Property ID: 6721257731
2605 NW 55th St, Tamarac, FL, 33309
Tamarac, FL
Money Down: $67,200
CoC Return: 0.63%
Monthly Cash Flow: $35
Est. Final ARV: $345,554
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$56,000
Closing Costs
$11,200
Total Down
$67,200
Investment Snapshot
Purchase Price
$280,000
Money Down
$67,200
Cash-on-Cash Return
0.63%
Rent
$2,442
Monthly Cash Flow
$35
Annual Cash Flow
$424
Debt Service / Mo
$1,490
Property Tax / Mo
$594
Insurance / Mo
$78
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,442
Payment Standard
$2,640
Rent
$2,442
Insurance
$78
Property Tax
$594
Management
$244
Utilities Allowance
$198
NOI (Monthly)
$1,526
Debt Service
$1,490
Cash Flow After Debt
$35
Quality Score: 50.30%
Confidence: 92.00%
This is a true fixer-upper: the exterior and roof appear acceptable (seller reports a new roof), but the interior shows moderate to significant deferred maintenance — missing/sagging ceiling tiles, water stains, dirty/ damaged finishes and exposed wiring. Appliances are present which helps, but lack of visible smoke/CO detectors, ceiling damage, and unclear HVAC/electrical condition present inspection risks. With targeted repairs (ceiling replacement/repair, electrical corrections, smoke/CO installation, mold check, and cosmetic rehab) the house could pass a Section 8 inspection, but expect 30–60 days and contractor scope to remediate hidden issues.
Section 8 Payment Standard
$2,640
Utility Allowance Total
$198
Guaranteed Section 8 Rent (PS - Utilities)
$2,442
Property Management
$244
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$280,000
Beds
2
Baths
1
Living Area
1,008 sqft
Lot Size
4,991 sqft
Year Built
1968
Days on Market
110
Capital Outlay
$67,200
Debt Service
$1,490
Property Tax / Mo
$594
Insurance / Mo
$78
Property Description
Fixer-upper opportunity in Tamarac, Florida. Property is being offered "As-IS" with owner financing available: 20% down, Seller just put new roof on the house but inside remodeling is required. The home is located in a well-maintained community one block from a public park and close to major highways, shopping, and the beach. Seller recently installed a new roof. Buyer must conduct an in-person visit prior to submitting an offer. Seller will not consider sight-unseen offers.
Utility Allowances
air_conditioning
$25
Property has 'WallWindowUnits' for cooling, which uses electricity. The allowance is based on the schedule for a 2-bedroom unit.
cooking
$11
Property photos show an electric range. The 'electric' option was selected from the schedule for a 2-bedroom unit.
heating
$4
Heating fuel is not specified. Assumed 'electric' as it is the most common and economical option for this region on the schedule.
natural_gas_base_charge
$0
Utility is not applicable as no gas appliances are indicated; the property appears to be all-electric.
other_electric
$32
Standard allowance for general electric use (lights, outlets) not covered by other specific categories.
range_microwave
$4
A microwave is not explicitly listed as a provided appliance, so it is assumed to be tenant-owned and the tenant bears the electricity cost.
refrigerator
$5
A refrigerator is not explicitly listed as a provided appliance, so it is assumed to be tenant-owned and the tenant bears the electricity cost.
sewer
$38
Property details indicate connection to 'PublicSewer'. The allowance is for a 2-bedroom unit.
trash_collection
$25
Included as a standard utility for single-family homes, typically paid by the tenant.
water
$32
Property details indicate the water source is 'Public'. The allowance is for a 2-bedroom unit.
water_heating
$22
Water heating fuel is not specified. Assumed 'electric' as a common and economical choice in the region.
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$260,280
Basis1,008 sqft / 1968
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2508 NW 55th St
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5404 NW 26th Ave
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2509 NW 55th St
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Price: $370,000
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5404 NW 26th Ter
sold · 0.06 mi
Price: $305,000
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Photo unavailable
2605 NW 54th St
sold · 0.06 mi
Price: $205,000
2 bd / 2 ba · 1,403 sqft
Latest sale: $205,000 on Apr 13, 2018
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2601 NW 54th St
sold · 0.06 mi
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5402 NW 26th Ave
sold · 0.06 mi
Price: $265,000
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Photo unavailable
2507 NW 55th St
sold · 0.06 mi
Price: $290,000
2 bd / 1 ba · 971 sqft
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Photo unavailable
2609 NW 54th St
for_sale · 0.07 mi
Price: $329,999
2 bd / 1 ba · 1,017 sqft
Latest sale: $300,000
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Photo unavailable
5403 NW 25th Ter
sold · 0.07 mi
Price: $275,000
2 bd / 1 ba · 1,008 sqft
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2611 NW 54th St
sold · 0.07 mi
Price: $201,500
2 bd / 2 ba · 1,068 sqft
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2507 NW 54th St
sold · 0.08 mi
Price: $337,000
2 bd / 1 ba · 1,008 sqft
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2621 NW 55th St
sold · 0.08 mi
Price: $227,000
2 bd / 2 ba · 1,317 sqft
Latest sale: $227,000
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Photo unavailable
2502 NW 55th St
sold · 0.08 mi
Price: $305,000
2 bd / 1 ba · 1,008 sqft
Latest sale: $305,000
Latest rent: —
Properties Used for Comps
Photo unavailable
5404 NW 26th Ave, Tamarac, FL, 33309
sold
Price: $325,000
Rent: —
2 bd / 1 ba · 864 sqft
Sale Date: Oct 24, 2025
Distance: 0.05 mi
View listing
Photo unavailable
2507 NW 54th St, Tamarac, FL, 33309
sold
Price: $337,000
Rent: —
2 bd / 1 ba · 1,008 sqft
Sale Date: Sep 25, 2025
Distance: 0.08 mi
View listing
Photo unavailable
2709 NW 52nd St, Tamarac, FL, 33309
sold
Price: $365,000
Rent: —
2 bd / 1 ba · 1,008 sqft
Sale Date: Dec 03, 2024
Distance: 0.28 mi
View listing
Photo unavailable
2507 NW 55th St, Tamarac, FL, 33309
sold
Price: $290,000
Rent: —
2 bd / 1 ba · 971 sqft
Sale Date: Nov 22, 2025
Distance: 0.06 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Stained, sagging, and missing ceiling panels (possible past or ongoing water intrusion and mold risk).
- Exposed/poorly secured wiring and hanging ceiling fan wiring — potential electrical hazard.
- No visible smoke detectors or CO alarms in photos (required for Section 8/NSPIRE).
- Drop-ceiling grid with missing tiles and ceiling penetrations that could conceal hazards.
- Interior neglect and cleanliness issues that may hide additional code failures (bathroom not shown).
Assumptions
- Seller's statement and listing photo indicate a new roof was recently installed and is currently performing (no active external leaks visible).
- Interior photos are representative of the entire unit condition (bath not shown; assume similar deferred maintenance).
- No smoke or carbon monoxide detectors were visible in provided photos; assume none or noncompliant until verified.
- Electrical panel, water heater, and central HVAC operation are unknown; assume they require testing and likely some repairs given visible wiring and mixed HVAC units.
- Kitchen appliances shown are present and likely functional but were not tested; replace/repair as needed.
- No evidence of active standing water or major foundation movement was visible in photos; assume none present but recommend onsite verification.
- Possible mold and water damage behind stained ceiling tiles is assumed until a professional moisture/mold inspection confirms.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $6,917 | $285,240 | $285,240 |
| 2024 | $7,124 | $285,240 | $285,240 |
| 2023 | $5,117 | $277,940 | $163,360 |
| 2022 | $4,535 | $248,750 | $148,510 |
| 2021 | $4,089 | $202,100 | $135,010 |
| 2020 | $3,785 | $183,360 | $122,740 |
| 2019 | $3,567 | $171,630 | $111,590 |
| 2018 | $3,095 | $129,840 | $101,450 |
| 2017 | $2,890 | $115,530 | $115,530 |
| 2016 | $2,787 | $110,950 | $110,950 |
| 2015 | $2,407 | $79,180 | $76,230 |
| 2014 | $2,451 | $96,360 | $69,300 |
| 2013 | $2,116 | $63,000 | $63,000 |
| 2012 | $1,269 | $70,190 | $70,190 |
| 2011 | $1,093 | $87,650 | $78,500 |
| 2010 | $1,006 | $108,090 | $77,340 |
| 2008 | $895 | $147,630 | $75,310 |
| 2007 | $1,118 | $240,080 | $72,270 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-26 | Listed | $280,000 |
| 2026-01-30 | Listing removed | $0 |
| 2025-12-31 | Relisted | $299,999 |
| 2025-12-11 | Listing removed | $0 |
| 2025-10-29 | Relisted | $299,999 |
| 2025-10-25 | Listing removed | $0 |
| 2025-10-14 | Listed | $299,999 |
| 2025-08-28 | Sold | $300,000 |
| 2013-05-06 | Listing removed | $1,200 |
| 2013-04-22 | Listed for rent | $1,200 |
| 2013-04-19 | Listing removed | $1,150 |
| 2013-04-15 | Listed for rent | $1,150 |
| 2012-11-18 | Listing removed | $1,150 |
| 2012-10-14 | Price Changed for rent | $1,150 |
| 2012-09-28 | Listed for rent | $1,200 |
| 2012-09-10 | Sold | $70,000 |
| 2012-09-06 | Listing removed | $65,000 |
| 2012-07-09 | Listed | $65,000 |
| 1998-11-17 | Sold | $73,200 |
| 1994-04-14 | Sold | $65,000 |
| 1988-05-23 | Sold | $53,500 |
Photo Gallery
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"parent_category": "Community"
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"County: Broward",
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"Restrictions: AssociationApprovalRequired, NoLease2ndYearOwned",
"Source Property Type: Residential",
"Area: 3540",
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"Construction Materials: Block",
"Direction Faces: South",
"Property Age: 58",
"Property Condition: Fixer",
"Roof: Shingle",
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"Year Built Details: Effective Year Built",
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}
}
],
"property_history": [
{
"date": "2026-02-26",
"price": 280000,
"listing": {
"status": "for_sale",
"list_date": "2026-02-26T19:40:18Z",
"list_price": 280000,
"listing_id": "2991937312",
"last_update_date": "2026-02-27T00:01:19Z",
"last_status_change_date": "2026-02-26T19:40:18Z"
},
"event_name": "Listed",
"price_sqft": 277.77777777777777,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A11972879",
"price_change_percentage": null
},
{
"date": "2026-01-30",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2025-10-14T19:25:42Z",
"list_price": 299999,
"listing_id": "2987339178",
"last_update_date": "2025-12-31T05:15:45Z",
"last_status_change_date": "2026-01-30T06:36:23Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A11896079",
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},
{
"date": "2025-12-31",
"price": 299999,
"listing": {
"status": "off_market",
"list_date": "2025-10-14T19:25:42Z",
"list_price": 299999,
"listing_id": "2987339178",
"last_update_date": "2025-12-31T05:15:45Z",
"last_status_change_date": "2026-01-30T06:36:23Z"
},
"event_name": "Relisted",
"price_sqft": 297.61805555555554,
"source_name": "MiamiMLS",
"price_change": 299999,
"days_after_listed": null,
"source_listing_id": "A11896079",
"price_change_percentage": null
},
{
"date": "2025-12-11",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2025-10-14T19:25:42Z",
"list_price": 299999,
"listing_id": "2987339178",
"last_update_date": "2025-12-31T05:15:45Z",
"last_status_change_date": "2026-01-30T06:36:23Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A11896079",
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},
{
"date": "2025-10-29",
"price": 299999,
"listing": {
"status": "off_market",
"list_date": "2025-10-14T19:25:42Z",
"list_price": 299999,
"listing_id": "2987339178",
"last_update_date": "2025-12-31T05:15:45Z",
"last_status_change_date": "2026-01-30T06:36:23Z"
},
"event_name": "Relisted",
"price_sqft": 297.61805555555554,
"source_name": "MiamiMLS",
"price_change": 299999,
"days_after_listed": null,
"source_listing_id": "A11896079",
"price_change_percentage": null
},
{
"date": "2025-10-25",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2025-10-14T19:25:42Z",
"list_price": 299999,
"listing_id": "2987339178",
"last_update_date": "2025-12-31T05:15:45Z",
"last_status_change_date": "2026-01-30T06:36:23Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": "11 days",
"source_listing_id": "A11896079",
"price_change_percentage": null
},
{
"date": "2025-10-14",
"price": 299999,
"listing": {
"status": "off_market",
"list_date": "2025-10-14T19:25:42Z",
"list_price": 299999,
"listing_id": "2987339178",
"last_update_date": "2025-12-31T05:15:45Z",
"last_status_change_date": "2026-01-30T06:36:23Z"
},
"event_name": "Listed",
"price_sqft": 297.61805555555554,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A11896079",
"price_change_percentage": "-$1"
},
{
"date": "2025-08-28",
"price": 300000,
"listing": null,
"event_name": "Sold",
"price_sqft": 297.6190476190476,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2013-05-06",
"price": 1200,
"listing": {
"status": "off_market",
"list_date": "2013-04-15T20:31:00Z",
"list_price": 1200,
"listing_id": "566553298",
"last_update_date": "2013-05-07T05:29:00Z",
"last_status_change_date": "2013-05-07T05:29:00Z"
},
"event_name": "Listing removed",
"price_sqft": 1.1320754716981132,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1233718",
"price_change_percentage": null
},
{
"date": "2013-04-22",
"price": 1200,
"listing": {
"status": "off_market",
"list_date": "2013-04-15T20:31:00Z",
"list_price": 1200,
"listing_id": "566553298",
"last_update_date": "2013-05-07T05:29:00Z",
"last_status_change_date": "2013-05-07T05:29:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.1320754716981132,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1233718",
"price_change_percentage": null
},
{
"date": "2013-04-19",
"price": 1150,
"listing": {
"status": "off_market",
"list_date": "2013-04-15T20:31:00Z",
"list_price": 1200,
"listing_id": "566553298",
"last_update_date": "2013-05-07T05:29:00Z",
"last_status_change_date": "2013-05-07T05:29:00Z"
},
"event_name": "Listing removed",
"price_sqft": 1.0849056603773586,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1233718",
"price_change_percentage": null
},
{
"date": "2013-04-15",
"price": 1150,
"listing": {
"status": "off_market",
"list_date": "2013-04-15T20:31:00Z",
"list_price": 1200,
"listing_id": "566553298",
"last_update_date": "2013-05-07T05:29:00Z",
"last_status_change_date": "2013-05-07T05:29:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.0849056603773586,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1233718",
"price_change_percentage": null
},
{
"date": "2012-11-18",
"price": 1150,
"listing": {
"status": "off_market",
"list_date": "2012-09-28T16:36:00Z",
"list_price": 1150,
"listing_id": "558880918",
"last_update_date": "2012-11-19T05:46:00Z",
"last_status_change_date": "2012-11-19T05:46:00Z"
},
"event_name": "Listing removed",
"price_sqft": 1.0849056603773586,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1206657",
"price_change_percentage": null
},
{
"date": "2012-10-14",
"price": 1150,
"listing": {
"status": "off_market",
"list_date": "2012-09-28T16:36:00Z",
"list_price": 1150,
"listing_id": "558880918",
"last_update_date": "2012-11-19T05:46:00Z",
"last_status_change_date": "2012-11-19T05:46:00Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 1.0849056603773586,
"source_name": "BeachesMLSMatrix",
"price_change": -50,
"days_after_listed": null,
"source_listing_id": "F1206657",
"price_change_percentage": null
},
{
"date": "2012-09-28",
"price": 1200,
"listing": {
"status": "off_market",
"list_date": "2012-09-28T16:36:00Z",
"list_price": 1150,
"listing_id": "558880918",
"last_update_date": "2012-11-19T05:46:00Z",
"last_status_change_date": "2012-11-19T05:46:00Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.1320754716981132,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1206657",
"price_change_percentage": null
},
{
"date": "2012-09-10",
"price": 70000,
"listing": null,
"event_name": "Sold",
"price_sqft": 69.44444444444444,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "+7.69%"
},
{
"date": "2012-09-06",
"price": 65000,
"listing": {
"status": "off_market",
"list_date": "2012-07-09T14:13:00Z",
"list_price": 65000,
"listing_id": "555719930",
"last_update_date": "2012-09-07T05:32:00Z",
"last_status_change_date": "2012-09-07T05:32:00Z"
},
"event_name": "Listing removed",
"price_sqft": 61.320754716981135,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": "59 days",
"source_listing_id": "F1195219",
"price_change_percentage": null
},
{
"date": "2012-07-09",
"price": 65000,
"listing": {
"status": "off_market",
"list_date": "2012-07-09T14:13:00Z",
"list_price": 65000,
"listing_id": "555719930",
"last_update_date": "2012-09-07T05:32:00Z",
"last_status_change_date": "2012-09-07T05:32:00Z"
},
"event_name": "Listed",
"price_sqft": 61.320754716981135,
"source_name": "BeachesMLSMatrix",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F1195219",
"price_change_percentage": "-11.20%"
},
{
"date": "1998-11-17",
"price": 73200,
"listing": null,
"event_name": "Sold",
"price_sqft": 72.61904761904762,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1994-04-14",
"price": 65000,
"listing": null,
"event_name": "Sold",
"price_sqft": 64.48412698412699,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1988-05-23",
"price": 53500,
"listing": null,
"event_name": "Sold",
"price_sqft": 53.07539682539682,
"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": "Applied",
"permit_type_of_work": "Roofing or re-roofing",
"permit_effective_date": "Dec 19, 2025",
"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": "Fence",
"permit_effective_date": "Jul 7, 2004",
"permit_project_type_1": "Fences",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Roof shingle (new or reroof)",
"permit_effective_date": "Jul 31, 2000",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6721257731",
"generated_at": "2026-03-27T20:19:07.376860Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 50.3
},
"utility_allowance": {
"zip_code": "33309",
"home_photo": "https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m1887495480s-w1280.jpg",
"rent_price": 2442.0,
"loan_amount": 224000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2605-NW-55th-St_Tamarac_FL_33309_M67212-57731",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 280000.0,
"loan_term_years": 30,
"annual_cash_flow": 18307.09,
"mortgage_monthly": 1490.28,
"payment_standard": 2640.0,
"total_amount_out": 56000.0,
"additional_photos": [
"https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m1385145086s-w1280.jpg",
"https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m2119460636s-w1280.jpg",
"https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m3930271551s-w1280.jpg",
"https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m2135872421s-w1280.jpg",
"https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m2179253813s-w1280.jpg",
"https://ap.rdcpix.com/6f708864ccc06d5c1fa39ef0fbe096d9l-m4250552628s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 78.5,
"monthly_cash_flow": 1525.59,
"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": "Property has 'WallWindowUnits' for cooling, which uses electricity. The allowance is based on the schedule for a 2-bedroom unit.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Property photos show an electric range. The 'electric' option was selected from the schedule for a 2-bedroom unit.",
"utility": "cooking",
"allowance": 11
},
{
"note": "Heating fuel is not specified. Assumed 'electric' as it is the most common and economical option for this region on the schedule.",
"utility": "heating",
"allowance": 4
},
{
"note": "Utility is not applicable as no gas appliances are indicated; the property appears to be all-electric.",
"utility": "natural_gas_base_charge",
"allowance": 0
},
{
"note": "Standard allowance for general electric use (lights, outlets) not covered by other specific categories.",
"utility": "other_electric",
"allowance": 32
},
{
"note": "A microwave is not explicitly listed as a provided appliance, so it is assumed to be tenant-owned and the tenant bears the electricity cost.",
"utility": "range_microwave",
"allowance": 4
},
{
"note": "A refrigerator is not explicitly listed as a provided appliance, so it is assumed to be tenant-owned and the tenant bears the electricity cost.",
"utility": "refrigerator",
"allowance": 5
},
{
"note": "Property details indicate connection to 'PublicSewer'. The allowance is for a 2-bedroom unit.",
"utility": "sewer",
"allowance": 38
},
{
"note": "Included as a standard utility for single-family homes, typically paid by the tenant.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "Property details indicate the water source is 'Public'. The allowance is for a 2-bedroom unit.",
"utility": "water",
"allowance": 32
},
{
"note": "Water heating fuel is not specified. Assumed 'electric' as a common and economical choice in the region.",
"utility": "water_heating",
"allowance": 22
}
],
"cash_on_cash_return": 0.33,
"down_payment_amount": 56000.0,
"property_tax_annual": 7124.51,
"property_tax_monthly": 593.71,
"property_tax_increase": 0.03,
"utility_allowance_total": 198.0,
"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/2024/05/2025-Small-Area-Payment-Standards-Effective-01-01-2025.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 423.76,
"property_management_monthly": 244.2,
"monthly_cash_flow_after_debt": 35.31,
"cash_on_cash_return_after_debt": 0.01
},
"section8_assessment": {
"runs": [
{
"summary": "This is a true fixer-upper: the exterior and roof appear acceptable (seller reports a new roof), but the interior shows moderate to significant deferred maintenance — missing/sagging ceiling tiles, water stains, dirty/ damaged finishes and exposed wiring. Appliances are present which helps, but lack of visible smoke/CO detectors, ceiling damage, and unclear HVAC/electrical condition present inspection risks. With targeted repairs (ceiling replacement/repair, electrical corrections, smoke/CO installation, mold check, and cosmetic rehab) the house could pass a Section 8 inspection, but expect 30–60 days and contractor scope to remediate hidden issues.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 50.0,
"rationale": "Interior shows clear deferred maintenance and needs remodeling: scuffed/dirty walls, missing/damaged ceiling tiles, stained ceiling panels, patched/aged finishes, and some fixtures (ceiling fans, trim) in poor condition. Kitchen appliances (stove, fridge, microwave) are present which reduces impact. Tile floors appear serviceable. Overall this is a moderate-repair fixer: cosmetic + finish work and some ceiling replacements required. Missing finishes and damaged ceilings increase scope but are not obviously structural."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 40.0,
"rationale": "Several items raise NSPIRE safety risk: stained/sagging ceiling tiles (prior leak/mold risk), exposed wiring / hanging ceiling fan wiring in drop-ceiling areas, no visible smoke or CO detectors in photos, window-mounted ACs and electrical cords visible, and areas with ceiling panel gaps that could hide hazards. No obvious collapsed ceilings or open standing water were seen, but lack of visible detectors and evidence of past water intrusion push this into moderate-to-high risk for an initial Section 8 inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 45.0,
"rationale": "Seller states a new roof was recently installed (exterior looks intact) which is positive. Interior ceiling stains indicate prior leaks that may have affected insulation/ceiling assemblies. HVAC condition is unclear: photos show window AC units and a ceiling vent/return — central system operation not confirmed. Electrical panel condition not shown; visible wiring and old ceiling fixtures suggest likely electrical repairs and verification required. Plumbing, water heater and hot water availability not documented. Systems likely need inspection and some repairs/testing before pass."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Exterior photos show a recently replaced roof per listing and generally maintained yard and driveway. Small decorative block wall and carport appear serviceable. No obvious major foundation cracks, standing water, or collapsed structures visible. Minor exterior cleaning/paint and perimeter maintenance likely required, but overall site condition is acceptable compared with interior condition."
}
],
"red_flags": [
"Stained, sagging, and missing ceiling panels (possible past or ongoing water intrusion and mold risk).",
"Exposed/poorly secured wiring and hanging ceiling fan wiring — potential electrical hazard.",
"No visible smoke detectors or CO alarms in photos (required for Section 8/NSPIRE).",
"Drop-ceiling grid with missing tiles and ceiling penetrations that could conceal hazards.",
"Interior neglect and cleanliness issues that may hide additional code failures (bathroom not shown)."
],
"confidence": 0.6,
"assumptions": [
"Seller's statement and listing photo indicate a new roof was recently installed and is currently performing (no active external leaks visible).",
"Interior photos are representative of the entire unit condition (bath not shown; assume similar deferred maintenance).",
"No smoke or carbon monoxide detectors were visible in provided photos; assume none or noncompliant until verified.",
"Electrical panel, water heater, and central HVAC operation are unknown; assume they require testing and likely some repairs given visible wiring and mixed HVAC units.",
"Kitchen appliances shown are present and likely functional but were not tested; replace/repair as needed.",
"No evidence of active standing water or major foundation movement was visible in photos; assume none present but recommend onsite verification.",
"Possible mold and water damage behind stained ceiling tiles is assumed until a professional moisture/mold inspection confirms."
],
"overall_score": 50.0,
"rubric_version": "nsPIRE-v1.0-2026-03"
},
{
"summary": "Overall this 2BR/1BA 1968 home is a fixer-upper with a new roof but significant interior remediation required. Visible issues likely to cause an initial NSPIRE fail include sagging/stained ceiling tiles (risk of collapse and evidence of prior leaks), potential electrical hazards (exposed wiring near ceiling grid), lack of visible smoke detectors/CO devices, and uncertain HVAC/system operability. Exterior is in better condition. Expect a moderate repairs pathway (30–60 days) to reach NSPIRE compliance if mechanical systems and electrical are serviceable after remediation; budget for ceiling repairs, mold/moisture remediation as needed, full electrical check, installation of compliant detectors, and cosmetic rehab.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 48.0,
"rationale": "Interior shows significant deferred maintenance: stained/sagging ceiling tiles, missing/shifted ceiling grid, dirty/worn finishes, scuffed walls, and general cosmetic neglect. Kitchen and appliances are present but dirty; bedroom/bathroom finishes look worn and will need repainting and patching. Listing states 'inside remodeling required.' These are moderate repairs (cosmetic + some demo/replace) rather than structural replacement."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 38.0,
"rationale": "Multiple NSPIRE safety risks visible or strongly implied: stained and sagging ceiling tiles (risk of collapse), ceiling grid with exposed cavities and wiring near fan, no smoke detectors visible in photos, possible mold/water staining on ceiling tiles, older windows and jalousie units whose egress capacity is unclear, and no visible GFCI receptacles in kitchen area. Entry hardware and electrical panel were not pictured. These represent multiple inspection risks that would likely require correction before passing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, electrical, plumbing, roof)",
"score": 45.0,
"rationale": "Seller notes a recently installed new roof (positive, reduces roof-failure risk). Mechanical evidence is mixed: window/wall AC units are present and there are ceiling vents/duct openings suggesting a central system may exist but functionality is unknown. Water stains on ceiling tiles indicate prior leaks. Electrical panel and water heater were not shown. Given the visible roof replacement but unclear/possibly nonfunctional HVAC and unknown plumbing/electrical condition, score is moderate with need for contractor verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior photos show a recently replaced roof (listing confirmed), intact stucco/block walls, a maintained lawn and paved driveway, and no obvious foundation settlement or major exterior structural damage. The front low decorative wall/guard is low but intact. Some cosmetic weathering and age are evident, but overall exterior/site condition appears serviceable with minor repairs."
}
],
"red_flags": [
"Sagging / collapsed ceiling tiles and ceiling grid (risk of collapsed ceilings)",
"Widespread ceiling staining indicative of water intrusion / prior leaks",
"Exposed wiring / wiring adjacent to damaged ceiling panels (electrical hazards)",
"No visible smoke detectors or CO alarms in photos (safety code failure)",
"Unclear / possibly non-functional central HVAC (no confirmed heating source)"
],
"confidence": 0.65,
"assumptions": [
"Listing statement that roof is new is accurate and the exterior roof is currently in good condition.",
"No electrical panel, water heater, or mechanical equipment locations were visible in photos; their condition is unknown and assumed to be unverified.",
"No smoke detectors or CO alarms are visible in the provided interior photos; assume none are installed or functional unless shown during in-person inspection.",
"Window/wall AC units seen in photos are operational but central HVAC condition is unknown; assume heating capability is limited/uncertain.",
"Bathroom fixtures, plumbing, and hot water availability were not photographed and are assumed to require functional verification.",
"Stains on ceiling tiles indicate prior water intrusion; assume at least localized water damage and possible microbial growth until proven otherwise."
],
"overall_score": 48.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This is a fixer-upper that could pass a Housing Choice Voucher (Section 8/NSPIRE) initial inspection after moderate repairs and remediation. The new roof reduces one major risk, and exterior/site appears acceptable. However, interior issues — water-stained and missing ceiling tiles, damaged drop ceilings, visible wiring near fixtures, potential mold staining, and lack of visible smoke/CO detectors — create multiple NSPIRE safety and habitability risks. Major systems (HVAC, water heater, electrical panel) are not fully documented in photos and should be verified. Expect a moderate repair timeline (approximately 30–60 days) to reach inspection-ready condition, assuming no hidden structural or system failures are discovered during an in-person evaluation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 50.0,
"rationale": "Interior photos show heavy cosmetic deferred maintenance: dirty walls, scuffed doors, missing/soiled ceiling tiles, stained ceilings, and damaged drop-ceiling grid. Kitchen and appliances (stove, microwave, refrigerator) are present but surfaces and finishes are worn and require remodel. Flooring is tiled and appears serviceable but needs cleaning/repair in places. Missing/loose ceiling tiles and trim repairs are moderate scope. The listing calls the property a fixer-upper and 'AS-IS', supporting that interior remodeling is required but no obvious full structural collapse is visible from photos. Missing appliances would not heavily reduce score since major appliances are present."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 45.0,
"rationale": "Multiple safety concerns visible: widespread stained and missing ceiling tiles (evidence of prior water intrusion and potential mold), sections of suspended ceiling with openings and damaged panels (trip/fall or collapse hazard), exposed wiring near ceiling fan and fixtures, no smoke detectors or CO alarms visible in photos, and window AC units with extension cords visible. Entry appears to have a standard lock but deadbolt not confirmed. No obvious loose guardrails or broken stairs observed exteriorly. Because several NSPIRE items (smoke detectors, possible electrical hazards, and mold/water damage) are not visually confirmed as corrected, risk of initial inspection failure is moderate-to-high without remediation."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 50.0,
"rationale": "Positive: listing states a new roof was recently installed (reduces roof risk). Visible ceiling vents suggest central ducting may exist, but multiple window AC units are installed and there is no clear evidence of an operational central HVAC condenser — functionality is unknown. Water heater, electrical panel and plumbing fixtures are not photographed; kitchen sink and appliances are present but their operational status is unverified. Ceiling tile staining indicates prior leaks that may have impacted insulation/ducting or ceiling structure. Given the new roof but unresolved interior damage and unknown HVAC/water heater condition, score reflects moderate system risk needing in-person verification and likely repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior photos show an intact new-looking roof edge, painted masonry/stucco in fair condition, maintained lawn, a concrete driveway and carport, and chain-link side fencing. No standing water or major foundation settlement is visible in photos. Decorative block knee-wall on the front porch is intact. Backyard patio/sunroom exterior shows weathering and minor deterioration around windows and trim but nothing indicating immediate structural failure. Overall exterior/site condition is better than interior and likely passes basic exterior NSPIRE checks after minor cleanup."
}
],
"red_flags": [
"Water-stained and missing ceiling tiles in multiple rooms — evidence of prior leaks and potential hidden water damage",
"Damaged/dropped ceiling panels and openings — risk of collapse or falling debris",
"Visible wiring and damaged ceiling around fixtures (possible electrical hazard)",
"No visible smoke detectors or carbon monoxide alarms in interior photos",
"Signs of mold-like staining on ceiling tiles and in drop-ceiling grid (requires remediation and clearance)",
"Unknown/uncertain HVAC and hot water system operation (window units visible; central system not verified)"
],
"confidence": 0.6,
"assumptions": [
"Listing statement that seller recently installed a new roof is accurate and new roof addresses prior leak sources.",
"Appliances visible in photos (stove, microwave, refrigerator) are present but their operational status is unverified.",
"There is no reliable evidence of a functioning central HVAC condenser outside; presence of ceiling vents may indicate ductwork but central system may be non-operational — window AC units appear to be used for cooling.",
"No smoke detectors or carbon monoxide alarms are visible in photos; assume none are installed or current until verified.",
"No electrical panel photos provided; assume intact but wiring near ceiling fans/fixtures may be exposed or unsafe until inspected.",
"Bedroom egress windows are assumed adequate based on typical layout and window sizes shown but not physically measured.",
"No evidence of active standing water or major foundation movement in exterior photos; assume foundation is serviceable absent further info.",
"Interior photos showing stains and mold-like discoloration indicate past water intrusion; assume mold remediation may be required pending testing."
],
"overall_score": 52.0,
"rubric_version": "2026-03-27-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2605 NW 55th St, Tamarac, FL, 33309",
"aggregate": {
"summary": "This is a true fixer-upper: the exterior and roof appear acceptable (seller reports a new roof), but the interior shows moderate to significant deferred maintenance — missing/sagging ceiling tiles, water stains, dirty/ damaged finishes and exposed wiring. Appliances are present which helps, but lack of visible smoke/CO detectors, ceiling damage, and unclear HVAC/electrical condition present inspection risks. With targeted repairs (ceiling replacement/repair, electrical corrections, smoke/CO installation, mold check, and cosmetic rehab) the house could pass a Section 8 inspection, but expect 30–60 days and contractor scope to remediate hidden issues.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 49.3,
"rationale": "Interior shows clear deferred maintenance and needs remodeling: scuffed/dirty walls, missing/damaged ceiling tiles, stained ceiling panels, patched/aged finishes, and some fixtures (ceiling fans, trim) in poor condition. Kitchen appliances (stove, fridge, microwave) are present which reduces impact. Tile floors appear serviceable. Overall this is a moderate-repair fixer: cosmetic + finish work and some ceiling replacements required. Missing finishes and damaged ceilings increase scope but are not obviously structural."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Exterior photos show a recently replaced roof per listing and generally maintained yard and driveway. Small decorative block wall and carport appear serviceable. No obvious major foundation cracks, standing water, or collapsed structures visible. Minor exterior cleaning/paint and perimeter maintenance likely required, but overall site condition is acceptable compared with interior condition."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 41.0,
"rationale": "Several items raise NSPIRE safety risk: stained/sagging ceiling tiles (prior leak/mold risk), exposed wiring / hanging ceiling fan wiring in drop-ceiling areas, no visible smoke or CO detectors in photos, window-mounted ACs and electrical cords visible, and areas with ceiling panel gaps that could hide hazards. No obvious collapsed ceilings or open standing water were seen, but lack of visible detectors and evidence of past water intrusion push this into moderate-to-high risk for an initial Section 8 inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 46.7,
"rationale": "Seller states a new roof was recently installed (exterior looks intact) which is positive. Interior ceiling stains indicate prior leaks that may have affected insulation/ceiling assemblies. HVAC condition is unclear: photos show window AC units and a ceiling vent/return — central system operation not confirmed. Electrical panel condition not shown; visible wiring and old ceiling fixtures suggest likely electrical repairs and verification required. Plumbing, water heater and hot water availability not documented. Systems likely need inspection and some repairs/testing before pass."
}
],
"red_flags": [
"Stained, sagging, and missing ceiling panels (possible past or ongoing water intrusion and mold risk).",
"Exposed/poorly secured wiring and hanging ceiling fan wiring — potential electrical hazard.",
"No visible smoke detectors or CO alarms in photos (required for Section 8/NSPIRE).",
"Drop-ceiling grid with missing tiles and ceiling penetrations that could conceal hazards.",
"Interior neglect and cleanliness issues that may hide additional code failures (bathroom not shown)."
],
"confidence": 0.92,
"assumptions": [
"Seller's statement and listing photo indicate a new roof was recently installed and is currently performing (no active external leaks visible).",
"Interior photos are representative of the entire unit condition (bath not shown; assume similar deferred maintenance).",
"No smoke or carbon monoxide detectors were visible in provided photos; assume none or noncompliant until verified.",
"Electrical panel, water heater, and central HVAC operation are unknown; assume they require testing and likely some repairs given visible wiring and mixed HVAC units.",
"Kitchen appliances shown are present and likely functional but were not tested; replace/repair as needed.",
"No evidence of active standing water or major foundation movement was visible in photos; assume none present but recommend onsite verification.",
"Possible mold and water damage behind stained ceiling tiles is assumed until a professional moisture/mold inspection confirms."
],
"score_method": "mean_of_criteria",
"overall_score": 50.3,
"rubric_version": "nsPIRE-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6721257731"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.