Property ID: 6672662575
7605 Harvey St, Pensacola, FL, 32506
Pensacola, FL
Money Down: $60,000
CoC Return: -5.34%
Monthly Cash Flow: $-267
Est. Final ARV: $256,716
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$50,000
Closing Costs
$10,000
Total Down
$60,000
Investment Snapshot
Purchase Price
$250,000
Money Down
$60,000
Cash-on-Cash Return
-5.34%
Rent
$1,618
Monthly Cash Flow
$-267
Annual Cash Flow
$-3,204
Debt Service / Mo
$1,331
Property Tax / Mo
$253
Insurance / Mo
$140
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,618
Payment Standard
$1,933
Rent
$1,618
Insurance
$140
Property Tax
$253
Management
$162
Utilities Allowance
$315
NOI (Monthly)
$1,064
Debt Service
$1,331
Cash Flow After Debt
$-267
Quality Score: 81.90%
Confidence: 89.00%
This single-family property appears to be in turnkey condition for Section 8 / HCV tenancy with a high likelihood of passing an initial NSPIRE-style inspection after routine verification. The home shows a recent interior remodel, intact exterior, functioning-looking systems (HVAC vents visible, new-looking roof, solar panels per listing), working kitchen appliances and a visible smoke alarm. Key inspection items to verify prior to tenant move-in are presence and placement of carbon monoxide alarms (required if gas appliances/fireplace), GFCI protection in kitchen/baths, and documentation/clearance for the fireplace (venting/gas). No major structural or life-safety issues are visible in the photos; most deficiencies (if any) are easy-to-fix items or documentation checks.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$315
Guaranteed Section 8 Rent (PS - Utilities)
$1,618
Property Management
$162
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$250,000
Beds
3
Baths
2
Living Area
1,793 sqft
Lot Size
15,246 sqft
Year Built
1963
Days on Market
85
Capital Outlay
$60,000
Debt Service
$1,331
Property Tax / Mo
$253
Insurance / Mo
$140
Property Description
WOW... This is the one you've been waiting for! Welcome to a stunning move-in ready home offering 3 spacious bedrooms, and 2 beautifully updated bathrooms. This property truly stands out with recent upgrades and updates, showcasing quality craftsmanship inside and out. From the moment you arrive, you'll be impressed by the outstanding curb appeal, featuring a two-car garage, large driveway, upgraded landscaping, a carport, and a private backyard complete with a covered porch and multiple storage sheds-perfect for entertaining or relaxing outdoors. Step inside to discover modern finishes throughout, including a bright living room filled with natural light, an elegant dining area, a fully updated kitchen, and a spacious living room ideal for gatherings. The primary suite offers a peaceful retreat with ample closet space and a gorgeous ensuite bathroom, while the additional bedrooms are generously sized with plenty of natural light. Both bathrooms have been tastefully upgraded with high-end tile work and stylish fixtures. An added bonus is the energy-efficient solar panel system, allowing you to enjoy long-term energy savings and eco-friendly living. With its combination of thoughtful updates, modern style, and unbeatable value, this is a home you don't want to miss.
Utility Allowances
air_conditioning
$49
The property includes Central Air, as stated in the heating and cooling details.
cooking
$13
Electric cooking selected. The property has an electric range visible in photos. This aligns with the electric water heater, and it is the more expensive option, chosen due to conflicting information about gas heating availability.
heating
$33
Natural gas heating is selected as it is explicitly mentioned in the property's heating and cooling details.
monthly_electric_fee
$11
This is a standard monthly service fee for properties with electric service.
monthly_gas_fee
$13
This is a standard monthly service fee for properties with natural gas service, used for heating.
other_electric
$70
This covers general electricity usage for lights, outlets, and other plug-in appliances.
range_tenant_supplied
$11
Although a range is visible in photos, it is not explicitly listed as a provided appliance in the property details. Following instructions, it is treated as tenant-supplied.
refrigerator_tenant_supplied
$12
The property information does not state that a refrigerator is provided, so it is assumed to be tenant-owned.
sewer
$0
The property is inferred to have a septic system based on details from comparable nearby properties, therefore no public sewer allowance is needed.
trash_collection
$32
This is a standard allowance for residential trash collection service for a single-family home.
water
$40
Public water service is inferred based on details from comparable nearby properties.
water_heater
$31
Electric water heater is selected as it is explicitly mentioned in the property's appliance details.
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$1,676
DP3 Annual Estimate$1,676
DP1 Monthly Equivalent$140
DP3 Monthly Equivalent$140
Replacement Value$172,949
Basis1,793 sqft / 1963
Nearby Houses
Photo unavailable
7603 Harvey St
sold · 0.02 mi
Price: $244,000
3 bd / 2 ba · 1,578 sqft
Latest sale: $244,000
Latest rent: —
Photo unavailable
7606 Harvey St
sold · 0.04 mi
Price: $270,000
4 bd / 2 ba · 1,647 sqft
Latest sale: $270,000 on Sep 13, 2023
Latest rent: —
Photo unavailable
13 Campbellton Ln
sold · 0.05 mi
Price: $198,000
3 bd / 2 ba · 1,516 sqft
Latest sale: $198,000
Latest rent: —
Photo unavailable
7602 Harvey St
sold · 0.05 mi
Price: $191,300
3 bd / 2 ba · 1,768 sqft
Latest sale: $191,300
Latest rent: —
Photo unavailable
15 N 77th Ave
sold · 0.06 mi
Price: $330,000
4 bd / 3 ba · 2,687 sqft
Latest sale: $330,000
Latest rent: —
Photo unavailable
402 N 77th Ave
sold · 0.07 mi
Price: $254,000
3 bd / 2 ba · 1,733 sqft
Latest sale: $254,000 on Mar 08, 2023
Latest rent: $1,950 on Dec 09, 2022
Photo unavailable
4 N 77th Ave
sold · 0.08 mi
Price: $245,000
3 bd / 2 ba · 1,544 sqft
Latest sale: $245,000 on Nov 20, 2024
Latest rent: —
Photo unavailable
20 Campbellton Ln
sold · 0.08 mi
Price: $264,000
3 bd / 2 ba · 1,572 sqft
Latest sale: $264,000 on Apr 06, 2023
Latest rent: —
Photo unavailable
7400 Harvey St
sold · 0.09 mi
Price: $220,000
4 bd / 3 ba · 2,178 sqft
Latest sale: $220,000
Latest rent: —
Photo unavailable
7 N 77th Ave
sold · 0.10 mi
Price: $176,000
3 bd / 2 ba · 1,478 sqft
Latest sale: $176,000
Latest rent: —
Properties Used for Comps
Photo unavailable
4 N 77th Ave, Pensacola, FL, 32506
sold
Price: $245,000
Rent: —
3 bd / 2 ba · 1,544 sqft
Sale Date: Nov 20, 2024
Distance: 0.08 mi
View listing
Photo unavailable
7007 Penton St, Pensacola, FL, 32506
sold
Price: $285,000
Rent: —
3 bd / 2.5 ba · 1,871 sqft
Sale Date: Feb 26, 2026
Distance: 0.27 mi
View listing
Photo unavailable
419 N 72nd Ave, Pensacola, FL, 32506
for_sale
Price: $80,000
Rent: —
3 bd / 1 ba · 1,530 sqft
Sale Date: Nov 19, 2025
Distance: 0.22 mi
View listing
Photo unavailable
500 N 77th Ave, Pensacola, FL, 32506
sold
Price: $285,000
Rent: —
3 bd / 2 ba · 1,612 sqft
Sale Date: Jul 31, 2024
Distance: 0.26 mi
View listing
Photo unavailable
7603 Harvey St, Pensacola, FL, 32506
sold
Price: $244,000
Rent: —
3 bd / 2 ba · 1,578 sqft
Sale Date: Jun 17, 2025
Distance: 0.02 mi
View listing
Photo unavailable
405 N 73rd Ave, Pensacola, FL, 32506
sold
Price: $245,000
Rent: —
3 bd / 2 ba · 1,500 sqft
Sale Date: Dec 18, 2025
Distance: 0.16 mi
View listing
Photo unavailable
7 N 77th Ave, Pensacola, FL, 32506
sold
Price: $176,000
Rent: —
3 bd / 2 ba · 1,478 sqft
Sale Date: Aug 20, 2025
Distance: 0.10 mi
View listing
Photo unavailable
201 S 73rd Ave, Pensacola, FL, 32506
sold
Price: $249,900
Rent: —
3 bd / 2 ba · 1,485 sqft
Sale Date: Sep 16, 2025
Distance: 0.23 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Possible missing carbon monoxide detector(s) — CO alarm not visible in photos while gas cooktop and an operational fireplace are present in images.
- Fireplace venting / gas connection documentation required — fireplace is shown lit in photos; proper venting, clearances, and certification must be verified to avoid gas venting issues.
Assumptions
- Interior renovation is recent and systems (HVAC, electrical, plumbing) were serviced as part of the remodel, but service records are not provided.
- Kitchen appliances (cooktop, oven, refrigerator) shown in photos are present and operational at time of inspection.
- The fireplace shown lit in photos is functional; its fuel type (gas vs wood) and venting/clearance compliance are unknown and must be verified.
- Smoke alarm visible in photos is properly installed and operational; no carbon monoxide alarm is visible so assume none installed unless provided documentation.
- Electrical panel, water heater, exterior HVAC condenser, and sewer connections are present but not photographed; assume typical placement (garage/utility closet/backyard) and operability unless inspection shows otherwise.
- Bedrooms have required egress windows typical for a 1963 ranch converted/upgraded; front large windows suggest adequate egress for primary rooms but each bedroom egress should be confirmed during inspection.
- Solar panels noted in the listing are installed and functional; documentation for interconnection and any lease/ownership should be obtained.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,947 | $202,949 | $202,949 |
| 2023 | $125 | $195,723 | $120,255 |
| 2022 | $125 | $167,903 | $116,753 |
| 2021 | $125 | $136,504 | $113,353 |
| 2020 | $125 | $122,075 | $111,788 |
| 2019 | $125 | $119,741 | $109,275 |
| 2018 | $125 | $113,534 | $107,238 |
| 2017 | $125 | $105,539 | $105,033 |
| 2016 | $125 | $102,873 | $102,873 |
| 2015 | $1,574 | $99,584 | $99,584 |
| 2014 | $556 | $94,848 | $76,273 |
| 2013 | $573 | $87,633 | $75,146 |
| 2012 | $571 | $87,633 | $73,890 |
| 2011 | $552 | $92,056 | $71,738 |
| 2010 | $541 | $95,516 | $95,516 |
| 2009 | $377 | $100,088 | $100,088 |
| 2008 | $371 | $105,693 | $105,693 |
| 2007 | $356 | $109,780 | $66,750 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-25 | Listing removed | $0 |
| 2026-03-23 | Listed | $250,000 |
| 2026-03-17 | Listed | $250,000 |
| 2026-03-10 | Listing removed | $0 |
| 2026-02-25 | Price Changed | $250,000 |
| 2026-02-06 | Price Changed | $255,000 |
| 2026-01-14 | Price Changed | $259,900 |
| 2025-12-12 | Price Changed | $265,000 |
| 2025-12-02 | Price Changed | $269,777 |
| 2025-11-19 | Price Changed | $275,000 |
| 2025-11-11 | Price Changed | $279,900 |
| 2025-10-31 | Listed | $285,000 |
| 2025-04-01 | Listing removed | $0 |
| 2025-02-01 | Price Changed | $199,900 |
| 2025-01-08 | Price Changed | $205,000 |
| 2025-01-03 | Listing removed | $0 |
| 2025-01-02 | Listed | $209,900 |
| 2024-12-03 | Price Changed | $209,900 |
| 2024-11-04 | Listed | $215,000 |
| 2024-10-18 | Listing removed | $0 |
| 2024-10-10 | Price Changed | $215,000 |
| 2024-09-19 | Price Changed | $219,900 |
| 2024-09-13 | Price Changed | $220,000 |
| 2024-09-09 | Sold | $184,687 |
| 2024-08-29 | Listed | $225,000 |
Photo Gallery
Show raw JSON (debug)
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"date": "2024-09-09",
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"days_after_listed": "11 days",
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"price_change_percentage": "-17.92%"
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{
"date": "2024-08-29",
"price": 225000,
"listing": {
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"list_price": 215000,
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"last_update_date": "2024-10-10T16:03:54Z",
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{
"date": "2023-12-15",
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"listing": {
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"list_date": "2023-10-03T02:46:26Z",
"list_price": 270000,
"listing_id": "2960191570",
"last_update_date": "2023-10-09T22:41:03Z",
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"event_name": "Listing removed",
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"days_after_listed": "73 days",
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{
"date": "2023-10-03",
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"listing": {
"status": "off_market",
"list_date": "2023-10-03T02:46:26Z",
"list_price": 270000,
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"last_update_date": "2023-10-09T22:41:03Z",
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},
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},
{
"date": "2015-04-15",
"price": 107000,
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"price_change_percentage": "-4.46%"
},
{
"date": "2015-03-16",
"price": 107000,
"listing": {
"status": "off_market",
"list_date": "2014-10-31T07:00:00Z",
"list_price": 107000,
"listing_id": "596208934",
"last_update_date": "2015-03-11T01:40:00Z",
"last_status_change_date": "2014-10-31T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 59.676519799219186,
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"price_change": 0,
"days_after_listed": "136 days",
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},
{
"date": "2015-03-10",
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"listing": {
"status": "off_market",
"list_date": "2014-10-31T07:00:00Z",
"list_price": 107000,
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"last_update_date": "2015-03-11T01:40:00Z",
"last_status_change_date": "2014-10-31T07:00:00Z"
},
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"price_sqft": 59.676519799219186,
"source_name": "Pensacola",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "471618",
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},
{
"date": "2014-10-31",
"price": 112000,
"listing": {
"status": "off_market",
"list_date": "2014-10-31T07:00:00Z",
"list_price": 107000,
"listing_id": "596208934",
"last_update_date": "2015-03-11T01:40:00Z",
"last_status_change_date": "2014-10-31T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 62.46514221974345,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "471618",
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}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/gas",
"permit_effective_date": "May 30, 1995",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Plumbing",
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}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6672662575",
"generated_at": "2026-03-27T19:28:48.581867Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 81.9
},
"utility_allowance": {
"zip_code": "32506",
"home_photo": "https://ap.rdcpix.com/f6d2d8a17639e4eb2ef6d1c842eb50c1l-m1229394156s-w1280.jpg",
"rent_price": 1618.0,
"loan_amount": 200000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/7605-Harvey-St_Pensacola_FL_32506_M66726-62575",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 250000.0,
"loan_term_years": 30,
"annual_cash_flow": 12762.99,
"mortgage_monthly": 1330.6,
"payment_standard": 1933.0,
"total_amount_out": 50000.0,
"additional_photos": [
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],
"down_payment_rate": 0.2,
"insurance_monthly": 139.67,
"monthly_cash_flow": 1063.58,
"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": "The property includes Central Air, as stated in the heating and cooling details.",
"utility": "air_conditioning",
"allowance": 49
},
{
"note": "Electric cooking selected. The property has an electric range visible in photos. This aligns with the electric water heater, and it is the more expensive option, chosen due to conflicting information about gas heating availability.",
"utility": "cooking",
"allowance": 13
},
{
"note": "Natural gas heating is selected as it is explicitly mentioned in the property's heating and cooling details.",
"utility": "heating",
"allowance": 33
},
{
"note": "This is a standard monthly service fee for properties with electric service.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "This is a standard monthly service fee for properties with natural gas service, used for heating.",
"utility": "monthly_gas_fee",
"allowance": 13
},
{
"note": "This covers general electricity usage for lights, outlets, and other plug-in appliances.",
"utility": "other_electric",
"allowance": 70
},
{
"note": "Although a range is visible in photos, it is not explicitly listed as a provided appliance in the property details. Following instructions, it is treated as tenant-supplied.",
"utility": "range_tenant_supplied",
"allowance": 11
},
{
"note": "The property information does not state that a refrigerator is provided, so it is assumed to be tenant-owned.",
"utility": "refrigerator_tenant_supplied",
"allowance": 12
},
{
"note": "The property is inferred to have a septic system based on details from comparable nearby properties, therefore no public sewer allowance is needed.",
"utility": "sewer",
"allowance": 0
},
{
"note": "This is a standard allowance for residential trash collection service for a single-family home.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Public water service is inferred based on details from comparable nearby properties.",
"utility": "water",
"allowance": 40
},
{
"note": "Electric water heater is selected as it is explicitly mentioned in the property's appliance details.",
"utility": "water_heater",
"allowance": 31
}
],
"cash_on_cash_return": 0.26,
"down_payment_amount": 50000.0,
"property_tax_annual": 3035.41,
"property_tax_monthly": 252.95,
"property_tax_increase": 0.03,
"utility_allowance_total": 315.0,
"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",
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],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -3204.27,
"property_management_monthly": 161.8,
"monthly_cash_flow_after_debt": -267.02,
"cash_on_cash_return_after_debt": -0.06
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"section8_assessment": {
"runs": [
{
"summary": "This single-family property appears to be in turnkey condition for Section 8 / HCV tenancy with a high likelihood of passing an initial NSPIRE-style inspection after routine verification. The home shows a recent interior remodel, intact exterior, functioning-looking systems (HVAC vents visible, new-looking roof, solar panels per listing), working kitchen appliances and a visible smoke alarm. Key inspection items to verify prior to tenant move-in are presence and placement of carbon monoxide alarms (required if gas appliances/fireplace), GFCI protection in kitchen/baths, and documentation/clearance for the fireplace (venting/gas). No major structural or life-safety issues are visible in the photos; most deficiencies (if any) are easy-to-fix items or documentation checks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos show a recent cosmetic renovation: new-looking LVP flooring, fresh paint, updated kitchens and baths, intact cabinetry and countertops, and completed exterior landscaping. No visible deferred maintenance, major stains, peeling paint, or damaged finishes. Front steps and handrails are present and appear solid. Appliances (built-in oven, cooktop and a visible refrigerator) appear installed. Missing/minor items (if any) are cosmetic or small touch-ups only and should be quick, low-cost fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "Visible safety positives: functioning-looking hardwired smoke alarm mounted on a ceiling in living area, intact windows that appear large enough for egress in front rooms, secure exterior entry with storm/door, metal handrails on front steps. No visible exposed wiring, no visible ceiling or floor collapse, and no active water intrusion in photos. Uncertainties that reduce score: carbon monoxide detector is not visible (important because a gas cooktop and a functioning fireplace appear present), GFCI protection in kitchen/bath not confirmed from photos, and exact bedroom egress for every bedroom cannot be fully confirmed. These are common pass/fail inspection items but likely fixable within 1–2 days if missing."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Photo evidence of central HVAC supply registers and ceiling vents suggest a functioning central system; roof shingles and soffits look in good condition (no visible sag or active leaks). Listing notes solar panels which improves energy profile. Visible fireplace is operational in photos (fire shown) which implies functional venting/operation, but documentation/inspection required. Electrical panel, water heater, HVAC exterior unit, and sewer/drain condition are not shown — assumed operational given full remodel, but lack of visual confirmation reduces score. Overall systems appear in good cosmetic condition; performance verification recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 90.0,
"rationale": "Exterior brick veneer and roofline appear intact with good curb appeal; driveway and walk path are sound with no visible major cracking or trip hazards; yard is maintained and free of debris or standing water in photos; covered porch and storage sheds referenced in listing likely usable. Mature trees near the rear are present (normal for area) but no obvious erosion or foundation separation visible from provided angles."
}
],
"red_flags": [
"Possible missing carbon monoxide detector(s) — CO alarm not visible in photos while gas cooktop and an operational fireplace are present in images.",
"Fireplace venting / gas connection documentation required — fireplace is shown lit in photos; proper venting, clearances, and certification must be verified to avoid gas venting issues."
],
"confidence": 0.7,
"assumptions": [
"Interior renovation is recent and systems (HVAC, electrical, plumbing) were serviced as part of the remodel, but service records are not provided.",
"Kitchen appliances (cooktop, oven, refrigerator) shown in photos are present and operational at time of inspection.",
"The fireplace shown lit in photos is functional; its fuel type (gas vs wood) and venting/clearance compliance are unknown and must be verified.",
"Smoke alarm visible in photos is properly installed and operational; no carbon monoxide alarm is visible so assume none installed unless provided documentation.",
"Electrical panel, water heater, exterior HVAC condenser, and sewer connections are present but not photographed; assume typical placement (garage/utility closet/backyard) and operability unless inspection shows otherwise.",
"Bedrooms have required egress windows typical for a 1963 ranch converted/upgraded; front large windows suggest adequate egress for primary rooms but each bedroom egress should be confirmed during inspection.",
"Solar panels noted in the listing are installed and functional; documentation for interconnection and any lease/ownership should be obtained."
],
"overall_score": 85.0,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03"
},
{
"summary": "This 3-bed/2-bath single-family brick home appears largely renovated and close to Section 8 / HCV rent-ready. Cosmetic and finish items are minimal; major visible systems (roof, HVAC supply vents, kitchen appliances) appear present and in good cosmetic condition. Primary inspection risks are missing/uncertain safety items that could cause an initial NSPIRE fail: no visible carbon monoxide detector (important due to gas cooktop and active fireplace), GFCI outlets near wet locations not evident, and no photo of electrical panel or water heater. Addressing CO detection, confirming GFCI protection, verifying deadbolt/locks, and completing a quick systems verification (HVAC, water heater, electrical panel) should place the unit well within rent-ready condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior photos show recent cosmetic renovation: fresh paint, new-looking vinyl plank flooring throughout, updated bathrooms (per listing) and kitchens with installed cooktop and wall oven. Exterior brick, driveway, garage door and entry steps look well maintained. Minimal visible deferred maintenance. Missing items not visible in photos: refrigerator and laundry appliances; those absences reduce score moderately but not severely. Overall appears move-in ready with only minor finish/fixture tasks likely."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 75.0,
"rationale": "A ceiling smoke detector is visible in living area which supports basic life-safety compliance. There is a gas cooktop and an active fireplace (photo shows flame), so carbon monoxide protection and working CO detector(s) will be required — no CO detector is visible in photos. GFCI protection for kitchen and bathrooms is not clearly visible; outlets around sink not shown. Entry door has a visible handle and storm door but a keyed deadbolt is not visible in photos (could be present). Windows appear intact and of typical size for egress but bedroom-level egress compliance cannot be fully confirmed from images. No exposed wiring, active leaks, sagging ceilings, or obvious trip hazards are visible. These unknowns are the primary inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 75.0,
"rationale": "Visible ceiling vents indicate central HVAC and ducts are present; vents look in good condition but system operational status not verified. Roof shingles appear recent and in good visual condition; solar panel system is stated in listing (positive for energy). Kitchen shows a gas cooktop and built-in oven; gas line and fireplace are present and must be inspected/verified for safe operation/venting. Water heater, electrical panel and service disconnect are not shown; absence of these photos introduces moderate uncertainty. No visible signs of system failure or water intrusion in interior photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 87.0,
"rationale": "Strong curb appeal: maintained lawn, fresh mulch beds, two-car garage, wide driveway and a covered backyard porch and sheds (per listing). Brick exterior and foundation vents are visible and appear intact. Front entry has handrails on both sides of steps. No visible standing water, major erosion, severe siding damage or infestation evidence in provided photos. Landscaping and driveway condition suggest recent upkeep."
}
],
"red_flags": [
"No visible carbon monoxide (CO) detector in photos — required where gas appliances or a fireplace are present.",
"GFCI protection for kitchen/bathroom outlets not evident in photos — potential NSPIRE failure point if missing.",
"Electrical panel and water heater were not shown — lack of verification could reveal inspection issues (unknown condition)."
],
"confidence": 0.75,
"assumptions": [
"Interior photos represent the main living areas and reflect the current condition of the whole unit.",
"Central HVAC is functional (ceiling vents present) though no service records or thermostat/photos of the equipment were provided.",
"Kitchen contains a functional cooktop and wall oven as shown; refrigerator and washer/dryer may be absent (not pictured).",
"Roof and solar panels are intact as suggested by good-condition shingles and listing statement (no active leaks observed in interiors).",
"Bedrooms have standard-size windows that likely meet egress but exact measurements are not available.",
"No visible plumbing leaks or mold in photos indicates no active water intrusion; hidden issues cannot be excluded.",
"Deadbolt on the primary exterior door, GFCI protection, electrical panel condition, and water heater condition were not shown and are therefore unknown."
],
"overall_score": 80.0,
"rubric_version": "ns-preset-2026-03-v1"
},
{
"summary": "Based on photos and listing details the property is largely turnkey and would likely pass an initial HCV/NSPIRE inspection with only minor, quick fixes. Interior finishes look newly updated, major systems are visually present and in good condition (roof, HVAC registers, functioning fireplace, kitchen appliances, solar panels), and the exterior/site appears well maintained. Primary NSPIRE items to verify on-site include presence and placement of smoke detectors in each sleeping area and hall, carbon monoxide detector(s) where required, GFCI protection at wet areas, electrical panel condition, and operational checks for HVAC and hot water. If those items are confirmed, this home is likely rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show a recently refreshed interior: new-looking luxury vinyl plank floors, fresh paint throughout, repaired/refinished front steps and railings, updated bathrooms (per listing) and an updated kitchen with built-in oven/cooktop and visible stainless refrigerator. Exterior brick, soffits and driveway appear in good condition. Minor items to confirm but unlikely to be inspection-fails: trim/threshold touch-ups, caulking at exterior penetrations and any small cosmetic nail pops. Missing major appliances would reduce score, but both cooktop/oven and a refrigerator are visible so appliance risk is low."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 70.0,
"rationale": "Visible positives: hardwired-looking smoke alarm is visible on an interior ceiling, entry steps have handrails, windows and doors appear intact with no visible broken glazing, no exposed wiring or water stains seen in photos. Potential concerns/unknowns that reduce score: carbon monoxide detector(s) are not visible (required in dwellings with fuel-burning appliances or attached garages in many jurisdictions and likely applicable given the visible fireplace), GFCI protection at kitchen sink not visible, smoke detectors in bedrooms/hallways not verifiable from photos, and bedroom egress windows are not individually shown (main living windows appear large enough). No signs of active water intrusion, peeling paint, or obvious mold in photos. These unknown but typical checklist items create moderate NSPIRE risk until verified on-site."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Evidence of functioning systems: ceiling HVAC vents/registers visible in multiple rooms, a functioning fireplace (shown burning), and listing notes an energy-efficient solar panel system. Roof shingles appear in good condition (visually newer). Kitchen appliances (wall oven, cooktop, refrigerator) are present and look installed. Unknown/untested items: water heater age/condition and drain functionality, electrical panel condition and labeling, and mechanical condition (AC/heating operation) are not directly verifiable from photos. No visible signs of failed systems (no sagging ceilings, obvious staining or disconnected vents), so systems appear serviceable but should be verified on-site."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 88.0,
"rationale": "Front yard, landscaping and driveway are well maintained; two-car garage and wide driveway present. Brick exterior and foundation vents look intact with no visible major cracks or settlement. Roof looks in good shape from the provided angles. Steps/porch are solid with handrails. No standing water, major grading issues, damaged walkways or visible pest/infestation evidence in photos. Backyard features (covered porch, storage sheds) are described in the listing but not shown; assume functional unless proven otherwise."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: bathrooms are updated as stated though internal bathroom photos were not provided.",
"Solar panel system exists and is functional as stated in listing; no visible solar panels in supplied photos but referenced in text.",
"Kitchen appliances are present and operational — a cooktop/oven and refrigerator are visible in photos.",
"HVAC is present and operational based on visible ceiling vents/registers, but system operation (heating/cooling) has not been functionally tested.",
"No visible stains, peeling paint or mold in photos; however the home was built in 1963 so lead-based paint disclosure requirements apply and lead paint is possible even if no peeling paint is present.",
"Carbon monoxide alarms, bedroom smoke alarms, GFCI protection and electrical panel condition were not visible in photos and must be confirmed on-site.",
"Basement/crawlspace, water heater and service connections were not shown; assumed serviceable absent visual evidence of failure."
],
"overall_score": 81.0,
"rubric_version": "ns-p8-2026-1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "7605 Harvey St, Pensacola, FL, 32506",
"aggregate": {
"summary": "This single-family property appears to be in turnkey condition for Section 8 / HCV tenancy with a high likelihood of passing an initial NSPIRE-style inspection after routine verification. The home shows a recent interior remodel, intact exterior, functioning-looking systems (HVAC vents visible, new-looking roof, solar panels per listing), working kitchen appliances and a visible smoke alarm. Key inspection items to verify prior to tenant move-in are presence and placement of carbon monoxide alarms (required if gas appliances/fireplace), GFCI protection in kitchen/baths, and documentation/clearance for the fireplace (venting/gas). No major structural or life-safety issues are visible in the photos; most deficiencies (if any) are easy-to-fix items or documentation checks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 86.7,
"rationale": "Photos show a recent cosmetic renovation: new-looking LVP flooring, fresh paint, updated kitchens and baths, intact cabinetry and countertops, and completed exterior landscaping. No visible deferred maintenance, major stains, peeling paint, or damaged finishes. Front steps and handrails are present and appear solid. Appliances (built-in oven, cooktop and a visible refrigerator) appear installed. Missing/minor items (if any) are cosmetic or small touch-ups only and should be quick, low-cost fixes."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.3,
"rationale": "Exterior brick veneer and roofline appear intact with good curb appeal; driveway and walk path are sound with no visible major cracking or trip hazards; yard is maintained and free of debris or standing water in photos; covered porch and storage sheds referenced in listing likely usable. Mature trees near the rear are present (normal for area) but no obvious erosion or foundation separation visible from provided angles."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "Visible safety positives: functioning-looking hardwired smoke alarm mounted on a ceiling in living area, intact windows that appear large enough for egress in front rooms, secure exterior entry with storm/door, metal handrails on front steps. No visible exposed wiring, no visible ceiling or floor collapse, and no active water intrusion in photos. Uncertainties that reduce score: carbon monoxide detector is not visible (important because a gas cooktop and a functioning fireplace appear present), GFCI protection in kitchen/bath not confirmed from photos, and exact bedroom egress for every bedroom cannot be fully confirmed. These are common pass/fail inspection items but likely fixable within 1–2 days if missing."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 78.3,
"rationale": "Photo evidence of central HVAC supply registers and ceiling vents suggest a functioning central system; roof shingles and soffits look in good condition (no visible sag or active leaks). Listing notes solar panels which improves energy profile. Visible fireplace is operational in photos (fire shown) which implies functional venting/operation, but documentation/inspection required. Electrical panel, water heater, HVAC exterior unit, and sewer/drain condition are not shown — assumed operational given full remodel, but lack of visual confirmation reduces score. Overall systems appear in good cosmetic condition; performance verification recommended."
}
],
"red_flags": [
"Possible missing carbon monoxide detector(s) — CO alarm not visible in photos while gas cooktop and an operational fireplace are present in images.",
"Fireplace venting / gas connection documentation required — fireplace is shown lit in photos; proper venting, clearances, and certification must be verified to avoid gas venting issues."
],
"confidence": 0.89,
"assumptions": [
"Interior renovation is recent and systems (HVAC, electrical, plumbing) were serviced as part of the remodel, but service records are not provided.",
"Kitchen appliances (cooktop, oven, refrigerator) shown in photos are present and operational at time of inspection.",
"The fireplace shown lit in photos is functional; its fuel type (gas vs wood) and venting/clearance compliance are unknown and must be verified.",
"Smoke alarm visible in photos is properly installed and operational; no carbon monoxide alarm is visible so assume none installed unless provided documentation.",
"Electrical panel, water heater, exterior HVAC condenser, and sewer connections are present but not photographed; assume typical placement (garage/utility closet/backyard) and operability unless inspection shows otherwise.",
"Bedrooms have required egress windows typical for a 1963 ranch converted/upgraded; front large windows suggest adequate egress for primary rooms but each bedroom egress should be confirmed during inspection.",
"Solar panels noted in the listing are installed and functional; documentation for interconnection and any lease/ownership should be obtained."
],
"score_method": "mean_of_criteria",
"overall_score": 81.9,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6672662575"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.