Property ID: 6415911605
4195 Bonway Dr, Pensacola, FL, 32504
Pensacola, FL
Money Down: $69,480
CoC Return: -5.47%
Monthly Cash Flow: $-316
Est. Final ARV: $274,501
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,900
Closing Costs
$11,580
Total Down
$69,480
Investment Snapshot
Purchase Price
$289,500
Money Down
$69,480
Cash-on-Cash Return
-5.47%
Rent
$1,592
Monthly Cash Flow
$-316
Annual Cash Flow
$-3,797
Debt Service / Mo
$1,541
Property Tax / Mo
$99
Insurance / Mo
$109
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,592
Payment Standard
$1,933
Rent
$1,592
Insurance
$109
Property Tax
$99
Management
$159
Utilities Allowance
$341
NOI (Monthly)
$1,224
Debt Service
$1,541
Cash Flow After Debt
$-316
Quality Score: 82.50%
Confidence: 95.00%
This single-family home presents as largely turnkey for Section 8 tenancy. Recent major updates (roof 2021, windows 2022, appliances and water heater 2025, new flooring) and clean, maintained photos indicate low risk for structural problems. Primary inspection risks that cannot be confirmed from photos are presence/placement of smoke and CO detectors, GFCI protection in kitchen/baths, and operational verification of the HVAC condenser and electrical panel. These are typically quick fixes if absent. Overall, likely to pass an initial Housing Choice Voucher/NSPIRE inspection after a short pre-inspection check (1–2 weeks) to confirm detectors and GFCI outlets and to verify HVAC operation.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$341
Guaranteed Section 8 Rent (PS - Utilities)
$1,592
Property Management
$159
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$289,500
Beds
3
Baths
2
Living Area
1,404 sqft
Lot Size
9,518 sqft
Year Built
1968
Days on Market
360
Capital Outlay
$69,480
Debt Service
$1,541
Property Tax / Mo
$99
Insurance / Mo
$109
Property Description
NEW, NEW & NEW! This immaculately maintained 3-bedroom, 2-bath home offers the perfect alternatives of immediate comfort or long-term potential. Located near the charming Scenic Heights area, Cordova Mall & Pensacola International Airport, this home spans 1,404 sf & checks all the boxes for move-in readiness & your personal touch. Inside is a formal living area ideal for entertaining, & a cozy den perfect for relaxed evenings or informal gatherings. The refrigerator, dishwasher, glass top stove & water heater were replaced in 2025. The main living areas were refreshed in 2022 with new wood-look flooring that offers the warmth of hardwood with modern durability. The windows were also upgraded that same year, enhancing energy efficiency & natural light throughout. A new roof was installed in 2021, giving you one less thing to worry about. The home's backyard is a highlight, featuring a fully fenced yard with ample space for relaxation, entertainment or to add a pool. Whether you're looking for your first home, right-sizing or seeking long-term value, this property offers a solid foundation. With recent updates already in place, you can move in now & gradually personalize every detail to reflect your unique vision.
Utility Allowances
air_conditioning
$49
Selected based on the 3-bedroom value for a single-family detached home, as the property has 'Central Air'.
cooking
$13
Selected the 'electric' option as the property includes a 'glass top stove'. The value is for a 3-bedroom unit.
heating
$31
Selected the 'electric' option based on the explicit mention of an 'Electric Water Heater' and the absence of any gas utility information. The value is for a 3-bedroom unit.
monthly_electric_fee
$11
A fixed monthly fee applied as the property uses multiple electric utilities (A/C, cooking, water heater, lighting).
monthly_gas_fee
$0
No allowance is included as there is no indication of gas appliances at the property.
other_electric
$70
Standard allowance for lights and general electrical outlets, selected for a 3-bedroom unit.
range_tenant_supplied
$0
Allowance is zero because the property details list that a 'glass top stove' is provided by the landlord.
refrigerator_tenant_supplied
$0
Allowance is zero because the property details list that a 'Refrigerator' is provided by the landlord.
sewer
$64
Sewer is inferred to be a tenant utility based on the property having 'Public' water. The value is for a 3-bedroom unit.
trash_collection
$32
Standard utility for a single-family home. The value is fixed across all bedroom counts.
water
$40
Selected based on the 3-bedroom value, as the property has a 'Public' water source.
water_heater
$31
Selected the 'electric' option as the property description explicitly lists an 'Electric Water Heater'. The value is for a 3-bedroom unit.
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$1,313
DP3 Annual Estimate$1,313
DP1 Monthly Equivalent$109
DP3 Monthly Equivalent$109
Replacement Value$139,398
Basis1,404 sqft / 1968
Nearby Houses
Photo unavailable
4186 Bonway Dr
sold · 0.05 mi
Price: $435,000
5 bd / 4 ba · 2,360 sqft
Latest sale: $435,000
Latest rent: —
Photo unavailable
4180 Bonway Dr
off_market · 0.06 mi
Price: $1,495
3 bd / 2 ba · 1,400 sqft
Latest sale: —
Latest rent: —
Photo unavailable
4188 Aqua Vista Dr
for_sale · 0.07 mi
Price: $189,800
3 bd / 2 ba · 1,388 sqft
Latest sale: $147,000
Latest rent: —
Photo unavailable
4212 Bonway Dr
sold · 0.07 mi
Price: $129,000
3 bd / 2 ba · 1,282 sqft
Latest sale: $129,000
Latest rent: —
Photo unavailable
4161 Capri Dr
sold · 0.07 mi
Price: $225,000
3 bd / 2 ba · 1,777 sqft
Latest sale: $225,000
Latest rent: —
Photo unavailable
4184 Aqua Vista Dr
for_sale · 0.08 mi
Price: $310,000
6 bd / 2 ba · 1,629 sqft
Latest sale: $35,000
Latest rent: —
Photo unavailable
4196 Futura Dr
for_sale · 0.08 mi
Price: $415,000
5 bd / 2 ba · 1,954 sqft
Latest sale: $345,000
Latest rent: —
Photo unavailable
4216 Bonway Dr
sold · 0.09 mi
Price: $193,250
3 bd / 2 ba · 1,460 sqft
Latest sale: $193,250
Latest rent: —
Photo unavailable
4164 Aqua Vista Dr
sold · 0.10 mi
Price: $307,500
4 bd / 2 ba · 2,242 sqft
Latest sale: $307,500
Latest rent: —
Photo unavailable
4150 Bonway Dr
for_sale · 0.10 mi
Price: $315,000
3 bd / 2 ba · 1,670 sqft
Latest sale: $310,000 on Mar 15, 2023
Latest rent: —
Photo unavailable
4206 Futura Dr
sold · 0.10 mi
Price: $390,000
4 bd / 2 ba · 1,764 sqft
Latest sale: $390,000
Latest rent: —
Photo unavailable
4157 Futura Dr
sold · 0.11 mi
Price: $250,000
3 bd / 2 ba · 1,708 sqft
Latest sale: $250,000
Latest rent: —
Properties Used for Comps
Photo unavailable
4285 Bonway Dr, Pensacola, FL, 32504
sold
Price: $291,000
Rent: —
3 bd / 2 ba · 1,412 sqft
Sale Date: Feb 27, 2026
Distance: 0.16 mi
View listing
Photo unavailable
4260 Capri Dr, Pensacola, FL, 32504
sold
Price: $248,000
Rent: —
3 bd / 2 ba · 1,341 sqft
Sale Date: Jul 09, 2024
Distance: 0.20 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statements are accurate: roof replaced in 2021, windows in 2022, refrigerator/dishwasher/stove and water heater replaced in 2025.
- Central HVAC is present and functioning (ceiling vents visible) though condenser unit age/condition is unknown.
- No evidence of active roof leaks, structural sagging, or foundation movement based on exterior photos.
- Bedrooms have standard-size egress windows per photos/typical 1968 floorplans and recent window upgrades.
- Smoke detectors, carbon monoxide detectors, GFCI outlets, and electrical panel condition are not visible in photos and therefore are unknown; their absence would be an inspection deficiency but are assumed to be either present or easily remediable.
- Backyard is fully fenced per listing text though full fence not shown in provided photos.
- Bathrooms and kitchen interiors are cosmetically updated or serviceable per listing but not fully pictured; hidden minor plumbing or cosmetic items may exist.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,153 | $194,398 | $103,368 |
| 2023 | $1,010 | $190,611 | $97,530 |
| 2022 | $971 | $156,007 | $94,690 |
| 2021 | $949 | $130,276 | $91,933 |
| 2020 | $920 | $119,698 | $90,664 |
| 2019 | $893 | $114,052 | $88,626 |
| 2018 | $881 | $103,166 | $86,974 |
| 2017 | $868 | $95,334 | $85,186 |
| 2016 | $851 | $94,162 | $83,434 |
| 2015 | $855 | $90,593 | $82,855 |
| 2014 | $817 | $87,985 | $82,198 |
| 2013 | $841 | $80,984 | $80,984 |
| 2012 | $1,626 | $81,723 | $81,723 |
| 2011 | $1,683 | $84,452 | $84,452 |
| 2010 | $1,761 | $87,997 | $87,997 |
| 2009 | $1,815 | $90,764 | $90,764 |
| 2008 | $715 | $85,565 | $85,565 |
| 2007 | $996 | $90,000 | $71,290 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-09-09 | Price Changed | $289,500 |
| 2025-06-21 | Listed | $279,900 |
| 2002-03-25 | Sold | $86,000 |
| 1971-01-01 | Sold | $23,000 |
| 1970-01-01 | Sold | $25,000 |
| 1969-01-01 | Sold | $24,960 |
Photo Gallery
Show raw JSON (debug)
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{
"date": "2002-03-25",
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{
"date": "1971-01-01",
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"listing": null,
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{
"date": "1970-01-01",
"price": 25000,
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{
"date": "1969-01-01",
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"listing": null,
"event_name": "Sold",
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"days_after_listed": null,
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{
"project_name": null,
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"permit_effective_date": "Aug 11, 2021",
"permit_project_type_1": "Roofing",
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},
{
"project_name": null,
"permit_status": "Applied",
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"permit_effective_date": "Aug 6, 2021",
"permit_project_type_1": "Roofing",
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"permit_project_type_3": null
},
{
"project_name": "Imported Record",
"permit_status": "Issued",
"permit_type_of_work": null,
"permit_effective_date": "May 24, 2017",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Ivan",
"permit_effective_date": "Jan 31, 2005",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6415911605",
"generated_at": "2026-03-27T19:23:34.387477Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 82.5
},
"utility_allowance": {
"zip_code": "32504",
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"rent_price": 1592.0,
"loan_amount": 231600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4195-Bonway-Dr_Pensacola_FL_32504_M64159-11605",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 289500.0,
"loan_term_years": 30,
"annual_cash_flow": 14693.01,
"mortgage_monthly": 1540.84,
"payment_standard": 1933.0,
"total_amount_out": 57900.0,
"additional_photos": [
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"down_payment_rate": 0.2,
"insurance_monthly": 109.42,
"monthly_cash_flow": 1224.42,
"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": "Selected based on the 3-bedroom value for a single-family detached home, as the property has 'Central Air'.",
"utility": "air_conditioning",
"allowance": 49
},
{
"note": "Selected the 'electric' option as the property includes a 'glass top stove'. The value is for a 3-bedroom unit.",
"utility": "cooking",
"allowance": 13
},
{
"note": "Selected the 'electric' option based on the explicit mention of an 'Electric Water Heater' and the absence of any gas utility information. The value is for a 3-bedroom unit.",
"utility": "heating",
"allowance": 31
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{
"note": "A fixed monthly fee applied as the property uses multiple electric utilities (A/C, cooking, water heater, lighting).",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "No allowance is included as there is no indication of gas appliances at the property.",
"utility": "monthly_gas_fee",
"allowance": 0
},
{
"note": "Standard allowance for lights and general electrical outlets, selected for a 3-bedroom unit.",
"utility": "other_electric",
"allowance": 70
},
{
"note": "Allowance is zero because the property details list that a 'glass top stove' is provided by the landlord.",
"utility": "range_tenant_supplied",
"allowance": 0
},
{
"note": "Allowance is zero because the property details list that a 'Refrigerator' is provided by the landlord.",
"utility": "refrigerator_tenant_supplied",
"allowance": 0
},
{
"note": "Sewer is inferred to be a tenant utility based on the property having 'Public' water. The value is for a 3-bedroom unit.",
"utility": "sewer",
"allowance": 64
},
{
"note": "Standard utility for a single-family home. The value is fixed across all bedroom counts.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Selected based on the 3-bedroom value, as the property has a 'Public' water source.",
"utility": "water",
"allowance": 40
},
{
"note": "Selected the 'electric' option as the property description explicitly lists an 'Electric Water Heater'. The value is for a 3-bedroom unit.",
"utility": "water_heater",
"allowance": 31
}
],
"cash_on_cash_return": 0.25,
"down_payment_amount": 57900.0,
"property_tax_annual": 1187.59,
"property_tax_monthly": 98.97,
"property_tax_increase": 0.03,
"utility_allowance_total": 341.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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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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"effective_date": "2025-08-01"
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"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -3797.08,
"property_management_monthly": 159.2,
"monthly_cash_flow_after_debt": -316.42,
"cash_on_cash_return_after_debt": -0.07
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"section8_assessment": {
"runs": [
{
"summary": "This single-family home presents as largely turnkey for Section 8 tenancy. Recent major updates (roof 2021, windows 2022, appliances and water heater 2025, new flooring) and clean, maintained photos indicate low risk for structural problems. Primary inspection risks that cannot be confirmed from photos are presence/placement of smoke and CO detectors, GFCI protection in kitchen/baths, and operational verification of the HVAC condenser and electrical panel. These are typically quick fixes if absent. Overall, likely to pass an initial Housing Choice Voucher/NSPIRE inspection after a short pre-inspection check (1–2 weeks) to confirm detectors and GFCI outlets and to verify HVAC operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Property appears well maintained with recent interior updates (new wood-look floors 2022), windows 2022, and appliances/water heater replaced in 2025 per listing. Exterior brick and landscaping are tidy. Visible minor issues: driveway hairline/moderate cracks and small porch step (no handrail needed for single low step). No visible collapsed surfaces, peeling paint, or exposed subfloor. Missing interior photos for bathrooms/kitchen means small cosmetic or appliance details could exist but listing claims new stove, refrigerator, dishwasher. Overall issues are easy-to-fix or cosmetic."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "No visible life-threatening hazards in exterior/interior photos: no sagging rooflines, no collapsed ceilings, no standing water, no exposed wiring. Entry door shows a deadbolt/lockset. Bedrooms appear to have windows that likely meet egress (standard-size double-hung style). However, critical items are not visible: smoke detectors and carbon monoxide alarm locations not shown; GFCI protection in kitchen/baths not visible; electrical panel not shown. Listing notes new gas/electric appliances but does not state presence/condition of detectors or GFCI. Because these are common inspection items and not visible, there is a moderate risk that inspectors will require installation of detectors/GFCI outlets if missing."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Major system positives: roof replaced in 2021 and water heater replaced in 2025 (per listing). Photos show central HVAC ceiling vents suggesting a central system is present. Appliances replaced 2025 reduces near-term failure risk. Unknowns: age and operational status of HVAC condenser, electrical panel condition, plumbing interior condition and hot-water functionality not directly verified in photos. Given recent roof and water heater replacements and upgraded windows, major system risk is moderate-low but unverified items (HVAC condenser, electrical) could reduce score if found non-operational."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Exterior brick veneer and roof look in good condition. Landscaping well maintained; front porch and walkway intact. Listing states a fully fenced backyard (photo of full fence not provided). Driveway has visible cracking but not evidence of severe settlement or foundation movement. No visible evidence of pest infestation, major drainage issues, or foundation displacement in provided photos. Site appears safe and tenant-ready from exterior perspective."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: roof replaced in 2021, windows in 2022, refrigerator/dishwasher/stove and water heater replaced in 2025.",
"Central HVAC is present and functioning (ceiling vents visible) though condenser unit age/condition is unknown.",
"No evidence of active roof leaks, structural sagging, or foundation movement based on exterior photos.",
"Bedrooms have standard-size egress windows per photos/typical 1968 floorplans and recent window upgrades.",
"Smoke detectors, carbon monoxide detectors, GFCI outlets, and electrical panel condition are not visible in photos and therefore are unknown; their absence would be an inspection deficiency but are assumed to be either present or easily remediable.",
"Backyard is fully fenced per listing text though full fence not shown in provided photos.",
"Bathrooms and kitchen interiors are cosmetically updated or serviceable per listing but not fully pictured; hidden minor plumbing or cosmetic items may exist."
],
"overall_score": 83.0,
"rubric_version": "1.0"
},
{
"summary": "This single‑family home appears largely turnkey for Section 8/HCV tenancy. Major capital items have been recently replaced (roof, windows, flooring, water heater, appliances), the exterior and interior shown are well maintained, and there are no visible structural or life‑safety failures. Primary inspection risks that need confirmation during an in‑person inspection: presence and proper placement of smoke and CO detectors, GFCI protection in kitchen/bath, electrical panel condition, and HVAC operational testing. Addressing any missing detectors and verifying GFCIs/electrical will likely result in a pass with minimal repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Property photos and listing show recent, quality updates: new roof (2021), windows (2022), new wood-look flooring (2022), and major appliances + water heater replaced in 2025. Brick exterior and trim are intact and landscaping is maintained. Visible defects are minor and cosmetic (driveway surface cracks, small paint wear on shutters/trim). No visible collapsed ceilings, exposed subfloor, or severe deferred maintenance. Missing or broken items are not evident from photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards visible: no sagging roof, active water intrusion, or exposed wiring in images. Entry door has two locks (deadbolt present). Windows appear adequate for egress. However, smoke/CO detectors and GFCI outlets are not visible in photos (common NSPIRE checklist items) and electrical panel condition is unknown. Because these are required for pass and cannot be confirmed from photos, score is reduced to reflect inspection risk despite otherwise clean condition."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 78.0,
"rationale": "Major system positives: roof replaced 2021 and water heater replaced 2025 per listing; visible ceiling vents indicate central HVAC and intact ductwork. Appliances (stove, fridge, dishwasher) recently replaced per listing. Unknowns: service records and operational confirmation for HVAC, electrical panel condition, plumbing/drain testing, and hot water output were not provided. No visible evidence of system failure, but lack of direct verification reduces the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior brick facade and trim look well maintained; landscaping and fully fenced backyard (stated in listing) are positives for tenant safety and privacy. Driveway shows surface cracking (visible) which is a moderate maintenance item and could be a trip hazard if it worsens. Walkway and porch are intact; no visible foundation settlement, standing water, or pest infestation in provided photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Central HVAC is present and operational based on visible ceiling vents; no separate heating system was observed.",
"Appliances listed as replaced in 2025 (refrigerator, dishwasher, glass top stove) are present and operational even though interior kitchen photos are not provided.",
"Water heater replaced in 2025 is functional and correctly installed.",
"No significant hidden water intrusion or mold is present because ceilings and walls shown are clean with no visible staining; however attic/roof flashings were not inspected.",
"Electrical panel and wiring are standard for a 1968 home upgraded over time; no visible exposed wiring in photographed areas.",
"Bedrooms have egress windows (windows in photos are full-size and likely meet egress requirements) though bedroom interior photos were limited.",
"Front entry deadbolt visible in photos is considered acceptable for secure entry.",
"Driveway cracking is surface-level concrete cracking; not indicative of foundation movement."
],
"overall_score": 82.0,
"rubric_version": "nsPIRE-v1.0-2026"
},
{
"summary": "Based on listing details and photos this single‑family home appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with minimal repairs. Major recent investments (roof 2021, windows 2022, appliances and water heater 2025, refreshed flooring/paint) reduce risk. The primary inspection uncertainties are items not shown in photos: presence/operation of smoke/CO detectors, GFCI protection in kitchen/baths, electrical panel condition, and confirmation of HVAC and plumbing operation. If those items are present and functional, the property should be rent‑ready within 1–2 weeks; if any are missing, they are typically easy/quick to remedy.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Repairs",
"score": 88.0,
"rationale": "Photos and listing show recent updates: new roof (2021), replacement windows (2022), new wood-look flooring (2022) and kitchen appliances + water heater replaced in 2025. Interior paint and trim appear fresh and there is no visible water staining, peeling paint, broken cabinetry or collapsed surfaces. Driveway has minor cracking and landscaping/mulch beds need routine maintenance, but these are cosmetic. Missing interior photos of bathrooms and kitchen counters limit full verification but overall visible condition is very good."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE Safety & Code Risks",
"score": 78.0,
"rationale": "No immediate life‑threatening hazards visible (no collapsed ceilings, major leaks, exposed wiring or structural sag). Entry door shows two locks (likely knob + deadbolt) and windows appear operable for egress. Ceiling HVAC vents visible indicating central heating/cooling. However, smoke and carbon monoxide detectors are not visible in photos and GFCI receptacles in kitchen/baths are not shown; bathrooms and bedroom egress windows are not photographed in detail. Because some required items cannot be confirmed from photos, a modest deduction was applied to reflect inspection risk despite good visible condition."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing documents recent system investments: roof 2021 and water heater replaced in 2025; kitchen appliances replaced in 2025 and ceiling vents suggest central HVAC. There are no visible signs of active roof leaks or water intrusion. Electrical panel, AC condenser, plumbing access and hot‑water operation were not photographed, so full functional verification is not possible; score reflects likely good condition given the recent replacements but deducts for unverified mechanical components."
},
{
"key": "exterior_site",
"label": "Exterior, Site & Grounds",
"score": 86.0,
"rationale": "Exterior brick facade, gutters/soffits and trim appear well maintained; landscaping and a front walkway and porch are present and intact. Listing states a fully fenced backyard (not shown in photos but noted). Driveway shows surface cracks but no evidence of major foundation movement; garage door and roofline appear straight. No signs of infestation or standing water visible in exterior photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Interior photos are representative of the whole unit; bathrooms and kitchen are in similar clean/updated condition unless otherwise noted in listing.",
"Central HVAC exists and is operable (ceiling vents visible); no visible evidence of lack of heating/cooling.",
"Smoke detectors and carbon monoxide detectors are present or will be installed prior to rental (not visible in photos).",
"GFCI protection in kitchen and bathrooms is either present or will be added if required by local code (not visible in photos).",
"Electrical panel, plumbing and water heater are serviceable as implied by recent water heater replacement and overall maintenance; no hidden major electrical hazards.",
"The backyard is fully fenced as stated in listing (rear yard not pictured).",
"Because the house was built in 1968, lead‑based paint risk must be handled per HUD rules, but no peeling/flake paint was visible in photos."
],
"overall_score": 83.0,
"rubric_version": "ns-pmt-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4195 Bonway Dr, Pensacola, FL, 32504",
"aggregate": {
"summary": "This single-family home presents as largely turnkey for Section 8 tenancy. Recent major updates (roof 2021, windows 2022, appliances and water heater 2025, new flooring) and clean, maintained photos indicate low risk for structural problems. Primary inspection risks that cannot be confirmed from photos are presence/placement of smoke and CO detectors, GFCI protection in kitchen/baths, and operational verification of the HVAC condenser and electrical panel. These are typically quick fixes if absent. Overall, likely to pass an initial Housing Choice Voucher/NSPIRE inspection after a short pre-inspection check (1–2 weeks) to confirm detectors and GFCI outlets and to verify HVAC operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 87.0,
"rationale": "Property appears well maintained with recent interior updates (new wood-look floors 2022), windows 2022, and appliances/water heater replaced in 2025 per listing. Exterior brick and landscaping are tidy. Visible minor issues: driveway hairline/moderate cracks and small porch step (no handrail needed for single low step). No visible collapsed surfaces, peeling paint, or exposed subfloor. Missing interior photos for bathrooms/kitchen means small cosmetic or appliance details could exist but listing claims new stove, refrigerator, dishwasher. Overall issues are easy-to-fix or cosmetic."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 86.3,
"rationale": "Exterior brick veneer and roof look in good condition. Landscaping well maintained; front porch and walkway intact. Listing states a fully fenced backyard (photo of full fence not provided). Driveway has visible cracking but not evidence of severe settlement or foundation movement. No visible evidence of pest infestation, major drainage issues, or foundation displacement in provided photos. Site appears safe and tenant-ready from exterior perspective."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 77.0,
"rationale": "No visible life-threatening hazards in exterior/interior photos: no sagging rooflines, no collapsed ceilings, no standing water, no exposed wiring. Entry door shows a deadbolt/lockset. Bedrooms appear to have windows that likely meet egress (standard-size double-hung style). However, critical items are not visible: smoke detectors and carbon monoxide alarm locations not shown; GFCI protection in kitchen/baths not visible; electrical panel not shown. Listing notes new gas/electric appliances but does not state presence/condition of detectors or GFCI. Because these are common inspection items and not visible, there is a moderate risk that inspectors will require installation of detectors/GFCI outlets if missing."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 79.3,
"rationale": "Major system positives: roof replaced in 2021 and water heater replaced in 2025 (per listing). Photos show central HVAC ceiling vents suggesting a central system is present. Appliances replaced 2025 reduces near-term failure risk. Unknowns: age and operational status of HVAC condenser, electrical panel condition, plumbing interior condition and hot-water functionality not directly verified in photos. Given recent roof and water heater replacements and upgraded windows, major system risk is moderate-low but unverified items (HVAC condenser, electrical) could reduce score if found non-operational."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing statements are accurate: roof replaced in 2021, windows in 2022, refrigerator/dishwasher/stove and water heater replaced in 2025.",
"Central HVAC is present and functioning (ceiling vents visible) though condenser unit age/condition is unknown.",
"No evidence of active roof leaks, structural sagging, or foundation movement based on exterior photos.",
"Bedrooms have standard-size egress windows per photos/typical 1968 floorplans and recent window upgrades.",
"Smoke detectors, carbon monoxide detectors, GFCI outlets, and electrical panel condition are not visible in photos and therefore are unknown; their absence would be an inspection deficiency but are assumed to be either present or easily remediable.",
"Backyard is fully fenced per listing text though full fence not shown in provided photos.",
"Bathrooms and kitchen interiors are cosmetically updated or serviceable per listing but not fully pictured; hidden minor plumbing or cosmetic items may exist."
],
"score_method": "mean_of_criteria",
"overall_score": 82.5,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6415911605"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.