Property ID: 6685604741
6800 Fabiano St, Pensacola, FL, 32506
Pensacola, FL
Money Down: $68,400
CoC Return: -4.49%
Monthly Cash Flow: $-256
Est. Final ARV: $285,609
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,000
Closing Costs
$11,400
Total Down
$68,400
Investment Snapshot
Purchase Price
$285,000
Money Down
$68,400
Cash-on-Cash Return
-4.49%
Rent
$1,585
Monthly Cash Flow
$-256
Annual Cash Flow
$-3,070
Debt Service / Mo
$1,517
Property Tax / Mo
$19
Insurance / Mo
$146
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,585
Payment Standard
$1,933
Rent
$1,585
Insurance
$146
Property Tax
$19
Management
$158
Utilities Allowance
$348
NOI (Monthly)
$1,261
Debt Service
$1,517
Cash Flow After Debt
$-256
Quality Score: 77.80%
Confidence: 95.00%
This brick ranch appears largely move-in ready with recent mechanical updates (HVAC 2016, tankless water heater 2015) and cosmetic renovations (flooring, paint). The home shows only minor to moderate nonstructural issues: driveway cracking, minor ceiling seams, and a few unknowns related to safety devices (smoke/CO detectors and GFCI outlets) and sliding-door security grille operation. Based on photos and the listing, this property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after standard minor repairs/verification (install/verify detectors, ensure egress/grilles unlock, address trip hazard) — estimated readiness within 1–4 weeks depending on detector/GFCI status and verification of systems operation.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$348
Guaranteed Section 8 Rent (PS - Utilities)
$1,585
Property Management
$158
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$285,000
Beds
3
Baths
2
Living Area
1,875 sqft
Lot Size
14,423 sqft
Year Built
1965
Days on Market
181
Capital Outlay
$68,400
Debt Service
$1,517
Property Tax / Mo
$19
Insurance / Mo
$146
Property Description
Welcome home to this inviting 3-bedroom, 2-bath brick residence nestled in West Pensacola. From the moment you arrive, the charming front porch sets the stage for comfort and ease. Step inside to a well-designed layout featuring a spacious living room complete with a cozy fireplace and built-in bookshelves, plus a separate family room that's perfect for relaxing or entertaining guests. The bright and cheerful kitchen offers white cabinetry, a breakfast bar, breakfast nook, built-in secretary desk, and includes a refrigerator, stove, and dishwasher-all opening into a generous dining area ideal for gatherings. With over 1,800 square feet of living space, this home also features a two-car garage with ample storage and a screened-in back porch that doubles as a peaceful sunroom. Outside, enjoy a well-kept, fenced backyard equipped with a sprinkler system-perfect for outdoor enjoyment. Recent updates provide peace of mind, including an HVAC system (2016), tankless water heater (2015), garage door replacement (2022), new garage door opener (2023), and dishwasher (2023). Conveniently located near shopping, Pensacola Naval Air Station, and the Navy Hospital, this lovely home is truly move-in ready and waiting to welcome its next owners.
Utility Allowances
air_conditioning
$49
Selected based on property details indicating 'Central Air' cooling.
cooking
$13
Selected 'electric' as property photos show an electric stovetop and the description confirms a stove is included.
heating
$33
Selected 'natural_gas' as property details specify 'Heating Features: Natural Gas'.
monthly_electric_fee
$11
Fixed monthly base fee for having electric service.
monthly_gas_fee
$13
Fixed monthly base fee for having natural gas service, which is used for heating and the water heater.
other_electric
$70
Standard allowance for lighting and miscellaneous electric appliances.
sewer
$64
Inferred based on the property having a 'Public' water source. Public sewer is typical for single-family homes with public water.
trash_collection
$32
Standard utility for a single-family home.
water
$40
Selected based on property details specifying 'Water Source: Public'.
water_heater
$23
Selected 'natural_gas' as property details list 'Gas Water Heater'.
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$1,753
DP3 Annual Estimate$1,753
DP1 Monthly Equivalent$146
DP3 Monthly Equivalent$146
Replacement Value$202,726
Basis1,875 sqft / 1965
Nearby Houses
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6802 Fabiano St
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3 bd / 2 ba · 1,972 sqft
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Latest rent: —
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89 N 68th Ave
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6811 McNeil St
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6804 Fabiano St
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Latest sale: $330,000 on Jan 13, 2023
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6702 Fabiano St
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6823 McNeil St
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Photo unavailable
67 N 68th Ave
sold · 0.06 mi
Price: $104,500
3 bd / 2 ba · 1,428 sqft
Latest sale: $104,500
Latest rent: —
Photo unavailable
6818 McNeil St
sold · 0.06 mi
Price: $170,000
3 bd / 2 ba · 1,217 sqft
Latest sale: $170,000
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Photo unavailable
62 N 69th Ave
sold · 0.07 mi
Price: $225,000
3 bd / 2 ba · 1,765 sqft
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Photo unavailable
67 N 69th Ave
for_sale · 0.07 mi
Price: $264,000
4 bd / 2 ba · 1,622 sqft
Latest sale: $101,000 on Aug 18, 2010
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Photo unavailable
498 N 70th Ave
sold · 0.08 mi
Price: $265,000
3 bd / 3 ba · 2,000 sqft
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Photo unavailable
496 N 70th Ave
sold · 0.08 mi
Price: $234,000
5 bd / 3 ba · 2,274 sqft
Latest sale: $234,000 on Mar 23, 2022
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Photo unavailable
6835 Malvern St
sold · 0.08 mi
Price: $107,000
3 bd / 1 ba · 864 sqft
Latest sale: $107,000 on Oct 04, 2021
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Photo unavailable
6825 Malvern St
sold · 0.09 mi
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3 bd / 2 ba · 1,312 sqft
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Photo unavailable
6875 Malvern St
sold · 0.09 mi
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3 bd / 1 ba · 1,161 sqft
Latest sale: $174,000 on Jan 05, 2026
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Photo unavailable
6815 Malvern St
sold · 0.09 mi
Price: $167,000
3 bd / 1 ba · 1,262 sqft
Latest sale: $167,000
Latest rent: —
Photo unavailable
6885 Malvern St
sold · 0.10 mi
Price: $195,000
3 bd / 2 ba · 1,080 sqft
Latest sale: $195,000
Latest rent: —
Properties Used for Comps
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: 0.19 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing is accurate about included appliances (refrigerator, stove, dishwasher) and their functional condition; dishwasher reported new in 2023.
- HVAC and tankless water heater installed in 2016 and 2015 respectively are operational as claimed (vents and ducts visible).
- Bedrooms have code-compliant egress windows (bedroom photos not provided).
- Smoke detectors, carbon monoxide detectors, and GFCI protection are not visible in photos; assume they may be missing or unverified and will need confirmation/installation.
- Electrical panel exists and is intact but was not photographed; no visible exposed wiring reduces likelihood of major electrical hazard.
- Sliding-door security grille is assumed to be operable/unlocked for emergency egress; if it is fixed, it will be a fail unless modified.
- No active roof leaks or major foundation movement present based on exterior photos; interior ceiling lines are assumed cosmetic or minor settling rather than structural failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $226 | $232,726 | $232,726 |
| 2023 | $125 | $222,732 | $222,732 |
| 2022 | $1,502 | $194,366 | $142,924 |
| 2021 | $1,495 | $157,287 | $138,762 |
| 2020 | $1,456 | $141,898 | $136,847 |
| 2019 | $1,427 | $133,771 | $133,771 |
| 2018 | $1,600 | $105,226 | $105,226 |
| 2017 | $1,538 | $98,627 | $98,627 |
| 2016 | $1,524 | $95,977 | $95,977 |
| 2015 | $1,452 | $91,334 | $91,334 |
| 2014 | $1,336 | $87,037 | $87,037 |
| 2013 | $1,321 | $81,017 | $81,017 |
| 2012 | $1,337 | $81,017 | $81,017 |
| 2011 | $1,405 | $85,413 | $85,413 |
| 2010 | $1,458 | $88,861 | $88,861 |
| 2009 | $1,528 | $93,402 | $93,402 |
| 2008 | $1,605 | $99,223 | $99,223 |
| 2007 | $1,761 | $102,430 | $102,430 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-17 | Listed | $285,000 |
| 2022-06-27 | Sold | $260,000 |
| 2022-05-12 | Listed | $259,900 |
| 2018-04-07 | Listing removed | $155,000 |
| 2018-03-09 | Listed | $155,000 |
| 2017-04-04 | Listing removed | $1,125 |
| 2017-04-04 | Listing removed | $1,125 |
| 2017-03-29 | Price Changed for rent | $1,125 |
| 2017-03-28 | Price Changed for rent | $1,125 |
| 2017-02-11 | Listed for rent | $1,150 |
| 2017-02-10 | Listed for rent | $1,150 |
| 2015-12-23 | Listing removed | $1,000 |
| 2015-12-23 | Listing removed | $1,000 |
| 2015-12-09 | Price Changed for rent | $1,000 |
| 2015-12-08 | Price Changed for rent | $1,000 |
| 2015-11-11 | Listed for rent | $1,095 |
| 2015-11-09 | Listed for rent | $1,095 |
| 2012-05-27 | Listing removed | $950 |
| 2012-05-02 | Listed for rent | $950 |
| 2009-05-30 | Listing removed | $950 |
| 2009-05-08 | Listed for rent | $0 |
| 1977-01-01 | Sold | $42,500 |
Photo Gallery
Show raw JSON (debug)
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"generated_at": "2026-03-27T19:29:22.977404Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 77.8
},
"utility_allowance": {
"zip_code": "32506",
"home_photo": "https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m918487049s-w1280.jpg",
"rent_price": 1585.0,
"loan_amount": 228000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/6800-Fabiano-St_Pensacola_FL_32506_M66856-04741",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 285000.0,
"loan_term_years": 30,
"annual_cash_flow": 15132.22,
"mortgage_monthly": 1516.89,
"payment_standard": 1933.0,
"total_amount_out": 57000.0,
"additional_photos": [
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m4144598213s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m5342894s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m2388393486s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m2977888397s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m1945511665s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m2479074225s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m3401461447s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m497277449s-w1280.jpg",
"https://ap.rdcpix.com/21e85d7d15f171b53ca03fd062be2316l-m792205465s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 146.08,
"monthly_cash_flow": 1261.02,
"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": "Selected based on property details indicating 'Central Air' cooling.",
"utility": "air_conditioning",
"allowance": 49
},
{
"note": "Selected 'electric' as property photos show an electric stovetop and the description confirms a stove is included.",
"utility": "cooking",
"allowance": 13
},
{
"note": "Selected 'natural_gas' as property details specify 'Heating Features: Natural Gas'.",
"utility": "heating",
"allowance": 33
},
{
"note": "Fixed monthly base fee for having electric service.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "Fixed monthly base fee for having natural gas service, which is used for heating and the water heater.",
"utility": "monthly_gas_fee",
"allowance": 13
},
{
"note": "Standard allowance for lighting and miscellaneous electric appliances.",
"utility": "other_electric",
"allowance": 70
},
{
"note": "Inferred based on the property having a 'Public' water source. Public sewer is typical for single-family homes with public water.",
"utility": "sewer",
"allowance": 64
},
{
"note": "Standard utility for a single-family home.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Selected based on property details specifying 'Water Source: Public'.",
"utility": "water",
"allowance": 40
},
{
"note": "Selected 'natural_gas' as property details list 'Gas Water Heater'.",
"utility": "water_heater",
"allowance": 23
}
],
"cash_on_cash_return": 0.27,
"down_payment_amount": 57000.0,
"property_tax_annual": 232.78,
"property_tax_monthly": 19.4,
"property_tax_increase": 0.03,
"utility_allowance_total": 348.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"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_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": -3070.46,
"property_management_monthly": 158.5,
"monthly_cash_flow_after_debt": -255.87,
"cash_on_cash_return_after_debt": -0.05
},
"section8_assessment": {
"runs": [
{
"summary": "This brick ranch appears largely move-in ready with recent mechanical updates (HVAC 2016, tankless water heater 2015) and cosmetic renovations (flooring, paint). The home shows only minor to moderate nonstructural issues: driveway cracking, minor ceiling seams, and a few unknowns related to safety devices (smoke/CO detectors and GFCI outlets) and sliding-door security grille operation. Based on photos and the listing, this property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after standard minor repairs/verification (install/verify detectors, ensure egress/grilles unlock, address trip hazard) — estimated readiness within 1–4 weeks depending on detector/GFCI status and verification of systems operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently refreshed: new-looking LVP flooring, painted walls, built-in shelving, screened porch and functional fixtures. Listing states refrigerator, stove and dishwasher included (dishwasher new 2023). Exterior brick is intact. Observable deferred items are limited to driveway surface cracking (trip/aesthetic), minor ceiling seam/settling lines in photos, and typical cosmetic touch-ups (baseboard scuffs). No severe interior damage visible. Missing small items (outlet covers, minor trim) may be expected but are easy fixes."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 72.0,
"rationale": "No obvious life‑safety hazards visible: no exposed wiring, no collapsed ceilings, no active water intrusions seen, vents present for HVAC. Potential concerns: smoke and CO detectors are not visible in photos (required), GFCI presence in kitchen/bath not shown, sliding door has security bars/grille which must not obstruct emergency egress (photos show grille but not operation). Driveway cracking is a minor trip hazard. Home built in 1965 raises potential lead-based paint risk (not visible). Overall appears safe but missing/unknown detector and egress/grille details reduce score."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 80.0,
"rationale": "Listing documents an HVAC replacement in 2016 and a tankless water heater from 2015; photos show ceiling supply vents and no visible rust or water staining. Garage door and opener were recently replaced (2022/2023). Roof shingles and gutters visible in exterior photos look intact with no visible sagging or active leaks. Electrical panel not shown; no visible exposed wiring. Based on listing and visuals, major systems appear serviceable though unverified for operation."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Brick exterior and screened porch are in good visible condition. Property has a fenced backyard and sprinkler system (listing). Driveway has significant surface cracking across length (cosmetic and potential trip hazard). Yard and walkways are flat and clear; front steps have a small handrail visible. No standing water, major foundation cracks, or roof failure observed from photos. Some landscaping maintenance likely but no structural exterior neglect visible."
}
],
"red_flags": [],
"confidence": 0.62,
"assumptions": [
"Listing is accurate about included appliances (refrigerator, stove, dishwasher) and their functional condition; dishwasher reported new in 2023.",
"HVAC and tankless water heater installed in 2016 and 2015 respectively are operational as claimed (vents and ducts visible).",
"Bedrooms have code-compliant egress windows (bedroom photos not provided).",
"Smoke detectors, carbon monoxide detectors, and GFCI protection are not visible in photos; assume they may be missing or unverified and will need confirmation/installation.",
"Electrical panel exists and is intact but was not photographed; no visible exposed wiring reduces likelihood of major electrical hazard.",
"Sliding-door security grille is assumed to be operable/unlocked for emergency egress; if it is fixed, it will be a fail unless modified.",
"No active roof leaks or major foundation movement present based on exterior photos; interior ceiling lines are assumed cosmetic or minor settling rather than structural failure."
],
"overall_score": 78.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This brick single-family home appears generally well-maintained and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with minor pre-inspection work. Key positives: functioning systems per listing (HVAC 2016, tankless WH 2015), included kitchen appliances, intact exterior, and only cosmetic/low-risk deferred maintenance visible. Primary inspection risks are missing/undocumented smoke/CO detectors, unverifiable GFCI and electrical panel condition, and a security grille on the sliding door that could impede egress if not releasable. Addressing those items (install/confirm detectors, ensure GFCIs, verify that the sliding/security door release meets egress requirements, and confirm fireplace safety) should get this property to turnkey condition quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Photos and listing show recently updated finishes (laminate floors, painted walls), functioning kitchen appliances included, built-in shelving and a maintained screened porch. Observable deferred items are cosmetic and low-risk: driveway surface cracks, minor landscaping trim, and some trim/finish touch-ups. No visible collapsed ceilings, exposed subfloor, or severe interior deterioration. Overall minor repairs only."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 70.0,
"rationale": "Exterior and interior photos show intact entry doors with deadbolt, handrail at porch step, no visible major trip hazards, and no visible water stains or mold. However, smoke and CO detectors are not visible in the images (likely required); the sliding door has a decorative/security grille that could obstruct egress if not quick-release; GFCI presence in kitchen/bath not verifiable from photos; electrical panel not shown. Fireplace is present and will need verification for safe operation/clearances. These unknowns create moderate inspection risk but are likely fixable prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 80.0,
"rationale": "Listing documents a 2016 HVAC and 2015 tankless water heater; photos show ceiling vents and a maintained appearance. Dishwasher replaced 2023 and garage systems recently updated per listing. Roof shingles appear intact from exterior photos with no visible sagging or active leaks. Electrical panel and main plumbing lines not shown so internal verification is recommended, but overall visible systems and listing dates indicate mechanically serviceable condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Brick exterior appears sound, gutters and downspouts visible, fenced backyard and sprinkler system noted in listing. Front porch, walkways and yard are maintained. Driveway has surface cracking but no evidence of major settlement or foundation movement. No visible standing water, major roof failure, or exterior structural sagging in photos."
}
],
"red_flags": [
"No visible smoke and carbon monoxide detectors shown in photos — likely required and risk for inspection failure if not installed.",
"Security/decorative grille on sliding door may obstruct emergency egress if it is not quick-release — potential inspection failure."
],
"confidence": 0.72,
"assumptions": [
"Listing is accurate: refrigerator, stove, dishwasher included and operable.",
"HVAC (2016) and tankless water heater (2015) are functional as reported; no recent failures.",
"No visible mold, severe water intrusion or active leaks exist beyond what's shown in photos.",
"Electrical panel and circuit protections are present and meet basic code but were not visible in photos; GFCI outlets may need verification.",
"Sliding/security grille on the interior sliding door may be present; assumption is it could be releasable but needs confirmation.",
"Bedrooms provide required egress windows even though bedroom photos are not provided.",
"Roof is serviceable with no active leaks based on external photos (no stains inside)."
],
"overall_score": 78.0,
"rubric_version": "1.0"
},
{
"summary": "This property is likely to pass an initial Section 8 (HCV/NSPIRE) inspection with only minor items to address. The home presents as well-maintained with recent mechanical and appliance updates and mostly cosmetic condition issues (driveway cracks, minor ceiling seam). The primary inspection risks are undocumented safety devices (smoke/CO detectors and GFCI protection) and a metal security grille at the sliding door that could impede egress; these are typically quick fixes. No major structural, roof, or plumbing failures were visible in the photos or listing. Estimated time-to-rent readiness: within 1–4 weeks depending on verification/installation of detectors and any required minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.0,
"rationale": "Interior and exterior photos show a well-maintained brick ranch with recent cosmetic updates (new-looking LVP flooring, fresh paint, updated light fixtures, built-ins). Listing notes included appliances (stove, fridge, dishwasher) and recent appliance/garage/HVAC updates. Visible deferred items are minor: driveway has surface cracking, small ceiling seam/crack in living room (appears cosmetic), and a security grille on the sliding door that may need verification but is likely removable. No exposed subflooring, large holes, or collapsed surfaces visible. These are mostly easy-to-fix or cosmetic and would not by themselves force a long repair timeline."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 70.0,
"rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, major water stains, or standing water). Interior shows intact flooring and walls; built-in fireplace appears contained. However critical safety devices are not visible in photos: no smoke detectors or carbon monoxide detectors are shown, and GFCI receptacles in kitchen/bath are not documented. The sliding door has a metal security grille which could impede egress if not removable—this is an inspection risk that must be confirmed. No exposed wiring is visible and vents/registers are present. Given the unknowns on detectors/GFCI and egress hardware, there is moderate NSPIRE risk until those items are verified/installed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing states HVAC replaced in 2016 and tankless water heater in 2015; these updates reduce near-term mechanical risk. Garage door/replacement and opener are recent (2022/2023). Visible ceiling vents and absence of water stains, rust, or sagging indicate systems are likely functional. Roof shingles appear intact in exterior photos and gutters/downspouts are present. Electrical panel and water heater locations are not photographed, so their exact condition cannot be confirmed. Overall systems appear serviceable with medium confidence based on listing disclosures and visual cues."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Brick exterior and porch are in good condition visually; gutters and downspouts are present. Yard is fenced and appears maintained; screened-in porch/sunroom exists. Driveway has multiple surface cracks (cosmetic but should be sealed to prevent deterioration) and there is some lawn patchiness. No signs of major foundation movement, large exterior wall cracks, active roof leaks, or standing water were observed in photos. Mature trees are near the house (root/limb risk should be evaluated in person)."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in interior photos — missing or undocumented detectors can cause automatic inspection failure.",
"Metal/security grille on the sliding glass door could impede emergency egress if not removable or equipped with an emergency quick-release; may cause inspection failure if not resolved."
],
"confidence": 0.75,
"assumptions": [
"Listing is accurate that refrigerator, stove, and dishwasher are included and functional; photos show kitchen passthrough but not the full appliance bays.",
"HVAC (2016) and tankless water heater (2015) are present and operational as stated in the listing; vents/registers visible suggest system installed.",
"No active roof leaks are present since interior ceilings show no visible water stains; small ceiling seam is assumed cosmetic.",
"Smoke detectors, carbon monoxide detectors, and GFCI outlets are not visible in photographs; assume they may be missing or not pictured and should be verified/installed.",
"Electrical panel condition and location were not photographed; no exposed wiring observed in photos, assume wiring is enclosed but panel needs verification.",
"Security grille on the sliding door is assumed removable or has an internal quick-release; if not removable, it may fail egress requirements and must be modified.",
"No recent rental history in the last 5 years per snapshot (rental_history_last_5y.status = missing)."
],
"overall_score": 78.0,
"rubric_version": "2026-03-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6800 Fabiano St, Pensacola, FL, 32506",
"aggregate": {
"summary": "This brick ranch appears largely move-in ready with recent mechanical updates (HVAC 2016, tankless water heater 2015) and cosmetic renovations (flooring, paint). The home shows only minor to moderate nonstructural issues: driveway cracking, minor ceiling seams, and a few unknowns related to safety devices (smoke/CO detectors and GFCI outlets) and sliding-door security grille operation. Based on photos and the listing, this property is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after standard minor repairs/verification (install/verify detectors, ensure egress/grilles unlock, address trip hazard) — estimated readiness within 1–4 weeks depending on detector/GFCI status and verification of systems operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.7,
"rationale": "Interior appears recently refreshed: new-looking LVP flooring, painted walls, built-in shelving, screened porch and functional fixtures. Listing states refrigerator, stove and dishwasher included (dishwasher new 2023). Exterior brick is intact. Observable deferred items are limited to driveway surface cracking (trip/aesthetic), minor ceiling seam/settling lines in photos, and typical cosmetic touch-ups (baseboard scuffs). No severe interior damage visible. Missing small items (outlet covers, minor trim) may be expected but are easy fixes."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 79.3,
"rationale": "Brick exterior and screened porch are in good visible condition. Property has a fenced backyard and sprinkler system (listing). Driveway has significant surface cracking across length (cosmetic and potential trip hazard). Yard and walkways are flat and clear; front steps have a small handrail visible. No standing water, major foundation cracks, or roof failure observed from photos. Some landscaping maintenance likely but no structural exterior neglect visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.7,
"rationale": "No obvious life‑safety hazards visible: no exposed wiring, no collapsed ceilings, no active water intrusions seen, vents present for HVAC. Potential concerns: smoke and CO detectors are not visible in photos (required), GFCI presence in kitchen/bath not shown, sliding door has security bars/grille which must not obstruct emergency egress (photos show grille but not operation). Driveway cracking is a minor trip hazard. Home built in 1965 raises potential lead-based paint risk (not visible). Overall appears safe but missing/unknown detector and egress/grille details reduce score."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 80.0,
"rationale": "Listing documents an HVAC replacement in 2016 and a tankless water heater from 2015; photos show ceiling supply vents and no visible rust or water staining. Garage door and opener were recently replaced (2022/2023). Roof shingles and gutters visible in exterior photos look intact with no visible sagging or active leaks. Electrical panel not shown; no visible exposed wiring. Based on listing and visuals, major systems appear serviceable though unverified for operation."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing is accurate about included appliances (refrigerator, stove, dishwasher) and their functional condition; dishwasher reported new in 2023.",
"HVAC and tankless water heater installed in 2016 and 2015 respectively are operational as claimed (vents and ducts visible).",
"Bedrooms have code-compliant egress windows (bedroom photos not provided).",
"Smoke detectors, carbon monoxide detectors, and GFCI protection are not visible in photos; assume they may be missing or unverified and will need confirmation/installation.",
"Electrical panel exists and is intact but was not photographed; no visible exposed wiring reduces likelihood of major electrical hazard.",
"Sliding-door security grille is assumed to be operable/unlocked for emergency egress; if it is fixed, it will be a fail unless modified.",
"No active roof leaks or major foundation movement present based on exterior photos; interior ceiling lines are assumed cosmetic or minor settling rather than structural failure."
],
"score_method": "mean_of_criteria",
"overall_score": 77.8,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6685604741"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.