Property ID: 6603847940
2661 Pronto Ln, North Port, FL, 34286
North Port, FL
Money Down: $66,000
CoC Return: 20.89%
Monthly Cash Flow: $1,149
Est. Final ARV: $269,782
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,000
Closing Costs
$11,000
Total Down
$66,000
Investment Snapshot
Purchase Price
$275,000
Money Down
$66,000
Cash-on-Cash Return
20.89%
Rent
$3,193
Monthly Cash Flow
$1,149
Annual Cash Flow
$13,785
Debt Service / Mo
$1,464
Property Tax / Mo
$165
Insurance / Mo
$97
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$3,193
Payment Standard
$3,377
Rent
$3,193
Insurance
$97
Property Tax
$165
Management
$319
Utilities Allowance
$184
NOI (Monthly)
$2,612
Debt Service
$1,464
Cash Flow After Debt
$1,149
Quality Score: 83.70%
Confidence: 94.00%
Overall the property appears to be Section 8 / HCV inspection-ready with only minor items likely to require attention. Recent major-system replacements (roof 2023, HVAC 2023, water heater 2022) substantially lower inspection risk. Main outstanding verifications prior to move-in: presence and placement of working smoke (and CO where required) detectors, confirmation of GFCI outlets near wet locations, and a quick check of the electrical panel and plumbing fixtures. Given the photos and listing, this home is likely to pass an initial HCV/NSPIRE inspection after confirming the detectors and GFCI outlets — minimal repairs or equipment additions anticipated.
Section 8 Payment Standard
$3,377
Utility Allowance Total
$184
Guaranteed Section 8 Rent (PS - Utilities)
$3,193
Property Management
$319
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$275,000
Beds
3
Baths
2
Living Area
1,240 sqft
Lot Size
10,019 sqft
Year Built
2003
Days on Market
132
Capital Outlay
$66,000
Debt Service
$1,464
Property Tax / Mo
$165
Insurance / Mo
$97
Property Description
Inquire within about our 3.99% conventional rate option for qualified buyers when utilizing our preferred lender. Welcome to 2661 Pronto Lane, a concrete-block 3 bedroom, 2 bathroom home offering 1,240 sqft of living space in a quiet North Port neighborhood, with a recently installed well, a newer HVAC system from 2023, a hot water heater replaced in 2022, and a 2023 roof. The property is located near access to I-75 and the Murdock restaurant and shopping district, providing convenient connections to everyday amenities and regional destinations. Upon entry, you are greeted by a vaulted and open living, dining, and kitchen concept that creates a single, connected space at the heart of the home, making it easy to move from one daily activity to another without interruption. The openness of this area supports comfortable seating, dining, and hosting in one central zone, offering a practical environment for both routine use and gatherings. From this main living space, the home branches into two distinct bedroom wings. On the right wing, two secondary bedrooms are situated off a shared hallway along with a full bathroom that also serves as the guest bath, forming a defined area that can accommodate family members, visitors, or flexible uses such as an office or hobby room. On the left wing, the primary suite is set apart and includes its own ensuite bathroom and a walk-in closet, providing a private bedroom area with dedicated bath and storage. Moving from the central living area toward the rear of the home, the interior transitions to the lanai and backyard, extending the usable living space outdoors. Outside, the property provides yard space with room for pets, play, or future enhancements such as a patio, fire pit, or even a pool, depending on the owner's plans; with no immediate work needed on the major systems, attention can be directed to cosmetic updates and personal touches. The location offers practical access to shopping and services along Tamiami Trail, additional options in the Murdock area of Port Charlotte, and direct routes via I-75 to the broader Sarasota-Bradenton and Fort Myers regions. Nearby parks, Warm Mineral Springs, and Gulf Coast beaches provide opportunities for outdoor and waterfront activities, contributing to a range of lifestyle options within a reasonable drive. With its open main living area, split-bedroom layout, outdoor potential, and access to transportation, shopping, and recreation, this home is well suited for buyers seeking a primary residence, a seasonal Florida home, or an investment property in the greater North Port area.
Utility Allowances
air_conditioning
$29
Selected from the 'single_family_detached' schedule for a 3-bedroom unit. Property has Central Air.
cooking
$14
Selected 'Electric' option as the property lists a 'Range' and electric is the most common type for this region without natural gas. Amount is from the '3br' column.
heating
$18
Selected 'Electric' option. Property details mention 'Central' heating and a newer 'HVAC,' which is typically electric in this region. 'Electric' was chosen over 'Electric Heat Pump' as it is the more expensive option without specific information. Amount is from the '3br' column.
other_electric
$50
Standard allowance for general electric use not covered by other categories, selected for a 3-bedroom unit.
range_microwave
$6
Allowance for a tenant-owned microwave. The property includes a 'Range' but does not explicitly list a 'Microwave' as a provided appliance. Amount is from the '3br' column.
trash_collection
$25
Standard municipal service allowance for a single-family home. Amount is from the '3br' column.
water_heating
$42
Selected 'Electric' option as it is the most common fuel source for water heaters in this region when natural gas is not present. Amount is from the '3br' column.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,159
DP3 Annual Estimate$1,159
DP1 Monthly Equivalent$97
DP3 Monthly Equivalent$97
Replacement Value$217,400
Basis1,240 sqft / 2003
Nearby Houses
Photo unavailable
2647 Pronto Ln
sold · 0.02 mi
Price: $320,080
3 bd / 2 ba · 1,828 sqft
Latest sale: $320,080
Latest rent: —
Photo unavailable
2675 Pronto Ln
sold · 0.02 mi
Price: $302,000
4 bd / 2 ba · 2,140 sqft
Latest sale: $302,000
Latest rent: —
Photo unavailable
2674 Parasol Ln
sold · 0.02 mi
Price: $349,900
3 bd / 2 ba · 1,202 sqft
Latest sale: $349,900
Latest rent: —
Photo unavailable
Parasol Ln
off_market · 0.03 mi
Price: $23,900
— bd / — ba
Latest sale: $43,500
Latest rent: —
Photo unavailable
Parasol Ln
for_sale · 0.03 mi
Price: $19,000
— bd / — ba
Latest sale: $5,500
Latest rent: —
Photo unavailable
Photo unavailable
2668 Pronto Ln
sold · 0.03 mi
Price: $175,000
3 bd / 2 ba · 1,872 sqft
Latest sale: $175,000
Latest rent: —
Photo unavailable
2640 Pronto Ln
sold · 0.04 mi
Price: $296,700
3 bd / 2 ba · 1,582 sqft
Latest sale: $296,700
Latest rent: —
Photo unavailable
Pronto Ln
sold · 0.05 mi
Price: $261,473
4 bd / 2 ba · 1,856 sqft
Latest sale: $261,473
Latest rent: —
Photo unavailable
2611 Pronto Ln
sold · 0.05 mi
Price: $219,900
3 bd / 2 ba · 1,528 sqft
Latest sale: $219,900
Latest rent: —
Photo unavailable
Cover Ln
sold · 0.06 mi
Price: $6,200
— bd / — ba
Latest sale: $6,200 on Aug 31, 2020
Latest rent: —
Photo unavailable
2717 Pronto Ln
sold · 0.06 mi
Price: $217,000
4 bd / 2 ba · 2,152 sqft
Latest sale: $217,000
Latest rent: —
Photo unavailable
Parasol Ln
sold · 0.07 mi
Price: $15,200
— bd / — ba
Latest sale: $15,200
Latest rent: —
Photo unavailable
2653 Cover Ln
sold · 0.07 mi
Price: $322,000
3 bd / 2 ba · 2,020 sqft
Latest sale: $322,000
Latest rent: —
Photo unavailable
2721 Parasol Ln
sold · 0.08 mi
Price: $273,000
3 bd / 2 ba · 1,503 sqft
Latest sale: $273,000 on Nov 10, 2025
Latest rent: $2,050 on Jul 07, 2024
Photo unavailable
2677 Cover Ln
sold · 0.08 mi
Price: $369,000
3 bd / 2 ba · 1,737 sqft
Latest sale: $369,000 on Jun 17, 2022
Latest rent: —
Photo unavailable
2609 Parasol Ln
sold · 0.09 mi
Price: $290,000
4 bd / 2 ba · 2,036 sqft
Latest sale: $290,000 on Jul 22, 2020
Latest rent: —
Photo unavailable
Pronto Ln Unit 1
for_sale · 0.09 mi
Price: $28,000
— bd / — ba
Latest sale: $15,500
Latest rent: —
Properties Used for Comps
Photo unavailable
2484 Cover Ln, North Port, FL, 34286
sold
Price: $270,000
Rent: —
3 bd / 2 ba · 1,241 sqft
Sale Date: Apr 09, 2025
Distance: 0.11 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing is accurate: roof replaced in 2023, HVAC replaced in 2023, hot water heater replaced in 2022.
- Photos represent current condition of the entire unit; bathrooms and bedroom interiors (not shown) are in similar condition to shown rooms.
- Stove and refrigerator are electric (no visible gas piping or gas appliance venting) — if gas is present, additional checks for safe connections/venting should be done.
- Smoke detectors, CO alarms (if required by local code), and an intact electrical panel exist but were not visible in the provided photos; GFCI protection at kitchen/bath outlets is unconfirmed.
- No active roof leaks, hidden structural movement, or severe mold infestations are present given lack of visual indicators and recent roof/HW/HVAC replacements.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,919 | $218,200 | $104,775 |
| 2023 | $1,684 | $249,800 | $98,856 |
| 2022 | $1,589 | $216,600 | $95,977 |
| 2021 | $1,547 | $145,600 | $93,182 |
| 2020 | $2,797 | $135,100 | $135,100 |
| 2019 | $2,722 | $131,900 | $131,900 |
| 2018 | $2,553 | $128,800 | $128,800 |
| 2017 | $2,378 | $116,800 | $116,800 |
| 2016 | $1,137 | $116,400 | $71,229 |
| 2015 | $1,145 | $96,500 | $70,734 |
| 2014 | $1,124 | $85,500 | $70,173 |
| 2013 | $1,109 | $76,000 | $69,136 |
| 2012 | $1,046 | $69,600 | $67,980 |
| 2011 | $1,008 | $66,000 | $66,000 |
| 2010 | $1,045 | $69,600 | $69,600 |
| 2009 | $1,188 | $83,500 | $83,500 |
| 2008 | $1,485 | $118,200 | $104,388 |
| 2007 | $1,631 | $147,000 | $101,348 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-04 | Listed | $275,000 |
| 2020-01-28 | Sold | $168,500 |
| 2017-07-09 | Listing removed | $1,300 |
| 2017-06-21 | Listed for rent | $1,300 |
| 2017-06-08 | Listing removed | $151,000 |
| 2017-04-07 | Price Changed | $151,000 |
| 2017-02-15 | Price Changed | $155,000 |
| 2017-01-26 | Price Changed | $165,000 |
| 2016-12-17 | Listed | $149,900 |
| 2016-12-01 | Listing removed | $158,500 |
| 2016-05-27 | Price Changed | $158,500 |
| 2016-05-22 | Listed | $168,900 |
| 2003-10-14 | Sold | $111,700 |
Photo Gallery
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}
},
{
"tax": 2722,
"year": 2019,
"market": {
"land": 9000,
"total": 131900,
"building": 122900
},
"assessment": {
"land": 9000,
"total": 131900,
"building": 122900
}
},
{
"tax": 2553,
"year": 2018,
"market": {
"land": 9200,
"total": 128800,
"building": 119600
},
"assessment": {
"land": 9200,
"total": 128800,
"building": 119600
}
},
{
"tax": 2378,
"year": 2017,
"market": {
"land": 5500,
"total": 116800,
"building": 111300
},
"assessment": {
"land": 5500,
"total": 116800,
"building": 111300
}
},
{
"tax": 1137,
"year": 2016,
"market": {
"land": 5100,
"total": 116400,
"building": 111300
},
"assessment": {
"land": null,
"total": 71229,
"building": null
}
},
{
"tax": 1145,
"year": 2015,
"market": {
"land": 4600,
"total": 96500,
"building": 91900
},
"assessment": {
"land": null,
"total": 70734,
"building": null
}
},
{
"tax": 1124,
"year": 2014,
"market": {
"land": 3900,
"total": 85500,
"building": 81600
},
"assessment": {
"land": null,
"total": 70173,
"building": null
}
},
{
"tax": 1109,
"year": 2013,
"market": {
"land": 3800,
"total": 76000,
"building": 72200
},
"assessment": {
"land": null,
"total": 69136,
"building": null
}
},
{
"tax": 1046,
"year": 2012,
"market": {
"land": 3000,
"total": 69600,
"building": 66600
},
"assessment": {
"land": null,
"total": 67980,
"building": null
}
},
{
"tax": 1008,
"year": 2011,
"market": {
"land": 3500,
"total": 66000,
"building": 62500
},
"assessment": {
"land": null,
"total": 66000,
"building": null
}
},
{
"tax": 1045,
"year": 2010,
"market": {
"land": 4100,
"total": 69600,
"building": 65500
},
"assessment": {
"land": null,
"total": 69600,
"building": null
}
},
{
"tax": 1188,
"year": 2009,
"market": {
"land": 6900,
"total": 83500,
"building": 76600
},
"assessment": {
"land": null,
"total": 83500,
"building": null
}
},
{
"tax": 1485,
"year": 2008,
"market": {
"land": 8500,
"total": 118200,
"building": 109700
},
"assessment": {
"land": null,
"total": 104388,
"building": null
}
},
{
"tax": 1631,
"year": 2007,
"market": {
"land": 29400,
"total": 147000,
"building": 117600
},
"assessment": {
"land": null,
"total": 101348,
"building": null
}
}
],
"property_history": [
{
"date": "2026-02-04",
"price": 275000,
"listing": {
"status": "for_sale",
"list_date": "2026-02-04T14:52:41Z",
"list_price": 275000,
"listing_id": "2991197713",
"last_update_date": "2026-03-28T19:06:28Z",
"last_status_change_date": "2026-02-05T19:31:56Z"
},
"event_name": "Listed",
"price_sqft": 221.7741935483871,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4681213",
"price_change_percentage": "+63.20%"
},
{
"date": "2020-01-28",
"price": 168500,
"listing": {
"status": "sold",
"list_date": "2021-10-24T17:08:46Z",
"list_price": 169900,
"listing_id": "2890185807",
"last_update_date": "2020-01-28T15:47:18Z",
"last_status_change_date": "2021-10-24T17:08:46Z"
},
"event_name": "Sold",
"price_sqft": 135.88709677419354,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "C7423951",
"price_change_percentage": "+12.41%"
},
{
"date": "2017-07-09",
"price": 1300,
"listing": {
"status": "off_market",
"list_date": "2017-06-21T07:00:00Z",
"list_price": 1300,
"listing_id": "629734282",
"last_update_date": "2017-07-09T19:52:25Z",
"last_status_change_date": "2017-07-09T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 1.0483870967741935,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "C7240808",
"price_change_percentage": null
},
{
"date": "2017-06-21",
"price": 1300,
"listing": {
"status": "off_market",
"list_date": "2017-06-21T07:00:00Z",
"list_price": 1300,
"listing_id": "629734282",
"last_update_date": "2017-07-09T19:52:25Z",
"last_status_change_date": "2017-07-09T07:00:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.0483870967741935,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "C7240808",
"price_change_percentage": null
},
{
"date": "2017-06-08",
"price": 151000,
"listing": {
"status": "off_market",
"list_date": "2016-12-16T07:00:00Z",
"list_price": 151000,
"listing_id": "622968530",
"last_update_date": "2017-06-08T19:06:17Z",
"last_status_change_date": "2017-06-08T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 121.7741935483871,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "173 days",
"source_listing_id": "A4172272",
"price_change_percentage": null
},
{
"date": "2017-04-07",
"price": 151000,
"listing": {
"status": "off_market",
"list_date": "2016-12-16T07:00:00Z",
"list_price": 151000,
"listing_id": "622968530",
"last_update_date": "2017-06-08T19:06:17Z",
"last_status_change_date": "2017-06-08T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 121.7741935483871,
"source_name": "StellarMLS",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "A4172272",
"price_change_percentage": null
},
{
"date": "2017-02-15",
"price": 155000,
"listing": {
"status": "off_market",
"list_date": "2016-12-16T07:00:00Z",
"list_price": 151000,
"listing_id": "622968530",
"last_update_date": "2017-06-08T19:06:17Z",
"last_status_change_date": "2017-06-08T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 125,
"source_name": "StellarMLS",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "A4172272",
"price_change_percentage": null
},
{
"date": "2017-01-26",
"price": 165000,
"listing": {
"status": "off_market",
"list_date": "2016-12-16T07:00:00Z",
"list_price": 151000,
"listing_id": "622968530",
"last_update_date": "2017-06-08T19:06:17Z",
"last_status_change_date": "2017-06-08T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 133.06451612903226,
"source_name": "StellarMLS",
"price_change": 15100,
"days_after_listed": null,
"source_listing_id": "A4172272",
"price_change_percentage": null
},
{
"date": "2016-12-17",
"price": 149900,
"listing": {
"status": "off_market",
"list_date": "2016-12-16T07:00:00Z",
"list_price": 151000,
"listing_id": "622968530",
"last_update_date": "2017-06-08T19:06:17Z",
"last_status_change_date": "2017-06-08T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 120.88709677419355,
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"price_change": 0,
"days_after_listed": null,
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"price_change_percentage": null
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{
"date": "2016-12-01",
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"listing": {
"status": "off_market",
"list_date": "2016-05-18T07:00:00Z",
"list_price": 158500,
"listing_id": "615440598",
"last_update_date": "2016-08-23T01:31:03Z",
"last_status_change_date": "2016-08-22T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 127.8225806451613,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "193 days",
"source_listing_id": "A4154674",
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{
"date": "2016-05-27",
"price": 158500,
"listing": {
"status": "off_market",
"list_date": "2016-05-18T07:00:00Z",
"list_price": 158500,
"listing_id": "615440598",
"last_update_date": "2016-08-23T01:31:03Z",
"last_status_change_date": "2016-08-22T07:00:00Z"
},
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"price_sqft": 127.8225806451613,
"source_name": "StellarMLS",
"price_change": -10400,
"days_after_listed": null,
"source_listing_id": "A4154674",
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{
"date": "2016-05-22",
"price": 168900,
"listing": {
"status": "off_market",
"list_date": "2016-05-18T07:00:00Z",
"list_price": 158500,
"listing_id": "615440598",
"last_update_date": "2016-08-23T01:31:03Z",
"last_status_change_date": "2016-08-22T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 136.20967741935485,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4154674",
"price_change_percentage": "+51.21%"
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{
"date": "2003-10-14",
"price": 111700,
"listing": null,
"event_name": "Sold",
"price_sqft": 90.08064516129032,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Commercial roof/reroof",
"permit_effective_date": "Dec 29, 2022",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Residential renovation/alteration",
"permit_effective_date": "Dec 21, 2022",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": null,
"permit_effective_date": "Dec 13, 2022",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": null,
"permit_effective_date": "Dec 9, 2022",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Plumbing work only",
"permit_effective_date": "Sep 9, 2003",
"permit_project_type_1": "New construction",
"permit_project_type_2": "New construction (beta)",
"permit_project_type_3": "Plumbing"
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Single family residence detached new",
"permit_effective_date": "May 7, 2003",
"permit_project_type_1": "New construction",
"permit_project_type_2": "New construction (beta)",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6603847940",
"generated_at": "2026-03-28T19:55:52.680816Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 83.7
},
"utility_allowance": {
"zip_code": "34286",
"home_photo": "https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m890002638s-w1280.jpg",
"rent_price": 3193.0,
"loan_amount": 220000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2661-Pronto-Ln_North-Port_FL_34286_M66038-47940",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 275000.0,
"loan_term_years": 30,
"annual_cash_flow": 31348.83,
"mortgage_monthly": 1463.67,
"payment_standard": 3377.0,
"total_amount_out": 55000.0,
"additional_photos": [
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"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m3162893712s-w1280.jpg",
"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m1153696148s-w1280.jpg",
"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m846219893s-w1280.jpg",
"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m2447442908s-w1280.jpg",
"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m1050330605s-w1280.jpg",
"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m1876081733s-w1280.jpg",
"https://ap.rdcpix.com/774c477c9815eaefc02dbc91e23503bcl-m4086721712s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 96.58,
"monthly_cash_flow": 2612.4,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected from the 'single_family_detached' schedule for a 3-bedroom unit. Property has Central Air.",
"utility": "air_conditioning",
"allowance": 29
},
{
"note": "Selected 'Electric' option as the property lists a 'Range' and electric is the most common type for this region without natural gas. Amount is from the '3br' column.",
"utility": "cooking",
"allowance": 14
},
{
"note": "Selected 'Electric' option. Property details mention 'Central' heating and a newer 'HVAC,' which is typically electric in this region. 'Electric' was chosen over 'Electric Heat Pump' as it is the more expensive option without specific information. Amount is from the '3br' column.",
"utility": "heating",
"allowance": 18
},
{
"note": "Standard allowance for general electric use not covered by other categories, selected for a 3-bedroom unit.",
"utility": "other_electric",
"allowance": 50
},
{
"note": "Allowance for a tenant-owned microwave. The property includes a 'Range' but does not explicitly list a 'Microwave' as a provided appliance. Amount is from the '3br' column.",
"utility": "range_microwave",
"allowance": 6
},
{
"note": "Standard municipal service allowance for a single-family home. Amount is from the '3br' column.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "Selected 'Electric' option as it is the most common fuel source for water heaters in this region when natural gas is not present. Amount is from the '3br' column.",
"utility": "water_heating",
"allowance": 42
}
],
"cash_on_cash_return": 0.57,
"down_payment_amount": 55000.0,
"property_tax_annual": 1976.57,
"property_tax_monthly": 164.71,
"property_tax_increase": 0.03,
"utility_allowance_total": 184.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 13784.84,
"property_management_monthly": 319.3,
"monthly_cash_flow_after_debt": 1148.74,
"cash_on_cash_return_after_debt": 0.25
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears to be Section 8 / HCV inspection-ready with only minor items likely to require attention. Recent major-system replacements (roof 2023, HVAC 2023, water heater 2022) substantially lower inspection risk. Main outstanding verifications prior to move-in: presence and placement of working smoke (and CO where required) detectors, confirmation of GFCI outlets near wet locations, and a quick check of the electrical panel and plumbing fixtures. Given the photos and listing, this home is likely to pass an initial HCV/NSPIRE inspection after confirming the detectors and GFCI outlets — minimal repairs or equipment additions anticipated.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show a well-maintained interior and exterior: clean tile and carpet, intact drywall, functioning kitchen appliances present (fridge, range, microwave, dishwasher) and no visible stains or ceiling damage. Concrete driveway, intact lanai entry and painted exterior. Minor cosmetic work (touch-up paint, landscaping) may be needed but there are no visible deferred-maintenance issues. Assumed bathrooms and closets are in similar clean condition even though full bath photos are not provided."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 78.0,
"rationale": "No obvious life-safety hazards visible: no exposed wiring, ceilings intact, doors/windows appear operable, entry shows a keyed lock (interior photo shows a keypad/lock). Bedroom egress windows appear standard size. However, smoke detectors and CO alarms are not clearly visible in photos and GFCI protection for the sink area/outlets cannot be confirmed from images. No visible water intrusion, mold, loose rails, or structural sagging. Because a few NSPIRE-specific items (smoke/CO detectors, GFCI) are not visible, a moderate deduction was applied pending verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 85.0,
"rationale": "Listing states a newer HVAC (2023), hot water heater (2022), and roof (2023) — these recent replacements strongly reduce inspection risk. Interior photos show ceiling HVAC supply/return vents and no signs of active leaks or water stains. Electrical panel condition and operation were not photographed, and plumbing fixtures were not extensively shown, so score assumes normal condition consistent with other observed maintenance items. No visible signs of failing systems."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Concrete-block construction with recently replaced roof (listing) and clean stucco finish visible. Driveway and walkway are intact; yard is tidy albeit dry in photos. Neighboring homes and a vinyl fence are visible and in good repair. No visible foundation cracking, standing water, erosion, or pest infestation evidence in photos. Grading/drainage away from foundation cannot be fully assessed from provided images; assumed adequate."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing is accurate: roof replaced in 2023, HVAC replaced in 2023, hot water heater replaced in 2022.",
"Photos represent current condition of the entire unit; bathrooms and bedroom interiors (not shown) are in similar condition to shown rooms.",
"Stove and refrigerator are electric (no visible gas piping or gas appliance venting) — if gas is present, additional checks for safe connections/venting should be done.",
"Smoke detectors, CO alarms (if required by local code), and an intact electrical panel exist but were not visible in the provided photos; GFCI protection at kitchen/bath outlets is unconfirmed.",
"No active roof leaks, hidden structural movement, or severe mold infestations are present given lack of visual indicators and recent roof/HW/HVAC replacements."
],
"overall_score": 82.0,
"rubric_version": "ns-pire_v1_2026-03-28"
},
{
"summary": "This 2003 concrete-block single-family home appears largely turnkey for Section 8/HCV occupancy. Recent documented major replacements (roof 2023, HVAC 2023, water heater 2022) strongly reduce system risk. Interior and exterior shown are clean and in good repair; appliances are present. Primary inspection uncertainties are detector locations (smoke/CO) and GFCI/electrical-panel verification — these are common checklist items that can usually be remedied quickly. With a quick verification/installation of properly‑located smoke detectors and GFCI checks or fixes (if needed), the unit is likely to pass an initial NSPIRE/HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Property photos show clean, well-maintained interior finishes (paint, tile and carpet) and intact cabinetry. Kitchen appliances (stove, microwave, refrigerator, dishwasher) are present; minor cosmetic updates possible but no visible deferred maintenance. Exterior stucco and driveway appear in good repair. No visible broken windows, collapsed surfaces, or exposed subflooring. Missing or older-looking fixtures are cosmetic and easy-to-fix."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 78.0,
"rationale": "No obvious life‑threatening hazards in images: entry door has a secure lockset and apparent deadbolt, bedrooms appear to have windows for egress, ceilings show no sagging or stains, and no exposed wiring is visible. Listing states recent mechanical replacements (roof 2023, HVAC 2023, water heater 2022) which reduces risk of active leaks or failures. Uncertainties that reduce score: smoke/CO detector placement is not clearly documented in photos (a small round device near the entry might be a detector), GFCI protection at kitchen sink/outlets is not visibly confirmed, and electrical panel location/condition is not shown."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 90.0,
"rationale": "Listing documents a 2023 HVAC and 2023 roof plus a 2022 hot water heater replacement — strong evidence major systems are recent and likely operational. Interior photos show ceiling HVAC vents and a functioning kitchen. No visible plumbing leaks, water stains, or evidence of failing systems. Electrical and panel condition not visible but no signs of electrical hazards in living areas."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Concrete-block construction and a 2023 roof observed from photos; soffits and gutters appear intact. Driveway and walkway are in good condition, yard is maintained, and yard grading shows no obvious standing water or erosion from provided angles. No visible foundation cracking, major siding damage, or pest infestation evidence in images."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"HVAC installed in 2023 is operational and provides conditioned air (vents visible and in place).",
"Water heater replaced in 2022 is operational and provides hot water.",
"Roof replaced in 2023 is watertight with no active leaks (no roof stains visible inside).",
"Kitchen appliances pictured are functional or can be made functional with routine servicing (missing appliance is not an issue here).",
"No major defects exist in areas not photographed (attic, electrical panel, underside of roof, rear yard) beyond what is visible; absence of exterior structural damage in photos indicates no major foundation movement.",
"Smoke detectors and carbon monoxide alarms are either present but not clearly visible in photos or can be installed quickly if missing."
],
"overall_score": 85.0,
"rubric_version": "nspt-v1.0"
},
{
"summary": "Overall this 2003 concrete-block home appears to be in very good condition and likely to pass an initial HCV/NSPIRE inspection after quick verification of code items. Strengths: recent roof (2023), HVAC (2023), water heater (2022), intact exterior, functioning kitchen appliances, and clean interior. Primary inspection risks are verification items commonly missed in photos — smoke and CO detectors, GFCI at kitchen, and access/condition of electrical panel. If those items are confirmed or corrected (usually quick fixes), the property should be rent-ready within 1-2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a well-maintained concrete-block single-story home with clean interior finishes, intact drywall, fresh-looking paint, new roof (2023) and recent mechanical replacements called out in the listing. Flooring (tile and carpet) appears serviceable and cabinets are intact. Kitchen appliances (range, microwave, fridge, dishwasher) are present; no major cosmetic deferred maintenance visible. Minor cosmetic updates or touch-ups (landscaping, trim paint) may be desired but are not inspection blockers."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible: ceilings intact, no standing water, no exposed wiring, entry door appears secure and there are ceiling HVAC returns. However key NSPIRE items cannot be visually confirmed: smoke detectors in/near each bedroom and outside sleeping areas, carbon monoxide alarm (if required), GFCI receptacles at kitchen sink, and egress from bedrooms are not shown. Listing indicates recent system replacements which reduces some risk, but lack of visible detectors and no electrical panel shown are moderate inspection risks that should be verified prior to tenancy."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 88.0,
"rationale": "Listing states newer HVAC (2023), water heater (2022), and roof (2023). Photographs show ceiling HVAC vents and a generally well-kept interior which supports that systems are present and likely operational. Electrical panel, breaker labeling, and plumbing supply/drain testing are not visible, so the score assumes typical good condition consistent with recent mechanical replacements. No visible signs of leaks, corroded fixtures, or failing systems in photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Curb appeal is good: paved driveway, intact stucco/siding, gutters/soffits visible and in good condition, garage door present, level yard. No visible foundation cracking, major grading/erosion, or roof sagging. Landscaping is minimal but serviceable. Drainage away from structure and presence of ant/termite evidence cannot be confirmed from images but there are no visible signs of severe neglect or infestation."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Roof, HVAC, and water heater ages in listing are accurate and units are operational.",
"Bedrooms have legal egress windows per code for a 2003-built single-family home (not directly shown in photos).",
"No active plumbing leaks or concealed water damage exist beyond what is visible in photos (no staining shown).",
"Electrical panel exists and is serviceable though it was not photographed; no visible exposed wiring inside the living areas.",
"Water heater fuel type is unknown (gas vs electric); if gas, a CO detector may be required and should be verified/installed.",
"Smoke detectors are present in at least some locations (one ceiling device visible near entry) but compliance with NSPIRE placement (each sleeping room + outside sleeping areas) is unverified and assumed missing until confirmed.",
"GFCI protection at kitchen sink is not clearly visible; assume verification/installation may be required.",
"No evidence of active pest infestation was visible in photos; assume none significant unless an inspection reveals otherwise."
],
"overall_score": 84.0,
"rubric_version": "2026-03-28"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2661 Pronto Ln, North Port, FL, 34286",
"aggregate": {
"summary": "Overall the property appears to be Section 8 / HCV inspection-ready with only minor items likely to require attention. Recent major-system replacements (roof 2023, HVAC 2023, water heater 2022) substantially lower inspection risk. Main outstanding verifications prior to move-in: presence and placement of working smoke (and CO where required) detectors, confirmation of GFCI outlets near wet locations, and a quick check of the electrical panel and plumbing fixtures. Given the photos and listing, this home is likely to pass an initial HCV/NSPIRE inspection after confirming the detectors and GFCI outlets — minimal repairs or equipment additions anticipated.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.0,
"rationale": "Photos and listing show a well-maintained interior and exterior: clean tile and carpet, intact drywall, functioning kitchen appliances present (fridge, range, microwave, dishwasher) and no visible stains or ceiling damage. Concrete driveway, intact lanai entry and painted exterior. Minor cosmetic work (touch-up paint, landscaping) may be needed but there are no visible deferred-maintenance issues. Assumed bathrooms and closets are in similar clean condition even though full bath photos are not provided."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 83.3,
"rationale": "Concrete-block construction with recently replaced roof (listing) and clean stucco finish visible. Driveway and walkway are intact; yard is tidy albeit dry in photos. Neighboring homes and a vinyl fence are visible and in good repair. No visible foundation cracking, standing water, erosion, or pest infestation evidence in photos. Grading/drainage away from foundation cannot be fully assessed from provided images; assumed adequate."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 77.0,
"rationale": "No obvious life-safety hazards visible: no exposed wiring, ceilings intact, doors/windows appear operable, entry shows a keyed lock (interior photo shows a keypad/lock). Bedroom egress windows appear standard size. However, smoke detectors and CO alarms are not clearly visible in photos and GFCI protection for the sink area/outlets cannot be confirmed from images. No visible water intrusion, mold, loose rails, or structural sagging. Because a few NSPIRE-specific items (smoke/CO detectors, GFCI) are not visible, a moderate deduction was applied pending verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 87.7,
"rationale": "Listing states a newer HVAC (2023), hot water heater (2022), and roof (2023) — these recent replacements strongly reduce inspection risk. Interior photos show ceiling HVAC supply/return vents and no signs of active leaks or water stains. Electrical panel condition and operation were not photographed, and plumbing fixtures were not extensively shown, so score assumes normal condition consistent with other observed maintenance items. No visible signs of failing systems."
}
],
"red_flags": [],
"confidence": 0.94,
"assumptions": [
"Listing is accurate: roof replaced in 2023, HVAC replaced in 2023, hot water heater replaced in 2022.",
"Photos represent current condition of the entire unit; bathrooms and bedroom interiors (not shown) are in similar condition to shown rooms.",
"Stove and refrigerator are electric (no visible gas piping or gas appliance venting) — if gas is present, additional checks for safe connections/venting should be done.",
"Smoke detectors, CO alarms (if required by local code), and an intact electrical panel exist but were not visible in the provided photos; GFCI protection at kitchen/bath outlets is unconfirmed.",
"No active roof leaks, hidden structural movement, or severe mold infestations are present given lack of visual indicators and recent roof/HW/HVAC replacements."
],
"score_method": "mean_of_criteria",
"overall_score": 83.7,
"rubric_version": "ns-pire_v1_2026-03-28",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6603847940"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.