Property ID: 6715598383
5709 NW 87th Ave, Tamarac, FL, 33321
Tamarac, FL
Money Down: $71,520
CoC Return: -3.47%
Monthly Cash Flow: $-207
Est. Final ARV: $331,653
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,600
Closing Costs
$11,920
Total Down
$71,520
Investment Snapshot
Purchase Price
$298,000
Money Down
$71,520
Cash-on-Cash Return
-3.47%
Rent
$2,407
Monthly Cash Flow
$-207
Annual Cash Flow
$-2,482
Debt Service / Mo
$1,586
Property Tax / Mo
$686
Insurance / Mo
$101
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,407
Payment Standard
$2,580
Rent
$2,407
Insurance
$101
Property Tax
$686
Management
$241
Utilities Allowance
$173
NOI (Monthly)
$1,379
Debt Service
$1,586
Cash Flow After Debt
$-207
Quality Score: 61.80%
Confidence: 95.00%
Overall the house appears livable with primarily cosmetic and verification items to address. The most likely inspection failures are missing/uncertain smoke and CO detectors, unverified GFCI protection, and unconfirmed HVAC/water-heater/electrical panel condition. Roof shows aging/algae staining but no visible active leak or structural sag. With installation of required detectors, verification/servicing of mechanical systems, carpet cleaning/replacement and minor exterior/interior touch-ups, the property is likely to pass an initial Section 8 (NSPIRE) inspection within ~30 days.
Section 8 Payment Standard
$2,580
Utility Allowance Total
$173
Guaranteed Section 8 Rent (PS - Utilities)
$2,407
Property Management
$241
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$298,000
Beds
2
Baths
2
Living Area
1,292 sqft
Lot Size
5,227 sqft
Year Built
1970
Days on Market
97
Capital Outlay
$71,520
Debt Service
$1,586
Property Tax / Mo
$686
Insurance / Mo
$101
Property Description
t This is one of the bigger models in Mainland. 2 bedrooms and 2 bath. with a large master bedroom, and a one car carage. This is an active 55+ community. Very low maintenance fee. The Association takes care of the lawn, sprinkler system and pressure cleans the roof every 2 years. No restriction on pets. 2 bedroom single family homes with a garage are very rare nowdays. The owner is in the process of vacating the property. No upgrades. Only requirements is a background check attached to the contract. Easy toshow. Thank you for showing
Utility Allowances
air_conditioning
$25
The property includes Central Air, so the air conditioning allowance is applied.
cooking
$11
The property lists an 'Electric Range' under appliances, so the electric cooking allowance is used.
heating
$4
Heating type is inferred as electric, consistent with other major electric appliances (range, water heater).
water_heating
$22
The property lists an 'Electric Water Heater' under appliances, so the electric water heating allowance is used.
other_electric
$32
This is a standard allowance for general electricity use (lights, outlets, etc.) for a unit of this size.
refrigerator
$5
A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned and the corresponding utility allowance is included.
range_microwave
$4
A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned and the corresponding utility allowance is included.
water
$32
The property has a public water source.
sewer
$38
The property has a public sewer connection.
trash_collection
$0
The property's HOA fee includes trash collection, so the allowance for the tenant is $0.
natural_gas_base_charge
$0
No gas appliances are listed for the property; cooking and heating are electric. Therefore, no natural gas service is assumed.
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$1,208
DP3 Annual Estimate$1,208
DP1 Monthly Equivalent$101
DP3 Monthly Equivalent$101
Replacement Value$320,790
Basis1,292 sqft / 1970
Nearby Houses
Photo unavailable
5707 NW 87th Ave
sold · 0.01 mi
Price: $271,500
2 bd / 1 ba · 1,044 sqft
Latest sale: $271,500
Latest rent: —
Photo unavailable
5710 NW 87th Ter
sold · 0.02 mi
Price: $580,000
— bd / — ba · 2,307 sqft
Latest sale: $580,000
Latest rent: —
Photo unavailable
8610 NW 57th Pl
sold · 0.02 mi
Price: $295,000
2 bd / 2 ba · 1,660 sqft
Latest sale: $295,000 on Dec 09, 2025
Latest rent: —
Photo unavailable
5716 NW 87th Ter
sold · 0.03 mi
Price: $290,000
3 bd / 2 ba · 1,480 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
5712 NW 87th Ave
sold · 0.03 mi
Price: $271,500
2 bd / 2 ba · 1,587 sqft
Latest sale: $271,500
Latest rent: —
Photo unavailable
5713 NW 86th Ter
sold · 0.04 mi
Price: $205,000
2 bd / 2 ba · 1,654 sqft
Latest sale: $205,000
Latest rent: —
Photo unavailable
5716 NW 87th Ave
sold · 0.04 mi
Price: $189,000
3 bd / 1 ba · 864 sqft
Latest sale: $189,000
Latest rent: —
Photo unavailable
8604 NW 57th Pl
sold · 0.05 mi
Price: $225,000
2 bd / 2 ba · 1,587 sqft
Latest sale: $225,000 on Aug 23, 2019
Latest rent: —
Photo unavailable
5717 NW 86th Ter
sold · 0.05 mi
Price: $215,000
2 bd / 2 ba · 1,349 sqft
Latest sale: $215,000 on Apr 09, 2019
Latest rent: —
Photo unavailable
5712 NW 86th Ter
sold · 0.06 mi
Price: $215,000
2 bd / 2 ba · 1,649 sqft
Latest sale: $215,000
Latest rent: —
Photo unavailable
8606 NW 57th Ct
sold · 0.06 mi
Price: $148,000
2 bd / 1 ba · 1,145 sqft
Latest sale: $148,000 on Mar 28, 2019
Latest rent: —
Photo unavailable
5726 NW 87th Ter
sold · 0.07 mi
Price: $340,000
— bd / — ba · 2,100 sqft
Latest sale: $340,000
Latest rent: —
Photo unavailable
8604 NW 57th Ct
for_sale · 0.07 mi
Price: $359,000
2 bd / 2 ba · 1,660 sqft
Latest sale: $140,000 on Dec 03, 2003
Latest rent: —
Photo unavailable
5723 NW 87th Ave
for_sale · 0.07 mi
Price: $300,000
2 bd / 1 ba · 1,268 sqft
Latest sale: $205,000
Latest rent: —
Photo unavailable
8700 NW 58th St
sold · 0.08 mi
Price: $207,500
2 bd / 2 ba
Latest sale: $207,500
Latest rent: —
Photo unavailable
8522 NW 57th Pl
sold · 0.08 mi
Price: $325,000
2 bd / 2 ba · 1,342 sqft
Latest sale: $325,000
Latest rent: —
Photo unavailable
8702 NW 58th St
sold · 0.08 mi
Price: $342,900
2 bd / 2 ba · 1,682 sqft
Latest sale: $342,900 on Dec 20, 2024
Latest rent: —
Photo unavailable
5725 NW 86th Ter
sold · 0.09 mi
Price: $242,000
2 bd / 2 ba · 1,587 sqft
Latest sale: $242,000
Latest rent: —
Properties Used for Comps
Photo unavailable
5725 NW 85th Ter, Tamarac, FL, 33321
sold
Price: $349,900
Rent: —
2 bd / 2 ba · 1,474 sqft
Sale Date: Feb 07, 2025
Distance: 0.13 mi
View listing
Photo unavailable
5723 NW 86th Ave, Tamarac, FL, 33321
sold
Price: $365,900
Rent: —
2 bd / 2 ba · 1,342 sqft
Sale Date: Sep 10, 2025
Distance: 0.10 mi
View listing
Photo unavailable
5707 NW 87th Ave, Tamarac, FL, 33321
sold
Price: $271,500
Rent: —
2 bd / 1 ba · 1,044 sqft
Sale Date: Oct 27, 2025
Distance: 0.01 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide detectors in interior photos (high inspection risk).
- No visible heating/cooling mechanical equipment in photos (absence of visible HVAC condenser/air handler) — system operation unverified.
- Roof shows heavy biological staining/age on eaves — potential for near-term roof maintenance or failure.
Assumptions
- Central HVAC and a functional water heater are present but not photographed; assumed operational until proven otherwise.
- Electrical service/panel exists in code-compliant condition but was not shown; no exposed wiring photographed.
- Bedrooms provide required egress windows consistent with original 1970 plan, though not clearly shown in photos.
- Listing statement that association maintains lawn/roof cleaning is accurate and will continue after sale.
- Kitchen appliances (stove/fridge) are not shown; absence from photos used as unknown rather than definitive missing — owner stated property is being vacated so appliances may remain or be removed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $7,997 | $336,470 | $336,470 |
| 2024 | $7,727 | $336,470 | $336,470 |
| 2023 | $7,316 | $301,380 | $301,380 |
| 2022 | $1,197 | $240,410 | $80,890 |
| 2021 | $1,175 | $195,240 | $78,540 |
| 2020 | $1,158 | $189,980 | $77,460 |
| 2019 | $1,149 | $188,660 | $75,720 |
| 2018 | $1,119 | $159,710 | $74,310 |
| 2017 | $1,112 | $149,190 | $72,790 |
| 2016 | $1,118 | $118,490 | $71,300 |
| 2015 | $1,046 | $116,290 | $70,810 |
| 2014 | $1,051 | $105,710 | $70,250 |
| 2013 | $1,047 | $77,220 | $69,220 |
| 2012 | $930 | $74,150 | $68,070 |
| 2011 | $640 | $66,090 | $66,090 |
| 2010 | $684 | $76,540 | $76,540 |
| 2008 | $631 | $110,400 | $74,960 |
| 2007 | $868 | $170,160 | $72,710 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-17 | Price Changed | $298,000 |
| 2026-03-16 | Price Changed | $335,000 |
| 2026-03-11 | Listed | $328,000 |
| 2026-03-04 | Price Changed | $328,000 |
| 2026-01-24 | Listed | $335,000 |
| 1971-02-01 | Sold | $20,400 |
Photo Gallery
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"parent_category": "Interior"
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"parent_category": "Exterior"
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"Parking Total: 2"
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"category": "Garage and Parking",
"parent_category": "Exterior"
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"parent_category": "Exterior"
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"Association Amenities: Pool, Clubhouse, Community Room, Fitness Center, Heated Pool, Hot Water, Maintained Community, Street Lights",
"Association Fee: 113",
"Association Fee Frequency: Monthly",
"Association Fee Amenities: Common Areas, Maintenance Grounds, Trash",
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"Association Name: Green Haven 12",
"Association Phone: 9547486182",
"Pets Allowed: Breed Restrictions, Yes",
"Senior Community: Yes"
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"category": "Homeowners Association",
"parent_category": "Community"
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"High School: J. P. Taravella",
"Middle School: Millennium 6-12 Collegiate Academy"
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"category": "School Information",
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"Annual Tax Amount: 7998",
"Source Listing Status: Active",
"County: Broward",
"Tax Year: 2025",
"Restrictions: Leasing Prohibited 1st 2 Years, Short Term Rentals Prohibited",
"Source Property Type: Residential",
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"days_after_listed": null,
"source_listing_id": "F10546901",
"price_change_percentage": null
},
{
"date": "2026-01-24",
"price": 335000,
"listing": {
"status": "off_market",
"list_date": "2026-01-24T23:55:31Z",
"list_price": 328000,
"listing_id": "2990634173",
"last_update_date": "2026-03-04T07:42:45Z",
"last_status_change_date": "2026-03-13T20:29:29Z"
},
"event_name": "Listed",
"price_sqft": 259.2879256965944,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F10546901",
"price_change_percentage": "+1542.16%"
},
{
"date": "1971-02-01",
"price": 20400,
"listing": null,
"event_name": "Sold",
"price_sqft": 15.789473684210526,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "plumbing",
"permit_effective_date": "Mar 31, 2015",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "plumbing replace pb fixtures",
"permit_effective_date": "Nov 6, 2014",
"permit_project_type_1": "Bathroom remodel",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof tile (new or reroof)",
"permit_effective_date": "Mar 21, 2007",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof tile (new or reroof)",
"permit_effective_date": "Jan 23, 2007",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6715598383",
"generated_at": "2026-03-27T20:36:27.289695Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 61.8
},
"utility_allowance": {
"zip_code": "33321",
"home_photo": "https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m3967213807s-w1280.jpg",
"rent_price": 2407.0,
"loan_amount": 238400.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5709-NW-87th-Ave_Tamarac_FL_33321_M67155-98383",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 298000.0,
"loan_term_years": 30,
"annual_cash_flow": 16550.69,
"mortgage_monthly": 1586.08,
"payment_standard": 2580.0,
"total_amount_out": 59600.0,
"additional_photos": [
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m374739462s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m3062587503s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m4251219074s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m1654186787s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m814100872s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m174547758s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m71117743s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m1126928764s-w1280.jpg",
"https://ap.rdcpix.com/b3c8513c8248543a7fd7c066d9eb8cdfl-m1477715005s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 100.67,
"monthly_cash_flow": 1379.22,
"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": "The property includes Central Air, so the air conditioning allowance is applied.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "The property lists an 'Electric Range' under appliances, so the electric cooking allowance is used.",
"utility": "cooking",
"allowance": 11
},
{
"note": "Heating type is inferred as electric, consistent with other major electric appliances (range, water heater).",
"utility": "heating",
"allowance": 4
},
{
"note": "The property lists an 'Electric Water Heater' under appliances, so the electric water heating allowance is used.",
"utility": "water_heating",
"allowance": 22
},
{
"note": "This is a standard allowance for general electricity use (lights, outlets, etc.) for a unit of this size.",
"utility": "other_electric",
"allowance": 32
},
{
"note": "A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned and the corresponding utility allowance is included.",
"utility": "refrigerator",
"allowance": 5
},
{
"note": "A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned and the corresponding utility allowance is included.",
"utility": "range_microwave",
"allowance": 4
},
{
"note": "The property has a public water source.",
"utility": "water",
"allowance": 32
},
{
"note": "The property has a public sewer connection.",
"utility": "sewer",
"allowance": 38
},
{
"note": "The property's HOA fee includes trash collection, so the allowance for the tenant is $0.",
"utility": "trash_collection",
"allowance": 0
},
{
"note": "No gas appliances are listed for the property; cooking and heating are electric. Therefore, no natural gas service is assumed.",
"utility": "natural_gas_base_charge",
"allowance": 0
}
],
"cash_on_cash_return": 0.28,
"down_payment_amount": 59600.0,
"property_tax_annual": 8236.91,
"property_tax_monthly": 686.41,
"property_tax_increase": 0.03,
"utility_allowance_total": 173.0,
"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/sites/default/files/page/files/bcha_2025_payment_standards_public_notice_revised_08-28-24.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -2482.28,
"property_management_monthly": 240.7,
"monthly_cash_flow_after_debt": -206.86,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the house appears livable with primarily cosmetic and verification items to address. The most likely inspection failures are missing/uncertain smoke and CO detectors, unverified GFCI protection, and unconfirmed HVAC/water-heater/electrical panel condition. Roof shows aging/algae staining but no visible active leak or structural sag. With installation of required detectors, verification/servicing of mechanical systems, carpet cleaning/replacement and minor exterior/interior touch-ups, the property is likely to pass an initial Section 8 (NSPIRE) inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Interior appears lived-in but intact; carpets are worn/stained and will likely need cleaning or replacement. Minor cosmetic deferred maintenance visible (scuffed paint, clutter, aged awnings, stacked tiles at patio). Driveway has hairline cracks. Screened patio and sliding doors appear functional but need cleaning/maintenance. No visible major interior structural damage. Missing/unknown appliances (kitchen not photographed) — absence of shown appliances reduces score moderately but not catastrophically."
},
{
"key": "safety_code",
"label": "NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Photos show no obvious active life-safety hazards (no collapsed ceilings, no standing water), but there are critical unknowns and a few visible risks: smoke and carbon monoxide detectors are not visible in any interior photos (required), GFCI presence in kitchen/bath not verified, deadbolt/secure locking on front door not clearly shown, and egress windows not verifiable from photos. No exposed live wiring visible in photos. Because required detectors/ground-fault protection are unverified, this is a moderate inspection risk that will likely need small repairs/installation before pass."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 55.0,
"rationale": "Roof shows heavy biological staining/algae and age signs along eaves; association pressure-cleans roof every two years (listing) which mitigates but does not confirm remaining service life. No HVAC condenser or mechanical equipment is visible in photos (presence assumed given location/market but unverified), and water heater/plumbing fixtures were not photographed. Electrical panel/condition not shown. Given the lack of visible system documentation and some exterior wear, there is moderate risk that systems need servicing or verification prior to inspection."
},
{
"key": "exterior_site",
"label": "Exterior, yard & site condition",
"score": 70.0,
"rationale": "Exterior paint appears recently applied or in fair condition; yard is modest and association-maintained per listing. Screened patio structure appears intact but needs cleaning; awnings and some trim show age/soiling. Walkway/driveway have minor cracks but are passable. No obvious foundation cracks, standing water, or pest/infestation evidence visible in provided photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in interior photos (high inspection risk).",
"No visible heating/cooling mechanical equipment in photos (absence of visible HVAC condenser/air handler) — system operation unverified.",
"Roof shows heavy biological staining/age on eaves — potential for near-term roof maintenance or failure."
],
"confidence": 0.6,
"assumptions": [
"Central HVAC and a functional water heater are present but not photographed; assumed operational until proven otherwise.",
"Electrical service/panel exists in code-compliant condition but was not shown; no exposed wiring photographed.",
"Bedrooms provide required egress windows consistent with original 1970 plan, though not clearly shown in photos.",
"Listing statement that association maintains lawn/roof cleaning is accurate and will continue after sale.",
"Kitchen appliances (stove/fridge) are not shown; absence from photos used as unknown rather than definitive missing — owner stated property is being vacated so appliances may remain or be removed."
],
"overall_score": 61.0,
"rubric_version": "nsPIRE_v1_photos_2026-03"
},
{
"summary": "This 2-bed, 2-bath single-family home appears largely habitable but shows deferred cosmetic maintenance and lacks visible documentation of required safety items (smoke/CO detectors, clearly secured deadbolt). Major systems (HVAC, water heater, electrical panel) are not visible so their operation must be verified. With targeted fixes — install/verify smoke & CO detectors, add/verify deadbolt, clean/repair screens and sliding tracks, deep-clean or replace carpets, verify/repair GFCI outlets in kitchen/bath, and service HVAC/roof as needed — the property is likely to pass an initial HCV/NSPIRE inspection within ~30 days. No immediate structural failures were observed in provided photos, but system verifications are required before final clearance.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior shows lived-in condition with carpeting that appears stained/worn, scattered personal property and some surface wear to furniture — indicates need for cleaning, carpet replacement or deep cleaning, and minor cosmetic repairs. Screens and sliding door tracks look serviceable but need cleaning/adjustment. Exterior paint is intact though there are driveway cracks and some algae/staining on roof edges. Listing states owner is vacating and 'no upgrades' — appliances are not visible in photos; missing or older appliances would be a moderate capital expense but not a fatal defect. Overall observable issues are cosmetic and moderate maintenance rather than structural."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in photos; NSPIRE requires operational smoke detectors in required locations and CO detectors where applicable. Entry door does not clearly show a deadbolt (a lockbox is visible on the knob) — lack of a secure deadbolt would be a minor fail to address. No exposed wiring, major trip hazards, collapsed ceilings, visible mold, or standing water were observed. Egress from bedrooms not fully verifiable from photos; sliding doors appear present which may provide egress. GFCI outlets in kitchen/baths not shown. Because essential safety items (detectors, deadbolt, GFCI verification) are not documented in photos, there is a moderate risk of initial inspection issues that are easy-to-fix but must be corrected before/at inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 60.0,
"rationale": "Major systems are not directly visible in the photos. Roof shows algae/discoloration along eaves but no obvious sagging or large missing sections — potential aging roof that may need closer inspection. No HVAC equipment (outside condenser) or water heater is shown; in South Florida homes of this vintage central A/C and water heater are typical but their operation is unverified. Electrical panel and plumbing fixtures are not shown. Given the age (1970) and exterior condition, assume systems are older but likely functional; budget for service/possible repairs. Lack of direct evidence reduces score to indicate moderate unknown system risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 65.0,
"rationale": "Exterior photos show painted block/stucco in generally good condition with some roof-edge staining, a one-car garage door that appears intact, a screened patio enclosure with intact screens, and modest yard maintenance needs (patchy grass, debris). Driveway has hairline/medium cracks visible. Landscaping is minimal; association reportedly handles lawn and roof pressure-cleaning every 2 years per listing, which reduces long-term exterior maintenance burden. No evidence of major foundation movement, standing water, or infestation in photos."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Owner is vacating and appliances (stove/fridge) may be absent or removed; missing appliances would be supplied or installed prior to leasing but are not treated as fatal safety failures.",
"Central HVAC and water heater are present (typical for a 1970 Florida single-family home) but operational status is unknown — assume service may be needed due to age.",
"No smoke or CO detectors are visible in photos; assume they are either missing or not visible and will need verification/installation.",
"No interior electrical panel or kitchen/bath photos provided — assume electrical system is intact but GFCI requirements in wet areas must be verified.",
"Roof shows staining/algae but no clear evidence of active leaks or sagging in photos; assume roof is aged and should be inspected for leaks.",
"No visible major foundation cracks, structural sagging, collapsed ceilings, or standing water were present in supplied photos.",
"Listing statement that association maintains lawn and pressure-cleans roof every 2 years is accurate and reduces exterior maintenance burden."
],
"overall_score": 61.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall this single-story 2BR/2BA home appears to be in fair condition with primarily cosmetic and turnover tasks (deep cleaning, decluttering, carpet replacement, minor exterior maintenance). The most significant inspection risks are missing/unclear life-safety items (no visible smoke/CO detectors), unconfirmed HVAC/electrical/plumbing system condition, and roof staining that suggests aging roofing. If smoke/CO alarms, GFCI protection, functioning HVAC and hot water are present and in good working order, the property is likely to become Section 8 / NSPIRE-ready within 2–4 weeks (cleaning and minor repairs). If any major system (HVAC, water heater, electrical panel, or roof) requires repair or replacement, timeline and cost increase substantially.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 66.0,
"rationale": "Interior shows lived-in condition with heavy furniture, worn/stained carpeting and general clutter — indicates cleaning, carpet replacement and minor cosmetic repairs (paint touch-ups, trim). Exterior paint appears serviceable though there are driveway hairline cracks and some algae/staining at roof edge that suggest deferred exterior maintenance. Screens and sliding doors appear intact but sliding door tracks and patio flooring need cleaning/possible repair. No visible major structural damage. Missing kitchen/bath photos — inability to confirm appliance condition reduces score moderately."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE)",
"score": 58.0,
"rationale": "No smoke detectors or CO alarms are visible in the interior photos (required). No obvious exposed electrical wiring or collapsed ceilings identified, but GFCI presence in kitchens/baths not shown. Bedroom egress likely present (standard single‑story model) but egress window details not confirmed. Entry door appears to have a lock but a certified deadbolt is not clearly visible. Roof shows staining/algae at the eaves — potential prior water intrusion though no active leaks visible in photos. Overall there are multiple unknowns (alarms, GFCI, plumbing hot water) that create moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 55.0,
"rationale": "Major mechanical systems are not visible in the photos: no exterior condenser or water heater shown, electrical panel not photographed. Roof shows algae/discoloration which suggests aging roofing material that could be nearing end-of-life. Interior ceilings appear intact (no visible sagging or active leaks). Because HVAC, water heater, electrical panel and plumbing function cannot be confirmed, there is a meaningful risk of system-level repairs being required; absent evidence of recent upgrades lowers the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior walls and paint are generally in acceptable condition with no visible foundation cracking or structural displacement. Screened patio and sliding doors appear intact. Lawn and landscaping are thin and slightly overgrown but HOA is stated to maintain lawn and sprinkler which reduces long-term exterior workload. Driveway has small cracks and there is visible algae staining at the roofline that should be addressed. No visible infestation, standing water, or unsafe walkways in supplied photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (life-safety deficiency if absent).",
"Roof edge staining/algae at eaves — possible roof aging or past water intrusion risk.",
"Stained/worn carpeting and heavy interior clutter — cleanliness and potential pest/odor issues that could fail inspection if not remediated.",
"Major building systems (HVAC condenser, water heater, electrical panel) not shown — unknown condition creates inspection risk."
],
"confidence": 0.6,
"assumptions": [
"Interior photos were taken while the owner was vacating; some personal property and furniture will be removed prior to rental.",
"No kitchen or bathroom photos provided — assumed there is a standard kitchen with typical appliances but their condition is unknown.",
"Central HVAC likely exists (typical for Florida), but outdoor condenser or vents were not photographed so functionality is unconfirmed.",
"Smoke and CO alarms, GFCI outlets and the electrical panel were not visible in photos and must be verified during inspection.",
"HOA maintenance described in listing (lawn, sprinkler, roof pressure cleaning every 2 years) is accurate and will continue after sale.",
"No visible major structural issues (sagging roof, foundation movement) based on supplied exterior/interior photos; however roof staining may indicate aging."
],
"overall_score": 63.0,
"rubric_version": "ns_p_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5709 NW 87th Ave, Tamarac, FL, 33321",
"aggregate": {
"summary": "Overall the house appears livable with primarily cosmetic and verification items to address. The most likely inspection failures are missing/uncertain smoke and CO detectors, unverified GFCI protection, and unconfirmed HVAC/water-heater/electrical panel condition. Roof shows aging/algae staining but no visible active leak or structural sag. With installation of required detectors, verification/servicing of mechanical systems, carpet cleaning/replacement and minor exterior/interior touch-ups, the property is likely to pass an initial Section 8 (NSPIRE) inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 67.0,
"rationale": "Interior appears lived-in but intact; carpets are worn/stained and will likely need cleaning or replacement. Minor cosmetic deferred maintenance visible (scuffed paint, clutter, aged awnings, stacked tiles at patio). Driveway has hairline cracks. Screened patio and sliding doors appear functional but need cleaning/maintenance. No visible major interior structural damage. Missing/unknown appliances (kitchen not photographed) — absence of shown appliances reduces score moderately but not catastrophically."
},
{
"key": "exterior_site",
"label": "Exterior, yard & site condition",
"score": 70.0,
"rationale": "Exterior paint appears recently applied or in fair condition; yard is modest and association-maintained per listing. Screened patio structure appears intact but needs cleaning; awnings and some trim show age/soiling. Walkway/driveway have minor cracks but are passable. No obvious foundation cracks, standing water, or pest/infestation evidence visible in provided photos."
},
{
"key": "safety_code",
"label": "NSPIRE safety & code risk",
"score": 54.3,
"rationale": "Photos show no obvious active life-safety hazards (no collapsed ceilings, no standing water), but there are critical unknowns and a few visible risks: smoke and carbon monoxide detectors are not visible in any interior photos (required), GFCI presence in kitchen/bath not verified, deadbolt/secure locking on front door not clearly shown, and egress windows not verifiable from photos. No exposed live wiring visible in photos. Because required detectors/ground-fault protection are unverified, this is a moderate inspection risk that will likely need small repairs/installation before pass."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 56.7,
"rationale": "Roof shows heavy biological staining/algae and age signs along eaves; association pressure-cleans roof every two years (listing) which mitigates but does not confirm remaining service life. No HVAC condenser or mechanical equipment is visible in photos (presence assumed given location/market but unverified), and water heater/plumbing fixtures were not photographed. Electrical panel/condition not shown. Given the lack of visible system documentation and some exterior wear, there is moderate risk that systems need servicing or verification prior to inspection."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in interior photos (high inspection risk).",
"No visible heating/cooling mechanical equipment in photos (absence of visible HVAC condenser/air handler) — system operation unverified.",
"Roof shows heavy biological staining/age on eaves — potential for near-term roof maintenance or failure."
],
"confidence": 0.95,
"assumptions": [
"Central HVAC and a functional water heater are present but not photographed; assumed operational until proven otherwise.",
"Electrical service/panel exists in code-compliant condition but was not shown; no exposed wiring photographed.",
"Bedrooms provide required egress windows consistent with original 1970 plan, though not clearly shown in photos.",
"Listing statement that association maintains lawn/roof cleaning is accurate and will continue after sale.",
"Kitchen appliances (stove/fridge) are not shown; absence from photos used as unknown rather than definitive missing — owner stated property is being vacated so appliances may remain or be removed."
],
"score_method": "mean_of_criteria",
"overall_score": 61.8,
"rubric_version": "nsPIRE_v1_photos_2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6715598383"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.