Property ID: 6580168506
763 N 79th Ave, Pensacola, FL, 32506
Pensacola, FL
Money Down: $59,976
CoC Return: 4.40%
Monthly Cash Flow: $220
Est. Final ARV: $160,962
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,980
Closing Costs
$9,996
Total Down
$59,976
Investment Snapshot
Purchase Price
$249,900
Money Down
$59,976
Cash-on-Cash Return
4.40%
Rent
$2,036
Monthly Cash Flow
$220
Annual Cash Flow
$2,637
Debt Service / Mo
$1,330
Property Tax / Mo
$169
Insurance / Mo
$114
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,036
Payment Standard
$2,380
Rent
$2,036
Insurance
$114
Property Tax
$169
Management
$204
Utilities Allowance
$344
NOI (Monthly)
$1,550
Debt Service
$1,330
Cash Flow After Debt
$220
Quality Score: 80.60%
Confidence: 94.00%
This single-family home appears largely turnkey for Section 8/Housing Choice Voucher occupancy. The interior and exterior have been recently renovated; major capital items (roof 2021, solar 2024, encapsulated crawlspace with dehumidifier/sump) are documented. Main NSPIRE concerns are procedural/installation items that are typically quick to correct at inspection: confirm operational HVAC/hot water, install/verify carbon monoxide alarms (required because a gas range is present), verify GFCI protection in kitchen and bathrooms, secure loose exterior cable, and optionally add or confirm handrail compliance on the front stoop if local rules require it. No signs of structural failure, active leaks, severe mold, or life-threatening hazards were observed in the provided photos or description, so likelihood of passing an initial HCV inspection after addressing the small items is high (minor repairs).
Section 8 Payment Standard
$2,380
Utility Allowance Total
$344
Guaranteed Section 8 Rent (PS - Utilities)
$2,036
Property Management
$204
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,900
Beds
4
Baths
2
Living Area
1,458 sqft
Lot Size
9,148 sqft
Year Built
1965
Days on Market
82
Capital Outlay
$59,976
Debt Service
$1,330
Property Tax / Mo
$169
Insurance / Mo
$114
Property Description
NOW FEATURING FULLY PAID OFF SOLAR PANELS This fully renovated 4 bedroom, 2 bathroom Pensacola home offers modern design, quality upgrades, and energy efficiency throughout. The open-concept layout centers around a stylish kitchen with granite countertops, stainless steel appliances, a large island, and a custom dining nook with built-in storage. The primary suite features a sleek double floating vanity and a custom shower with sliding glass doors and rain head for a spa-like experience. Behind the scenes, the home has been enhanced with a fully encapsulated crawl space including a dehumidifier, sump pump, and drainage system for long-term durability and moisture control. Roof replaced in 2021. The fully paid-off solar panels installed in 2024 provide immediate savings on electricity with no additional cost. Outside, enjoy a shaded patio and private backyard space framed by mature trees. Ideally located with convenient access to shopping, dining, schools, and the Gulf Coast beaches, this home is ready for its next owner.
Utility Allowances
heating
$36
Selected natural gas for heating as it is the more expensive option and is consistent with the property having a gas water heater.
cooking
$11
Assumed natural gas for cooking, consistent with the property having a gas water heater.
water_heater
$29
The property explicitly lists a 'Gas Water Heater'.
monthly_gas_fee
$13
Standard monthly service fee for a tenant gas account, as gas is used for heating, cooking, and water.
air_conditioning
$66
Property has Central Air cooling.
other_electric
$85
Covers general electric usage for lights and appliances not otherwise specified.
monthly_electric_fee
$11
Standard monthly service fee for a tenant electric account.
refrigerator_tenant_supplied
$12
The property information does not explicitly state a refrigerator is provided, so it is treated as a tenant-owned appliance per instructions.
range_tenant_supplied
$0
The property provides a range/oven as part of its 'stainless steel appliances'.
water
$49
The property details state 'Water Source: Public'.
sewer
$0
The property uses a septic tank, as indicated in its RESO facts, so there is no public sewer utility cost.
trash_collection
$32
Standard trash collection service for a single-family home.
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$1,363
DP3 Annual Estimate$1,363
DP1 Monthly Equivalent$114
DP3 Monthly Equivalent$114
Replacement Value$150,471
Basis1,458 sqft / 1965
Nearby Houses
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785 N 79th Ave
sold · 0.03 mi
Price: $140,000
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Latest sale: $140,000 on Apr 04, 2022
Latest rent: —
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784 N 80th Ave
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Latest sale: $187,000 on Dec 10, 2021
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714 N 79th Ave
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710 N 79th Ave
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Photo unavailable
729 N 79th Ave
sold · 0.05 mi
Price: $180,000
3 bd / 2 ba · 1,431 sqft
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Photo unavailable
708 N 79th Ave
sold · 0.05 mi
Price: $85,000
3 bd / 1 ba · 876 sqft
Latest sale: $85,000 on Mar 20, 2020
Latest rent: $1,100 on Mar 28, 2023
Photo unavailable
755 N 80th Ave
sold · 0.06 mi
Price: $196,000
3 bd / 2 ba · 1,269 sqft
Latest sale: $196,000 on Jun 27, 2025
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Photo unavailable
761 N 80th Ave
sold · 0.06 mi
Price: $58,000
3 bd / 2 ba · 1,508 sqft
Latest sale: $58,000
Latest rent: —
Photo unavailable
704 N 79th Ave
sold · 0.07 mi
Price: $150,000
2 bd / 1 ba · 1,104 sqft
Latest sale: $150,000 on Oct 28, 2024
Latest rent: —
Photo unavailable
740 N Fairfield Dr
for_sale · 0.08 mi
Price: $189,900
3 bd / 2 ba · 1,317 sqft
Latest sale: $67,500 on Mar 16, 2006
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Photo unavailable
738 N Fairfield Dr
sold · 0.08 mi
Price: $99,900
3 bd / 2 ba · 1,248 sqft
Latest sale: $99,900 on Apr 29, 2022
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Photo unavailable
712 N 80th Ave
sold · 0.08 mi
Price: $94,000
3 bd / 2 ba · 1,189 sqft
Latest sale: $94,000
Latest rent: —
Photo unavailable
730 N Fairfield Dr
sold · 0.08 mi
Price: $82,000
3 bd / 2 ba · 1,248 sqft
Latest sale: $82,000
Latest rent: —
Photo unavailable
728 N Fairfield Dr
sold · 0.09 mi
Price: $89,000
3 bd / 2 ba · 1,454 sqft
Latest sale: $89,000
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Photo unavailable
711 N 80th Ave
sold · 0.10 mi
Price: $155,000
4 bd / 2 ba · 1,404 sqft
Latest sale: $155,000
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Photo unavailable
714 N Fairfied Dr
off_market · 0.10 mi
Price: $115,000
3 bd / 2 ba · 1,311 sqft
Latest sale: $17,900
Latest rent: —
Photo unavailable
700 N Fairfield Dr
sold · 0.13 mi
Price: $79,000
3 bd / 2 ba · 1,254 sqft
Latest sale: $79,000
Latest rent: —
Properties Used for Comps
Photo unavailable
711 N 80th Ave, Pensacola, FL, 32506
sold
Price: $155,000
Rent: $975
4 bd / 2 ba · 1,404 sqft
Sale Date: Sep 30, 2025
Distance: 0.10 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos are representative of the whole unit (other rooms/bathrooms in similar renovated condition).
- Central HVAC is present and in working condition (ceiling vents and thermostat visible), but functionality has not been mechanically tested.
- Hot water system exists and functions though it is not shown in photos.
- Smoke detector visible in photos is operational; additional smoke detectors in bedrooms likely present but not shown.
- No major structural defects exist behind finished surfaces — listing statement about encapsulated crawlspace and recent roof replacement is accurate.
- Exterior loose cable is low-voltage/coax or low-risk wiring but requires securing; not evidence of a dangerous exposed live conductor.
- Local code requirements for handrails and CO detectors follow typical Florida/BRE standards (CO required with fuel-burning appliances).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,969 | $170,471 | $170,471 |
| 2023 | $1,287 | $98,989 | $80,446 |
| 2022 | $748 | $46,521 | $46,521 |
| 2021 | $344 | $42,578 | $40,847 |
| 2020 | $530 | $78,464 | $60,927 |
| 2019 | $526 | $74,034 | $59,558 |
| 2018 | $529 | $69,002 | $58,448 |
| 2017 | $531 | $64,802 | $57,246 |
| 2016 | $531 | $63,116 | $56,069 |
| 2015 | $510 | $61,024 | $55,680 |
| 2014 | $478 | $58,329 | $55,239 |
| 2013 | $499 | $54,423 | $54,423 |
| 2012 | $505 | $54,423 | $54,423 |
| 2011 | $508 | $57,275 | $55,133 |
| 2010 | $498 | $59,513 | $59,513 |
| 2009 | $486 | $62,460 | $62,460 |
| 2008 | $482 | $66,164 | $66,164 |
| 2007 | $508 | $69,230 | $51,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-01-11 | Sold | $235,000 |
| 2023-08-09 | Sold | $105,000 |
| 2021-03-09 | Sold | $42,500 |
Photo Gallery
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{
"summary": "This single-family home appears largely turnkey for Section 8/Housing Choice Voucher occupancy. The interior and exterior have been recently renovated; major capital items (roof 2021, solar 2024, encapsulated crawlspace with dehumidifier/sump) are documented. Main NSPIRE concerns are procedural/installation items that are typically quick to correct at inspection: confirm operational HVAC/hot water, install/verify carbon monoxide alarms (required because a gas range is present), verify GFCI protection in kitchen and bathrooms, secure loose exterior cable, and optionally add or confirm handrail compliance on the front stoop if local rules require it. No signs of structural failure, active leaks, severe mold, or life-threatening hazards were observed in the provided photos or description, so likelihood of passing an initial HCV inspection after addressing the small items is high (minor repairs).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing indicate a full renovation: new-looking LVP floors, fresh paint, remodeled kitchen with granite countertops and new cabinets, stainless appliances (range, dishwasher, refrigerator shown) and modern fixtures. Exterior brick and paint appear in good cosmetic condition. Minor visible items: an unsecured exterior cable near the front entry and a small concrete front stoop with no handrail (cosmetic/safety fix). Missing appliances are not an issue here because key appliances are present. Overall deferred maintenance is minimal; most items are easy cosmetic/fast repairs."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "Positive indicators: visible ceiling smoke detector in living area, secure entry door with deadbolt/keypad visible, bedrooms/windows look standard for egress, encapsulated crawlspace with dehumidifier and sump pump reduces moisture/mold risk. Risks: property contains a gas range (visible) but no carbon monoxide alarm is visible in photos — CO detection is typically required and would be an inspection fail if missing in jurisdictions that require CO near sleeping areas. GFCI protection at kitchen counter outlets is not clearly visible in photos (kitchen outlets present but GFCI markings not obvious) — repair/upgrade may be required. A loose exterior cable should be secured. No exposed live wiring, active water intrusion, collapsed ceilings, or major trip hazards observed. These missing/uncertain safety devices are relatively quick fixes but represent the main NSPIRE risk items."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 72.0,
"rationale": "Roof replaced in 2021 and solar panels installed in 2024 (both strong positives). Ceiling HVAC registers and a wall thermostat are visible, indicating central HVAC is present; condition appears serviceable though operation cannot be confirmed from photos. Listing notes an encapsulated crawlspace with dehumidifier and sump pump (positive for moisture control). Modern kitchen plumbing fixtures and dishwasher are present. Electrical panel not shown; inverter/electrical integration for solar is not visible (should be inspected). Water heater not pictured. Because presence (but not operational proof) of major systems is seen, assign moderate-high score; potential inspection items include verifying HVAC operation, hot water availability, solar electrical interconnect safety, and confirming GFCI/CO protections."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior brick and siding appear intact and freshly painted; gutters and downspouts are present. Front steps and small stoop are intact with only cosmetic wear; no visible major foundation cracks or sagging; crawl vents present. Yard is flat and generally clear of debris; no standing water is evident in photos. Minor concerns: downspout outlet appears to discharge near front walkway (may need extension to direct water away) and the loose exterior cable should be fastened. Overall exterior shows routine, minor maintenance needs only."
}
],
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"confidence": 0.7,
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"Interior photos are representative of the whole unit (other rooms/bathrooms in similar renovated condition).",
"Central HVAC is present and in working condition (ceiling vents and thermostat visible), but functionality has not been mechanically tested.",
"Hot water system exists and functions though it is not shown in photos.",
"Smoke detector visible in photos is operational; additional smoke detectors in bedrooms likely present but not shown.",
"No major structural defects exist behind finished surfaces — listing statement about encapsulated crawlspace and recent roof replacement is accurate.",
"Exterior loose cable is low-voltage/coax or low-risk wiring but requires securing; not evidence of a dangerous exposed live conductor.",
"Local code requirements for handrails and CO detectors follow typical Florida/BRE standards (CO required with fuel-burning appliances)."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "This 4BR/2BA single-family home shows a high level of renovation and system upgrades (roof 2021, solar 2024, encapsulated crawlspace with dehumidifier and sump pump). Interior finishes and appliances appear modern and well-installed. Visible safety items (smoke detector, secure entry lock) and lack of visible structural defects indicate a strong chance of passing an initial Section 8/NSPIRE inspection after verification of a few items. Recommended quick verifications/repairs: confirm presence and operation of CO alarm(s), GFCI protection in kitchen/baths, functional water heater and HVAC, secure the exterior cable, and verify electrical panel condition and labeling. With those checks/ minor fixes, the property is essentially turnkey for a voucher inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new LVP flooring, fresh paint, modern kitchen with granite counters, cabinets, stainless appliances, and updated lighting. Exterior brick painted and gutters present. Visible items are cosmetic or routine: small front concrete steps show no major cracking, minor threshold/trim gaps at doors, and no visible interior damage. Missing/uncertain items: laundry appliances not shown (washer/dryer), but primary kitchen appliances present. Overall repairs appear minor and primarily cosmetic or finish-level."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "Positive evidence: ceiling smoke detector visible in living area, entry door shows a deadbolt/lock, windows look standard size for egress, no visible exposed wiring or active water intrusion, and no visible mold or peeling paint. Uncertainties: carbon monoxide detector not visible, GFCI protection at kitchen counter outlets not clearly identified, electrical panel not shown, and no photos of bedroom windows confirming full egress compliance for every bedroom. Exterior shows a loose/looped cable on the front wall that should be secured. None of the visible conditions indicate immediate life‑threatening hazards, but a few code items (CO alarm, GFCI, panel labeling) need verification or quick fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Roof/Electrical)",
"score": 80.0,
"rationale": "Listing notes roof replacement in 2021 and paid-off solar panels installed 2024. Photo evidence shows ceiling HVAC vents (central system likely) and a modern kitchen with hookup appliances. Crawlspace encapsulation, dehumidifier, sump pump and drainage system are reported in listing (positive for moisture control). No water heater, electrical panel, or HVAC equipment photos provided — these are assumed serviceable based on recent renovation but require verification. Given recent roof, solar and crawlspace work, major systems are likely in good condition though confirmation (functional HVAC, water heater, electrical panel condition) is recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 82.0,
"rationale": "Exterior facade (painted brick) and roofing appear in good condition from photos; gutters and downspouts present. Yard is flat and free of obvious trip hazards; driveway and walk to front steps appear serviceable. Minor concerns: downspout termination near foundation could be monitored though listing indicates crawlspace drainage improvements. Mature trees near rear should be evaluated for overhang/roof debris risk. No visible signs of foundation movement or major exterior neglect."
}
],
"red_flags": [],
"confidence": 0.74,
"assumptions": [
"Central HVAC is present and operational (vent registers visible); exact age/condition not shown but assumed functional given recent renovations.",
"Water heater and plumbing provide hot water; not visible in photos but listing describes plumbing improvements and renovated bathrooms.",
"Kitchen appliances shown (refrigerator, range, dishwasher) are included and functional; washer/dryer not pictured so assumed absent or not included.",
"Crawlspace encapsulation, sump pump and dehumidifier described in listing are installed and operating as stated.",
"Electrical panel exists and is intact; its condition and presence of proper breakers/GFCI on required circuits are unknown and assumed serviceable until inspected.",
"Bedroom egress windows meet size/egress requirements based on typical window sizes shown, but each bedroom window should be measured during inspection.",
"Exterior loose/looped cable visible in photos is a low-voltage/data cable and not an exposed live electrical feed; it should be secured regardless."
],
"overall_score": 82.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "This appears to be a well-renovated, largely turn-key single-family home with modern finishes, functioning appliances, recent roof (2021) and paid-off solar (2024). Interior photos show clean, updated living spaces and kitchen; crawlspace encapsulation and drainage were listed which reduces moisture risk. Primary inspection risks are missing/unclear safety items in the photos: carbon monoxide detector presence and GFCI protection at kitchen sink/outlets are not visible, and the electrical panel/water heater were not shown. If those items are present and functional, the property is likely to pass an initial HCV/NSPIRE inspection with minimal work (smoke/CO/GFCI verification, minor exterior cable securement). Estimated readiness: turnkey within 1–2 weeks if CO/GFCI items are already installed or addressed quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs (cosmetic and deferred maintenance)",
"score": 88.0,
"rationale": "Photos and listing show a recent full renovation: new LVP flooring, fresh paint, modern kitchen with granite counters, stainless appliances, new cabinetry, updated bathrooms per description. Exterior brick and paint appear in good condition. Minor visible issues: small exposed low-voltage cable at front exterior and typical wear at door thresholds. No evidence of major deferred maintenance or interior water damage in provided photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk items)",
"score": 72.0,
"rationale": "Visible features supporting safety: ceiling smoke detector visible in living area, secure entry door with keyed/electronic lock, no obvious exposed electrical wiring in interior photos, encapsulated crawlspace and sump/dehumidifier (per listing) reduce moisture risk. Concerns: no carbon monoxide detector visible (gas range present), GFCI protection at sink/outlet not clearly visible in photos, electrical panel not shown for verification, and bedroom egress windows not photographed. Exterior shows downspouts and ventilation openings but a loose exterior cable is visible. These are inspection risks that may be simple fixes but could cause a fail if not corrected prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.0,
"rationale": "Listing notes roof replaced in 2021 and paid-off solar added 2024 (panels and roof appear intact in photos). Interior ceiling vents indicate central HVAC (presence likely and registers visible). Crawlspace encapsulation with dehumidifier and sump pump listed which is positive for plumbing/structural longevity. Visible stainless appliances (range, fridge, dishwasher) and range hood/venting are present. Limitations: water heater and electrical panel not pictured, and HVAC operation not demonstrated in photos—these need functional verification but no visual signs of system distress were observed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior photos show painted brick in good condition, intact gutters/downspouts, level front yard and a clear driveway. Roof-mounted solar panels look professionally installed and roofline appears straight with no visible sagging. Porch steps are solid (two risers) and foundation vents visible. Mature trees are near the property (typical) but no visible root/foundation displacement or standing water observed."
}
],
"red_flags": [
"No visible carbon monoxide detector in photos while a gas range is present — potential inspection fail if absent.",
"GFCI protection at kitchen sink / nearby outlets not clearly shown — may be required and could cause an inspection failure.",
"Electrical panel and water heater not shown for verification — inability to verify serviceability is an inspection risk.",
"Loose/exposed cable at front exterior should be secured to avoid tripping/clearance issues and to confirm it's low-voltage."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and operational (ceiling vents visible) though operation was not demonstrated in photos.",
"Hot water system (water heater) is present and functional (not pictured).",
"Bedrooms have code-compliant egress windows (not shown in photos).",
"Smoke detectors are present in required locations; at least one is visible in living area.",
"Listing text is accurate: crawlspace encapsulation, dehumidifier, sump pump and drainage system are installed and functioning.",
"Solar panel array was professionally installed and permitted; roof penetrations were properly flashed (no visible roof damage).",
"Appliances shown (range, fridge, dishwasher) are functional; missing appliance issues are not expected.",
"Exterior loose/low-voltage cable is low-voltage/coax and not an active electrical hazard, but it should be secured.",
"No active roof leaks, active pest infestation, or severe hidden structural issues exist beyond what is visible in photos."
],
"overall_score": 81.0,
"rubric_version": "nsPIRE-analyst-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "763 N 79th Ave, Pensacola, FL, 32506",
"aggregate": {
"summary": "This single-family home appears largely turnkey for Section 8/Housing Choice Voucher occupancy. The interior and exterior have been recently renovated; major capital items (roof 2021, solar 2024, encapsulated crawlspace with dehumidifier/sump) are documented. Main NSPIRE concerns are procedural/installation items that are typically quick to correct at inspection: confirm operational HVAC/hot water, install/verify carbon monoxide alarms (required because a gas range is present), verify GFCI protection in kitchen and bathrooms, secure loose exterior cable, and optionally add or confirm handrail compliance on the front stoop if local rules require it. No signs of structural failure, active leaks, severe mold, or life-threatening hazards were observed in the provided photos or description, so likelihood of passing an initial HCV inspection after addressing the small items is high (minor repairs).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 87.0,
"rationale": "Photos and listing indicate a full renovation: new-looking LVP floors, fresh paint, remodeled kitchen with granite countertops and new cabinets, stainless appliances (range, dishwasher, refrigerator shown) and modern fixtures. Exterior brick and paint appear in good cosmetic condition. Minor visible items: an unsecured exterior cable near the front entry and a small concrete front stoop with no handrail (cosmetic/safety fix). Missing appliances are not an issue here because key appliances are present. Overall deferred maintenance is minimal; most items are easy cosmetic/fast repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 82.3,
"rationale": "Exterior brick and siding appear intact and freshly painted; gutters and downspouts are present. Front steps and small stoop are intact with only cosmetic wear; no visible major foundation cracks or sagging; crawl vents present. Yard is flat and generally clear of debris; no standing water is evident in photos. Minor concerns: downspout outlet appears to discharge near front walkway (may need extension to direct water away) and the loose exterior cable should be fastened. Overall exterior shows routine, minor maintenance needs only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "Positive indicators: visible ceiling smoke detector in living area, secure entry door with deadbolt/keypad visible, bedrooms/windows look standard for egress, encapsulated crawlspace with dehumidifier and sump pump reduces moisture/mold risk. Risks: property contains a gas range (visible) but no carbon monoxide alarm is visible in photos — CO detection is typically required and would be an inspection fail if missing in jurisdictions that require CO near sleeping areas. GFCI protection at kitchen counter outlets is not clearly visible in photos (kitchen outlets present but GFCI markings not obvious) — repair/upgrade may be required. A loose exterior cable should be secured. No exposed live wiring, active water intrusion, collapsed ceilings, or major trip hazards observed. These missing/uncertain safety devices are relatively quick fixes but represent the main NSPIRE risk items."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 76.7,
"rationale": "Roof replaced in 2021 and solar panels installed in 2024 (both strong positives). Ceiling HVAC registers and a wall thermostat are visible, indicating central HVAC is present; condition appears serviceable though operation cannot be confirmed from photos. Listing notes an encapsulated crawlspace with dehumidifier and sump pump (positive for moisture control). Modern kitchen plumbing fixtures and dishwasher are present. Electrical panel not shown; inverter/electrical integration for solar is not visible (should be inspected). Water heater not pictured. Because presence (but not operational proof) of major systems is seen, assign moderate-high score; potential inspection items include verifying HVAC operation, hot water availability, solar electrical interconnect safety, and confirming GFCI/CO protections."
}
],
"red_flags": [],
"confidence": 0.94,
"assumptions": [
"Interior photos are representative of the whole unit (other rooms/bathrooms in similar renovated condition).",
"Central HVAC is present and in working condition (ceiling vents and thermostat visible), but functionality has not been mechanically tested.",
"Hot water system exists and functions though it is not shown in photos.",
"Smoke detector visible in photos is operational; additional smoke detectors in bedrooms likely present but not shown.",
"No major structural defects exist behind finished surfaces — listing statement about encapsulated crawlspace and recent roof replacement is accurate.",
"Exterior loose cable is low-voltage/coax or low-risk wiring but requires securing; not evidence of a dangerous exposed live conductor.",
"Local code requirements for handrails and CO detectors follow typical Florida/BRE standards (CO required with fuel-burning appliances)."
],
"score_method": "mean_of_criteria",
"overall_score": 80.6,
"rubric_version": "nsPIRE-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6580168506"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.