; assume none are installed or they are not visible/functional and will need verification.",
"Kitchen outlets near the sink do not have GFCI protection (no evidence of GFCI receptacle visible); assume GFCI is required and missing.",
"Mechanical systems (furnace/heater, water heater, electrical panel) were not photographed; assume their condition is unknown and require on-site verification.",
"Cooling is provided by window AC units visible in photos; assume there is no central forced-air AC, and heating source is uncertain.",
"Interior ceilings show seam lines typical of older mobile homes but no active leaks were visible; assume roof is aged but not actively leaking.",
"Property was built in 1975 (pre-1978) so lead-based paint risk exists and will trigger lead disclosure/requirements where applicable.",
"Porch guardrails and stair handrail appear present, but height and spacing compliance cannot be confirmed from photos and may require adjustment.",
"No rental events or activity in the last 5 years were provided; rental_history_activity excluded from scoring."
],
"overall_score": 64.0,
"rubric_version": "ns-preset-2026-03-v1"
},
{
"summary": "This older single-wide mobile home (built 1975) presents as functionally habitable with mostly cosmetic repairs needed (carpet, cabinet finishes, paint). Key safety and systems uncertainties (possible missing GFCI in kitchen, no visible CO detector, heating not visible, and lead-based paint risk due to year built) create inspection risks that must be addressed/verified. If GFCI and detectors are installed/verified, heating source confirmed and any minor mechanical items addressed, the property is likely to pass an initial HCV/NSPIRE inspection within 30 days. Expect modest work rather than major structural rehabilitation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior appears clean and lived-in but dated: worn carpet, older cabinetry, cosmetic wear to counters and cabinet faces. Appliances are present (refrigerator, cooktop, built-in double oven) which reduces impact; island cooktop and hood present. Exterior front porch/deck looks newly built and in good condition. No visible severe water damage, large stains, or collapsed finishes. Overall repairs are cosmetic and moderate (carpet replacement, cabinet touch-up, paint, minor countertop/cabinet repairs)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 58.0,
"rationale": "Mixed safety indicators. Visible ceiling-mounted round detector near kitchen suggests at least one smoke detector, entry door appears secure and a porch light installed. No exposed live wiring observed in photos. However kitchen outlets shown appear to lack GFCI protection (kitchen GFCI likely required) and carbon-monoxide detector is not visible. Bedroom egress windows appear present. Skirting and steps/railings are present; deck has guardrail but railing configuration should be measured for compliance. Critical compliance concern: home built in 1975 — potential lead-based paint risk and HUD disclosure/mitigation requirements. Window ACs visible but no obvious primary heating system shown. These items create inspection risk until verified or corrected."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Condition",
"score": 50.0,
"rationale": "Major systems status uncertain from photos. Roof appears intact but shows age/discoloration; no visible active leaks or sagging. HVAC appears to be window units (visible), suggesting no central forced-air system; heating source is not visible in photos and may be electric wall heat or absent — this is a system risk that must be confirmed. Electrical panel and water heater not shown. Plumbing fixtures (kitchen sink, bathroom updates claimed in listing) appear present; hot water system not visible. Given unknowns and age of the mobile home, rate systems mechanical as moderate risk that will require verification/possible service."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Large, fenced .73-acre lot in generally tidy condition. Driveway and access are usable; fencing intact. Mobile siding and skirting generally intact in photos; three powered connected sheds and an additional metal shed increase usable storage. New-looking front deck/porch with railing and steps. Yard is open and no visible standing water or major drainage issues in photos. Exterior shows cosmetic age but no severe visible neglect."
}
],
"red_flags": [
"Property built in 1975 — potential lead-based paint risk / HUD disclosure and mitigation requirements.",
"No visible primary heating system (window A/C units shown) — verify presence of a working, code-compliant heat source.",
"Kitchen outlets appear to lack GFCI protection — required in kitchen and a common inspection failure.",
"Carbon monoxide detector not visible — required if fuel-burning appliances are present or as local code requires.",
"Mobile-home-specific concerns not visible in photos: tie-downs, anchoring, and condition of undercarriage/supports need verification."
],
"confidence": 0.65,
"assumptions": [
"Smoke detector presence inferred from a round ceiling/wall-mounted device visible near the kitchen; exact number and placement of detectors unknown.",
"Heating system is not visible in photos; assumed absent or non-central (window AC units visible) and will require confirmation of a working heat source for winter months.",
"Electrical panel, water heater, and fuel sources are not shown; assumed functional but unverified — may require service or replacement depending on age/condition.",
"Kitchen outlets shown appear to be standard receptacles; assumed GFCI protection is absent and will need installation if confirmed missing.",
"Skirting covers the undercarriage; structural supports/tie-downs for a mobile home are not visible — assumed adequate unless inspection finds otherwise.",
"No visible active roof leaks or major ceiling sagging in photos, assumed roof to be aged but weather-tight until proven otherwise.",
"No visible peeling paint or obvious mold stains in photos; assume no active lead-paint hazards visible but age (1975) requires lead disclosure and possible further testing."
],
"overall_score": 64.0,
"rubric_version": "nspr-v1-2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "7216 Helms Rd, Pensacola, FL, 32526",
"aggregate": {
"summary": "This 2-bed/2-bath mobile home appears generally serviceable and could be made Section 8 rent-ready with mostly minor repairs and verification of building systems. The unit shows a new porch and intact shell, working kitchen appliances, and a maintained yard. The main inspection risks are missing/undocumented life-safety items (smoke/CO detectors, GFCI), unknown status of HVAC, water heater and electrical panel, and lead-paint risk due to the 1975 build year. Addressing alarms, confirming heating/cooling operation, verifying electrical/GFCI protection, and a quick systems check should put the unit within NSPIRE pass range within 2-4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 71.7,
"rationale": "Interior and exterior photos show a lived-in but generally maintained mobile home. New front porch/deck and intact siding/skirting are positive. Interior finishes (carpet, paneling, cabinetry) are worn but serviceable; kitchen appliances (double oven, cooktop, refrigerator) are present. Minor cosmetic repairs likely (carpet cleaning/replacement, cabinet repairs, paint touch-ups, threshold/trim). No large visible water stains or collapsed finishes. Missing or older finishes reduce score slightly but these are mostly easy/low-cost fixes."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & safety",
"score": 73.3,
"rationale": "Property sits on a large, fenced .73-acre lot with a gated drive and multiple sheds. Grounds are tidy and free of standing water in photos. Front porch/deck is new and solid-looking with railings. Sheds are reported to have power (potential useful storage) but that wiring should be checked. Driveway is unpaved but serviceable. Overall exterior appears functional with minor yard/driveway improvements possible."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 57.7,
"rationale": "No visible smoke or carbon monoxide detectors in photos; GFCI protection at sink not evident; entry door hardware shows a knob but deadbolt presence not confirmed. Bedrooms appear to have windows providing egress, and deck has guardrails/handrails, but spacing and handrail height not measured. No obvious exposed wiring or active leaks visible. Because alarms and GFCI are common inspection failures and are not shown, moderate risk remains until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 55.0,
"rationale": "Floor vents visible (forced air ducting) but no exterior condenser or furnace is pictured; window AC unit visible in a living window (suggests supplemental cooling or lack of central A/C). Water heater and electrical panel are not shown. Roof appears aged with no clear active leaks in photos but age of roof, furnace, and water heater cannot be verified. Because critical systems are undocumented in photos, assume moderate risk and need for a systems inspection; possible repairs or replacements may be required."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (NSPIRE failure if absent).",
"No photographed evidence of a working heating/cooling system exterior unit or furnace — HVAC operation must be confirmed.",
"Property built in 1975 — potential lead-based paint hazard and disclosure required.",
"GFCI protection at kitchen sink/outlets not evident in photos (common cause of inspection failure if missing)."
],
"confidence": 0.95,
"assumptions": [
"Listing photos represent the home’s typical condition and no major concealed damage exists beyond what’s visible.",
"Appliances shown (refrigerator, double oven, cooktop) are present at the property; the listing’s claim of a dishwasher is accurate though not visible in photos.",
"A central forced-air system is probable because of visible floor vents, but the exterior condenser or furnace location was not photographed and its operation is unconfirmed.",
"Smoke detectors and CO alarms are not present or not visible in photos; they will need to be verified/installed before inspection.",
"Electrical panel and water heater are present but not photographed — their condition is unknown and assumed serviceable until inspected.",
"Property year built (1975) places it in the pre-1978 lead-paint era; assume lead-paint risk that must be disclosed/managed per HUD rules."
],
"score_method": "mean_of_criteria",
"overall_score": 64.3,
"rubric_version": "nsPIRE-v1-mobile-assess-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6353256183"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.