Property ID: 6429513673
4111 Capri Dr, Pensacola, FL, 32504
Pensacola, FL
Money Down: $64,560
CoC Return: -7.73%
Monthly Cash Flow: $-416
Est. Final ARV: $276,924
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$53,800
Closing Costs
$10,760
Total Down
$64,560
Investment Snapshot
Purchase Price
$269,000
Money Down
$64,560
Cash-on-Cash Return
-7.73%
Rent
$1,574
Monthly Cash Flow
$-416
Annual Cash Flow
$-4,993
Debt Service / Mo
$1,432
Property Tax / Mo
$300
Insurance / Mo
$101
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,574
Payment Standard
$1,933
Rent
$1,574
Insurance
$101
Property Tax
$300
Management
$157
Utilities Allowance
$359
NOI (Monthly)
$1,016
Debt Service
$1,432
Cash Flow After Debt
$-416
Quality Score: 74.90%
Confidence: 95.00%
Overall the property appears to be in good, mostly turn-key condition with a new roof, clean interior paint and flooring, functional kitchen and bathrooms and no visible structural defects. Most items seen are cosmetic or minor repairs. Primary inspection risk areas are absence/not-shown of visible smoke/CO detectors and GFCI outlets, and lack of photographed verification of HVAC, water heater and electrical panel. With quick verification/installation of detectors, confirmation of HVAC/hot water and basic GFCI checks, this property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection within 30 days.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$359
Guaranteed Section 8 Rent (PS - Utilities)
$1,574
Property Management
$157
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$269,000
Beds
3
Baths
2
Living Area
1,300 sqft
Lot Size
11,565 sqft
Year Built
1969
Days on Market
102
Capital Outlay
$64,560
Debt Service
$1,432
Property Tax / Mo
$300
Insurance / Mo
$101
Property Description
This charming, all-brick, 3 bedroom 2 bath home is in a desirable Pensacola location with sidewalks and parks. New roof (2026), new paint in the den, hallway, kitchen, and foyer. Perfect location for easy shopping, downtown events, the airport, and beaches.
Utility Allowances
Heating
$33
Selected 'Natural Gas' for heating. The property has a 'Gas Water Heater', indicating gas service is available. For a 3-bedroom unit, the allowance is $33.
Cooking
$13
Selected 'Electric' for cooking. The fuel type was not specified, so the more expensive option was chosen per instructions. For a 3-bedroom unit, the allowance is $13.
Water Heater
$23
Selected 'Natural Gas' for the water heater, as it is explicitly listed in the property details. For a 3-bedroom unit, the allowance is $23.
Air Conditioning
$49
Property has central air conditioning. For a 3-bedroom unit, the allowance is $49.
Other Electric
$70
This allowance covers miscellaneous electric uses like lighting and general appliances. For a 3-bedroom unit, the allowance is $70.
Water
$40
Property is on public sewer, implying public water is also used. For a 3-bedroom unit, the allowance is $40.
Sewer
$64
Property details from a comparable listing state it uses public sewer. For a 3-bedroom unit, the allowance is $64.
Trash Collection
$32
Standard utility for a single-family residence. The allowance for a 3-bedroom unit is $32.
Monthly Gas Fee
$13
A fixed monthly fee for having gas service, applicable as gas appliances are in use. The allowance for a 3-bedroom unit is $13.
Monthly Electric Fee
$11
A fixed monthly fee for having electric service. The allowance for a 3-bedroom unit is $11.
Tenant-Supplied Range
$11
The property does not explicitly list a range/oven as a provided appliance, so it is assumed to be tenant-supplied. For a 3-bedroom unit, the allowance is $11.
Tenant-Supplied Refrigerator
$0
The property details explicitly list a 'Refrigerator' as a provided appliance, so this allowance is $0.
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$1,216
DP3 Annual Estimate$1,216
DP1 Monthly Equivalent$101
DP3 Monthly Equivalent$101
Replacement Value$143,181
Basis1,300 sqft / 1969
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5951 Leesway Blvd
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Properties Used for Comps
Photo unavailable
3860 Forest Glen Dr, Pensacola, FL, 32504
sold
Price: $289,900
Rent: —
3 bd / 2 ba · 1,323 sqft
Sale Date: Mar 21, 2025
Distance: 0.25 mi
View listing
Photo unavailable
4110 Capri Dr, Pensacola, FL, 32504
sold
Price: $265,000
Rent: —
3 bd / 2 ba · 1,232 sqft
Sale Date: Aug 09, 2024
Distance: 0.03 mi
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Photo unavailable
3925 Tom Lane Dr, Pensacola, FL, 32504
sold
Price: $340,000
Rent: —
3 bd / 2 ba · 1,476 sqft
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View listing
Photo unavailable
3885 Summer Dr, Pensacola, FL, 32504
sold
Price: $243,000
Rent: —
3 bd / 2 ba · 1,296 sqft
Sale Date: Aug 05, 2024
Distance: 0.24 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing text is accurate: roof replaced in 2026 and no active roof leaks exist.
- Central HVAC is present and vents seen in photos indicate a working forced-air system, but operation has not been verified.
- Water heater is present and functioning though it is not shown in photos.
- Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or need battery/verification and should be confirmed/installed.
- Electrical panel and GFCI protection are not shown; assume standard older system that requires on-site verification for proper labeling and GFCI in kitchen/bath.
- No signs of severe hidden problems (major mold, structural movement, major plumbing leaks) are visible; if there is severe hidden distress it would reduce scores significantly.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,491 | $198,181 | $198,181 |
| 2023 | $3,049 | $189,232 | $170,254 |
| 2022 | $2,711 | $154,777 | $154,777 |
| 2021 | $947 | $130,713 | $91,836 |
| 2020 | $919 | $118,837 | $90,569 |
| 2019 | $891 | $114,399 | $88,533 |
| 2018 | $464 | $103,726 | $86,883 |
| 2017 | $471 | $96,822 | $85,096 |
| 2016 | $850 | $94,665 | $83,346 |
| 2015 | $484 | $91,962 | $82,767 |
| 2014 | $497 | $88,766 | $82,111 |
| 2013 | $517 | $82,904 | $80,898 |
| 2012 | $512 | $82,904 | $79,546 |
| 2011 | $487 | $86,487 | $77,230 |
| 2010 | $460 | $89,316 | $89,316 |
| 2009 | $439 | $93,016 | $93,016 |
| 2008 | $720 | $87,987 | $87,987 |
| 2007 | $1,007 | $91,810 | $71,860 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2000-12-29 | Sold | $88,000 |
| 1998-07-09 | Sold | $77,000 |
Photo Gallery
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"land": 35000,
"total": 114399,
"building": 79399
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"assessment": {
"land": null,
"total": 88533,
"building": null
}
},
{
"tax": 464,
"year": 2018,
"market": {
"land": 30000,
"total": 103726,
"building": 73726
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"assessment": {
"land": null,
"total": 86883,
"building": null
}
},
{
"tax": 471,
"year": 2017,
"market": {
"land": 28500,
"total": 96822,
"building": 68322
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"assessment": {
"land": null,
"total": 85096,
"building": null
}
},
{
"tax": 850,
"year": 2016,
"market": {
"land": 28500,
"total": 94665,
"building": 66165
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"assessment": {
"land": null,
"total": 83346,
"building": null
}
},
{
"tax": 484,
"year": 2015,
"market": {
"land": 28500,
"total": 91962,
"building": 63462
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"assessment": {
"land": null,
"total": 82767,
"building": null
}
},
{
"tax": 497,
"year": 2014,
"market": {
"land": 28500,
"total": 88766,
"building": 60266
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"assessment": {
"land": null,
"total": 82111,
"building": null
}
},
{
"tax": 517,
"year": 2013,
"market": {
"land": 28500,
"total": 82904,
"building": 54404
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"assessment": {
"land": null,
"total": 80898,
"building": null
}
},
{
"tax": 512,
"year": 2012,
"market": {
"land": 28500,
"total": 82904,
"building": 54404
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"assessment": {
"land": null,
"total": 79546,
"building": null
}
},
{
"tax": 487,
"year": 2011,
"market": {
"land": 28500,
"total": 86487,
"building": 57987
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"assessment": {
"land": null,
"total": 77230,
"building": null
}
},
{
"tax": 460,
"year": 2010,
"market": {
"land": 28500,
"total": 89316,
"building": 60816
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"assessment": {
"land": null,
"total": 89316,
"building": null
}
},
{
"tax": 439,
"year": 2009,
"market": {
"land": 28500,
"total": 93016,
"building": 64516
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"assessment": {
"land": null,
"total": 93016,
"building": null
}
},
{
"tax": 720,
"year": 2008,
"market": {
"land": 18240,
"total": 87987,
"building": 69747
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"assessment": {
"land": null,
"total": 87987,
"building": null
}
},
{
"tax": 1007,
"year": 2007,
"market": {
"land": 19000,
"total": 91810,
"building": 72810
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"assessment": {
"land": null,
"total": 71860,
"building": null
}
}
],
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{
"date": "2026-03-06",
"price": 269000,
"listing": {
"status": "for_sale",
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"list_price": 269000,
"listing_id": "2992227664",
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{
"date": "2000-12-29",
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{
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"listing": null,
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{
"date": "1991-03-01",
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"listing": null,
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{
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"permit_effective_date": "Mar 19, 2013",
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"permit_project_type_2": "Siding",
"permit_project_type_3": null
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{
"project_name": null,
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"permit_type_of_work": "Window & door installation",
"permit_effective_date": "Mar 19, 2013",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": null,
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},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Window & door installation",
"permit_effective_date": "Apr 9, 2008",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": null,
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},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Siding permit",
"permit_effective_date": "Mar 7, 2003",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Siding",
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"property_id": "6429513673",
"generated_at": "2026-03-27T19:23:32.248665Z",
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"reason": "disabled",
"enabled": false
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"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 74.9
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"utility_allowance": {
"zip_code": "32504",
"home_photo": "https://ap.rdcpix.com/146b81d6452548281ed72d35018c364fl-m1911409579s-w1280.jpg",
"rent_price": 1574.0,
"loan_amount": 215200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4111-Capri-Dr_Pensacola_FL_32504_M64295-13673",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 269000.0,
"loan_term_years": 30,
"annual_cash_flow": 12187.47,
"mortgage_monthly": 1431.73,
"payment_standard": 1933.0,
"total_amount_out": 53800.0,
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"https://ap.rdcpix.com/146b81d6452548281ed72d35018c364fl-m1337665078s-w1280.jpg",
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"down_payment_rate": 0.2,
"insurance_monthly": 101.33,
"monthly_cash_flow": 1015.62,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"sources": [
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"/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 'Natural Gas' for heating. The property has a 'Gas Water Heater', indicating gas service is available. For a 3-bedroom unit, the allowance is $33.",
"utility": "Heating",
"allowance": 33
},
{
"note": "Selected 'Electric' for cooking. The fuel type was not specified, so the more expensive option was chosen per instructions. For a 3-bedroom unit, the allowance is $13.",
"utility": "Cooking",
"allowance": 13
},
{
"note": "Selected 'Natural Gas' for the water heater, as it is explicitly listed in the property details. For a 3-bedroom unit, the allowance is $23.",
"utility": "Water Heater",
"allowance": 23
},
{
"note": "Property has central air conditioning. For a 3-bedroom unit, the allowance is $49.",
"utility": "Air Conditioning",
"allowance": 49
},
{
"note": "This allowance covers miscellaneous electric uses like lighting and general appliances. For a 3-bedroom unit, the allowance is $70.",
"utility": "Other Electric",
"allowance": 70
},
{
"note": "Property is on public sewer, implying public water is also used. For a 3-bedroom unit, the allowance is $40.",
"utility": "Water",
"allowance": 40
},
{
"note": "Property details from a comparable listing state it uses public sewer. For a 3-bedroom unit, the allowance is $64.",
"utility": "Sewer",
"allowance": 64
},
{
"note": "Standard utility for a single-family residence. The allowance for a 3-bedroom unit is $32.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "A fixed monthly fee for having gas service, applicable as gas appliances are in use. The allowance for a 3-bedroom unit is $13.",
"utility": "Monthly Gas Fee",
"allowance": 13
},
{
"note": "A fixed monthly fee for having electric service. The allowance for a 3-bedroom unit is $11.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "The property does not explicitly list a range/oven as a provided appliance, so it is assumed to be tenant-supplied. For a 3-bedroom unit, the allowance is $11.",
"utility": "Tenant-Supplied Range",
"allowance": 11
},
{
"note": "The property details explicitly list a 'Refrigerator' as a provided appliance, so this allowance is $0.",
"utility": "Tenant-Supplied Refrigerator",
"allowance": 0
}
],
"cash_on_cash_return": 0.23,
"down_payment_amount": 53800.0,
"property_tax_annual": 3595.73,
"property_tax_monthly": 299.64,
"property_tax_increase": 0.03,
"utility_allowance_total": 359.0,
"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": -4993.3,
"property_management_monthly": 157.4,
"monthly_cash_flow_after_debt": -416.11,
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"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears to be in good, mostly turn-key condition with a new roof, clean interior paint and flooring, functional kitchen and bathrooms and no visible structural defects. Most items seen are cosmetic or minor repairs. Primary inspection risk areas are absence/not-shown of visible smoke/CO detectors and GFCI outlets, and lack of photographed verification of HVAC, water heater and electrical panel. With quick verification/installation of detectors, confirmation of HVAC/hot water and basic GFCI checks, this property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 78.0,
"rationale": "Interior photos show recently painted rooms, new-looking laminate flooring in main living area and clean finishes; kitchen and baths are older but appear serviceable (older cabinets, vintage tub). Exterior brick, porch and landscaping are maintained. Driveway and walkway have hairline cracks but no severe damage. Appliances: range/stove and hood are present; refrigerator not shown. Overall visible issues are cosmetic/fixture-level, not structural."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Compliance Risk",
"score": 75.0,
"rationale": "No visible exposed wiring, no visible mold or active water intrusion, windows appear large enough for egress, entry looks secure and intact, and interior surfaces/doors are intact. Ceiling vents indicate central HVAC. Photos do not show smoke detectors, carbon monoxide detector, GFCI bathroom/kitchen outlets, or electrical panel — these are required checks. Because there are no visible life-threatening hazards in photos, risk is moderate but inspectors will likely require verified functioning smoke detectors and GFCI protection where required."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof / HVAC / Plumbing / Electrical)",
"score": 70.0,
"rationale": "Listing asserts a new roof (2026) and exterior photos show a recently shingled roof with no visible sag or stains. Interior shows ceiling HVAC vents suggesting central heating/cooling present. Water heater, electrical panel and mechanical equipment are not shown. Fixtures (kitchen sink, bathroom fixtures) appear intact in photos. Because critical systems are implied but not documented in photos, score reduced for uncertainty; recommend on-site verification of HVAC operation, hot water, water heater condition and electrical panel labeling/GFCI functionality."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Well-maintained yard and landscaping, covered front porch in good condition, solid-looking brick exterior, attached garage and driveway intact. Sidewalk and driveway show minor cracking but no trip-level differential or major settlement. No signs of foundation movement, standing water, or roof failure visible from provided exterior photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing text is accurate: roof replaced in 2026 and no active roof leaks exist.",
"Central HVAC is present and vents seen in photos indicate a working forced-air system, but operation has not been verified.",
"Water heater is present and functioning though it is not shown in photos.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or need battery/verification and should be confirmed/installed.",
"Electrical panel and GFCI protection are not shown; assume standard older system that requires on-site verification for proper labeling and GFCI in kitchen/bath.",
"No signs of severe hidden problems (major mold, structural movement, major plumbing leaks) are visible; if there is severe hidden distress it would reduce scores significantly."
],
"overall_score": 76.0,
"rubric_version": "2026-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be in good, largely rent-ready condition with a new roof, fresh paint in key areas, updated flooring in living areas, intact kitchen and baths, and tidy exterior landscaping. The most likely items an initial HCV/NSPIRE inspection would require are verification/installation of functioning smoke detectors (bedrooms and levels), verification of GFCI protection in kitchen/bath, and confirmation of operational HVAC, water heater, and electrical panel. No major structural or life-safety failures are evident in photos; most issues appear to be minor/cosmetic or verification-type items that can be addressed within a short timeframe.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Exterior and interior photos show a well-maintained all-brick ranch with recent aesthetic updates: new roof (listing states 2026), fresh paint in den/kitchen/foyer, and new-looking laminate flooring in primary living areas. Kitchen and baths are older in style but appear intact and functional (range/hood visible, sink present, tub and vanity serviceable). Driveway and front walkway have minor cracking and cosmetics (mulch beds, minor landscaping). No major visible interior damage, peeling paint, or collapsed finishes. Possible missing refrigerator (not shown) and older bathroom finishes reduce the score moderately but are not catastrophic."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No visible exposed wiring or obvious structural issues in photos. Large living/bedroom windows likely provide egress; single-level plan reduces stair hazards. However, photos do not show smoke detectors in bedrooms or common areas, and GFCI presence in kitchen/bath cannot be confirmed from images. Entry door looks secure but deadbolt presence is not visible. No signs of active leaks, standing water, or mold in provided images. Because smoke/CO/GFCI devices are required for pass and are not shown, there is moderate inspection risk until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical, water heater)",
"score": 75.0,
"rationale": "Listing states a new roof (2026) and photos show a roof in good condition. Ceiling vents visible in living area indicate central HVAC (equipment not photographed but duct/vent presence suggests system exists). Kitchen appliances include a working electric range/hood; plumbing fixtures in kitchen and baths appear intact with no visible leaks. Electrical panel and water heater are not shown, so their condition is assumed functional based on overall house condition. Lack of direct photos of mechanical equipment creates some uncertainty but observable signs point to generally sound systems."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and yard",
"score": 80.0,
"rationale": "Front yard and landscaping are tidy with maintained lawn and fresh mulch. Brick exterior appears sound, porch and columns intact, and garage/driveway functional though with small concrete cracks in driveway/sidewalk (minor trip hazard). No visible foundation settlement, major siding damage, or signs of infestation. Mature trees at rear could merit routine inspection for overhang/roots, but no immediate exterior deterioration is visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"New roof claim (2026) is accurate and the roof installation is complete and leak-free.",
"Central HVAC is present and operational (inferred from ceiling vents visible in living area); HVAC equipment not photographed.",
"Water heater and electrical panel exist and are functional though not photographed.",
"At least one range/oven is present and appears functional (electric range visible); refrigerator not shown and may not be included.",
"No active interior water intrusion, significant mold, or hidden structural issues exist beyond what is visible; photos show no staining or sagging ceilings.",
"Bedrooms have egress windows consistent with the large windows seen in living areas (bedroom photos not shown, assumed typical for this floorplan).",
"Smoke detectors, carbon monoxide alarms, and GFCI receptacles are not visible in photos and should be assumed absent until verified."
],
"overall_score": 74.0,
"rubric_version": "1.0"
},
{
"summary": "This all-brick 3BR/2BA ranch presents as largely turn-key for Section 8 with a recently replaced roof (listing), tidy exterior, and generally clean interior finishes. Most items seen are cosmetic or routine capital updates (kitchen cabinet surfaces, dated bath fixtures). Primary inspection risk areas are code-compliance items not visible in photos: properly-located smoke and CO detectors, GFCI protection in kitchen/baths, verification of working HVAC and hot water, and presence of a deadbolt on the entry door. If those items are confirmed or corrected, the property is likely to pass an initial HCV/NSPIRE inspection with minimal work (1-4 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Exterior and interior photos show a generally well-maintained brick ranch with new-looking roof (listing states new roof 2026) and freshly painted interior rooms. Flooring appears updated (laminate in living areas, carpet in bedrooms). Kitchen and bathrooms are serviceable but dated (older cabinet faces, decorative wallpaper, colored tub); cosmetic updates likely but no visible major deferred maintenance. Concrete walkways and driveway have small cracks but no severe displacement. A refrigerator is not visible in photos (stove is present) — missing fridge would be an easy-to-fix appliance issue. Overall mostly cosmetic and moderate capital items rather than structural failures."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 65.0,
"rationale": "No visible active life-safety hazards in photos (no collapsed ceilings, no visible water intrusion, no exposed wiring). Bedroom egress windows appear present at front windows (large windows observed). However, smoke detectors and carbon monoxide detectors are not visible in any interior photos — absence of verified, properly-located smoke/CO detectors is a common cause of initial inspection failure. GFCI protection in kitchen/bath is not clearly identifiable from photos (bath outlet appears to be a standard receptacle). Entry door appears solid but presence of a deadbolt cannot be confirmed. Because these compliance items (smoke/CO detectors, GFCI, verified deadbolt) are not shown and are required, I score conservatively despite generally sound visible conditions."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 72.0,
"rationale": "Listing states a new roof (2026) and photos show a roof in good visual condition. Interior ceiling vents indicate a central HVAC system is present; operability is not confirmed by photos. Kitchen shows an electric range and hood; water fixtures and tub appear functional with no visible stains or active leaks. Electrical panel and water heater are not shown. Given the apparent recent updates and lack of visible system failures, the risk of major system failure appears moderate but unverified components (HVAC operation, electrical panel condition, hot water heater) create inspection uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Brick exterior in good condition; covered front porch and columns look structurally sound. Yard is tidy and landscaped; sidewalks and driveway have minor cracking but no significant trip hazards or severe settlement. No visible standing water, major drainage issues, or evidence of infestation in photos. Single small porch step — no missing handrails visible where needed. Overall exterior looks rent-ready with only minor site repairs likely."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"New roof (2026) stated in listing is accurate and was installed to industry standards.",
"Central HVAC is present (ceiling vent visible) and is assumed to be operational unless otherwise disclosed; no standalone heating source was observed.",
"No smoke detectors or carbon monoxide detectors were visible in supplied interior photos; assume they may be missing or not properly located and would need verification/installation.",
"Electrical panel, water heater, and GFCI protection locations were not shown; assume typical conditions for a maintained home but require on-site verification.",
"Bedrooms have code-compliant egress windows based on large front windows visible, but exact bedroom window sizes/heights were not verified from photos.",
"No evidence of active roof leaks, severe mold, or termite damage was observed in the photos; assume none present but on-site inspection could reveal hidden issues.",
"Stove/range and range hood are present (photos); refrigerator was not shown and may not be provided — absence is a moderate, fixable issue."
],
"overall_score": 74.0,
"rubric_version": "ns-preset-2026-1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4111 Capri Dr, Pensacola, FL, 32504",
"aggregate": {
"summary": "Overall the property appears to be in good, mostly turn-key condition with a new roof, clean interior paint and flooring, functional kitchen and bathrooms and no visible structural defects. Most items seen are cosmetic or minor repairs. Primary inspection risk areas are absence/not-shown of visible smoke/CO detectors and GFCI outlets, and lack of photographed verification of HVAC, water heater and electrical panel. With quick verification/installation of detectors, confirmation of HVAC/hot water and basic GFCI checks, this property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 78.0,
"rationale": "Interior photos show recently painted rooms, new-looking laminate flooring in main living area and clean finishes; kitchen and baths are older but appear serviceable (older cabinets, vintage tub). Exterior brick, porch and landscaping are maintained. Driveway and walkway have hairline cracks but no severe damage. Appliances: range/stove and hood are present; refrigerator not shown. Overall visible issues are cosmetic/fixture-level, not structural."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.3,
"rationale": "Well-maintained yard and landscaping, covered front porch in good condition, solid-looking brick exterior, attached garage and driveway intact. Sidewalk and driveway show minor cracking but no trip-level differential or major settlement. No signs of foundation movement, standing water, or roof failure visible from provided exterior photos."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Compliance Risk",
"score": 68.3,
"rationale": "No visible exposed wiring, no visible mold or active water intrusion, windows appear large enough for egress, entry looks secure and intact, and interior surfaces/doors are intact. Ceiling vents indicate central HVAC. Photos do not show smoke detectors, carbon monoxide detector, GFCI bathroom/kitchen outlets, or electrical panel — these are required checks. Because there are no visible life-threatening hazards in photos, risk is moderate but inspectors will likely require verified functioning smoke detectors and GFCI protection where required."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof / HVAC / Plumbing / Electrical)",
"score": 72.3,
"rationale": "Listing asserts a new roof (2026) and exterior photos show a recently shingled roof with no visible sag or stains. Interior shows ceiling HVAC vents suggesting central heating/cooling present. Water heater, electrical panel and mechanical equipment are not shown. Fixtures (kitchen sink, bathroom fixtures) appear intact in photos. Because critical systems are implied but not documented in photos, score reduced for uncertainty; recommend on-site verification of HVAC operation, hot water, water heater condition and electrical panel labeling/GFCI functionality."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing text is accurate: roof replaced in 2026 and no active roof leaks exist.",
"Central HVAC is present and vents seen in photos indicate a working forced-air system, but operation has not been verified.",
"Water heater is present and functioning though it is not shown in photos.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or need battery/verification and should be confirmed/installed.",
"Electrical panel and GFCI protection are not shown; assume standard older system that requires on-site verification for proper labeling and GFCI in kitchen/bath.",
"No signs of severe hidden problems (major mold, structural movement, major plumbing leaks) are visible; if there is severe hidden distress it would reduce scores significantly."
],
"score_method": "mean_of_criteria",
"overall_score": 74.9,
"rubric_version": "2026-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6429513673"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.