3510 Wellington Rd, Pensacola, FL, 32504

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      "https://ap.rdcpix.com/7946e05e2fd1f94896a98d8aa9ba4896l-m4212902808s-w1280.jpg",
      "https://ap.rdcpix.com/7946e05e2fd1f94896a98d8aa9ba4896l-m3037942383s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 74.83,
    "monthly_cash_flow": 1247.11,
    "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 details note a 'Gas Water Heater', indicating gas service is available. Natural Gas is selected for heating as it is the most common and cost-effective gas option for a single-family home.",
        "utility": "Heating (Natural Gas)",
        "allowance": 33
      },
      {
        "note": "Property has 'Wall/Window Unit(s), Ceiling Fan(s)' listed under cooling features, so an air conditioning allowance is applicable.",
        "utility": "Air Conditioning",
        "allowance": 49
      },
      {
        "note": "Property information explicitly states 'Gas Water Heater'.",
        "utility": "Water Heater (Natural Gas)",
        "allowance": 23
      },
      {
        "note": "Fuel type for cooking is not specified. The more expensive option (Electric) was chosen as per instructions.",
        "utility": "Cooking (Electric)",
        "allowance": 13
      },
      {
        "note": "This is a baseline allowance for standard residential electricity usage (lights, small appliances).",
        "utility": "Other Electric",
        "allowance": 70
      },
      {
        "note": "A fixed monthly fee for having electric service, applicable because the property uses electricity.",
        "utility": "Monthly Electric Fee",
        "allowance": 11
      },
      {
        "note": "A fixed monthly fee for having natural gas service, applicable because the property uses gas for heating and water heating.",
        "utility": "Monthly Gas Fee",
        "allowance": 13
      },
      {
        "note": "Property details state the water source is 'Public'.",
        "utility": "Water",
        "allowance": 40
      },
      {
        "note": "Property data indicates a connection to 'Public Sewer'.",
        "utility": "Sewer",
        "allowance": 64
      },
      {
        "note": "Standard utility for a single-family home, assumed to be tenant responsibility.",
        "utility": "Trash Collection",
        "allowance": 32
      },
      {
        "note": "A refrigerator is not explicitly mentioned as a landlord-provided appliance, so it is assumed to be tenant-owned.",
        "utility": "Refrigerator (Tenant-Supplied)",
        "allowance": 12
      },
      {
        "note": "A range is not explicitly mentioned as a landlord-provided appliance, so it is assumed to be tenant-owned.",
        "utility": "Range (Tenant-Supplied)",
        "allowance": 11
      }
    ],
    "cash_on_cash_return": 0.55,
    "down_payment_amount": 26980.0,
    "property_tax_annual": 1006.31,
    "property_tax_monthly": 83.86,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 371.0,
    "property_management_rate": 0.1,
    "_fetched_payment_standard": {
      "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_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": 6349.36,
    "property_management_monthly": 156.2,
    "monthly_cash_flow_after_debt": 529.11,
    "cash_on_cash_return_after_debt": 0.24
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Property appears structurally sound externally and likely to pass many NSPIRE exterior checks after routine maintenance (tree trimming, shrub removal, shed repair). Major unknowns are interior safety items (smoke/CO detectors, GFCI outlets, electrical panel condition), presence/condition of kitchen appliances, and verification of hot water/plumbing. Roof and HVAC are older (~20 years) but reported working; these should be verified. With targeted fixes (install/verify detectors, GFCI, minor electrical/plumbing repairs, appliance provision, trim vegetation, address shed), the home is likely to be rent-ready for Section 8 within 30 days. If interior safety items fail or systems are nonfunctional, additional time and cost will be required.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repair needs",
            "score": 70.0,
            "rationale": "Exterior photos show a structurally intact single-story home with intact siding, windows and a serviceable driveway/carport. Landscaping is overgrown and there is general deferred cosmetic maintenance (bushes against the house, leaf/debris accumulation). Backyard shed shows surface deterioration. Listing states a full cosmetic update is needed. No visible roof collapse, major siding failure, or large exterior structural damage. Missing interior photos mean interior cosmetic issues are assumed; missing or unpictured kitchen appliances are likely and would moderately reduce readiness but are not catastrophic."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risks",
            "score": 60.0,
            "rationale": "No interior photos to confirm smoke/CO detectors, GFCI outlets, stair/handrail condition, or bedroom egress. Exterior shows utility meter and low-voltage/cable lines routed visibly along siding but no obvious live exposed conductors; satellite and window AC present. Large trees overhang and are close to roofline (roof/tree contact risk). Year built 1960 raises potential lead-based paint regulatory risk. No visible active water intrusion, standing water, or collapsed ceilings. Because many NSPIRE safety items cannot be verified from supplied photos, an inspection-risk penalty is applied."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems condition (roof, HVAC, plumbing, electrical)",
            "score": 65.0,
            "rationale": "Listing reports roof and HVAC ~20 years old and 'currently in good working condition' — acceptable short-term but approaching typical replacement timelines. No visible sagging or roof collapse in exterior photos. No photos of electrical panel, water heater, plumbing fixtures, or interior HVAC distribution; window AC is present in one photo which could indicate partial reliance on window units. Given age of systems and lack of interior verification, rate as functional but medium-term replacement likely."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, yard and site conditions",
            "score": 75.0,
            "rationale": "Yard is large and appears level with no standing water in photos. Driveway and carport are serviceable. Siding appears intact and gutters are present. Shrubbery is overgrown and close to the structure, which is a maintenance/infestation risk and will need trimming. Chain link fencing partial; shed needs maintenance or replacement. Overall exterior is functional with moderate landscape and minor clean-up/repair required."
          }
        ],
        "red_flags": [
          "pre_1978_lead_paint_risk_due_to_1960_build_year (requires evaluation/disclosure)",
          "large_tree_overhang_and_trees_close_to_roof (risk of roof damage/debris and falling limbs)"
        ],
        "confidence": 0.65,
        "assumptions": [
          "Interior photos not provided; assume interior needs full cosmetic update consistent with listing.",
          "Listing statement that roof and HVAC are ~20 years old and 'in good working condition' is accurate.",
          "No appliances (stove/refrigerator) are visible; assume appliances may be missing or in unknown condition and will need verification or replacement.",
          "Smoke detectors, carbon monoxide detectors (if required), GFCI protection, and electrical panel condition are unknown and likely require inspection/certification.",
          "No visible active roof leaks or structural sagging from exterior photos; assume no major hidden structural failures unless interior inspection reveals otherwise.",
          "Yard grading shows no visible standing water in photos; assume drainage acceptable but recommend verification after rainfall.",
          "Because the home was built in 1960 (pre-1978), assume potential lead-based paint regulatory requirements until proven otherwise."
        ],
        "overall_score": 67.0,
        "rubric_version": "ns_2026_v1"
      },
      {
        "summary": "This property appears structurally sound and is likely to pass an initial Housing Choice Voucher/NSPIRE inspection after completing straightforward items: verify/install smoke and CO detectors, add/confirm GFCI protection in kitchen/baths, secure/repair any loose exterior wiring, trim vegetation away from the structure, and perform cosmetic updates. Major systems (roof and HVAC) are older (~20 years) but reported working; verify operation and obtain service documentation. Overall it rates as a minor-repairs property likely rent-ready within ~30 days once basic safety items and minor exterior clean-up are completed.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repair needs",
            "score": 65.0,
            "rationale": "Exterior photos show an intact envelope with vinyl siding, intact windows and a solid-looking carport and driveway but clear deferred cosmetic maintenance: overgrown shrubs abutting the house, weathered back shed door, leaf/stick debris, and general dated finishes. Listing calls for a 'full cosmetic update.' No evidence of collapsed surfaces or major exterior deterioration. Missing/unknown interior cosmetic items (flooring, paint, cabinets) likely but are typical cosmetic work rather than structural. Missing appliances not visible in photos and not assumed."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 60.0,
            "rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, standing water, or major structural sag). Exterior shows utility meter and several aerial cables loosely routed along the eave which represents a potential electrical/installation concern to confirm. Large trees overhang the roof (risk of falling limbs). There is no interior visibility to confirm smoke/CO detectors, GFCI protection, or bedroom egress sizes; given the home's age these items are uncertain and will likely require verification/updates. Steps at rear entry appear low; no unsafe stair/handrail hazards observed. Overall moderate risk: likely passable after addressing detectors, GFCI, and securing exterior wiring/vegetation."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems and mechanical condition",
            "score": 60.0,
            "rationale": "Listing states roof and HVAC are ~20 years old and 'currently in good working condition.' Photos show intact roofline and gutters with no visible sag or active leaks. No exterior condensing unit or water heater is visible in supplied photos; electrical meter indicates power to the property. Because HVAC and roof are at/near the typical end of expected service life, they present medium-term replacement risk though currently described as functioning. Plumbing, water heater, interior electrical panel and hot water delivery could not be assessed from photos and should be verified prior to lease."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, yard and site condition",
            "score": 70.0,
            "rationale": "Lot is level with adequate yard space and a fenced rear yard; driveway and carport are serviceable. Chain-link fence shows some wear but intact; rear shed is weathered but standing. Oaks and large trees provide shade but have canopies over the roof which increases maintenance and storm-risk. No visible erosion, standing water, or major foundation exposure (property is slab-on-grade). Minor debris and yard cleanup required to meet typical inspection tidy requirements."
          }
        ],
        "red_flags": [
          "Loose/aerial wiring and cables along eave (potential electrical/installation hazard requiring verification)",
          "Large trees directly over roof (high potential for storm damage/limb strikes and debris causing roof issues)",
          "Roof and HVAC approximately 20 years old — near end of expected service life (medium-term replacement risk)",
          "Rear shed shows weathering/peeling and may require repair or removal"
        ],
        "confidence": 0.65,
        "assumptions": [
          "Interior condition (walls, flooring, kitchen/bath fixtures, presence of smoke/CO detectors, GFCI outlets) is unknown; assumed typical for an unrenovated 1960 home and in need of cosmetic updating per listing.",
          "Listing statement that roof and HVAC are 'in good working condition' is treated as accurate for this analysis; no interior mechanical photos available to confirm.",
          "No major unseen structural issues (foundation movement, sagging, collapsed ceilings) are present since exterior photos show a level roofline and slab foundation.",
          "Electrical panel integrity and presence of ground-fault protection are unknown; the visible exterior wiring/cable is assumed to be low-voltage/cable but requires verification by an electrician.",
          "Appliances (stove/refrigerator) and interior smoke/CO detectors are not visible and not assumed present; missing appliances would be treated as cosmetic/tenant-readiness items, not immediate safety fails unless unsafe connections are present."
        ],
        "overall_score": 63.0,
        "rubric_version": "ns_prep_v1.0"
      },
      {
        "summary": "Overall the property appears to have solid bones and is likely passable for Section 8 inspection after a focused set of repairs and verifications. Major structural failures are not evident from the exterior photos. Primary actions to reach move-in/inspection readiness: clear and trim vegetation away from the house and roof, secure/repair any low-hanging exterior wiring, inspect and service HVAC and roof due to age, verify/replace smoke and CO detectors, confirm GFCI protection and electrical panel condition, test plumbing and hot water, and complete interior cosmetic repairs and appliance provisioning as needed. With these steps the house is likely rent-ready within 2–6 weeks depending on interior findings.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repairs",
            "score": 72.0,
            "rationale": "Exterior photos show a structurally intact single-story brick/vinyl home with cosmetic deferred maintenance: overgrown shrubs, leaf/debris accumulation, stained driveway, worn shed door/paint, and general need for interior cosmetic updates (listing states full cosmetic update). No visible collapsed areas or severe exterior damage. Missing/unknown interior items (appliances, flooring, paint) likely need cosmetic repair but are repairable. Rating reflects minor-to-moderate cosmetic work but no obvious major structural repairs from exterior images."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 60.0,
            "rationale": "Exterior inspection finds no obvious collapsed structures, major cracks, or standing water. However critical life-safety items cannot be confirmed from photos: presence/placement/function of smoke/CO detectors, GFCI protection in kitchen/baths, hot water availability, interior electrical conditions, and door deadbolts. Exterior wiring/cables appear loosely routed and low-hanging at the roofline which is an electrical hazard risk. Large trees overhang the roof (risk for future roof damage). Vegetation abutting the structure may hide moisture/pest problems. Because many NSPIRE checkpoints require interior verification and are unknown, score is conservative moderate."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems (roof, HVAC, electrical, plumbing)",
            "score": 65.0,
            "rationale": "Listing states roof and HVAC are ~20 years old and 'currently in good working condition.' Exterior photos show an intact roof with no visible sagging or active leak evidence and presence of gutters. No outdoor condenser or water heater is clearly visible in supplied photos; one window AC is present indicating possible supplemental cooling. Electrical meter is present and exterior conduit appears intact though some low-hanging cable is visible. Because interiors (panel, water heater, hot water, plumbing fixtures) were not shown, and systems are aged, a moderate score reflects likely functional but aging systems that should be tested and possibly serviced before move-in."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope & site",
            "score": 75.0,
            "rationale": "Yard and site are generally usable and flat with chain-link fencing and a backyard shed. Siding appears intact; slab foundation visible at perimeter with no obvious settlement or major foundation cracking in photos. Driveway and carport are serviceable. Noted issues: overgrown landscaping close to the house, tree proximity to roof, some yard debris and a weathered shed. Overall exterior is serviceable with normal maintenance/cleanup required."
          }
        ],
        "red_flags": [
          "Electrical hazards — low-hanging/loosely routed exterior wiring/cables along roofline and siding (visible) that should be secured and inspected.",
          "Large trees and overhanging limbs directly above/near the roof creating elevated risk of roof damage and debris during storms."
        ],
        "confidence": 0.6,
        "assumptions": [
          "Interior photos were not provided; interior conditions (walls, floors, ceilings, appliances, detectors, GFCI, plumbing fixtures) are unknown and assumed fair but in need of cosmetic updates per listing.",
          "Listing statement that roof and HVAC are approximately 20 years old and 'currently in good working condition' is taken as true for scoring of mechanical systems.",
          "A central HVAC system exists (per listing) though a window AC is visible in photos; central outdoor condenser may be present but not shown.",
          "No evidence of active roof leaks, collapsed ceilings, foundation movement, or severe mold from available exterior images; absence of evidence is not proof—interior inspection required.",
          "Smoke detectors, carbon monoxide detectors, interior electrical safety, hot water availability, and appliances are assumed not confirmed and must be verified/installed as required by NSPIRE.",
          "Shed is assumed to be an outbuilding in poor cosmetic condition but not structurally hazardous to the main dwelling."
        ],
        "overall_score": 68.0,
        "rubric_version": "nsPIRE-v1.0-2026-03"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "3510 Wellington Rd, Pensacola, FL, 32504",
    "aggregate": {
      "summary": "Property appears structurally sound externally and likely to pass many NSPIRE exterior checks after routine maintenance (tree trimming, shrub removal, shed repair). Major unknowns are interior safety items (smoke/CO detectors, GFCI outlets, electrical panel condition), presence/condition of kitchen appliances, and verification of hot water/plumbing. Roof and HVAC are older (~20 years) but reported working; these should be verified. With targeted fixes (install/verify detectors, GFCI, minor electrical/plumbing repairs, appliance provision, trim vegetation, address shed), the home is likely to be rent-ready for Section 8 within 30 days. If interior safety items fail or systems are nonfunctional, additional time and cost will be required.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition & repair needs",
          "score": 69.0,
          "rationale": "Exterior photos show a structurally intact single-story home with intact siding, windows and a serviceable driveway/carport. Landscaping is overgrown and there is general deferred cosmetic maintenance (bushes against the house, leaf/debris accumulation). Backyard shed shows surface deterioration. Listing states a full cosmetic update is needed. No visible roof collapse, major siding failure, or large exterior structural damage. Missing interior photos mean interior cosmetic issues are assumed; missing or unpictured kitchen appliances are likely and would moderately reduce readiness but are not catastrophic."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope, yard and site conditions",
          "score": 73.3,
          "rationale": "Yard is large and appears level with no standing water in photos. Driveway and carport are serviceable. Siding appears intact and gutters are present. Shrubbery is overgrown and close to the structure, which is a maintenance/infestation risk and will need trimming. Chain link fencing partial; shed needs maintenance or replacement. Overall exterior is functional with moderate landscape and minor clean-up/repair required."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety & code risks",
          "score": 60.0,
          "rationale": "No interior photos to confirm smoke/CO detectors, GFCI outlets, stair/handrail condition, or bedroom egress. Exterior shows utility meter and low-voltage/cable lines routed visibly along siding but no obvious live exposed conductors; satellite and window AC present. Large trees overhang and are close to roofline (roof/tree contact risk). Year built 1960 raises potential lead-based paint regulatory risk. No visible active water intrusion, standing water, or collapsed ceilings. Because many NSPIRE safety items cannot be verified from supplied photos, an inspection-risk penalty is applied."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems condition (roof, HVAC, plumbing, electrical)",
          "score": 63.3,
          "rationale": "Listing reports roof and HVAC ~20 years old and 'currently in good working condition' — acceptable short-term but approaching typical replacement timelines. No visible sagging or roof collapse in exterior photos. No photos of electrical panel, water heater, plumbing fixtures, or interior HVAC distribution; window AC is present in one photo which could indicate partial reliance on window units. Given age of systems and lack of interior verification, rate as functional but medium-term replacement likely."
        }
      ],
      "red_flags": [
        "pre_1978_lead_paint_risk_due_to_1960_build_year (requires evaluation/disclosure)",
        "large_tree_overhang_and_trees_close_to_roof (risk of roof damage/debris and falling limbs)"
      ],
      "confidence": 0.89,
      "assumptions": [
        "Interior photos not provided; assume interior needs full cosmetic update consistent with listing.",
        "Listing statement that roof and HVAC are ~20 years old and 'in good working condition' is accurate.",
        "No appliances (stove/refrigerator) are visible; assume appliances may be missing or in unknown condition and will need verification or replacement.",
        "Smoke detectors, carbon monoxide detectors (if required), GFCI protection, and electrical panel condition are unknown and likely require inspection/certification.",
        "No visible active roof leaks or structural sagging from exterior photos; assume no major hidden structural failures unless interior inspection reveals otherwise.",
        "Yard grading shows no visible standing water in photos; assume drainage acceptable but recommend verification after rainfall.",
        "Because the home was built in 1960 (pre-1978), assume potential lead-based paint regulatory requirements until proven otherwise."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 66.0,
      "rubric_version": "ns_2026_v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "6475238984"
  }
}