Property ID: 6705823333
5309 NW 49th Ave, Tamarac, FL, 33319
Tamarac, FL
Money Down: $71,280
CoC Return: 5.24%
Monthly Cash Flow: $312
Est. Final ARV: $298,725
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,400
Closing Costs
$11,880
Total Down
$71,280
Investment Snapshot
Purchase Price
$297,000
Money Down
$71,280
Cash-on-Cash Return
5.24%
Rent
$2,451
Monthly Cash Flow
$312
Annual Cash Flow
$3,738
Debt Service / Mo
$1,581
Property Tax / Mo
$235
Insurance / Mo
$78
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,451
Payment Standard
$2,640
Rent
$2,451
Insurance
$78
Property Tax
$235
Management
$245
Utilities Allowance
$189
NOI (Monthly)
$1,892
Debt Service
$1,581
Cash Flow After Debt
$312
Quality Score: 81.70%
Confidence: 90.00%
This single‑story 2BR/1BA appears to be largely turnkey and would likely pass an initial Housing Choice Voucher/NSPIRE inspection after a standard pre‑inspection check. Major systems (roof, A/C) are recent per listing; interior renovation looks complete and safe. Remaining inspection risks are documentation and operability checks (smoke/CO detectors, GFCI outlets, water heater, electrical panel, bedroom egress). Addressing or verifying those items should produce a high probability of passing the initial inspection.
Section 8 Payment Standard
$2,640
Utility Allowance Total
$189
Guaranteed Section 8 Rent (PS - Utilities)
$2,451
Property Management
$245
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$297,000
Beds
2
Baths
1
Living Area
1,007 sqft
Lot Size
4,356 sqft
Year Built
1970
Days on Market
97
Capital Outlay
$71,280
Debt Service
$1,581
Property Tax / Mo
$235
Insurance / Mo
$78
Property Description
Beautifully remodeled 2BR/1BA home with a 1-car garage in the peaceful and highly desirable 55+ Mainlands 6 community. This turnkey property was upgraded with care, featuring a stylish new kitchen with modern cabinets, updated appliances, and a custom coffee station perfect for easy mornings. Enjoy fresh interior paint, sleek tile flooring throughout, and a fully redesigned bathroom with tasteful finishes. Major improvements include a 2020 roof, 2020 A/C, and a brand-new MyQ smart garage motor that lets you control access from your phone. Located in a quiet, well-kept neighborhood close to shopping, dining, and major roadways, this home offers low-maintenance, comfortable Florida living in one of Tamarac's most welcoming senior communities. Move-in ready and easy to show.
Utility Allowances
Air Conditioning
$25
Selected based on the 2 bedroom value for a single-family home with central air conditioning.
Cooking
$11
Selected 'Electric' option as photos show an electric range. The value is for a 2 bedroom unit.
Heating
$4
Selected 'Electric' option based on the property having central heating and the utilities list mentioning 'Electric'. The value is for a 2 bedroom unit.
Natural Gas Base Charge
$0
No natural gas appliances were identified for cooking or heating; therefore, no base charge is applicable.
Other Electric
$32
This is a standard fixed allowance for general electricity use, selected for a 2 bedroom unit.
Range/Microwave
$0
The property's appliance list explicitly includes a microwave, so no allowance is provided for a tenant-owned appliance.
Refrigerator
$0
The property's appliance list explicitly includes a refrigerator, so no allowance is provided for a tenant-owned appliance.
Sewer
$38
The property is on public water, making public sewer highly probable. The allowance is for a 2 bedroom unit.
Trash Collection
$25
Standard fixed allowance for trash collection in a single-family home.
Water
$32
Selected based on the 2 bedroom value for a property with a public water source.
Water Heating
$22
Selected 'Electric' as the most likely option given that other major systems (heating, cooking) are electric. The value is for a 2 bedroom unit.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$942
DP3 Annual Estimate$942
DP1 Monthly Equivalent$78
DP3 Monthly Equivalent$78
Replacement Value$232,330
Basis1,007 sqft / 1970
Nearby Houses
Photo unavailable
5306 NW 49th Ave
sold · 0.03 mi
Price: $360,000
3 bd / 2 ba · 1,400 sqft
Latest sale: $360,000
Latest rent: —
Photo unavailable
4906 NW 53rd Ct
for_sale · 0.05 mi
Price: $287,900
2 bd / 1 ba · 1,002 sqft
Latest sale: $194,000
Latest rent: —
Photo unavailable
5405 NW 49th Ter
sold · 0.05 mi
Price: $299,000
2 bd / 2 ba · 1,068 sqft
Latest sale: $299,000
Latest rent: —
Photo unavailable
5210 NW 49th Ave
sold · 0.07 mi
Price: $305,000
2 bd / 2 ba · 1,581 sqft
Latest sale: $305,000
Latest rent: —
Photo unavailable
5404 NW 48th Ln
sold · 0.07 mi
Price: $600,000
4 bd / 4 ba · 2,440 sqft
Latest sale: $600,000 on Aug 29, 2023
Latest rent: —
Photo unavailable
5316 NW 48th Ln
sold · 0.07 mi
Price: $533,000
3 bd / 2 ba · 1,616 sqft
Latest sale: $533,000
Latest rent: —
Photo unavailable
4902 NW 53rd St
sold · 0.07 mi
Price: $305,000
2 bd / 1 ba · 1,002 sqft
Latest sale: $305,000
Latest rent: —
Photo unavailable
5408 NW 49th Ave
for_sale · 0.07 mi
Price: $294,900
2 bd / 1 ba · 1,002 sqft
Latest sale: $190,000
Latest rent: —
Photo unavailable
5409 NW 49th Ave
for_sale · 0.07 mi
Price: $375,000
2 bd / 2 ba · 1,579 sqft
Latest sale: $296,500
Latest rent: —
Photo unavailable
4904 NW 53rd St
sold · 0.08 mi
Price: $299,000
2 bd / 1 ba · 1,147 sqft
Latest sale: $299,000
Latest rent: —
Photo unavailable
4904 NW 53rd St
sold · 0.08 mi
Price: $299,000
2 bd / 1 ba · 1,147 sqft
Latest sale: $299,000
Latest rent: —
Photo unavailable
5500 NW 49th Ave
sold · 0.08 mi
Price: $360,000
2 bd / 2 ba · 1,249 sqft
Latest sale: $360,000
Latest rent: —
Photo unavailable
5412 NW 48th Ln
sold · 0.09 mi
Price: $515,000
3 bd / 2 ba · 1,616 sqft
Latest sale: $515,000
Latest rent: —
Photo unavailable
4917 NW 54th St
sold · 0.09 mi
Price: $289,000
2 bd / 1 ba · 1,002 sqft
Latest sale: $289,000
Latest rent: —
Photo unavailable
5415 NW 49th Ter
for_sale · 0.09 mi
Price: $319,000
2 bd / 2 ba · 1,579 sqft
Latest sale: $209,500 on Oct 10, 2019
Latest rent: —
Photo unavailable
5206 NW 49th Ave
sold · 0.09 mi
Price: $380,000
2 bd / 2 ba · 1,541 sqft
Latest sale: $380,000
Latest rent: —
Photo unavailable
5206 NW 49th Ave
sold · 0.09 mi
Price: $380,000
2 bd / 2 ba · 1,541 sqft
Latest sale: $380,000 on Dec 30, 2024
Latest rent: —
Photo unavailable
4919 NW 54th St
sold · 0.10 mi
Price: $362,000
2 bd / 2 ba · 1,318 sqft
Latest sale: $362,000
Latest rent: —
Properties Used for Comps
Photo unavailable
4928 NW 54th St, Tamarac, FL, 33319
sold
Price: $269,000
Rent: —
2 bd / 1 ba · 1,002 sqft
Sale Date: Jan 15, 2025
Distance: 0.16 mi
View listing
Photo unavailable
5405 NW 49th Ter, Tamarac, FL, 33319
sold
Price: $299,000
Rent: —
2 bd / 2 ba · 1,068 sqft
Sale Date: Sep 06, 2024
Distance: 0.05 mi
View listing
Photo unavailable
4812 NW 49th Pl, Tamarac, FL, 33319
sold
Price: $295,000
Rent: —
2 bd / 1 ba · 868 sqft
Sale Date: Jul 07, 2025
Distance: 0.18 mi
View listing
Photo unavailable
4918 NW 56th Ct, Tamarac, FL, 33319
sold
Price: $355,000
Rent: —
2 bd / 1 ba · 1,062 sqft
Sale Date: Mar 12, 2026
Distance: 0.28 mi
View listing
Photo unavailable
4904 NW 53rd St, Tamarac, FL, 33319
sold
Price: $299,000
Rent: —
2 bd / 1 ba · 1,147 sqft
Sale Date: Apr 04, 2025
Distance: 0.08 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Roof (2020) and A/C (2020) condition statements in the listing are accurate and systems are in working order.
- Bathroom was fully renovated and plumbing fixtures and hot water are operational despite no bathroom photos.
- Smoke detectors and carbon monoxide alarms may be present but were not visible in listing photos; if missing they would be installed prior to rental.
- Electrical panel and circuit integrity are standard for a 1970 home and have been serviced as part of the remodel; no visible exposed wiring observed.
- Kitchen appliances visible in photos are functioning; missing appliance issues are not expected.
- Bedroom windows meet egress requirements or can be modified easily; egress compliance could not be confirmed from photos.
- No significant hidden issues (severe mold, termite damage, foundation movement) are present; photos show no outward signs of these problems but they cannot be ruled out without inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-11 | Listed | $297,000 |
| 2026-03-11 | Listing removed | $0 |
| 2026-03-03 | Price Changed | $297,000 |
| 2025-12-06 | Listed | $299,900 |
| 2018-08-03 | Sold | $159,000 |
| 2018-05-25 | Price Changed | $159,000 |
| 2018-05-04 | Listed | $170,000 |
| 2012-06-25 | Listing removed | $129,000 |
| 2012-06-25 | Listing removed | $129,000 |
| 2010-10-17 | Listing removed | $69,000 |
| 2010-08-28 | Listing removed | $73,900 |
| 2010-08-28 | Listed | $69,000 |
| 2010-08-01 | Price Changed | $73,900 |
| 2010-07-30 | Price Changed | $72,000 |
| 2010-01-21 | Listed | $85,000 |
| 2009-12-27 | Listing removed | $95,000 |
| 2009-12-20 | Price Changed | $95,000 |
| 2009-05-10 | Listed | $80,000 |
| 2009-05-10 | Listing removed | $115,000 |
| 2009-02-22 | Listing removed | $115,000 |
| 2009-02-01 | Listing removed | $129,900 |
| 2007-09-16 | Listed | $129,900 |
| 2007-08-04 | Listed | $129,000 |
| 2006-09-27 | Listed | $129,000 |
Photo Gallery
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"source_name": "BeachesMLSMatrix",
"price_change": -11000,
"days_after_listed": null,
"source_listing_id": "F10121498",
"price_change_percentage": null
},
{
"date": "2018-05-04",
"price": 170000,
"listing": {
"status": "sold",
"list_date": "2019-01-11T18:49:51Z",
"list_price": 159000,
"listing_id": "640534650",
"last_update_date": "2018-08-04T11:50:30Z",
"last_status_change_date": "2019-01-11T18:49:51Z"
},
"event_name": "Listed",
"price_sqft": 168.81827209533267,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F10121498",
"price_change_percentage": null
},
{
"date": "2012-06-25",
"price": 129000,
"listing": {
"status": "off_market",
"list_date": "2006-09-27T07:00:00Z",
"list_price": 129000,
"listing_id": "544613710",
"last_update_date": "2011-12-17T02:32:36Z",
"last_status_change_date": "2006-09-27T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 154.12186379928315,
"source_name": "BonitaSprings",
"price_change": 0,
"days_after_listed": null,
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},
{
"date": "2012-06-25",
"price": 129000,
"listing": {
"status": "off_market",
"list_date": "2007-08-04T07:00:00Z",
"list_price": 129000,
"listing_id": "544610806",
"last_update_date": "2011-12-17T02:32:36Z",
"last_status_change_date": "2007-08-04T07:00:00Z"
},
"event_name": "Listing removed",
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "207040611",
"price_change_percentage": null
},
{
"date": "2010-10-17",
"price": 69000,
"listing": {
"status": "off_market",
"list_date": "2010-08-28T21:23:00Z",
"list_price": 69000,
"listing_id": "522930682",
"last_update_date": "2010-11-30T18:26:00Z",
"last_status_change_date": "2010-10-18T03:54:00Z"
},
"event_name": "Listing removed",
"price_sqft": 66.92531522793405,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "50 days",
"source_listing_id": "F1092379",
"price_change_percentage": null
},
{
"date": "2010-08-28",
"price": 73900,
"listing": {
"status": "off_market",
"list_date": "2010-01-21T20:24:00Z",
"list_price": 73900,
"listing_id": "517956574",
"last_update_date": "2010-09-22T23:12:00Z",
"last_status_change_date": "2010-08-29T04:01:00Z"
},
"event_name": "Listing removed",
"price_sqft": 71.67798254122212,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "219 days",
"source_listing_id": "F1050454",
"price_change_percentage": null
},
{
"date": "2010-08-28",
"price": 69000,
"listing": {
"status": "off_market",
"list_date": "2010-08-28T21:23:00Z",
"list_price": 69000,
"listing_id": "522930682",
"last_update_date": "2010-11-30T18:26:00Z",
"last_status_change_date": "2010-10-18T03:54:00Z"
},
"event_name": "Listed",
"price_sqft": 66.92531522793405,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1092379",
"price_change_percentage": null
},
{
"date": "2010-08-01",
"price": 73900,
"listing": {
"status": "off_market",
"list_date": "2010-01-21T20:24:00Z",
"list_price": 73900,
"listing_id": "517956574",
"last_update_date": "2010-09-22T23:12:00Z",
"last_status_change_date": "2010-08-29T04:01:00Z"
},
"event_name": "Price Changed",
"price_sqft": 71.67798254122212,
"source_name": "MiamiMLS",
"price_change": 1900,
"days_after_listed": null,
"source_listing_id": "F1050454",
"price_change_percentage": null
},
{
"date": "2010-07-30",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2010-01-21T20:24:00Z",
"list_price": 73900,
"listing_id": "517956574",
"last_update_date": "2010-09-22T23:12:00Z",
"last_status_change_date": "2010-08-29T04:01:00Z"
},
"event_name": "Price Changed",
"price_sqft": 69.83511154219205,
"source_name": "MiamiMLS",
"price_change": -13000,
"days_after_listed": null,
"source_listing_id": "F1050454",
"price_change_percentage": null
},
{
"date": "2010-01-21",
"price": 85000,
"listing": {
"status": "off_market",
"list_date": "2010-01-21T20:24:00Z",
"list_price": 73900,
"listing_id": "517956574",
"last_update_date": "2010-09-22T23:12:00Z",
"last_status_change_date": "2010-08-29T04:01:00Z"
},
"event_name": "Listed",
"price_sqft": 82.44422890397672,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1050454",
"price_change_percentage": null
},
{
"date": "2009-12-27",
"price": 95000,
"listing": {
"status": "off_market",
"list_date": "2009-05-07T15:02:06Z",
"list_price": 95000,
"listing_id": "510626290",
"last_update_date": "2010-01-05T19:17:00Z",
"last_status_change_date": "2009-12-27T20:13:00Z"
},
"event_name": "Listing removed",
"price_sqft": 92.14354995150339,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1003461",
"price_change_percentage": null
},
{
"date": "2009-12-20",
"price": 95000,
"listing": {
"status": "off_market",
"list_date": "2009-05-07T15:02:06Z",
"list_price": 95000,
"listing_id": "510626290",
"last_update_date": "2010-01-05T19:17:00Z",
"last_status_change_date": "2009-12-27T20:13:00Z"
},
"event_name": "Price Changed",
"price_sqft": 92.14354995150339,
"source_name": "MiamiMLS",
"price_change": 15000,
"days_after_listed": null,
"source_listing_id": "F1003461",
"price_change_percentage": null
},
{
"date": "2009-05-10",
"price": 80000,
"listing": {
"status": "off_market",
"list_date": "2009-05-07T15:02:06Z",
"list_price": 95000,
"listing_id": "510626290",
"last_update_date": "2010-01-05T19:17:00Z",
"last_status_change_date": "2009-12-27T20:13:00Z"
},
"event_name": "Listed",
"price_sqft": 77.59456838021339,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1003461",
"price_change_percentage": null
},
{
"date": "2009-05-10",
"price": 115000,
"listing": {
"status": "off_market",
"list_date": "2009-02-22T20:50:00Z",
"list_price": 115000,
"listing_id": "505301618",
"last_update_date": "2009-05-10T16:45:00Z",
"last_status_change_date": "2009-05-10T16:45:00Z"
},
"event_name": "Listing removed",
"price_sqft": 111.54219204655674,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "0 days",
"source_listing_id": "F984478",
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},
{
"date": "2009-02-22",
"price": 115000,
"listing": {
"status": "off_market",
"list_date": "2009-02-22T20:50:00Z",
"list_price": 115000,
"listing_id": "505301618",
"last_update_date": "2009-05-10T16:45:00Z",
"last_status_change_date": "2009-05-10T16:45:00Z"
},
"event_name": "Listing removed",
"price_sqft": 111.54219204655674,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F984478",
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},
{
"date": "2009-02-01",
"price": 129900,
"listing": {
"status": "off_market",
"list_date": "2007-09-16T18:04:00Z",
"list_price": 129900,
"listing_id": "502101226",
"last_update_date": "2009-03-05T14:16:00Z",
"last_status_change_date": "2009-02-01T18:34:00Z"
},
"event_name": "Listing removed",
"price_sqft": 125.99418040737149,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "504 days",
"source_listing_id": "F868824",
"price_change_percentage": null
},
{
"date": "2007-09-16",
"price": 129900,
"listing": {
"status": "off_market",
"list_date": "2007-09-16T18:04:00Z",
"list_price": 129900,
"listing_id": "502101226",
"last_update_date": "2009-03-05T14:16:00Z",
"last_status_change_date": "2009-02-01T18:34:00Z"
},
"event_name": "Listed",
"price_sqft": 125.99418040737149,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F868824",
"price_change_percentage": null
},
{
"date": "2007-08-04",
"price": 129000,
"listing": {
"status": "off_market",
"list_date": "2007-08-04T07:00:00Z",
"list_price": 129000,
"listing_id": "544610806",
"last_update_date": "2011-12-17T02:32:36Z",
"last_status_change_date": "2007-08-04T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 154.12186379928315,
"source_name": "BonitaSprings",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "207040611",
"price_change_percentage": null
},
{
"date": "2006-09-27",
"price": 129000,
"listing": {
"status": "off_market",
"list_date": "2006-09-27T07:00:00Z",
"list_price": 129000,
"listing_id": "544613710",
"last_update_date": "2011-12-17T02:32:36Z",
"last_status_change_date": "2006-09-27T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 154.12186379928315,
"source_name": "BonitaSprings",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "207050359",
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}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Windows and doors",
"permit_effective_date": "Mar 12, 2009",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof shingle (new or reroof)",
"permit_effective_date": "Nov 2, 1998",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6705823333",
"generated_at": "2026-03-27T20:28:06.545925Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 81.7
},
"utility_allowance": {
"zip_code": "33319",
"home_photo": "https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m2707024577s-w1280.jpg",
"rent_price": 2451.0,
"loan_amount": 237600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5309-NW-49th-Ave_Tamarac_FL_33319_M67058-23333",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 297000.0,
"loan_term_years": 30,
"annual_cash_flow": 22707.3,
"mortgage_monthly": 1580.76,
"payment_standard": 2640.0,
"total_amount_out": 59400.0,
"additional_photos": [
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m524005592s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m1164738475s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m3818914819s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m1094861299s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m4273217198s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m1110897773s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m3221244484s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m135250682s-w1280.jpg",
"https://ap.rdcpix.com/edba5bce008be552666fe2df27d64388l-m3553023967s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 78.5,
"monthly_cash_flow": 1892.28,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/Utility-Allowance-Schedule-2025.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Selected based on the 2 bedroom value for a single-family home with central air conditioning.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Selected 'Electric' option as photos show an electric range. The value is for a 2 bedroom unit.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Selected 'Electric' option based on the property having central heating and the utilities list mentioning 'Electric'. The value is for a 2 bedroom unit.",
"utility": "Heating",
"allowance": 4
},
{
"note": "No natural gas appliances were identified for cooking or heating; therefore, no base charge is applicable.",
"utility": "Natural Gas Base Charge",
"allowance": 0
},
{
"note": "This is a standard fixed allowance for general electricity use, selected for a 2 bedroom unit.",
"utility": "Other Electric",
"allowance": 32
},
{
"note": "The property's appliance list explicitly includes a microwave, so no allowance is provided for a tenant-owned appliance.",
"utility": "Range/Microwave",
"allowance": 0
},
{
"note": "The property's appliance list explicitly includes a refrigerator, so no allowance is provided for a tenant-owned appliance.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property is on public water, making public sewer highly probable. The allowance is for a 2 bedroom unit.",
"utility": "Sewer",
"allowance": 38
},
{
"note": "Standard fixed allowance for trash collection in a single-family home.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Selected based on the 2 bedroom value for a property with a public water source.",
"utility": "Water",
"allowance": 32
},
{
"note": "Selected 'Electric' as the most likely option given that other major systems (heating, cooking) are electric. The value is for a 2 bedroom unit.",
"utility": "Water Heating",
"allowance": 22
}
],
"cash_on_cash_return": 0.38,
"down_payment_amount": 59400.0,
"property_tax_annual": 2821.5,
"property_tax_monthly": 235.12,
"property_tax_increase": 0.03,
"utility_allowance_total": 189.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/SAFMR-Payment-Standards-1.1.2025.pdf",
"https://www.bchafl.org/wp-content/uploads/2024/04/ADMINISTRATIVE-PLAN-ATTACHMENT-2-PAYMENT-STANDARDS-JANUARY-1-2025.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": null,
"annual_cash_flow_after_debt": 3738.2,
"property_management_monthly": 245.1,
"monthly_cash_flow_after_debt": 311.52,
"cash_on_cash_return_after_debt": 0.06
},
"section8_assessment": {
"runs": [
{
"summary": "This single‑story 2BR/1BA appears to be largely turnkey and would likely pass an initial Housing Choice Voucher/NSPIRE inspection after a standard pre‑inspection check. Major systems (roof, A/C) are recent per listing; interior renovation looks complete and safe. Remaining inspection risks are documentation and operability checks (smoke/CO detectors, GFCI outlets, water heater, electrical panel, bedroom egress). Addressing or verifying those items should produce a high probability of passing the initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Interior appears fully remodeled: fresh paint, new tile flooring, updated kitchen cabinets and visible stainless appliances (fridge, microwave, stove, dishwasher). Exterior is freshly painted; landscaping is maintained. Minor cosmetic items only: small driveway crack visible and older exterior window awnings (cosmetic). No visible stains, peeling paint, or flooring damage. Missing or damaged items are not apparent in photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 75.0,
"rationale": "No visible life‑threatening hazards in photos: ceilings intact, no standing water, no exposed wiring, handrails/stairs not present in photos. Front entry shows a secure door (appears to have a deadbolt). A/C vents visible. Uncertainties lower score: smoke detectors and CO alarm locations not shown, GFCI protection in kitchen/bath not visible, and bedroom egress window compliance cannot be confirmed from images. No signs of major water intrusion or mold were observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Listing states 2020 roof and 2020 A/C — both are recent and reduce inspection risk. Central A/C vents visible in living area. Kitchen shows functioning electric appliances. Water heater, electrical panel condition, plumbing fixtures and drainage are not photographed; assumed serviceable based on recent remodel but unverified. Garage opener upgraded (MyQ) per listing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Exterior envelope appears sound and recently painted; foundation shows no visible major cracks or settling. Yard is maintained, walkways are flat and free of trip hazards, driveway is serviceable with a minor crack. Gutters/downspouts appear present. No signs of infestation, standing water, or major grading/drainage issues evident in available photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Roof (2020) and A/C (2020) condition statements in the listing are accurate and systems are in working order.",
"Bathroom was fully renovated and plumbing fixtures and hot water are operational despite no bathroom photos.",
"Smoke detectors and carbon monoxide alarms may be present but were not visible in listing photos; if missing they would be installed prior to rental.",
"Electrical panel and circuit integrity are standard for a 1970 home and have been serviced as part of the remodel; no visible exposed wiring observed.",
"Kitchen appliances visible in photos are functioning; missing appliance issues are not expected.",
"Bedroom windows meet egress requirements or can be modified easily; egress compliance could not be confirmed from photos.",
"No significant hidden issues (severe mold, termite damage, foundation movement) are present; photos show no outward signs of these problems but they cannot be ruled out without inspection."
],
"overall_score": 82.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This property appears largely turnkey for a Housing Choice Voucher initial inspection. Recent major replacements (roof and A/C in 2020) and a full interior remodel with new kitchen and appliances are strong positives. The photos show no structural or life‑safety failures; remaining inspection risks are typical documentation and device verifications (smoke/CO detectors, GFCI outlets, electrical panel labeling, and water heater location). With a short pre‑inspection check to install/verify detectors and confirm GFCI and panel condition, this would likely pass an initial NSPIRE/HCV inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 90.0,
"rationale": "Photos and listing show a full interior remodel (fresh paint, tile floors, renovated kitchen and bathroom) and stainless appliances visible in photos. Exterior paint and landscaping are tidy. Minor cosmetic items: driveway hairline/crack visible and some aging exterior awnings/landscape trimming. No visible major deferred maintenance. Missing or damaged items are cosmetic or easy-to-fix."
},
{
"key": "safety_code",
"label": "Safety & code compliance risk",
"score": 78.0,
"rationale": "No obvious life‑threatening hazards in photos: ceilings intact (no stains), no visible exposed wiring, stairs or handrail issues not present, no standing water. Listing states 2020 A/C and 2020 roof. Items not visible in the photos and reduce certainty: smoke/CO detectors and GFCI protection are not shown, electrical panel not pictured, bedroom egress windows not explicitly documented (windows appear present but some are jalousie-style). Front door appears secure and garage has a functioning opener. Risk reduced but moderate uncertainty remains around detectors, GFCI, and panel labeling."
},
{
"key": "systems_mechanical",
"label": "Major systems / mechanical condition",
"score": 80.0,
"rationale": "Listing states roof replaced in 2020 and A/C replaced in 2020; ceiling A/C vents visible in photos which supports functioning central HVAC. Kitchen appliances (fridge, range, microwave, dishwasher) visible and look new. Water heater, electrical panel, and plumbing risers are not shown; no visible signs of leaks or water damage inside. Given listed recent roof and A/C, major systems likely in good condition but some uncertainty remains because key equipment (panel, water heater) not pictured."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 85.0,
"rationale": "Curb appeal is good: painted exterior, single-car garage, driveway and walkways intact, gutters/downspout visible at corner. Yard is maintained and no visible erosion or standing water. Minor driveway cracking visible and some older window awnings. No visible infestation or foundation displacement; roof surface appears uniform with no visible sagging."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: roof replaced in 2020 and central A/C replaced in 2020 and functioning.",
"Interior photos represent current condition throughout the home; bathroom and bedrooms were renovated as noted though few bathroom photos are provided.",
"Smoke detectors and carbon monoxide detectors may be present but were not visible in photos; score assumes at least basic detectors either present or easily installed.",
"Electrical panel, water heater and plumbing connections are intact and free of major defects though they are not shown in photos.",
"Windows provide required bedroom egress (photos show windows in living areas/bedroom positions but not detailed egress dimensions); jalousie windows exist in some rooms but are assumed operable.",
"No hidden active roof leaks or crawlspace flooding exist (no interior staining observed).",
"Appliances shown in photos are included and operational."
],
"overall_score": 84.0,
"rubric_version": "nspt_2026_v1"
},
{
"summary": "Overall the property appears largely turnkey and has a high likelihood of passing an initial HCV/NSPIRE inspection after verification of a few documented elements. Strengths: full interior remodel, updated kitchen and bathroom, tile floors, 2020 roof and 2020 A/C, modern appliances, and a tidy exterior. Primary inspection items to verify: presence and placement of working smoke detectors and CO alarms (if required), GFCI protection in kitchen/bath, electrical panel condition, and bedroom egress window measurements. With those verifications and minor fixes (if needed) the home should be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos + listing show a full interior remodel: fresh paint, uniform tile flooring, updated kitchen cabinets and stainless appliances (fridge, stove, microwave, dishwasher visible), and a redesigned bathroom per description. Exterior is painted and the garage/driveway are intact with only minor cracking. Missing/old-style window awnings and small landscaping trimming are cosmetic. No visible collapsed ceilings, exposed subfloor, or major deferred maintenance in photos. Minor touch-ups (caulking, trim paint, driveway crack repair) likely needed but overall turnkey."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risks",
"score": 70.0,
"rationale": "No visible exposed wiring, no visible roof sagging, and the front entry/garage appear secure. However photos do not show smoke detectors or CO alarms (not visible in living areas photographed) — absence in photos is a failure risk on inspection if not present. GFCI outlets in kitchen/bath are not visible in images. Windows appear to be older horizontal/awning style in parts of the home which can sometimes fail egress-size requirements for bedrooms; bedrooms not shown so egress cannot be confirmed. Listing cites 2020 A/C (good) but hot water heater and electrical panel are not shown. Overall low-to-moderate NSPIRE risk: likely passable with quick fixes (install/verify smoke & CO alarms, add GFCI protection where required, verify egress)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing documents major system replacements: 2020 roof and 2020 A/C — both strong positives for inspection and near-term reliability. Central A/C vents visible in ceiling. Kitchen appliances present and appear modern. Water heater and electrical panel were not photographed; condition must be verified but no interior evidence of leaks or water damage. No visible plumbing damage or active leaks. Given recent roof/A/C and clean interior, major system failures are unlikely but verification of water heater, breaker panel labeling, and operational hot water is required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photos show a well-maintained single-story home with painted stucco, intact roofline (stated 2020), concrete driveway and walkway in good condition with only hairline cracking, and tidy yard with low vegetation. Garage door and driveway look functional; the MyQ smart garage motor (listed) is a positive control/access feature. No visible foundation settlement, standing water, severe landscaping overgrowth or evidence of infestation in photos. Window awnings and jalousie/awning windows are older style but cosmetic; they should be evaluated for weather tightness."
}
],
"red_flags": [
"No smoke detectors or CO alarms visible in the interior photos — absence would be an NSPIRE fail if not installed.",
"Bedroom egress cannot be confirmed; several windows appear to be older awning/jalousie style — verify each bedroom has compliant egress windows.",
"Electrical distribution panel and GFCI protection for kitchen/bath not shown — verify panel condition, labeling, and required GFCIs.",
"Water heater presence/operation not documented in photos — verify hot water availability and safe installation."
],
"confidence": 0.65,
"assumptions": [
"Listing is accurate: roof replaced in 2020 and A/C replaced in 2020 and are functional.",
"Kitchen appliances (stainless fridge, stove, microwave, dishwasher) shown in photos are included and operational.",
"No visible interior photos of bedrooms or bathroom indicate they are in similar renovated condition as the living/kitchen area described.",
"Smoke detectors, CO detectors, GFCI outlets, electrical panel, and water heater were not photographed; their presence and operational status are unknown and must be verified.",
"Window type seen (awning/jalousie) may be original or older; assumed weather-tight but egress compliance for bedrooms is unconfirmed.",
"No interior evidence (staining, mold, sagging) seen in photos; therefore no active leaks or severe mold inferred."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE-2024-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5309 NW 49th Ave, Tamarac, FL, 33319",
"aggregate": {
"summary": "This single‑story 2BR/1BA appears to be largely turnkey and would likely pass an initial Housing Choice Voucher/NSPIRE inspection after a standard pre‑inspection check. Major systems (roof, A/C) are recent per listing; interior renovation looks complete and safe. Remaining inspection risks are documentation and operability checks (smoke/CO detectors, GFCI outlets, water heater, electrical panel, bedroom egress). Addressing or verifying those items should produce a high probability of passing the initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 87.7,
"rationale": "Interior appears fully remodeled: fresh paint, new tile flooring, updated kitchen cabinets and visible stainless appliances (fridge, microwave, stove, dishwasher). Exterior is freshly painted; landscaping is maintained. Minor cosmetic items only: small driveway crack visible and older exterior window awnings (cosmetic). No visible stains, peeling paint, or flooring damage. Missing or damaged items are not apparent in photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 83.3,
"rationale": "Exterior envelope appears sound and recently painted; foundation shows no visible major cracks or settling. Yard is maintained, walkways are flat and free of trip hazards, driveway is serviceable with a minor crack. Gutters/downspouts appear present. No signs of infestation, standing water, or major grading/drainage issues evident in available photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 74.3,
"rationale": "No visible life‑threatening hazards in photos: ceilings intact, no standing water, no exposed wiring, handrails/stairs not present in photos. Front entry shows a secure door (appears to have a deadbolt). A/C vents visible. Uncertainties lower score: smoke detectors and CO alarm locations not shown, GFCI protection in kitchen/bath not visible, and bedroom egress window compliance cannot be confirmed from images. No signs of major water intrusion or mold were observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Listing states 2020 roof and 2020 A/C — both are recent and reduce inspection risk. Central A/C vents visible in living area. Kitchen shows functioning electric appliances. Water heater, electrical panel condition, plumbing fixtures and drainage are not photographed; assumed serviceable based on recent remodel but unverified. Garage opener upgraded (MyQ) per listing."
}
],
"red_flags": [],
"confidence": 0.9,
"assumptions": [
"Roof (2020) and A/C (2020) condition statements in the listing are accurate and systems are in working order.",
"Bathroom was fully renovated and plumbing fixtures and hot water are operational despite no bathroom photos.",
"Smoke detectors and carbon monoxide alarms may be present but were not visible in listing photos; if missing they would be installed prior to rental.",
"Electrical panel and circuit integrity are standard for a 1970 home and have been serviced as part of the remodel; no visible exposed wiring observed.",
"Kitchen appliances visible in photos are functioning; missing appliance issues are not expected.",
"Bedroom windows meet egress requirements or can be modified easily; egress compliance could not be confirmed from photos.",
"No significant hidden issues (severe mold, termite damage, foundation movement) are present; photos show no outward signs of these problems but they cannot be ruled out without inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 81.7,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6705823333"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.