Property ID: 6732613294

11 Hillbrook Way, Pensacola, FL, 32503

Pensacola, FL

For Sale Mar 27, 2026 07:15 PM UTC Realtor Street View Rent Zestimate
Money Down: $59,466 CoC Return: -5.88% Monthly Cash Flow: $-292 Est. Final ARV: $270,287
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,555
Closing Costs
$9,911
Total Down
$59,466
Primary property image

Investment Snapshot

Purchase Price
$247,777
Money Down
$59,466
Cash-on-Cash Return
-5.88%
Rent
$1,705
Monthly Cash Flow
$-292
Annual Cash Flow
$-3,499
Debt Service / Mo
$1,319
Property Tax / Mo
$337
Insurance / Mo
$170

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,705
Payment Standard
$1,933
Rent
$1,705
Insurance
$170
Property Tax
$337
Management
$170
Utilities Allowance
$228
NOI (Monthly)
$1,027
Debt Service
$1,319
Cash Flow After Debt
$-292

Quality Score: 77.80%

Confidence: 93.00%

This end-unit townhouse appears largely rent-ready for a Housing Choice Voucher tenant with mostly cosmetic and minor safety items to address. Interior updates (floors, paint, appliances) and documented system replacements (roof 2021; HVAC and water heater 2018) reduce major inspection risk. The primary near-term items that could cause a conditional NSPIRE/Section 8 finding are lack of visible smoke/CO detectors and unclear GFCI protection near wet areas, plus slippery exterior stairs and some mildew on exterior surfaces. With quick fixes (install/verify detectors, ensure GFCI, power-wash/repair entry stairs, minor exterior paint/trim repairs) it is likely to pass an initial inspection within 1–4 weeks.

Section 8 Payment Standard
$1,933
Utility Allowance Total
$228
Guaranteed Section 8 Rent (PS - Utilities)
$1,705
Property Management
$170

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$247,777
Beds
3
Baths
2.5
Living Area
2,185 sqft
Lot Size
178,160 sqft
Year Built
1974
Days on Market
166
Capital Outlay
$59,466
Debt Service
$1,319
Property Tax / Mo
$337
Insurance / Mo
$170

Property Description

Don't miss the opportunity to be in this great location. Check out this end unit at Hillbrook Townhomes Condominium, centrally located in Pensacola, close to Cordova Mall, Pensacola Airport and Sacred Heart Hospital! Just 15 minutes to Pensacola Beach. This unit features 2 decks, three bedrooms, two full baths, a half bath, and a bonus room. Amenities include a community complex (clubhouse) with an exercise room, a community room, a pool, and a tennis court. Includes two assigned parking spaces. HOA includes exterior landscaping, exterior insurance, water, trash, amenities, and roof. Roof 2021. HVAC/Water heater 2018. New travertine and LVP flooring in 2021. No carpet! Interior painted in 2023.

Utility Allowances

air_conditioning
$49
Selected based on the 3-bedroom value for a single-family detached home. Property details confirm central air conditioning is present.
cooking
$13
Selected the 'electric' option for a 3-bedroom unit. The property has an electric water heater, and kitchen photos suggest an electric stove, making electric the most consistent fuel choice.
heating
$31
Selected the 'electric' option for a 3-bedroom unit. Property details list an 'Electric Water Heater', which implies other major systems are also electric.
monthly_electric_fee
$11
Applied the standard monthly service fee for tenant-paid electricity, as multiple electric utilities are the tenant's responsibility.
monthly_gas_fee
$0
Allowance is $0 as no gas appliances were mentioned in the property details, and the property is assumed to be all-electric.
other_electric
$70
Selected the standard allowance for a 3-bedroom unit to cover general electrical usage, such as lighting and plug-in appliances.
range_tenant_supplied
$11
An allowance is included because the property description does not explicitly state that a range/stove is provided by the landlord, thus it's treated as tenant-supplied.
refrigerator_tenant_supplied
$12
An allowance is included because the property description does not explicitly state that a refrigerator is provided by the landlord, thus it's treated as tenant-supplied.
water_heater
$31
Selected the 'electric' option for a 3-bedroom unit, as the property details explicitly state 'Electric Water Heater'.

Source References

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$2,043
DP3 Annual Estimate$2,043
DP1 Monthly Equivalent$170
DP3 Monthly Equivalent$170
Replacement Value$218,500
Basis2,185 sqft / 1974

Nearby Houses

Nearby house 1
Photo unavailable

18 Hillbrook Way

for_sale
Price: $249,900
2 bd / 3 ba · 1,653 sqft
Latest sale: —
Latest rent: $1,900 on Aug 30, 2025
Nearby house 2
Photo unavailable

31 Hillbrook Way

off_market
Price: $250,000
2 bd / 3 ba · 1,653 sqft
Latest sale: $179,000
Latest rent: —
Nearby house 3
Photo unavailable

3 Hillbrook Way

sold
Price: $275,000
3 bd / 3 ba · 2,185 sqft
Latest sale: $275,000 on Oct 25, 2024
Latest rent: —
Nearby house 4
Photo unavailable

12 Hillbrook Way

sold
Price: $210,000
3 bd / 3 ba · 2,185 sqft
Latest sale: $210,000 on Mar 10, 2021
Latest rent: $1,500 on Jul 31, 2017
Nearby house 5
Photo unavailable

20 Hillbrook Way

sold · 0.00 mi
Price: $260,000
3 bd / 3 ba · 2,431 sqft
Latest sale: $260,000 on Sep 07, 2022
Latest rent: —
Nearby house 6
Photo unavailable

26 Hillbrook Way

sold · 0.00 mi
Price: $260,000
2 bd / 3 ba · 1,653 sqft
Latest sale: $260,000
Latest rent: —
Nearby house 7
Photo unavailable

1 Hillbrook Way Unit 1

sold · 0.00 mi
Price: $136,000
2 bd / 3 ba · 1,653 sqft
Latest sale: $136,000 on May 29, 2015
Latest rent: —
Nearby house 8
Photo unavailable

4277 Brookside Dr

off_market · 0.04 mi
Price: $1,500
2 bd / 2 ba · 1,260 sqft
Latest sale: $42,900
Latest rent: —
Nearby house 9
Photo unavailable

4269 Brookside Dr

sold · 0.04 mi
Price: $152,000
1 bd / 2 ba · 936 sqft
Latest sale: $152,000
Latest rent: —
Nearby house 10
Photo unavailable

4263 Brookside Dr

sold · 0.04 mi
Price: $140,000
2 bd / 2 ba · 1,292 sqft
Latest sale: $140,000
Latest rent: —
Nearby house 11
Photo unavailable

4261 Brookside Dr

sold · 0.05 mi
Price: $173,500
2 bd / 2 ba · 1,260 sqft
Latest sale: $173,500 on Jun 15, 2022
Latest rent: —
Nearby house 12
Photo unavailable

4259 Brookside Dr

sold · 0.05 mi
Price: $190,000
2 bd / 2 ba · 1,260 sqft
Latest sale: $190,000 on Jan 13, 2022
Latest rent: $2,000 on Jan 28, 2024
Nearby house 13
Photo unavailable

4509 N 9th Ave

sold · 0.06 mi
Price: $295,000
4 bd / 3 ba · 1,977 sqft
Latest sale: $295,000 on Apr 07, 2025
Latest rent: —
Nearby house 14
Photo unavailable

4255 Brookside Dr

sold · 0.06 mi
Price: $171,200
2 bd / 2 ba · 1,260 sqft
Latest sale: $171,200 on Jan 26, 2022
Latest rent: $795 on Aug 06, 2012
Nearby house 15
Photo unavailable

4525 N 9th Ave

sold · 0.06 mi
Price: $223,000
3 bd / 2 ba · 1,312 sqft
Latest sale: $223,000 on Apr 01, 2021
Latest rent: $1,900 on Dec 31, 2025
Nearby house 16
Photo unavailable

4479 N 9th Ave

sold · 0.06 mi
Price: $179,000
3 bd / 2 ba · 1,247 sqft
Latest sale: $179,000 on Apr 08, 2022
Latest rent: —
Nearby house 17
Photo unavailable

910 Brookside Ct

sold · 0.10 mi
Price: $165,000
2 bd / 2 ba · 1,260 sqft
Latest sale: $165,000 on May 23, 2022
Latest rent: $1,000 on Mar 24, 2020
Nearby house 18
Photo unavailable

918 Brookside Ct

sold · 0.11 mi
Price: $148,500
2 bd / 3 ba · 1,380 sqft
Latest sale: $148,500 on Jan 29, 2021
Latest rent: —

Properties Used for Comps

Comp property 1
Photo unavailable

4266 Acacia Dr, Pensacola, FL, 32503

sold
Price: $255,000
Rent: —
3 bd / 2 ba · 2,098 sqft
Sale Date: Mar 28, 2025
Distance: 0.25 mi
View listing
Comp property 2
Photo unavailable

3 Hillbrook Way, Pensacola, FL, 32503

sold
Price: $275,000
Rent: —
3 bd / 2.5 ba · 2,185 sqft
Sale Date: Oct 25, 2024
Distance: —
View listing

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Listing statements are accurate: roof replaced 2021; HVAC and water heater replaced 2018.
  • HOA maintains exterior elements, roof, and common-area systems as stated in listing.
  • Interior mechanicals (HVAC, water heater) are operational but have not been tested by this assessment.
  • Smoke detectors, carbon monoxide alarms, electrical panel condition, and GFCI protection were not photographed; assume they may be missing or non‑compliant until verified.
  • No interior photos show bedrooms/windows in detail; assume typical egress windows exist but recommend verification.
  • No active roof leaks, major foundation movement, collapsed ceilings, or major mold were visible in provided photos; assume none present but recommend in-person verification.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2025 $3,927 $218,500 $218,500
2023 $3,518 $218,500 $192,280
2022 $3,111 $174,800 $174,800
2021 $3,040 $168,245 $165,841
2020 $2,723 $150,765 $150,765
2019 $2,665 $146,395 $146,395
2018 $1,096 $145,521 $96,084
2017 $1,083 $103,000 $94,108
2016 $1,064 $103,000 $92,173
2015 $1,069 $98,000 $91,533
2014 $1,020 $92,336 $90,807
2013 $1,053 $92,403 $89,466
2012 $1,037 $92,131 $87,971
2011 $992 $108,026 $85,409
2010 $952 $128,853 $128,853
2009 $890 $154,264 $154,264
2008 $881 $167,724 $167,724
2007 $1,184 $187,780 $79,470

Sale History

DateEventPrice
2026-03-04 Price Changed $247,777
2026-02-06 Price Changed $249,777
2026-01-26 Price Changed $254,777
2026-01-16 Price Changed $259,777
2026-01-02 Listed $264,777
2025-02-13 Listing removed $0
2024-03-22 Listed $285,000
2019-03-18 Sold $177,000
2019-01-29 Listing removed $0
2018-12-28 Listed $180,000
1902-01-01 Sold $43,900

Photo Gallery

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              "land": null,
              "total": 192280,
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          {
            "tax": 3111,
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            "market": {
              "land": null,
              "total": 174800,
              "building": 174800
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            "assessment": {
              "land": null,
              "total": 174800,
              "building": 174800
            }
          },
          {
            "tax": 3040,
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            "market": {
              "land": null,
              "total": 168245,
              "building": 168245
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            "assessment": {
              "land": null,
              "total": 165841,
              "building": null
            }
          },
          {
            "tax": 2723,
            "year": 2020,
            "market": {
              "land": null,
              "total": 150765,
              "building": 150765
            },
            "assessment": {
              "land": null,
              "total": 150765,
              "building": 150765
            }
          },
          {
            "tax": 2665,
            "year": 2019,
            "market": {
              "land": null,
              "total": 146395,
              "building": 146395
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            "assessment": {
              "land": null,
              "total": 146395,
              "building": 146395
            }
          },
          {
            "tax": 1096,
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            "market": {
              "land": null,
              "total": 145521,
              "building": 145521
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            "assessment": {
              "land": null,
              "total": 96084,
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            }
          },
          {
            "tax": 1083,
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            "market": {
              "land": null,
              "total": 103000,
              "building": 103000
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            "assessment": {
              "land": null,
              "total": 94108,
              "building": null
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          {
            "tax": 1064,
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            "market": {
              "land": null,
              "total": 103000,
              "building": 103000
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            "assessment": {
              "land": null,
              "total": 92173,
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          {
            "tax": 1069,
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            "market": {
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              "total": 98000,
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            "assessment": {
              "land": null,
              "total": 91533,
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          {
            "tax": 1020,
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            "market": {
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              "total": 92336,
              "building": 92336
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            "assessment": {
              "land": null,
              "total": 90807,
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          {
            "tax": 1053,
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            "market": {
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              "total": 92403,
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            "assessment": {
              "land": null,
              "total": 89466,
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            "tax": 1037,
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            "market": {
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            "assessment": {
              "land": null,
              "total": 87971,
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          {
            "tax": 992,
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            "market": {
              "land": 10,
              "total": 108026,
              "building": 108016
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            "assessment": {
              "land": null,
              "total": 85409,
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          },
          {
            "tax": 952,
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            "market": {
              "land": 10,
              "total": 128853,
              "building": 128843
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            "assessment": {
              "land": null,
              "total": 128853,
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          },
          {
            "tax": 890,
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            "market": {
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              "total": 154264,
              "building": 154254
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            "assessment": {
              "land": null,
              "total": 154264,
              "building": null
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          },
          {
            "tax": 881,
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            "market": {
              "land": 10,
              "total": 167724,
              "building": 167714
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            "assessment": {
              "land": null,
              "total": 167724,
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          },
          {
            "tax": 1184,
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            "market": {
              "land": 10,
              "total": 187780,
              "building": 187770
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            "assessment": {
              "land": null,
              "total": 79470,
              "building": null
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          }
        ],
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              "listing_id": "2989931770",
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              "last_status_change_date": "2026-01-02T07:16:05Z"
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            "event_name": "Price Changed",
            "price_sqft": 114.31441647597254,
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            "price_change": -5000,
            "days_after_listed": null,
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          {
            "date": "2026-01-26",
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            "listing": {
              "status": "for_sale",
              "list_date": "2026-01-02T07:16:05Z",
              "list_price": 247777,
              "listing_id": "2989931770",
              "last_update_date": "2026-03-04T15:36:44Z",
              "last_status_change_date": "2026-01-02T07:16:05Z"
            },
            "event_name": "Price Changed",
            "price_sqft": 116.60274599542335,
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            "price_change": -5000,
            "days_after_listed": null,
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          {
            "date": "2026-01-16",
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              "list_price": 247777,
              "listing_id": "2989931770",
              "last_update_date": "2026-03-04T15:36:44Z",
              "last_status_change_date": "2026-01-02T07:16:05Z"
            },
            "event_name": "Price Changed",
            "price_sqft": 118.89107551487415,
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            "price_change": -5000,
            "days_after_listed": null,
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          },
          {
            "date": "2026-01-02",
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            "listing": {
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              "list_price": 247777,
              "listing_id": "2989931770",
              "last_update_date": "2026-03-04T15:36:44Z",
              "last_status_change_date": "2026-01-02T07:16:05Z"
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              "last_status_change_date": "2025-02-13T04:58:27Z"
            },
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            "days_after_listed": "328 days",
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          {
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              "list_price": 285000,
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              "list_price": 180000,
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            "event_name": "Listing removed",
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            "price_change": 0,
            "days_after_listed": "32 days",
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          {
            "date": "2018-12-28",
            "price": 180000,
            "listing": {
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              "list_date": "2018-12-28T18:57:05Z",
              "list_price": 180000,
              "listing_id": "649824322",
              "last_update_date": "2018-12-29T21:28:19Z",
              "last_status_change_date": "2019-01-29T09:06:10Z"
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            "price_sqft": 82.37986270022883,
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            "price_change_percentage": "+310.02%"
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          {
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            "permit_effective_date": "Jun 16, 2021",
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            "permit_project_type_3": null
          },
          {
            "project_name": "Imported Record",
            "permit_status": "Final",
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            "permit_project_type_1": "Electrical work",
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            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Issued",
            "permit_type_of_work": "Residential alterations and additions",
            "permit_effective_date": "May 3, 2007",
            "permit_project_type_1": "Home addition",
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    "rmn_listing_attribution": false
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  "property_id": "6732613294",
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  "initial_filter": {
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    "reason": "disabled",
    "enabled": false
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  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 10.0,
    "overall_score": 77.8
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    "home_photo": "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m1627488569s-w1280.jpg",
    "rent_price": 1705.0,
    "loan_amount": 198221.6,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/11-Hillbrook-Way_Pensacola_FL_32503_M67326-13294",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 247777.0,
    "loan_term_years": 30,
    "annual_cash_flow": 12326.19,
    "mortgage_monthly": 1318.77,
    "payment_standard": 1933.0,
    "total_amount_out": 49555.4,
    "additional_photos": [
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      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m3993683344s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m2318142686s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m546076739s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m1732963854s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m3408959345s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m292753788s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m942202423s-w1280.jpg",
      "https://ap.rdcpix.com/0eee1ae26030b8a89bbc430c5f8003d2l-m3584023340s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 170.25,
    "monthly_cash_flow": 1027.18,
    "property_tax_rate": 0.0063,
    "_utility_allowance": {
      "sources": [
        "/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
        "/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf"
      ],
      "effective_date": "2025-08-01"
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    "utility_allowances": [
      {
        "note": "Selected based on the 3-bedroom value for a single-family detached home. Property details confirm central air conditioning is present.",
        "utility": "air_conditioning",
        "allowance": 49
      },
      {
        "note": "Selected the 'electric' option for a 3-bedroom unit. The property has an electric water heater, and kitchen photos suggest an electric stove, making electric the most consistent fuel choice.",
        "utility": "cooking",
        "allowance": 13
      },
      {
        "note": "Selected the 'electric' option for a 3-bedroom unit. Property details list an 'Electric Water Heater', which implies other major systems are also electric.",
        "utility": "heating",
        "allowance": 31
      },
      {
        "note": "Applied the standard monthly service fee for tenant-paid electricity, as multiple electric utilities are the tenant's responsibility.",
        "utility": "monthly_electric_fee",
        "allowance": 11
      },
      {
        "note": "Allowance is $0 as no gas appliances were mentioned in the property details, and the property is assumed to be all-electric.",
        "utility": "monthly_gas_fee",
        "allowance": 0
      },
      {
        "note": "Selected the standard allowance for a 3-bedroom unit to cover general electrical usage, such as lighting and plug-in appliances.",
        "utility": "other_electric",
        "allowance": 70
      },
      {
        "note": "An allowance is included because the property description does not explicitly state that a range/stove is provided by the landlord, thus it's treated as tenant-supplied.",
        "utility": "range_tenant_supplied",
        "allowance": 11
      },
      {
        "note": "An allowance is included because the property description does not explicitly state that a refrigerator is provided by the landlord, thus it's treated as tenant-supplied.",
        "utility": "refrigerator_tenant_supplied",
        "allowance": 12
      },
      {
        "note": "Selected the 'electric' option for a 3-bedroom unit, as the property details explicitly state 'Electric Water Heater'.",
        "utility": "water_heater",
        "allowance": 31
      }
    ],
    "cash_on_cash_return": 0.25,
    "down_payment_amount": 49555.4,
    "property_tax_annual": 4044.81,
    "property_tax_monthly": 337.07,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 228.0,
    "property_management_rate": 0.1,
    "_fetched_payment_standard": {
      "sources": [
        "/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
        "/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
        "https://www.cityofpensacola.com/DocumentCenter/View/27843",
        "https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf",
        "https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
        "https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
        "https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf"
      ],
      "effective_date": "2025-08-01"
    },
    "property_tax_history_year": 2025,
    "annual_cash_flow_after_debt": -3499.09,
    "property_management_monthly": 170.5,
    "monthly_cash_flow_after_debt": -291.59,
    "cash_on_cash_return_after_debt": -0.07
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  "section8_assessment": {
    "runs": [
      {
        "summary": "This end-unit townhouse appears largely rent-ready for a Housing Choice Voucher tenant with mostly cosmetic and minor safety items to address. Interior updates (floors, paint, appliances) and documented system replacements (roof 2021; HVAC and water heater 2018) reduce major inspection risk. The primary near-term items that could cause a conditional NSPIRE/Section 8 finding are lack of visible smoke/CO detectors and unclear GFCI protection near wet areas, plus slippery exterior stairs and some mildew on exterior surfaces. With quick fixes (install/verify detectors, ensure GFCI, power-wash/repair entry stairs, minor exterior paint/trim repairs) it is likely to pass an initial inspection within 1–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repair needs",
            "score": 78.0,
            "rationale": "Interior photos show recent painting (2023), new travertine/LVP flooring (2021) and intact cabinetry/counters; kitchen appliances (fridge, range, microwave, dishwasher) are present and appear serviceable. Exterior paint is consistent though some mildew/green algae on entry stairs and some wear on decking/rail paint are visible. Minor cosmetic touch-ups (repaint railings/steps, clean algae, replace a few trim boards) likely required. No visible collapsed floors, major drywall damage, or missing major appliances."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety and code risk",
            "score": 65.0,
            "rationale": "No obvious life-threatening hazards visible (no sagging ceilings, no exposed live wiring, stairs have handrail). Entry door has a keyed lock and appears secure. However photos do not show smoke detectors or carbon monoxide alarms; GFCI presence at kitchen sink is not clearly identifiable from images. Exterior stairs show algae accumulation (slip hazard). Bedroom egress windows are not documented in photos. Because detectors/GFCI are uncertain and egress not shown, assign moderate risk for small inspection failures that are typically quick to remediate."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems: HVAC, roof, plumbing, electrical",
            "score": 85.0,
            "rationale": "Listing states roof replaced in 2021 and HVAC/water heater were replaced in 2018; an exterior HVAC condensing unit is visible. HOA covers roof and exterior, reducing immediate roof/structure risk. Kitchen plumbing fixtures appear modern. No visible active leaks, water stains, or water intrusion in interior photos. Electrical panel not shown but no exposed wiring or obvious electrical hazards visible. Based on documented replacement dates and visible equipment, major systems appear in good condition pending verification/test."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, site and common areas",
            "score": 75.0,
            "rationale": "Exterior siding and paint appear intact though weathered in places with localized staining and mildew at foundation areas. Common amenities (pool, clubhouse, tennis courts) appear functional but show normal age-related wear (pool deck and court surface cracking). Walkways and entry steps show algae and could be slippery; landscaping is HOA maintained per listing. Foundation appears level in photos; no obvious major cracking or settlement observed. Overall site is serviceable but needs cleaning and minor upkeep."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Listing statements are accurate: roof replaced 2021; HVAC and water heater replaced 2018.",
          "HOA maintains exterior elements, roof, and common-area systems as stated in listing.",
          "Interior mechanicals (HVAC, water heater) are operational but have not been tested by this assessment.",
          "Smoke detectors, carbon monoxide alarms, electrical panel condition, and GFCI protection were not photographed; assume they may be missing or non‑compliant until verified.",
          "No interior photos show bedrooms/windows in detail; assume typical egress windows exist but recommend verification.",
          "No active roof leaks, major foundation movement, collapsed ceilings, or major mold were visible in provided photos; assume none present but recommend in-person verification."
        ],
        "overall_score": 76.0,
        "rubric_version": "nsPIRE-v1.0-2026-03"
      },
      {
        "summary": "Based on listing details and photos this condo unit is near rent-ready for a Section 8 / HCV initial inspection. Interior renovations (new flooring, fresh paint, updated kitchen) and recent major systems (roof 2021, HVAC/water heater 2018) are strong positives. Main items to address before inspection: verify and install required smoke/CO detectors, confirm GFCI protection in kitchen/bath, clean/repair exterior stairs and deck (remove algae/moss), address vegetation and staining at foundation to ensure proper drainage. No visible major structural or life‑threatening failures were observed; likely to pass after minor safety fixes and routine exterior maintenance.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repair needs",
            "score": 85.0,
            "rationale": "Interior appears recently updated: new travertine/LVP flooring (2021) and interior paint (2023) with clean kitchen and appliances visible. Minor exterior deferred maintenance: green/algae staining on entry steps, worn paint on risers/railings, and some siding/weathering. Missing interior finish issues or appliance absence not observed. Overall only minor cosmetic/exterior upkeep needed."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 75.0,
            "rationale": "No obvious life‑threatening hazards visible: no collapsed ceilings, major structural sagging, exposed high-voltage wiring or active leaks shown. Entry door has deadbolt. Exterior stairs have handrails. Inspection risks: smoke and carbon monoxide detectors are not visible in photos (unconfirmed), egress window compliance for bedrooms cannot be verified from images, and algae on stairs is a slip hazard. GFCI outlets and electrical panel were not shown. HOA-maintained roof and exterior reduce some exterior risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems condition (HVAC, roof, plumbing, electrical)",
            "score": 80.0,
            "rationale": "Listing states roof replaced in 2021 and HVAC + water heater upgraded in 2018; an exterior AC condenser is visible. These upgrades indicate relatively recent major systems work and reduce high-risk failure probability. Electrical panel, circuit labeling, plumbing under-sink, and hot-water operation are not shown so assumed operational based on recent mechanical dates and overall condition."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, site & common-area condition",
            "score": 70.0,
            "rationale": "Exterior siding and trim appear weathered and would benefit from cleaning/paint touch-up; foundation shows staining/efflorescence and vegetation is close to the foundation which can indicate drainage/moisture concerns. Steps and decking show algae/moss (slip risk). Community amenities (pool, clubhouse, tennis courts) appear functional but tennis surface shows cracking. HOA covers exterior landscaping/roof which mitigates some maintenance burden."
          }
        ],
        "red_flags": [
          "No smoke or carbon monoxide detectors visible in photos (inspection fail risk if absent).",
          "Algae/moss on exterior entry steps and deck creating a slip hazard (safety failure until corrected).",
          "Foundation staining and vegetation at foundation edge — potential moisture/drainage concern that should be investigated.",
          "Tennis court surface shows cracking (community amenity maintenance issue) and may indicate deferred common-area upkeep."
        ],
        "confidence": 0.75,
        "assumptions": [
          "HOA is active and enforces/maintains exterior, roof and common-area systems as stated in listing.",
          "HVAC and water heater installed in 2018 are operational (no evidence of failure in photos or description).",
          "Smoke detectors, CO alarms and the electrical panel exist and are functional but were not visible in provided photos — their presence/operation is unconfirmed and must be verified prior to inspection.",
          "Bedroom egress windows meet code dimensions is unverified from photos and must be confirmed on-site.",
          "No active interior leaks or hidden structural failures are present since no water stains or sagging ceilings/floors are visible in the provided images."
        ],
        "overall_score": 79.0,
        "rubric_version": "nsPIRE-v1.0-photo-assessment-2026"
      },
      {
        "summary": "This end-unit townhouse is generally turnkey for Section 8 tenancy with recent interior updates (flooring, paint), functioning kitchen appliances, and major systems refreshed (roof 2021; HVAC & water heater 2018). Primary issues are minor exterior deferred maintenance (moss on entry stairs, siding staining, worn decking/rail paint) and verification of safety devices (smoke/CO detectors, GFCI). With 1-2 small safety checks/cleaning and minor exterior repairs it should pass an initial HCV/NSPIRE inspection.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 82.0,
            "rationale": "Interior appears well maintained and recently updated: new travertine/LVP (2021) and interior paint (2023) per listing; kitchen shows intact countertops, cabinets and included appliances (range, microwave, refrigerator, dishwasher). Visible cosmetic deferred items are minor: peeling/aged paint on exterior stairs and porch, moss/green staining on stair treads, and some weathering of exterior wood siding. No visible collapsed finishes, exposed subfloor, or large interior damage in photos. Missing small cosmetic/cleaning items only; easily fixed prior to move-in."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 78.0,
            "rationale": "No obvious life-threatening hazards in photos: entry door appears to have a deadbolt, handrails present on interior stairs, no exposed electrical wiring visible, ceilings intact and no signs of active leaks. Potential concerns: smoke and carbon monoxide detectors are not visible in photos (NSPIRE requires functioning detectors in specified locations), GFCI presence at kitchen sink/near wet areas is not confirmed, and moss on exterior steps is a slip hazard. Bedroom egress windows not shown but unit appears to have standard windows. HOA-maintained roof (2021) reduces roof-leak risk. Overall lower risk but requires verification/installation of detectors and GFCI testing."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems & Mechanical",
            "score": 80.0,
            "rationale": "Listing states HVAC and water heater replaced in 2018; exterior HVAC condenser visible in photos. Roof replaced 2021 and HOA covers roof/exterior, suggesting recent roof integrity and ongoing exterior maintenance. Kitchen plumbing fixtures visible and appear functional; water heater presence implied. Electrical panel not shown, so condition unverified. Based on ages provided and visible equipment, systems are likely serviceable but verification of HVAC operation, hot water, and electrical panel condition is recommended."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 70.0,
            "rationale": "Exterior siding and trim show weathering and some staining/mildew at foundation areas; stairs and entry decking have moss/green buildup and paint wear that create trip/slip concerns. Walkways and landscaping appear generally maintained (HOA covers landscaping), but common-area amenities show some surface wear (tennis court cracking, pool area older but usable). No visible major foundation cracks or structural sagging in exterior photos. Overall moderate deferred maintenance at exterior surfaces that require cleaning/paint and minor repairs."
          }
        ],
        "red_flags": [],
        "confidence": 0.75,
        "assumptions": [
          "Smoke detectors and carbon monoxide alarms are not visible in photos; assumed MAY be present but must be verified and likely need testing/replacement to meet NSPIRE.",
          "GFCI protection at kitchen and bathrooms is not visible; assumed unknown and should be tested or installed if absent.",
          "Electrical panel exists and is intact (not shown); assumed serviceable unless inspection reveals issues.",
          "HVAC and water heater are operational based on listing ages (2018) and presence of exterior condenser; assumed functioning but should be tested before tenancy.",
          "Bedroom egress windows meet code (not shown); assumed typical townhouse window sizes provide egress but must be confirmed.",
          "HOA responsibility for roof and exterior (listing) means major roof and exterior structural items are likely maintained; smaller exterior surface issues (mildew, paint) are still possible.",
          "No evidence of severe hidden issues (structural sagging, active leaks, mold, collapsed ceilings) in photos; such issues would significantly change the assessment if discovered on-site."
        ],
        "overall_score": 79.0,
        "rubric_version": "nsPIRE-v1.0-2026-03"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "11 Hillbrook Way, Pensacola, FL, 32503",
    "aggregate": {
      "summary": "This end-unit townhouse appears largely rent-ready for a Housing Choice Voucher tenant with mostly cosmetic and minor safety items to address. Interior updates (floors, paint, appliances) and documented system replacements (roof 2021; HVAC and water heater 2018) reduce major inspection risk. The primary near-term items that could cause a conditional NSPIRE/Section 8 finding are lack of visible smoke/CO detectors and unclear GFCI protection near wet areas, plus slippery exterior stairs and some mildew on exterior surfaces. With quick fixes (install/verify detectors, ensure GFCI, power-wash/repair entry stairs, minor exterior paint/trim repairs) it is likely to pass an initial inspection within 1–4 weeks.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition and repair needs",
          "score": 81.7,
          "rationale": "Interior photos show recent painting (2023), new travertine/LVP flooring (2021) and intact cabinetry/counters; kitchen appliances (fridge, range, microwave, dishwasher) are present and appear serviceable. Exterior paint is consistent though some mildew/green algae on entry stairs and some wear on decking/rail paint are visible. Minor cosmetic touch-ups (repaint railings/steps, clean algae, replace a few trim boards) likely required. No visible collapsed floors, major drywall damage, or missing major appliances."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope, site and common areas",
          "score": 71.7,
          "rationale": "Exterior siding and paint appear intact though weathered in places with localized staining and mildew at foundation areas. Common amenities (pool, clubhouse, tennis courts) appear functional but show normal age-related wear (pool deck and court surface cracking). Walkways and entry steps show algae and could be slippery; landscaping is HOA maintained per listing. Foundation appears level in photos; no obvious major cracking or settlement observed. Overall site is serviceable but needs cleaning and minor upkeep."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety and code risk",
          "score": 72.7,
          "rationale": "No obvious life-threatening hazards visible (no sagging ceilings, no exposed live wiring, stairs have handrail). Entry door has a keyed lock and appears secure. However photos do not show smoke detectors or carbon monoxide alarms; GFCI presence at kitchen sink is not clearly identifiable from images. Exterior stairs show algae accumulation (slip hazard). Bedroom egress windows are not documented in photos. Because detectors/GFCI are uncertain and egress not shown, assign moderate risk for small inspection failures that are typically quick to remediate."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems: HVAC, roof, plumbing, electrical",
          "score": 81.7,
          "rationale": "Listing states roof replaced in 2021 and HVAC/water heater were replaced in 2018; an exterior HVAC condensing unit is visible. HOA covers roof and exterior, reducing immediate roof/structure risk. Kitchen plumbing fixtures appear modern. No visible active leaks, water stains, or water intrusion in interior photos. Electrical panel not shown but no exposed wiring or obvious electrical hazards visible. Based on documented replacement dates and visible equipment, major systems appear in good condition pending verification/test."
        }
      ],
      "red_flags": [],
      "confidence": 0.93,
      "assumptions": [
        "Listing statements are accurate: roof replaced 2021; HVAC and water heater replaced 2018.",
        "HOA maintains exterior elements, roof, and common-area systems as stated in listing.",
        "Interior mechanicals (HVAC, water heater) are operational but have not been tested by this assessment.",
        "Smoke detectors, carbon monoxide alarms, electrical panel condition, and GFCI protection were not photographed; assume they may be missing or non‑compliant until verified.",
        "No interior photos show bedrooms/windows in detail; assume typical egress windows exist but recommend verification.",
        "No active roof leaks, major foundation movement, collapsed ceilings, or major mold were visible in provided photos; assume none present but recommend in-person verification."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 77.8,
      "rubric_version": "nsPIRE-v1.0-2026-03",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "6732613294"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.