Property ID: 6584577259
6220 Chablis Ln, Pensacola, FL, 32504
Pensacola, FL
Money Down: $47,760
CoC Return: -4.91%
Monthly Cash Flow: $-195
Est. Final ARV: $147,475
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$39,800
Closing Costs
$7,960
Total Down
$47,760
Investment Snapshot
Purchase Price
$199,000
Money Down
$47,760
Cash-on-Cash Return
-4.91%
Rent
$1,241
Monthly Cash Flow
$-195
Annual Cash Flow
$-2,345
Debt Service / Mo
$1,059
Property Tax / Mo
$169
Insurance / Mo
$84
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,241
Payment Standard
$1,525
Rent
$1,241
Insurance
$84
Property Tax
$169
Management
$124
Utilities Allowance
$284
NOI (Monthly)
$864
Debt Service
$1,059
Cash Flow After Debt
$-195
Quality Score: 73.60%
Confidence: 93.00%
Overall this 1985 single-family cottage appears largely turnkey for Section 8 occupancy with cosmetic updates (paint, kitchen) and functioning major equipment visible (central AC, range, dishwasher, refrigerator). Primary inspection risks are missing verification of required alarms (smoke/CO), unclear GFCI protection near the kitchen sink, and an older roof with heavy tree overhang that will require routine maintenance. No evidence of structural failure or life‑threatening hazards in provided photos. Likely able to pass an initial HCV/NSPIRE inspection after addressing alarm/GFCI verification and clearing roof/gutter debris — minor repairs and verification steps expected within 1–4 weeks.
Section 8 Payment Standard
$1,525
Utility Allowance Total
$284
Guaranteed Section 8 Rent (PS - Utilities)
$1,241
Property Management
$124
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$199,000
Beds
2
Baths
2
Living Area
1,078 sqft
Lot Size
6,970 sqft
Year Built
1985
Days on Market
225
Capital Outlay
$47,760
Debt Service
$1,059
Property Tax / Mo
$169
Insurance / Mo
$84
Property Description
Charming cottage-style home in La Chateau, just off Langley Avenue! This well-maintained, move-in-ready home features fresh neutral paint, a fully fenced yard with new sod, sprinkler system, double gate, and shade from a beautiful oak and citrus tree. Enjoy a one-car garage with extra workspace, a bright kitchen with ample cabinets, and a cozy living room that opens to a screened porch. Each bedroom has its own bath, generous storage, and the master includes two closets. Convenient indoor laundry with extra storage. Schedule your private tour today! PHOTOS BEING UPLOADED 11/4/25
Utility Allowances
air_conditioning
$31
Property has 'Central Air'. Using the fixed schedule amount for a 2-bedroom single-family home.
cooking
$10
Property has an electric oven/range and no mention of gas. Selected 'electric' option from the schedule for a 2-bedroom home.
heating
$28
Property has central heating. As other major appliances are electric, electric heating is assumed. Selected 'electric' for a 2-bedroom home.
monthly_electric_fee
$11
This is a fixed monthly service fee for having electric service, which is applicable to this property.
monthly_gas_fee
$0
Property does not appear to use natural gas for any appliances, so no gas fee is applied.
other_electric
$54
Standard allowance for general electric use (lights, outlets) for a 2-bedroom home.
range_tenant_supplied
$0
Property photos show an oven/range is provided by the owner.
refrigerator_tenant_supplied
$12
Refrigerator is not listed as a provided appliance in the property details text, so it is treated as a tenant-supplied utility.
sewer
$49
Inferred from 'Public Water' source and urban location, as public water is typically paired with public sewer service. Using the fixed value for a 2-bedroom home.
trash_collection
$32
Standard utility for a single-family home. Property has no HOA to cover this cost.
water
$32
Property details state a 'Public' water source. Using the fixed value for a 2-bedroom home.
water_heater
$25
Property details explicitly state 'Electric Water Heater'. Selected the 'electric' option for a 2-bedroom 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$1,008
DP3 Annual Estimate$1,008
DP1 Monthly Equivalent$84
DP3 Monthly Equivalent$84
Replacement Value$114,093
Basis1,078 sqft / 1985
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Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in provided interior photos — required for NSPIRE compliance unless present but not pictured.
- No visible GFCI device at kitchen sink outlet in photos — may fail kitchen electrical safety if not protected at device or panel.
- Large mature oak directly over the roof with leaf/debris accumulation in gutters — elevated risk for roof damage and blocked drainage; requires cleaning and tree maintenance.
- Front porch post/base appears slightly out of plumb at the base (visible lean) — should be checked for stability and trip/guardrail safety.
Assumptions
- Listing is accurate that there are 2 bedrooms and 2 baths; bathrooms not photographed are in similar, serviceable condition.
- Central HVAC is operational (exterior condenser and ceiling vents observed) though no service records were provided.
- Appliances visible in photos (range, microwave, dishwasher, refrigerator) are included and operable or can be made operable with minor service.
- Smoke and carbon monoxide detectors and GFCI protection are not visible in photos; assume they may be present but require verification on inspection.
- No interior electrical panel or water heater photos were provided; assume they are present and serviceable unless an inspection reveals otherwise.
- Roof shows age and some debris but no active leaks were visible in the photos; assume no active interior staining or ceiling collapse unless discovered during interior inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,971 | $144,093 | $120,907 |
| 2023 | $1,591 | $127,322 | $99,924 |
| 2022 | $1,461 | $113,381 | $90,840 |
| 2021 | $1,324 | $92,476 | $82,582 |
| 2020 | $1,147 | $75,075 | $75,075 |
| 2019 | $1,113 | $71,969 | $71,969 |
| 2018 | $1,261 | $81,024 | $81,024 |
| 2017 | $1,257 | $79,050 | $79,050 |
| 2016 | $1,220 | $75,143 | $75,143 |
| 2015 | $1,212 | $75,143 | $75,143 |
| 2014 | $423 | $75,143 | $73,942 |
| 2013 | $443 | $72,850 | $72,850 |
| 2012 | $453 | $72,850 | $72,850 |
| 2011 | $476 | $77,886 | $76,090 |
| 2010 | $464 | $82,010 | $82,010 |
| 2009 | $449 | $84,141 | $84,141 |
| 2008 | $442 | $90,696 | $90,696 |
| 2007 | $426 | $96,260 | $70,800 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-08 | Price Changed | $199,000 |
| 2026-01-19 | Price Changed | $204,900 |
| 2025-12-24 | Price Changed | $209,900 |
| 2025-11-04 | Listed | $215,000 |
| 2016-06-13 | Sold | $88,000 |
| 2016-03-19 | Listing removed | $94,900 |
| 2016-02-12 | Listed | $94,900 |
| 2016-02-02 | Listing removed | $94,900 |
| 2015-11-27 | Price Changed | $94,900 |
| 2015-10-23 | Listed | $99,500 |
| 2004-09-23 | Sold | $79,000 |
| 1993-04-05 | Sold | $54,000 |
| 1989-09-01 | Sold | $44,500 |
Photo Gallery
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"Dining Room Level: First",
"Dining Room Sqft: 71",
"Kitchen Dimensions: 8.2 x 12.2",
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"Kitchen Level: First",
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"Road Surface Type: Paved"
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"Lot Size Acres: 2.73",
"Lot Size Square Feet: 118919"
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"Association Fee: 4404",
"Association Fee Frequency: Annually",
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"High School: Washington",
"Middle School: WORKMAN"
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"County: Escambia - Fl",
"Directions: Langley Ave to south on Chablis Ln, 4th building on the left. Lower right unit D108.",
"List Price Low: 140000",
"Source Property Type: Residential",
"Property Subtype: condo",
"Source Neighborhood: La Chateau",
"Parcel Number: 141S291180108004",
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"Directions: From Downtown Pensacola, head north on I-110. Take Exit 4 for Fairfield Ave then turn left at the light onto FL-291N. Turn right onto W Fairfield Dr, then in 0.7 miles, continue onto N 12th Ave. In 1.6 miles, continue onto Tippin Ave, then in 0.7 miles, turn right onto Langley Ave. In 0.5 miles, turn right onto Chablis Ln and the property will be located on the left.",
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{
"date": "2025-11-04",
"price": 215000,
"listing": {
"status": "for_sale",
"list_date": "2025-11-04T03:16:15Z",
"list_price": 199000,
"listing_id": "2987979066",
"last_update_date": "2026-03-08T03:54:27Z",
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"price_change_percentage": "+144.32%"
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{
"date": "2016-06-13",
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"source_name": "Public Record",
"price_change": 0,
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"price_change_percentage": "-7.27%"
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{
"date": "2016-03-19",
"price": 94900,
"listing": {
"status": "off_market",
"list_date": "2016-02-12T07:00:00Z",
"list_price": 94900,
"listing_id": "611969602",
"last_update_date": "2016-03-02T22:57:00Z",
"last_status_change_date": "2016-02-12T07:00:00Z"
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"price_change": 0,
"days_after_listed": "36 days",
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{
"date": "2016-02-12",
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"listing": {
"status": "off_market",
"list_date": "2016-02-12T07:00:00Z",
"list_price": 94900,
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"last_status_change_date": "2016-02-12T07:00:00Z"
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{
"date": "2016-02-02",
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"last_status_change_date": "2015-10-23T07:00:00Z"
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"event_name": "Listing removed",
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"days_after_listed": "102 days",
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{
"date": "2015-11-27",
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"listing": {
"status": "off_market",
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"list_price": 94900,
"listing_id": "608256350",
"last_update_date": "2015-11-28T04:14:00Z",
"last_status_change_date": "2015-10-23T07:00:00Z"
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{
"date": "2015-10-23",
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"listing": {
"status": "off_market",
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"list_price": 94900,
"listing_id": "608256350",
"last_update_date": "2015-11-28T04:14:00Z",
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"source_listing_id": "490014",
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{
"date": "2004-09-23",
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{
"date": "1993-04-05",
"price": 54000,
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"event_name": "Sold",
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{
"date": "1989-09-01",
"price": 44500,
"listing": null,
"event_name": "Sold",
"price_sqft": 41.28014842300556,
"source_name": "Public Record",
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],
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}
},
"rmn_listing_attribution": false
},
"property_id": "6584577259",
"generated_at": "2026-03-27T19:23:33.154506Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 73.6
},
"utility_allowance": {
"zip_code": "32504",
"home_photo": "https://ap.rdcpix.com/f94223c25e89aa0db2fe44b0f1379978l-m4168942330s-w1280.jpg",
"rent_price": 1241.0,
"loan_amount": 159200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/6220-Chablis-Ln_Pensacola_FL_32504_M65845-77259",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 199000.0,
"loan_term_years": 30,
"annual_cash_flow": 10364.67,
"mortgage_monthly": 1059.16,
"payment_standard": 1525.0,
"total_amount_out": 39800.0,
"additional_photos": [
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"https://ap.rdcpix.com/f94223c25e89aa0db2fe44b0f1379978l-m545627394s-w1280.jpg",
"https://ap.rdcpix.com/f94223c25e89aa0db2fe44b0f1379978l-m3812825913s-w1280.jpg",
"https://ap.rdcpix.com/f94223c25e89aa0db2fe44b0f1379978l-m3278301637s-w1280.jpg",
"https://ap.rdcpix.com/f94223c25e89aa0db2fe44b0f1379978l-m2807159919s-w1280.jpg",
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"down_payment_rate": 0.2,
"insurance_monthly": 84.0,
"monthly_cash_flow": 863.72,
"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 has 'Central Air'. Using the fixed schedule amount for a 2-bedroom single-family home.",
"utility": "air_conditioning",
"allowance": 31
},
{
"note": "Property has an electric oven/range and no mention of gas. Selected 'electric' option from the schedule for a 2-bedroom home.",
"utility": "cooking",
"allowance": 10
},
{
"note": "Property has central heating. As other major appliances are electric, electric heating is assumed. Selected 'electric' for a 2-bedroom home.",
"utility": "heating",
"allowance": 28
},
{
"note": "This is a fixed monthly service fee for having electric service, which is applicable to this property.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "Property does not appear to use natural gas for any appliances, so no gas fee is applied.",
"utility": "monthly_gas_fee",
"allowance": 0
},
{
"note": "Standard allowance for general electric use (lights, outlets) for a 2-bedroom home.",
"utility": "other_electric",
"allowance": 54
},
{
"note": "Property photos show an oven/range is provided by the owner.",
"utility": "range_tenant_supplied",
"allowance": 0
},
{
"note": "Refrigerator is not listed as a provided appliance in the property details text, so it is treated as a tenant-supplied utility.",
"utility": "refrigerator_tenant_supplied",
"allowance": 12
},
{
"note": "Inferred from 'Public Water' source and urban location, as public water is typically paired with public sewer service. Using the fixed value for a 2-bedroom home.",
"utility": "sewer",
"allowance": 49
},
{
"note": "Standard utility for a single-family home. Property has no HOA to cover this cost.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Property details state a 'Public' water source. Using the fixed value for a 2-bedroom home.",
"utility": "water",
"allowance": 32
},
{
"note": "Property details explicitly state 'Electric Water Heater'. Selected the 'electric' option for a 2-bedroom home.",
"utility": "water_heater",
"allowance": 25
}
],
"cash_on_cash_return": 0.26,
"down_payment_amount": 39800.0,
"property_tax_annual": 2030.13,
"property_tax_monthly": 169.18,
"property_tax_increase": 0.03,
"utility_allowance_total": 284.0,
"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",
"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": -2345.27,
"property_management_monthly": 124.1,
"monthly_cash_flow_after_debt": -195.44,
"cash_on_cash_return_after_debt": -0.06
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"section8_assessment": {
"runs": [
{
"summary": "Overall this 1985 single-family cottage appears largely turnkey for Section 8 occupancy with cosmetic updates (paint, kitchen) and functioning major equipment visible (central AC, range, dishwasher, refrigerator). Primary inspection risks are missing verification of required alarms (smoke/CO), unclear GFCI protection near the kitchen sink, and an older roof with heavy tree overhang that will require routine maintenance. No evidence of structural failure or life‑threatening hazards in provided photos. Likely able to pass an initial HCV/NSPIRE inspection after addressing alarm/GFCI verification and clearing roof/gutter debris — minor repairs and verification steps expected within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 80.0,
"rationale": "Photos and listing show a recently painted, updated interior kitchen (granite counters, stainless appliances, new-looking fixtures), intact cabinetry and tile floors. Exterior paint and siding look serviceable. Observable deferred items are minor: sparse/patchy front yard, driveway surface cracks, some roof debris, and a slightly tilted front porch post base. No evidence of collapsed finishes or active water damage. Missing interior images of bathrooms limit confirmation but listing states 2 baths. Overall condition appears move-in ready with mostly cosmetic or minor repair items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 70.0,
"rationale": "No visible exposed wiring, visible HVAC registers, and no obvious trip hazards. However smoke detectors and carbon monoxide alarms are not visible in the photos (no interior hallway ceilings shown), and the kitchen outlet adjacent to the sink does not show a GFCI device (it may be protected at panel but not identifiable). Entry door hardware and deadbolt are not clearly shown. Large oak tree overhangs the roof (increases risk of roof damage/limb failure). No visible mold, major water intrusion, or broken stairs/guardrails in provided photos. Given the unknowns, there's moderate NSPIRE risk primarily due to absent verification of alarms and GFCI protection."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, plumbing, electrical, roof)",
"score": 75.0,
"rationale": "Exterior photo shows a central AC condenser on a slab and visible duct/venting inside (ceiling register) indicating central HVAC is present. Kitchen appliances (range, microwave, dishwasher, refrigerator) are present and appear in good cosmetic condition. Water heater and electrical panel are not photographed (unknown). Roof shingles show age and leaf/debris accumulation but no visible sagging or active leaks in photos. Plumbing fixtures (sink/faucet) look serviceable. Overall systems appear functional but lack confirmation of water heater, electrical panel condition, and roof age/remaining life."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 70.0,
"rationale": "Siding, trim and fencing appear intact and the property has a fully fenced yard per listing. The driveway is serviceable but has surface wear and some cracking. The large oak directly over the roof presents ongoing maintenance and potential storm risk (leaves/debris in gutters observed). Rear screened porch is intact. Yard has bare patches and mild erosion under tree canopy; drainage away from foundation not verifiable. No visible infestation or major foundation exposure in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in provided interior photos — required for NSPIRE compliance unless present but not pictured.",
"No visible GFCI device at kitchen sink outlet in photos — may fail kitchen electrical safety if not protected at device or panel.",
"Large mature oak directly over the roof with leaf/debris accumulation in gutters — elevated risk for roof damage and blocked drainage; requires cleaning and tree maintenance.",
"Front porch post/base appears slightly out of plumb at the base (visible lean) — should be checked for stability and trip/guardrail safety."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate that there are 2 bedrooms and 2 baths; bathrooms not photographed are in similar, serviceable condition.",
"Central HVAC is operational (exterior condenser and ceiling vents observed) though no service records were provided.",
"Appliances visible in photos (range, microwave, dishwasher, refrigerator) are included and operable or can be made operable with minor service.",
"Smoke and carbon monoxide detectors and GFCI protection are not visible in photos; assume they may be present but require verification on inspection.",
"No interior electrical panel or water heater photos were provided; assume they are present and serviceable unless an inspection reveals otherwise.",
"Roof shows age and some debris but no active leaks were visible in the photos; assume no active interior staining or ceiling collapse unless discovered during interior inspection."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-2025-v1"
},
{
"summary": "This 2-bed single-family home appears generally well maintained and close to turnkey for a Section 8 / HCV initial inspection. Key positives: updated kitchen with appliances, intact siding, fenced yard, screened porch, central A/C present. Main inspection risks are missing/unclear life-safety items (smoke and CO alarms, GFCI by sink), roof condition under heavy tree canopy (debris and aging shingles), and verification of major systems (water heater, electrical panel, HVAC operation). These are fixable with minor work and verification; once detectors are installed, GFCI verified/installed if needed, deadbolt confirmed, and a roof assessment is completed, the property is likely to pass an NSPIRE/HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs (cosmetic, appliances, finishes)",
"score": 85.0,
"rationale": "Exterior and interior photos show a well-maintained cottage with recent paint, updated kitchen counters, sink, faucet, and stainless appliances (range, microwave, dishwasher, refrigerator). Cabinetry and tile floors appear in good condition. Minor exterior deferred maintenance: driveway surface wear/cracking, some landscaping/yard bare spots, leaves/debris on roof/gutters. No visible collapsed ceilings, exposed subfloor, or major interior damage. Missing minor items (thresholds/trim, touch-up paint) would be easy fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (smoke/CO, egress, electrical hazards)",
"score": 65.0,
"rationale": "No smoke detectors or CO alarms are visible in photographs (must be present and working for NSPIRE). Entry door has a lock but deadbolt is not visible in photos and should be verified/installed. Outlets have cover plates; GFCI at sink is not clearly shown (appears to be a standard outlet next to sink). Bedroom egress windows are not photographed clearly but exterior windows appear standard-sized — egress should be confirmed. Large overhanging trees and debris on roof/gutters increase risk for future leaks. Plumbing fixtures and kitchen appliances appear intact. Overall there are moderate code risks that are likely repairable prior to inspection (install/verify alarms, install/verify GFCI, check deadbolt/egress)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, roof, plumbing, electrical, water heater)",
"score": 70.0,
"rationale": "Central A/C condenser is present on a concrete pad (suggests functioning HVAC but operation and age not verified). Kitchen appliances are present and appear installed. Water heater, electrical panel and heating source are not pictured and must be confirmed operational. Roof shingles appear aged with debris and some staining under tree canopy — not catastrophic in photos but nearing typical service life and should be inspected for leaks. Gutters and downspouts present. Without system service records we rate systems as functional but in need of verification and routine maintenance."
},
{
"key": "exterior_site",
"label": "Exterior & Site (siding, foundation, yard, walkways, fencing)",
"score": 75.0,
"rationale": "Exterior siding and paint look in good condition; property has a fully fenced yard, one-car garage and a screened porch. Foundation appears level in visible photos with no obvious large cracks or sagging. Large live oak close to the house results in heavy canopy cover and root exposure at the rear (bare soil) which could affect drainage and create trip hazards. Driveway and walk to porch show wear but are serviceable. Overall exterior is sound but needs routine cleanup and minor site work."
}
],
"red_flags": [
"Large trees directly overhanging roof with debris accumulation — increased risk for roof damage and leaks.",
"Roof shows staining/debris and appears aged; potential for near-term roof repair or shingle replacement.",
"No visible smoke detectors or CO alarms in photos (life-safety failure if not present).",
"GFCI protection at kitchen sink is not clearly present — may require installation to meet code/NSPIRE requirements.",
"Bare/eroded soil and exposed roots near the rear AC pad — drainage and trip-hazard concerns that could affect mechanical equipment."
],
"confidence": 0.7,
"assumptions": [
"Photos show kitchen appliances (range, microwave, dishwasher, refrigerator) installed and usable; washer/dryer not pictured but listing states 'indoor laundry' — presence assumed but not verified.",
"Central HVAC is assumed functional because an exterior condenser and interior vents are visible; full service/age not documented.",
"Water heater and electrical panel exist and are serviceable but were not photographed; their condition is assumed typical for a maintained 1985 house with updates.",
"Bedrooms provide code egress windows typical of this layout; exact dimensions and security bars (if any) are unknown and must be confirmed.",
"No active interior leaks, severe mold, or structural movement are visible in the provided photos; absence of these conditions is assumed but should be confirmed on-site.",
"Smoke and carbon monoxide alarms are not visible in photos and are assumed not to be installed or not shown; these must be installed/verified prior to inspection."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE_section8_v1_2026-03"
},
{
"summary": "This 2BR/2BA single‑family cottage appears generally move‑in ready with updated kitchen finishes, working major equipment visible (AC condenser, stove, dishwasher, refrigerator), intact siding, fence and screened porch. Primary inspection risks from photos are: lack of visible smoke/CO detectors, unclear GFCI protection at kitchen sink, roof debris and large overhanging oak (increasing roof/gutter maintenance risk), and uneven walkways/exposed roots that could be cited as trip hazards. These are mostly remediable within 1–4 weeks (clean gutters/roof, install/verify detectors and GFCIs, minor driveway/walk repairs). No visible structural failure or active leaks were observed, so the property is likely to pass an initial HCV/NSPIRE inspection after standard items are verified and minor fixes completed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 75.0,
"rationale": "Property photos show a generally maintained interior and exterior with updated kitchen finishes (granite counters, stainless appliances) and tile floors. No collapsed ceilings, major drywall damage, or obvious structural failure visible. Exterior paint and siding appear in serviceable condition. Minor deferred maintenance observed: driveway cracking/uneven concrete at walk, roof surface with leaf/debris staining and probable need for cleaning, some yard bare spots and exposed roots, and small cosmetic touch-ups (trim/porches). Appliances (stove, microwave, dishwasher, refrigerator) are present — missing appliances are not a factor. Overall these are mostly minor/ cosmetic or capital items likely resolved in days to a few weeks."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No immediate life‑threatening hazards are visible (no collapsed ceilings, no standing water, no exposed high‑voltage wiring). Central HVAC vents and exterior condenser are visible. However several NSPIRE items are not verifiable in photos: smoke detectors and CO alarms are not shown (absence in photos increases inspection risk), the kitchen sink outlet does not clearly show GFCI protection, and deadbolt/secure locking hardware is not clearly visible. Large oak overhang and gutter debris create elevated roof maintenance and potential water intrusion risk. Exterior walk and backyard show uneven ground and exposed tree roots that could be cited as trip hazards if not remediated."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 70.0,
"rationale": "Photos show a working-looking central air system (outdoor condenser and interior ceiling returns), modern kitchen appliances and a stainless sink/faucet, and tile floors indicating no visible interior flood damage. Roof shingles are present but show debris and discoloration under a large oak — not currently sagging but warrant cleaning and close inspection for missing shingles or flashings near penetrations. Electrical panel and water heater were not shown so their condition is unknown; visible outlets and modern fixtures suggest some recent updates. Given available evidence, major systems appear present and likely functional but would require standard verification (panel, hot water, GFCI, smoke detectors) to confirm full compliance."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site conditions",
"score": 70.0,
"rationale": "Exterior siding, screened porch, fencing, and garage are intact in the photos. A full fence and screened porch are positive for rental safety. The front yard appears patchy despite the listing note of new sod; driveway and walkway show cracking and uneven areas. Large oak tree overhang is directly above the roof which increases debris accumulation and long‑term roof risk. AC unit on compact pad looks correctly sited but is adjacent to exposed root area. No visible signs of infestation or major foundation displacement in exterior photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (NSPIRE failure if absent).",
"Large oak directly over roof with significant leaf/limb debris visible — increased risk of roof damage and clogged gutters.",
"Kitchen sink outlet does not clearly show GFCI protection (potential NSPIRE citation).",
"Uneven walk/driveway and exposed roots in backyard near AC pad present trip‑hazard risk."
],
"confidence": 0.6,
"assumptions": [
"Interior smoke detectors and carbon monoxide alarms are not visible in provided photos; assume they may be missing or not shown and require verification.",
"Electrical panel condition and location were not shown — assume service is intact and code‑compliant but must be inspected during the HCV inspection.",
"Water heater and hot water availability are not shown; assume functioning hot water based on listing description and lack of water damage evidence but this requires confirmation.",
"Kitchen outlet near sink does not clearly show a GFCI; assume GFCI may be absent and should be installed or verified to meet NSPIRE standards.",
"Heating/air conditioning appears to be central (visible condenser and ceiling vents). Assume HVAC is operational but recommend proof of service or on/off test.",
"No evidence of active roof leaks or structural sagging in photos; assume roof is serviceable but subject to close inspection around eaves and where tree limbs contact shingles.",
"Listing states fully fenced yard, sprinkler system and new sod — photos show a fenced yard but yard appears patchy; assume landscaping work was recent or partial and not a safety failure.",
"Appliances shown (stove, microwave, dishwasher, refrigerator) are assumed included and operable unless vendor/owner states otherwise; missing appliance risk is low given photos."
],
"overall_score": 72.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6220 Chablis Ln, Pensacola, FL, 32504",
"aggregate": {
"summary": "Overall this 1985 single-family cottage appears largely turnkey for Section 8 occupancy with cosmetic updates (paint, kitchen) and functioning major equipment visible (central AC, range, dishwasher, refrigerator). Primary inspection risks are missing verification of required alarms (smoke/CO), unclear GFCI protection near the kitchen sink, and an older roof with heavy tree overhang that will require routine maintenance. No evidence of structural failure or life‑threatening hazards in provided photos. Likely able to pass an initial HCV/NSPIRE inspection after addressing alarm/GFCI verification and clearing roof/gutter debris — minor repairs and verification steps expected within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 80.0,
"rationale": "Photos and listing show a recently painted, updated interior kitchen (granite counters, stainless appliances, new-looking fixtures), intact cabinetry and tile floors. Exterior paint and siding look serviceable. Observable deferred items are minor: sparse/patchy front yard, driveway surface cracks, some roof debris, and a slightly tilted front porch post base. No evidence of collapsed finishes or active water damage. Missing interior images of bathrooms limit confirmation but listing states 2 baths. Overall condition appears move-in ready with mostly cosmetic or minor repair items."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 71.7,
"rationale": "Siding, trim and fencing appear intact and the property has a fully fenced yard per listing. The driveway is serviceable but has surface wear and some cracking. The large oak directly over the roof presents ongoing maintenance and potential storm risk (leaves/debris in gutters observed). Rear screened porch is intact. Yard has bare patches and mild erosion under tree canopy; drainage away from foundation not verifiable. No visible infestation or major foundation exposure in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 68.3,
"rationale": "No visible exposed wiring, visible HVAC registers, and no obvious trip hazards. However smoke detectors and carbon monoxide alarms are not visible in the photos (no interior hallway ceilings shown), and the kitchen outlet adjacent to the sink does not show a GFCI device (it may be protected at panel but not identifiable). Entry door hardware and deadbolt are not clearly shown. Large oak tree overhangs the roof (increases risk of roof damage/limb failure). No visible mold, major water intrusion, or broken stairs/guardrails in provided photos. Given the unknowns, there's moderate NSPIRE risk primarily due to absent verification of alarms and GFCI protection."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, plumbing, electrical, roof)",
"score": 71.7,
"rationale": "Exterior photo shows a central AC condenser on a slab and visible duct/venting inside (ceiling register) indicating central HVAC is present. Kitchen appliances (range, microwave, dishwasher, refrigerator) are present and appear in good cosmetic condition. Water heater and electrical panel are not photographed (unknown). Roof shingles show age and leaf/debris accumulation but no visible sagging or active leaks in photos. Plumbing fixtures (sink/faucet) look serviceable. Overall systems appear functional but lack confirmation of water heater, electrical panel condition, and roof age/remaining life."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in provided interior photos — required for NSPIRE compliance unless present but not pictured.",
"No visible GFCI device at kitchen sink outlet in photos — may fail kitchen electrical safety if not protected at device or panel.",
"Large mature oak directly over the roof with leaf/debris accumulation in gutters — elevated risk for roof damage and blocked drainage; requires cleaning and tree maintenance.",
"Front porch post/base appears slightly out of plumb at the base (visible lean) — should be checked for stability and trip/guardrail safety."
],
"confidence": 0.93,
"assumptions": [
"Listing is accurate that there are 2 bedrooms and 2 baths; bathrooms not photographed are in similar, serviceable condition.",
"Central HVAC is operational (exterior condenser and ceiling vents observed) though no service records were provided.",
"Appliances visible in photos (range, microwave, dishwasher, refrigerator) are included and operable or can be made operable with minor service.",
"Smoke and carbon monoxide detectors and GFCI protection are not visible in photos; assume they may be present but require verification on inspection.",
"No interior electrical panel or water heater photos were provided; assume they are present and serviceable unless an inspection reveals otherwise.",
"Roof shows age and some debris but no active leaks were visible in the photos; assume no active interior staining or ceiling collapse unless discovered during interior inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 73.6,
"rubric_version": "nsPIRE-2025-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6584577259"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.