7416 Saint James Pl, Pensacola, FL, 32506
Pensacola, FL
Investment Snapshot
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Quality Score: 75.40%
Confidence: 88.00%
Overall this single-family home appears well maintained and likely to pass an initial Section 8 / NSPIRE inspection after addressing a small number of predictable items (smoke/CO detectors, GFCI at kitchen, carpet cleaning or replacement, and minor cosmetic touch-ups). HVAC is new (2024) which lowers major system risk and the brick/roof/exterior appear sound. Primary inspection risk is safety-code related: absence of visible smoke/CO detectors and no visible GFCI protection at the kitchen sink could result in initial deficiencies that are usually corrected quickly.
Property Fundamentals
Property Description
BACK ON THE MARKET! Make an offer! Welcome home to this spacious 1,848 sq. ft. one owner beauty with 3 bedrooms, 2 full bathrooms and formal dining/office. Located in a prime Pensacola spot, you'll be just minutes from NAS Pensacola, Corry Field, and the VA hospital along with an array of restaurants, shopping centers, fitness centers, walking trails, etc. The home offers a double car garage, irrigation well in front yard, screened-in back patio and an expansive backyard (over 1/3 acre) with storage building and privacy fencing-perfect for outdoor living, entertaining, or simply enjoying the Florida sunshine. Inside, the thoughtful layout provides comfortable living spaces ideal for both relaxing and gathering. The large kitchen has great oak cabinetry, pantry and a breakfast room overlooking the backyard. An over-sized laundry room is just off the kitchen and garage. The HVAC system was replaced in 2024. Conveniently situated only 10 minutes from downtown Pensacola and 20 minutes from the beautiful white sandy beaches of Pensacola Beach, this home delivers both everyday ease and the best of coastal living.
Utility Allowances
Source References
Insurance Quotes
Coverage Options
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Properties Used for Comps
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Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in photos — likely inspection fail if absent.
- No visible GFCI protection at kitchen sink outlets — likely inspection deficiency.
Assumptions
- HVAC is functional and was installed/replaced in 2024 as stated in listing.
- Water heater and electrical panel exist and are serviceable; their condition is unknown because no photos provided.
- Smoke and carbon monoxide detectors are not visible in photos; assume they are either missing or not shown — inspector will require properly located detectors.
- Kitchen sink area receptacles shown are standard (non-GFCI) in photos; assume no GFCI protection without further documentation or panel AFCI/GFCI breakers.
- No evidence of active roof leaks, structural sagging, major mold, or standing water based on exterior/interior photos; assumes hidden issues are unlikely but cannot be ruled out.
- Bedrooms and egress windows are not photographed; assume typical egress exists given home era and condition but must be verified during inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $226 | $250,730 | $123,815 |
| 2023 | $125 | $237,903 | $116,822 |
| 2022 | $125 | $205,953 | $113,420 |
| 2021 | $125 | $163,987 | $110,117 |
| 2020 | $125 | $147,306 | $108,597 |
| 2019 | $125 | $138,552 | $106,156 |
| 2018 | $125 | $129,270 | $104,177 |
| 2017 | $125 | $119,468 | $102,035 |
| 2016 | $125 | $117,518 | $99,937 |
| 2015 | $100 | $112,003 | $99,243 |
| 2014 | $81 | $107,816 | $98,456 |
| 2013 | $85 | $97,001 | $97,001 |
| 2012 | $85 | $98,000 | $98,000 |
| 2011 | $80 | $103,258 | $103,258 |
| 2010 | $75 | $108,614 | $108,614 |
| 2009 | $75 | $114,073 | $114,073 |
| 2008 | $75 | $121,195 | $121,195 |
| 2007 | $75 | $125,120 | $125,120 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-10 | Price Changed | $273,500 |
| 2026-02-17 | Price Changed | $274,000 |
| 2025-11-24 | Price Changed | $274,800 |
| 2025-10-13 | Price Changed | $274,900 |
| 2025-09-26 | Listed | $289,900 |
| 1988-03-01 | Sold | $88,700 |
Photo Gallery
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"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
"https://www.cityofpensacola.com/DocumentCenter/View/27843",
"https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -2354.16,
"property_management_monthly": 158.1,
"monthly_cash_flow_after_debt": -196.18,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this single-family home appears well maintained and likely to pass an initial Section 8 / NSPIRE inspection after addressing a small number of predictable items (smoke/CO detectors, GFCI at kitchen, carpet cleaning or replacement, and minor cosmetic touch-ups). HVAC is new (2024) which lowers major system risk and the brick/roof/exterior appear sound. Primary inspection risk is safety-code related: absence of visible smoke/CO detectors and no visible GFCI protection at the kitchen sink could result in initial deficiencies that are usually corrected quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior finishes are dated but intact: cabinetry, counters and flooring appear serviceable; appliances (refrigerator, stove, dishwasher) are present though older. Visible carpet shows wear/staining in living areas and will likely need cleaning or replacement between tenants. Minor cosmetic wall scuffs and trim wear are present. No visible major water stains, collapsed ceilings, or exposed subflooring. Overall only minor-to-moderate cosmetic and capital repairs expected."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 62.0,
"rationale": "No smoke detectors or carbon monoxide alarms are visible in photos (hallways/bedrooms not shown) — likely an immediate fail if not present. Entry door shows a deadbolt present. Kitchen sink area outlets shown are standard receptacles; no visible GFCI-protected receptacle near sink which could trigger an NSPIRE deficiency. No exposed wiring or obvious electrical hazards observed in photos. Bedroom egress can’t be fully confirmed from images. No visible active leaks, severe mold, or structural sagging. Because detectors and GFCI are not visible, there is a material inspection risk that will likely require correction prior to approval."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.0,
"rationale": "Listing states HVAC was replaced in 2024 (photo shows central vents) — strong positive for heating/cooling. Appliances present and appear functional but are older. No water heater or electrical panel photos provided so condition is assumed typical for a well-maintained one-owner home of this age. No signs of roof failure visible in exterior photos; roof shingles appear in good condition. Plumbing fixtures appear to be intact. Unknowns (water heater age, electrical panel condition, actual HVAC commissioning) moderate the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 82.0,
"rationale": "Brick exterior, raked landscaping and fenced backyard with storage building visible — overall well maintained. Roof appears visually intact with even shingle coverage from photos. Driveway/walkways visible and appear serviceable. Yard is large and flat; irrigation well noted in listing. No visible foundation cracks, standing water, or significant exterior deterioration in provided images."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — likely inspection fail if absent.",
"No visible GFCI protection at kitchen sink outlets — likely inspection deficiency."
],
"confidence": 0.7,
"assumptions": [
"HVAC is functional and was installed/replaced in 2024 as stated in listing.",
"Water heater and electrical panel exist and are serviceable; their condition is unknown because no photos provided.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they are either missing or not shown — inspector will require properly located detectors.",
"Kitchen sink area receptacles shown are standard (non-GFCI) in photos; assume no GFCI protection without further documentation or panel AFCI/GFCI breakers.",
"No evidence of active roof leaks, structural sagging, major mold, or standing water based on exterior/interior photos; assumes hidden issues are unlikely but cannot be ruled out.",
"Bedrooms and egress windows are not photographed; assume typical egress exists given home era and condition but must be verified during inspection."
],
"overall_score": 72.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall the home presents as a well-maintained, single-story brick house with a recently replaced HVAC (2024), complete kitchen and appliances, and sound exterior—likely to pass an initial HCV/NSPIRE inspection after addressing a few predictable code items. Primary inspection risks are missing/uncertain safety devices (smoke/CO detectors), lack of visible GFCI protection in kitchen/bath, and unverified electrical panel and water heater condition. Most issues are straightforward to correct (install detectors, verify/label GFCI, repair/clean carpets) and the property should be rentable within 2–6 weeks with targeted fixes and verification of mechanicals.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Property appears generally well maintained with clean exterior brick, intact roof line and tidy landscaping. Interior shows normal cosmetic wear: carpet staining in living areas, dated but functional kitchen cabinets and surfaces, and older appliances (electric range, refrigerator, dishwasher) present. No visible collapsed surfaces, major drywall damage or broken windows. Missing cosmetic updates and some flooring cleaning/repair required but no obvious deferred structural work. Missing or aged fixtures reduce score moderately but are easy-to-fix or capital-only items."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 65.0,
"rationale": "No immediate life-threatening hazards visible (no sagging ceilings, no obvious exposed wiring, single-level property minimizes stair hazards). Door shows both knob and a second lock (likely deadbolt). However, smoke detectors and carbon monoxide detectors are not visible in any interior photos (required by NSPIRE), and GFCI-protected receptacles are not visibly identified in the kitchen or bathrooms. Fireplace requires verification of proper flue/venting and damper operation. Because detector/GFCI visibility is unknown from photos, there is moderate inspection risk until confirmed."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Condition",
"score": 78.0,
"rationale": "Major mechanicals appear favorable: listing states HVAC replaced in 2024 and ceiling supply vents are visible, which strongly reduces heating/cooling risk. Kitchen and bathroom plumbing fixtures appear intact; water heater and electrical panel were not photographed (condition unknown). Appliances present are older electric models but operable appearance. No visible active leaks, significant roof damage, or standing water. Reasonable confidence in system condition but missing photographic verification of water heater, electrical panel and plumbing access lowers score slightly."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior brick walls and roof visually in good condition from available angles. Yard is open and well-kept, privacy fence and storage building present. Drive/sidewalk area visible and appears serviceable. No visible foundation cracks, standing water, major drainage issues, or pest infestation from photos. Mature trees on lot require routine maintenance but not immediate remediation based on images."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors inside photographed interior — NSPIRE requires functioning detectors.",
"No clearly identified GFCI-protected receptacles in kitchen/bathrooms visible in photos (electrical safety deficiency until verified)."
],
"confidence": 0.7,
"assumptions": [
"HVAC is operational as listed (replaced in 2024) and provides heating/cooling; vents visible indicate ducted system.",
"Water heater and main electrical panel exist but were not photographed; assume typical placement (garage/closet) and no obvious exterior indicators of failure.",
"Smoke and carbon monoxide detectors may be present but were not captured in provided photos; assessor assumes they are absent/unverified for safety scoring.",
"GFCI protection for kitchen and bathroom receptacles was not visible in photos and is therefore treated as not confirmed.",
"Fireplace is assumed to be an operational masonry or factory-built unit requiring standard inspection for flue and damper functionality.",
"No evidence of active roof leaks, foundation movement, or severe mold was visible; absence of evidence used to infer likely good condition but not confirmed without full inspection."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-v1.0-assessor-2026-03"
},
{
"summary": "Overall this single-story brick home is close to turnkey for Section 8 / HCV inspection: solid exterior, recent HVAC (2024), full kitchen and two baths present. Most issues visible are cosmetic (carpet, dated finishes). The primary inspection risks are missing/undocumented smoke/CO detectors and lack of visible GFCI protection in the kitchen; these are quick fixes. Expect minor repairs and verification work (detectors, GFCI outlets, verify water heater/electrical panel, carpet cleaning/replacement) to reach a passing NSPIRE inspection — roughly 1–4 weeks of prep depending on verification and scheduling.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Exterior and interior appear generally well maintained. Brick shell, roof shingles, trim and landscaping look sound from photos. Interior shows normal cosmetic wear: stained/aged carpeting in living areas, dated linoleum/tile, dated cabinet/fixture finishes. Kitchen and laundry appliances are present (electric range, dishwasher, refrigerator) but are older—missing appliance condition not observed. Minor cosmetic repairs (carpet cleaning or replacement, paint touch-ups, minor trim repairs) and possibly appliance servicing are likely. No obvious deferred-maintenance failures visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, major sagging, visible mold, or active leaks). Front door shows knob plus an upper lock (likely deadbolt). Windows look operable and appear to provide egress in bedrooms (single-story ranch). However photos do NOT show smoke/CO detectors or GFCI-protected kitchen outlets—both are common inspection failure points. No exposed wiring visible; electrical covers present on visible outlets; bathroom fan present. Because required detectors and GFCI protection are not shown, there is a moderate compliance risk until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Big positive: listing notes HVAC was replaced in 2024 and photos show central vents—this strongly reduces heating/cooling failure risk. Roof appears intact with uniform shingles and no visible sagging. Plumbing fixtures (kitchen double sink, bathroom fixtures) and water closet appear intact in photos; water heater not shown. Electrical panel not shown so condition assumed typical for year-built (1988) but unknown. Overall systems show likely good functionality based on visual cues and seller statement about HVAC, but final verification (water heater, panel, breaker labeling, hot water, GFCI) required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior brick, roof, gutters/soffits (visible portions) and landscaping are tidy and well kept. Property has privacy fencing, storage building and a screened rear patio per listing and photos. Yard is large and appears well drained with no visible standing water. Driveway and walkways visible in exterior shots appear serviceable. No visible rodent/infestation signs or severe exterior deterioration."
}
],
"red_flags": [
"No smoke/CO detectors visible in interior photos — potential automatic fail if absent or not in required locations.",
"No GFCI-protected kitchen outlets visible — missing GFCI along countertops is a common NSPIRE fail.",
"Electrical panel, water heater and CO detector locations not shown — these unknowns increase inspection risk until verified."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that HVAC was replaced in 2024 is accurate and system is operational.",
"Water heater, electrical service panel and meter exist and are functional though not pictured; condition is assumed typical for a 1988 home unless inspection finds otherwise.",
"Bedrooms have code-compliant egress windows (single-story layout increases likelihood) though egress not directly measured in photos.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be absent or not in required locations and will need verification or installation.",
"Kitchen countertop outlets are standard outlets seen in photos; GFCI protection is not visible and should be verified/installed to meet current safety expectations.",
"No active roof leaks, major plumbing leaks, or hidden structural movement are present based on lack of visible stain lines, sagging, or foundation displacement in photos; however weather/attic inspection needed to confirm."
],
"overall_score": 78.0,
"rubric_version": "nsPire_v1_photo_assessment_2026-03"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "7416 Saint James Pl, Pensacola, FL, 32506",
"aggregate": {
"summary": "Overall this single-family home appears well maintained and likely to pass an initial Section 8 / NSPIRE inspection after addressing a small number of predictable items (smoke/CO detectors, GFCI at kitchen, carpet cleaning or replacement, and minor cosmetic touch-ups). HVAC is new (2024) which lowers major system risk and the brick/roof/exterior appear sound. Primary inspection risk is safety-code related: absence of visible smoke/CO detectors and no visible GFCI protection at the kitchen sink could result in initial deficiencies that are usually corrected quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 76.0,
"rationale": "Interior finishes are dated but intact: cabinetry, counters and flooring appear serviceable; appliances (refrigerator, stove, dishwasher) are present though older. Visible carpet shows wear/staining in living areas and will likely need cleaning or replacement between tenants. Minor cosmetic wall scuffs and trim wear are present. No visible major water stains, collapsed ceilings, or exposed subflooring. Overall only minor-to-moderate cosmetic and capital repairs expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 84.0,
"rationale": "Brick exterior, raked landscaping and fenced backyard with storage building visible — overall well maintained. Roof appears visually intact with even shingle coverage from photos. Driveway/walkways visible and appear serviceable. Yard is large and flat; irrigation well noted in listing. No visible foundation cracks, standing water, or significant exterior deterioration in provided images."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 65.7,
"rationale": "No smoke detectors or carbon monoxide alarms are visible in photos (hallways/bedrooms not shown) — likely an immediate fail if not present. Entry door shows a deadbolt present. Kitchen sink area outlets shown are standard receptacles; no visible GFCI-protected receptacle near sink which could trigger an NSPIRE deficiency. No exposed wiring or obvious electrical hazards observed in photos. Bedroom egress can’t be fully confirmed from images. No visible active leaks, severe mold, or structural sagging. Because detectors and GFCI are not visible, there is a material inspection risk that will likely require correction prior to approval."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.7,
"rationale": "Listing states HVAC was replaced in 2024 (photo shows central vents) — strong positive for heating/cooling. Appliances present and appear functional but are older. No water heater or electrical panel photos provided so condition is assumed typical for a well-maintained one-owner home of this age. No signs of roof failure visible in exterior photos; roof shingles appear in good condition. Plumbing fixtures appear to be intact. Unknowns (water heater age, electrical panel condition, actual HVAC commissioning) moderate the score."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — likely inspection fail if absent.",
"No visible GFCI protection at kitchen sink outlets — likely inspection deficiency."
],
"confidence": 0.88,
"assumptions": [
"HVAC is functional and was installed/replaced in 2024 as stated in listing.",
"Water heater and electrical panel exist and are serviceable; their condition is unknown because no photos provided.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they are either missing or not shown — inspector will require properly located detectors.",
"Kitchen sink area receptacles shown are standard (non-GFCI) in photos; assume no GFCI protection without further documentation or panel AFCI/GFCI breakers.",
"No evidence of active roof leaks, structural sagging, major mold, or standing water based on exterior/interior photos; assumes hidden issues are unlikely but cannot be ruled out.",
"Bedrooms and egress windows are not photographed; assume typical egress exists given home era and condition but must be verified during inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 75.4,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6661445526"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.