Property ID: 6492666667
6310 Tall Cypress Cir, Greenacres, FL, 33463
Greenacres, FL
Money Down: $62,376
CoC Return: -2.13%
Monthly Cash Flow: $-111
Est. Final ARV: $290,324
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$51,980
Closing Costs
$10,396
Total Down
$62,376
Investment Snapshot
Purchase Price
$259,900
Money Down
$62,376
Cash-on-Cash Return
-2.13%
Rent
$1,747
Monthly Cash Flow
$-111
Annual Cash Flow
$-1,331
Debt Service / Mo
$1,383
Property Tax / Mo
$210
Insurance / Mo
$90
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,747
Payment Standard
$1,990
Rent
$1,747
Insurance
$90
Property Tax
$210
Management
$175
Utilities Allowance
$243
NOI (Monthly)
$1,272
Debt Service
$1,383
Cash Flow After Debt
$-111
Quality Score: 74.80%
Confidence: 92.00%
This single-family home appears largely rent-ready for a Housing Choice Voucher applicant with mostly cosmetic/age-related repairs needed. The exterior and interior finishes look maintained and appliances are present. The main inspection risks are items not visible in listing photos that are required for NSPIRE compliance (smoke/CO detectors, GFCI in wet areas, verified bedroom egress, electrical panel condition, and operational verification of HVAC and water heater). If those systems are verified functional and detectors installed per code, the property is likely to pass an initial HCV inspection after minor fixes (1–4 weeks).
Section 8 Payment Standard
$1,990
Utility Allowance Total
$243
Guaranteed Section 8 Rent (PS - Utilities)
$1,747
Property Management
$175
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$259,900
Beds
2
Baths
2
Living Area
1,157 sqft
Lot Size
4,565 sqft
Year Built
1981
Days on Market
182
Capital Outlay
$62,376
Debt Service
$1,383
Property Tax / Mo
$210
Insurance / Mo
$90
Property Description
JUST REDUCED!!Welcome to 6310 Tall Cypress Circle, a charming 2-bedroom, 2-bath home nestled in the heart of a vibrant 55+ community in Green Acres. This spacious 1,157 sq ft residence offers a perfect blend of comfort and potential. The inviting layout features a cozy living area, a screened porch ideal for morning coffees or evening relaxation, and a 1-car garage for your convenience. While this lovely home requires a touch of TLC, it presents a fantastic opportunity to customize it to your liking and create your dream retreat. Enjoy the active lifestyle this community offers with its amenities and social activities. Don't miss out on making this house your personalized haven! Only two vehicles permitted, per the association. No pets accepted except for Board of Directors approved service & emotional support animals.
Utility Allowances
Electricity (A/C)
$41
Selected based on the 2-bedroom rate for a single-family detached unit. The property has Central Air conditioning.
Electricity (L&A,H,WH,C)
$85
Selected based on the 2-bedroom rate for a single-family detached unit. This covers lights, appliances, and electric systems for heating, water heating, and cooking, consistent with the property's features.
Water
$42
The property has public water. The 'Water (Lake Worth)' rate was chosen as Lake Worth is geographically closer to Greenacres than the other option provided in the schedule.
Sewer
$53
The property has public sewer. The 'Sewer (Lake Worth)' rate was chosen as Lake Worth is geographically closer to Greenacres than the other option provided in the schedule.
Trash
$22
Trash removal is a standard utility. The schedule only provides a rate for 'Trash (Boynton)', which is used as the best available estimate for this property.
Source References
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,082
DP3 Annual Estimate$1,082
DP1 Monthly Equivalent$90
DP3 Monthly Equivalent$90
Replacement Value$144,687
Basis1,157 sqft / 1981
Nearby Houses
Photo unavailable
6304 Tall Cypress Cir
sold · 0.03 mi
Price: $169,000
2 bd / 2 ba · 1,509 sqft
Latest sale: $169,000
Latest rent: —
Photo unavailable
6308 Silk Dogwood Ln
sold · 0.04 mi
Price: $270,000
2 bd / 2 ba · 1,249 sqft
Latest sale: $270,000
Latest rent: —
Photo unavailable
6302 Tall Cypress Cir
sold · 0.04 mi
Price: $290,000
3 bd / 2 ba · 1,489 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
6304 Silk Dogwood Ln
sold · 0.05 mi
Price: $225,000
2 bd / 2 ba · 1,509 sqft
Latest sale: $225,000 on May 21, 2021
Latest rent: —
Photo unavailable
3305 Silver Buttonwood Dr
sold · 0.05 mi
Price: $335,000
3 bd / 2 ba · 1,381 sqft
Latest sale: $335,000
Latest rent: —
Photo unavailable
6307 White Sabal Palm Ln
sold · 0.06 mi
Price: $355,000
2 bd / 2 ba · 1,492 sqft
Latest sale: $355,000
Latest rent: —
Photo unavailable
6301 Tall Cypress Cir
sold · 0.06 mi
Price: $360,000
2 bd / 2 ba · 1,509 sqft
Latest sale: $360,000 on Oct 04, 2024
Latest rent: —
Photo unavailable
6305 White Sabal Palm Ln
sold · 0.06 mi
Price: $275,000
2 bd / 2 ba · 1,360 sqft
Latest sale: $275,000
Latest rent: —
Photo unavailable
6297 Tall Cypress Cir
sold · 0.06 mi
Price: $368,000
2 bd / 2 ba · 1,509 sqft
Latest sale: $368,000
Latest rent: —
Photo unavailable
6291 Tall Cypress Cir
sold · 0.07 mi
Price: $239,000
2 bd / 2 ba · 1,221 sqft
Latest sale: $239,000
Latest rent: —
Photo unavailable
6310 White Sabal Palm Ln
sold · 0.08 mi
Price: $348,500
2 bd / 2 ba · 1,391 sqft
Latest sale: $348,500 on Aug 04, 2023
Latest rent: —
Photo unavailable
6306 White Sabal Palm Ln
for_sale · 0.08 mi
Price: $349,000
2 bd / 2 ba · 1,355 sqft
Latest sale: $289,000
Latest rent: —
Photo unavailable
6302 White Sabal Palm Ln
sold · 0.09 mi
Price: $355,000
2 bd / 2 ba · 1,496 sqft
Latest sale: $355,000 on Nov 10, 2023
Latest rent: —
Photo unavailable
6338 Tall Cypress Cir
sold · 0.09 mi
Price: $345,000
2 bd / 2 ba · 1,357 sqft
Latest sale: $345,000 on Oct 03, 2025
Latest rent: $1,450 on Feb 13, 2020
Photo unavailable
6285 Tall Cypress Cir
sold · 0.09 mi
Price: $212,500
2 bd / 2 ba · 1,377 sqft
Latest sale: $212,500
Latest rent: —
Photo unavailable
6262 Tall Cypress Cir
for_sale · 0.09 mi
Price: $275,000
2 bd / 2 ba · 1,360 sqft
Latest sale: $110,000
Latest rent: —
Photo unavailable
6272 Tall Cypress Cir
sold · 0.10 mi
Price: $245,000
2 bd / 2 ba · 1,387 sqft
Latest sale: $245,000
Latest rent: —
Photo unavailable
3159 Silver Buttonwood Dr
sold · 0.10 mi
Price: $235,000
2 bd / 2 ba · 1,489 sqft
Latest sale: $235,000 on Sep 29, 2021
Latest rent: —
Properties Used for Comps
Photo unavailable
6239 Lakemont Cir, Greenacres, FL, 33463
sold
Price: $295,000
Rent: —
2 bd / 2 ba · 1,174 sqft
Sale Date: Jul 25, 2025
Distance: 0.13 mi
View listing
Photo unavailable
6109 Ambertree Ln, Greenacres, FL, 33463
sold
Price: $310,000
Rent: —
2 bd / 2 ba · 1,249 sqft
Sale Date: Mar 03, 2026
Distance: 0.24 mi
View listing
Photo unavailable
6205 Pond Tree Ct, Greenacres, FL, 33463
sold
Price: $305,000
Rent: —
2 bd / 2 ba · 1,220 sqft
Sale Date: Apr 01, 2025
Distance: 0.22 mi
View listing
Photo unavailable
6338 Tall Cypress Cir, Greenacres, FL, 33463
sold
Price: $345,000
Rent: —
2 bd / 2 ba · 1,357 sqft
Sale Date: Oct 03, 2025
Distance: 0.09 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC exists and is ducted (ceiling vents visible); assumed operational but not verified.
- Stove and refrigerator are present and operable (both are visible in photos).
- No visible active roof leaks or ceiling stains indicate roof is likely serviceable from photos.
- Smoke detectors and carbon monoxide detectors are not visible in photos and are assumed missing/unverified.
- Electrical panel, GFCI protection, plumbing risers, and water heater were not photographed and their condition is unknown.
- Bedrooms/bedroom windows not shown; assumed typical egress but unverified.
- Garage door appears intact but operability is assumed, not tested.
- Property sits in an HOA/55+ community which likely enforces basic exterior maintenance.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,444 | $215,230 | $151,366 |
| 2023 | $2,213 | $211,515 | $147,100 |
| 2022 | $2,186 | $188,040 | $138,656 |
| 2021 | $2,155 | $144,153 | $134,617 |
| 2020 | $2,124 | $132,758 | $132,758 |
| 2019 | $3,092 | $130,736 | $130,736 |
| 2018 | $1,222 | $119,762 | $92,996 |
| 2017 | $1,078 | $105,328 | $91,083 |
| 2016 | $1,063 | $98,791 | $89,210 |
| 2015 | $1,083 | $94,980 | $88,590 |
| 2014 | $1,972 | $84,373 | $84,373 |
| 2013 | $897 | $71,222 | $71,222 |
| 2012 | $937 | $74,739 | $74,739 |
| 2011 | $1,088 | $80,847 | $80,847 |
| 2010 | $1,085 | $80,847 | $80,847 |
| 2008 | $1,755 | $86,381 | $86,381 |
| 2007 | $1,939 | $142,987 | $120,128 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-31 | Price Changed | $259,900 |
| 2025-12-17 | Listed | $274,900 |
| 2019-06-05 | Sold | $149,900 |
| 2019-06-01 | Listing removed | $0 |
| 2019-04-24 | Listed | $149,900 |
| 2019-03-05 | Listing removed | $0 |
| 2019-01-28 | Price Changed | $169,900 |
| 2018-12-08 | Listed | $174,900 |
| 2017-05-17 | Listing removed | $160,000 |
| 2017-04-13 | Listed | $160,000 |
| 2014-01-07 | Sold | $110,000 |
| 2013-09-23 | Sold | $134,000 |
| 2013-09-10 | Price Changed | $119,900 |
| 2013-09-05 | Listed | $119,900 |
| 2013-09-05 | Listed | $114,900 |
| 2004-05-04 | Sold | $134,000 |
| 2004-04-30 | Listed | $141,000 |
| 1988-01-01 | Sold | $70,000 |
Photo Gallery
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"last_update_date": "2004-04-30T07:00:00Z",
"last_status_change_date": "2004-04-30T07:00:00Z"
},
"event_name": "Listed",
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"source_name": "JTHSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "RX-2424233",
"price_change_percentage": "+101.43%"
},
{
"date": "1988-01-01",
"price": 70000,
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"days_after_listed": null,
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof otc",
"permit_effective_date": "Feb 23, 2022",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": "Electric otc",
"permit_effective_date": "Jul 18, 2014",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof",
"permit_effective_date": "Jan 1, 2010",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Filed",
"permit_type_of_work": "Mechanical",
"permit_effective_date": "Jan 1, 2010",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6492666667",
"generated_at": "2026-03-27T21:25:53.166569Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 74.8
},
"utility_allowance": {
"zip_code": "33463",
"home_photo": "https://ap.rdcpix.com/310617e159fd82765b15323ee6803f21l-m187062001s-w1280.jpg",
"rent_price": 1747.0,
"loan_amount": 207920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/6310-Tall-Cypress-Cir_Greenacres_FL_33463_M64926-66667",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 259900.0,
"loan_term_years": 30,
"annual_cash_flow": 15268.28,
"mortgage_monthly": 1383.3,
"payment_standard": 1990.0,
"total_amount_out": 51980.0,
"additional_photos": [
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"https://ap.rdcpix.com/310617e159fd82765b15323ee6803f21l-m3423761515s-w1280.jpg",
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"https://ap.rdcpix.com/310617e159fd82765b15323ee6803f21l-m713070047s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 90.17,
"monthly_cash_flow": 1272.36,
"property_tax_rate": 0.0091,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/payment/wp-content_uploads_Palm-Beach-Co-FL-PH-UP-UAs-LIPH-1-1-2026.raster.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected based on the 2-bedroom rate for a single-family detached unit. The property has Central Air conditioning.",
"utility": "Electricity (A/C)",
"allowance": 41
},
{
"note": "Selected based on the 2-bedroom rate for a single-family detached unit. This covers lights, appliances, and electric systems for heating, water heating, and cooking, consistent with the property's features.",
"utility": "Electricity (L&A,H,WH,C)",
"allowance": 85
},
{
"note": "The property has public water. The 'Water (Lake Worth)' rate was chosen as Lake Worth is geographically closer to Greenacres than the other option provided in the schedule.",
"utility": "Water",
"allowance": 42
},
{
"note": "The property has public sewer. The 'Sewer (Lake Worth)' rate was chosen as Lake Worth is geographically closer to Greenacres than the other option provided in the schedule.",
"utility": "Sewer",
"allowance": 53
},
{
"note": "Trash removal is a standard utility. The schedule only provides a rate for 'Trash (Boynton)', which is used as the best available estimate for this property.",
"utility": "Trash",
"allowance": 22
}
],
"cash_on_cash_return": 0.29,
"down_payment_amount": 51980.0,
"property_tax_annual": 2517.32,
"property_tax_monthly": 209.78,
"property_tax_increase": 0.03,
"utility_allowance_total": 243.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/payment/wp-content_uploads_2025-Payment-Standards.raster.pdf",
"https://www.pbcha.org/wp-content/uploads/2025-Payment-Standards.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -1331.28,
"property_management_monthly": 174.7,
"monthly_cash_flow_after_debt": -110.94,
"cash_on_cash_return_after_debt": -0.03
},
"section8_assessment": {
"runs": [
{
"summary": "This single-family home appears largely rent-ready for a Housing Choice Voucher applicant with mostly cosmetic/age-related repairs needed. The exterior and interior finishes look maintained and appliances are present. The main inspection risks are items not visible in listing photos that are required for NSPIRE compliance (smoke/CO detectors, GFCI in wet areas, verified bedroom egress, electrical panel condition, and operational verification of HVAC and water heater). If those systems are verified functional and detectors installed per code, the property is likely to pass an initial HCV inspection after minor fixes (1–4 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show generally clean, intact finishes: tile flooring in good condition, painted walls, working-looking interior fixtures and appliances (stove and refrigerator visible). Exterior paint and landscaping are maintained and driveway is serviceable aside from surface staining. Observable deferred items are cosmetic/age-related (dated light fixtures, ceiling popcorn texture, minor driveway staining, some wear on ceiling fan and garage door). No visible damaged drywall, exposed subfloor, or collapsed features. Missing items are minimal and mostly easy/capital fixes."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "No obvious life-safety hazards visible (no sagging ceilings, no visible active leaks, no exposed wiring in photos). Central AC vents visible and outlets have covers. However key NSPIRE items are not visible or confirmed in photos: smoke detectors and CO detector placement, GFCI protection in kitchen/bath, bedroom egress windows, and verified deadbolt on entry. Because these are critical for pass/fail and are unverified from images, score is reduced for uncertainty. Observed conditions do not suggest active severe hazards."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Roof shingles appear in good condition from photos (no visible sagging or missing areas). Central HVAC supply vents visible (suggesting presence of forced air system) and a water-using appliance (water heater) is not visible for verification. Electrical panel, plumbing risers, and water heater condition are not shown. Appliances (stove, refrigerator) are present. Because mechanical systems cannot be fully verified and are older (1981 build), moderate caution is applied but no visible signs of catastrophic system failure."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Yard and landscaping are maintained, walkways and driveway are serviceable, no standing water evident in photos, siding/stucco appears intact, and rooflines look straight. Property sits in a maintained 55+ community which suggests HOA maintenance standards. No visible foundation cracks or severe exterior deterioration shown."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is ducted (ceiling vents visible); assumed operational but not verified.",
"Stove and refrigerator are present and operable (both are visible in photos).",
"No visible active roof leaks or ceiling stains indicate roof is likely serviceable from photos.",
"Smoke detectors and carbon monoxide detectors are not visible in photos and are assumed missing/unverified.",
"Electrical panel, GFCI protection, plumbing risers, and water heater were not photographed and their condition is unknown.",
"Bedrooms/bedroom windows not shown; assumed typical egress but unverified.",
"Garage door appears intact but operability is assumed, not tested.",
"Property sits in an HOA/55+ community which likely enforces basic exterior maintenance."
],
"overall_score": 75.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this single-story 2BR/2BA house appears likely to pass an initial Section 8/HCV inspection after addressing a few low-cost items (confirm/install smoke and CO detectors, verify/upgrade GFCI outlets in kitchen/baths if needed, test HVAC and water heater). No visible structural or life-safety failures; likely rent-ready within 30 days with basic checks and minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show a generally well-maintained, clean home with intact tile flooring, painted walls, functioning interior fixtures, appliances visible (stove, refrigerator) and tidy landscaping. Cosmetic and dated finishes (popcorn ceilings, older light fixture/chandelier) and minor driveway staining are present and consistent with listing note of 'TLC' but are easy-to-fix. No visible collapsed surfaces, large holes, or exposed subflooring. Missing small items commonly required for move-in (smoke/CO detectors not visible, outlet covers unknown) reduce the score slightly."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible: ceilings look intact (no sagging), no visible active leaks or mold, windows and doors appear intact, single-level entry (no unsafe stairs). Central HVAC vents visible. However, smoke detectors and CO alarms are not visible in the photos and GFCI outlets in kitchen/bath are not documented; these are common Section 8 inspection items and likely need verification/installation. Electrical panel and hot-water source are not shown. Because no active electrical hazards, major water intrusion, or structural failures are evident, this is judged a moderate safety risk requiring verification/installation of detectors and GFCI as needed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Central air vents and ceiling A/C return/registers are visible indicating central HVAC likely present. Kitchen shows operational-looking electric range and refrigerator. Roof shingles appear uniform and in good visual condition from photos. Water heater, electrical panel, and plumbing access are not shown; their operational condition is unknown. Given age (built 1981) some systems may be older and should be tested/serviced, but there is no visible evidence of failure (no stains, sagging, or standing water)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show a clean, maintained yard, sound stucco/siding, intact roof shingles, functional driveway and garage, and no visible foundation displacement. Landscaping is tidy and there are no signs of standing water or major drainage issues at the visible perimeter. Minor driveway staining and an older garage door are cosmetic; curb and walkway conditions appear safe."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Photos are recent and representative of current condition.",
"Central HVAC is present and operational (based on visible supply/return vents).",
"Kitchen appliances shown (range and refrigerator) are included and functional unless otherwise noted.",
"Water heater and electrical panel exist but are located outside photo frame (likely in garage or utility closet); operational status unknown.",
"No visible smoke or CO detectors in photos — assume not present or not visible and need verification/installation.",
"Bedrooms and bathrooms were not photographed; bedroom egress and bathroom conditions are assumed typical for a 1981 single-story home and not severely deficient.",
"No evidence in photos of major roof leaks, foundation movement, collapsed ceilings, severe mold, or active standing water.",
"Community is an active 55+ association per listing; association rules (parking, pets) do not affect Section 8 inspection outcome."
],
"overall_score": 77.0,
"rubric_version": "ns-px-2025-1"
},
{
"summary": "Overall this 2BR/2BA single-family home presents as a mostly sound, rentable unit requiring only minor repairs and verification of inspection-critical systems. Exterior and site are well kept, roof appears serviceable, appliances are present, and interior finishes are primarily cosmetic. The main NSPIRE risks are verification/installation of smoke and CO detectors, confirming bedroom egress, and confirming GFCI in wet areas and operational status/age of HVAC, water heater and electrical panel. With these quick checks and minor fixes addressed, the property is likely to pass an initial Housing Choice Voucher (Section 8) inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior photos show a generally well-maintained home with tiled floors, painted walls, intact windows, and minimal visible cosmetic damage. Appliances (stove and refrigerator) are present in photos. Minor deferred-TLC items observed: older ceiling fans (one shows discoloration/wear), popcorn ceilings (cosmetic), a few scuffed surfaces and driveway staining, and a slightly worn garage door bottom. No visible collapsed finishes, exposed subfloor, or active water stains. These are easy-to-fix or cosmetic and would moderately reduce the score but are not catastrophic."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible: ceilings flat, no sagging, no visible mold or active water intrusion, floors even, exterior walkways level. However, required safety items are not visible in photos: smoke detectors and carbon monoxide alarms are not shown, GFCI outlets in kitchen/bath are not visible, and bedroom egress windows cannot be confirmed from available images. Entry door appears solid and the exterior lighting exists; no exposed wiring is visible. Because several NSPIRE-required devices/features cannot be confirmed from photos, and those are often quick fixes but are inspection-critical, the score is reduced to reflect probable need to install/verify detectors, GFCI protection, and egress in bedrooms."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 70.0,
"rationale": "Roof shingles appear in good visual condition with no signs of sagging or missing shingles in photos. Ceiling HVAC supply/return vents visible indicating central HVAC ducting; no visible evidence of leaks or active water damage around vents. White range and refrigerator present suggesting kitchen utilities intact. Electrical panel and water heater are not shown so their condition is unknown. No visible plumbing leaks or water stains. Given the home's exterior and interior condition and visible HVAC registers, systems likely functional but require verification (age and service records) prior to inspection—hence a moderate score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Yard and landscaping are tidy and maintained; driveway is intact with minor staining; walkways appear level and safe; siding/stucco looks intact with no visible foundation cracks or settlement; gutters appear attached. Neighborhood and adjacent homes also look maintained. No evidence of standing water, infestation, or major envelope failure in provided photos. Overall the exterior/site presents low risk for NSPIRE failure."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Central HVAC is present and operational (ceiling vents visible); age and service history unknown.",
"Hot water and water heater are present and functioning although not pictured.",
"Smoke detectors and CO alarms are not visible in photos; assume they may need installation or verification.",
"Bedrooms have egress windows but this cannot be confirmed from provided photos.",
"Electrical panel exists and has no visible exterior hazards; condition and presence of GFCI outlets in kitchen/baths need verification.",
"No active roof leaks or hidden water intrusion beyond what is visible in photos.",
"Garage door and driveway are functional despite minor cosmetic wear at the garage bottom."
],
"overall_score": 73.0,
"rubric_version": "ns_pire_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6310 Tall Cypress Cir, Greenacres, FL, 33463",
"aggregate": {
"summary": "This single-family home appears largely rent-ready for a Housing Choice Voucher applicant with mostly cosmetic/age-related repairs needed. The exterior and interior finishes look maintained and appliances are present. The main inspection risks are items not visible in listing photos that are required for NSPIRE compliance (smoke/CO detectors, GFCI in wet areas, verified bedroom egress, electrical panel condition, and operational verification of HVAC and water heater). If those systems are verified functional and detectors installed per code, the property is likely to pass an initial HCV inspection after minor fixes (1–4 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 78.3,
"rationale": "Interior and exterior photos show generally clean, intact finishes: tile flooring in good condition, painted walls, working-looking interior fixtures and appliances (stove and refrigerator visible). Exterior paint and landscaping are maintained and driveway is serviceable aside from surface staining. Observable deferred items are cosmetic/age-related (dated light fixtures, ceiling popcorn texture, minor driveway staining, some wear on ceiling fan and garage door). No visible damaged drywall, exposed subfloor, or collapsed features. Missing items are minimal and mostly easy/capital fixes."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Yard and landscaping are maintained, walkways and driveway are serviceable, no standing water evident in photos, siding/stucco appears intact, and rooflines look straight. Property sits in a maintained 55+ community which suggests HOA maintenance standards. No visible foundation cracks or severe exterior deterioration shown."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "No obvious life-safety hazards visible (no sagging ceilings, no visible active leaks, no exposed wiring in photos). Central AC vents visible and outlets have covers. However key NSPIRE items are not visible or confirmed in photos: smoke detectors and CO detector placement, GFCI protection in kitchen/bath, bedroom egress windows, and verified deadbolt on entry. Because these are critical for pass/fail and are unverified from images, score is reduced for uncertainty. Observed conditions do not suggest active severe hazards."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 68.3,
"rationale": "Roof shingles appear in good condition from photos (no visible sagging or missing areas). Central HVAC supply vents visible (suggesting presence of forced air system) and a water-using appliance (water heater) is not visible for verification. Electrical panel, plumbing risers, and water heater condition are not shown. Appliances (stove, refrigerator) are present. Because mechanical systems cannot be fully verified and are older (1981 build), moderate caution is applied but no visible signs of catastrophic system failure."
}
],
"red_flags": [],
"confidence": 0.92,
"assumptions": [
"Central HVAC exists and is ducted (ceiling vents visible); assumed operational but not verified.",
"Stove and refrigerator are present and operable (both are visible in photos).",
"No visible active roof leaks or ceiling stains indicate roof is likely serviceable from photos.",
"Smoke detectors and carbon monoxide detectors are not visible in photos and are assumed missing/unverified.",
"Electrical panel, GFCI protection, plumbing risers, and water heater were not photographed and their condition is unknown.",
"Bedrooms/bedroom windows not shown; assumed typical egress but unverified.",
"Garage door appears intact but operability is assumed, not tested.",
"Property sits in an HOA/55+ community which likely enforces basic exterior maintenance."
],
"score_method": "mean_of_criteria",
"overall_score": 74.8,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6492666667"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.