Property ID: 6740074556
511 Rubens Dr Unit 511, Nokomis, FL, 34275
Nokomis, FL
Money Down: $70,800
CoC Return: -5.72%
Monthly Cash Flow: $-337
Est. Final ARV: $235,627
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,000
Closing Costs
$11,800
Total Down
$70,800
Investment Snapshot
Purchase Price
$295,000
Money Down
$70,800
Cash-on-Cash Return
-5.72%
Rent
$1,716
Monthly Cash Flow
$-337
Annual Cash Flow
$-4,050
Debt Service / Mo
$1,570
Property Tax / Mo
$192
Insurance / Mo
$120
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,716
Payment Standard
$2,027
Rent
$1,716
Insurance
$120
Property Tax
$192
Management
$172
Utilities Allowance
$311
NOI (Monthly)
$1,233
Debt Service
$1,570
Cash Flow After Debt
$-337
Quality Score: 87.10%
Confidence: 95.00%
This single-family villa appears turnkey and likely to pass an initial HCV/NSPIRE inspection with minimal work. The property shows a comprehensive renovation, hurricane-impact windows, recent AC (2020), new garage door and gutters (2020), good exterior/drainage appearance, and no visible safety hazards. Outstanding verifications needed for GFCI protection in kitchen/bath, presence of carbon monoxide detectors (if applicable), electrical panel condition and labeling, and hot water system documentation. Assuming those are in order, the property is rent-ready within 1-2 weeks.
Section 8 Payment Standard
$2,027
Utility Allowance Total
$311
Guaranteed Section 8 Rent (PS - Utilities)
$1,716
Property Management
$172
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$295,000
Beds
2
Baths
2
Living Area
1,538 sqft
Lot Size
—
Year Built
1980
Days on Market
81
Capital Outlay
$70,800
Debt Service
$1,570
Property Tax / Mo
$192
Insurance / Mo
$120
Property Description
Welcome to this beautifully renovated single standing 2 bedroom, 2 bathroom villa, where modern upgrades meet low maintenance living. Thoughtfully updated from top to bottom, this home offers both style and peace of mind with major improvements already completed. The exterior features hurricane impact windows, a new hurricane rated garage door (2020), gutters/downspouts (2020), and extended driveway. Enjoy added curb appeal and ambiance with the Govee LED under eave lighting system, along with a charming screened front porch perfect for relaxing. Step inside to a fully renovated interior showcasing quality craftsmanship throughout. The kitchen has been completely transformed with solid wood soft close cabinetry, quartz countertops, a stainless steel farmhouse sink, Delta Touch faucet, and matching stainless steel appliances. Additional upgrades include reverse osmosis water system, removal of the drop ceiling, and modern LED recessed lighting. Whole house enhancements include ceramic tile flooring throughout, 6 inch baseboards, 3 inch door casings, new interior doors including the front door, and a skip trowel ceiling finish that adds a custom touch. Storage abounds with a large walk in closet off the living room, and additional closet off the dining room. Sliding glass doors from both the living and dining areas lead to the acrylic enclosed back patio, complete with wood decking over concrete, creating a versatile indoor outdoor space. The guest bathroom offers a ceramic tile shower enclosure with a deep soaking tub and rainhead shower, along with a new vanity topped with marble. The guest bedroom includes a spacious walk in closet. The primary suite features a large walk in closet and an updated bathroom with a new marble top vanity and beautifully tiled shower. Additional highlights include an AC system installed in 2020, making this home truly move in ready. Just 4 miles from Nokomis Beach with convenient access to US 41 and I-75, plus nearby shopping and dining, this villa combines modern upgrades, functional space, and lasting quality, offering a rare opportunity to enjoy the very best of Florida living.
Utility Allowances
Heating
$15
Property has Central heating; assumed to be electric as it is a common type in the region and is the more expensive option compared to a heat pump when the specific type is unclear.
Air Conditioning
$25
Property is listed as having Central Air conditioning.
Cooking
$11
Property includes an electric range/oven as shown in photos and appliance lists.
Water Heating
$34
Property includes an electric water heater, as specified in the appliance list.
Other Electric
$45
Standard allowance for general electricity usage (lights, outlets, fans etc.).
Water
$66
Property is connected to public water.
Sewer
$90
Property is connected to public sewer.
Trash Collection
$25
Inferred as a standard tenant-paid utility for a detached/villa style home.
Refrigerator
$0
Refrigerator is listed as provided by the landlord, so the tenant allowance is $0.
Range / Microwave
$0
Microwave is listed as provided by the landlord, so the tenant allowance is $0.
Medical Allowance
$0
This is a conditional allowance for tenants with specific medical needs and not a standard utility; allowance is $0 by default. The potential allowance is $31.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,438
DP3 Annual Estimate$1,438
DP1 Monthly Equivalent$120
DP3 Monthly Equivalent$120
Replacement Value$204,000
Basis1,538 sqft / 1980
Nearby Houses
Photo unavailable
510 Villa Park Dr Unit 510
for_sale
Price: $220,000
2 bd / 2 ba · 1,538 sqft
Latest sale: $162,000
Latest rent: —
Photo unavailable
505 Rubens Dr Unit 505
sold
Price: $170,000
2 bd / 2 ba · 1,538 sqft
Latest sale: $170,000 on Mar 23, 2026
Latest rent: —
Photo unavailable
519 Rubens Dr Unit 519
for_sale
Price: $223,000
2 bd / 2 ba · 1,532 sqft
Latest sale: $78,000
Latest rent: —
Photo unavailable
529 Modigliani Dr # 529
sold
Price: $240,000
2 bd / 2 ba · 1,690 sqft
Latest sale: $240,000
Latest rent: —
Photo unavailable
507 Villa Park Dr # 507
sold
Price: $340,000
2 bd / 2 ba · 1,543 sqft
Latest sale: $340,000
Latest rent: —
Photo unavailable
525 Miro Cir # 525
sold
Price: $355,000
2 bd / 2 ba · 1,461 sqft
Latest sale: $355,000
Latest rent: —
Photo unavailable
508 Villa Park Dr # 508
sold
Price: $394,500
2 bd / 2 ba · 1,266 sqft
Latest sale: $394,500
Latest rent: —
Photo unavailable
524 Miro Cir Unit 524
sold
Price: $280,000
2 bd / 2 ba · 1,612 sqft
Latest sale: $280,000
Latest rent: —
Photo unavailable
501 Rubens Dr Unit 501
sold
Price: $229,000
2 bd / 2 ba · 1,612 sqft
Latest sale: $229,000
Latest rent: —
Photo unavailable
543 Villa Park Dr Unit 543
sold
Price: $260,000
2 bd / 2 ba · 1,332 sqft
Latest sale: $260,000
Latest rent: —
Photo unavailable
135 Da Vinci Dr
sold · 0.09 mi
Price: $239,000
3 bd / 2 ba · 1,862 sqft
Latest sale: $239,000
Latest rent: —
Photo unavailable
215 Rubens Dr # 215G
sold · 0.10 mi
Price: $90,000
2 bd / 2 ba · 1,290 sqft
Latest sale: $90,000 on Jan 16, 2026
Latest rent: —
Photo unavailable
215 Rubens Dr Apt B
sold · 0.10 mi
Price: $160,000
2 bd / 2 ba · 1,290 sqft
Latest sale: $160,000
Latest rent: —
Photo unavailable
207 Rubens Dr Apt B
sold · 0.10 mi
Price: $199,900
2 bd / 2 ba · 1,290 sqft
Latest sale: $199,900
Latest rent: —
Photo unavailable
207 Rubens Dr Apt D
sold · 0.10 mi
Price: $165,000
2 bd / 2 ba · 1,290 sqft
Latest sale: $165,000
Latest rent: —
Photo unavailable
209 Rubens Dr Apt E
sold · 0.10 mi
Price: $160,000
2 bd / 2 ba · 1,290 sqft
Latest sale: $160,000
Latest rent: —
Photo unavailable
203 Rubens Dr Apt G
sold · 0.10 mi
Price: $210,000
2 bd / 2 ba · 1,290 sqft
Latest sale: $210,000
Latest rent: —
Photo unavailable
211 Rubens Dr Apt D
sold · 0.10 mi
Price: $260,000
2 bd / 2 ba · 1,290 sqft
Latest sale: $260,000
Latest rent: —
Properties Used for Comps
Photo unavailable
505 Rubens Dr Unit 505, Nokomis, FL, 34275
sold
Price: $170,000
Rent: —
2 bd / 2 ba · 1,538 sqft
Sale Date: Mar 23, 2026
Distance: —
View listing
Photo unavailable
607 Verrocchio Dr, Nokomis, FL, 34275
sold
Price: $294,000
Rent: —
2 bd / 2 ba · 1,420 sqft
Sale Date: Apr 12, 2024
Distance: 0.12 mi
View listing
Photo unavailable
630 Leger Dr # 630, Nokomis, FL, 34275
sold
Price: $235,000
Rent: —
2 bd / 2 ba · 1,543 sqft
Sale Date: Jun 25, 2024
Distance: 0.12 mi
View listing
Photo unavailable
619 Rubens Dr, Nokomis, FL, 34275
sold
Price: $250,000
Rent: —
2 bd / 2 ba · 1,622 sqft
Sale Date: Aug 20, 2024
Distance: 0.12 mi
View listing
Photo unavailable
529 Modigliani Dr # 529, Nokomis, FL, 34275
sold
Price: $240,000
Rent: —
2 bd / 2 ba · 1,690 sqft
Sale Date: Apr 10, 2025
Distance: —
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Kitchen appliances shown in listing/photos are included and operational.
- Hot water heater and water supply are functional though not pictured.
- Electrical panel is intact and does not have obvious hazards despite not being photographed.
- Bedrooms have code-compliant egress windows (photos show large windows/sliders and listing describes renovations).
- No active mold, roof leaks, or major plumbing leaks exist (no staining visible in interior photos).
- No fuel-burning appliances requiring CO alarm are present; if they are, CO alarm installation will be required.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,236 | $204,000 | $173,265 |
| 2023 | $2,104 | $241,600 | $188,040 |
| 2022 | $1,451 | $197,600 | $130,564 |
| 2021 | $1,404 | $137,900 | $126,761 |
| 2020 | $1,398 | $125,800 | $125,011 |
| 2019 | $1,332 | $122,200 | $122,200 |
| 2018 | $867 | $113,400 | $86,351 |
| 2017 | $858 | $110,600 | $84,575 |
| 2016 | $850 | $117,000 | $82,835 |
| 2015 | $862 | $101,000 | $82,259 |
| 2014 | $855 | $95,000 | $81,606 |
| 2013 | $851 | $80,400 | $80,400 |
| 2012 | $1,213 | $72,700 | $72,700 |
| 2011 | $1,011 | $94,600 | $94,600 |
| 2010 | $1,103 | $106,600 | $99,607 |
| 2009 | $1,034 | $108,600 | $96,988 |
| 2008 | $998 | $148,000 | $96,891 |
| 2007 | $1,106 | $190,900 | $94,069 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-27 | Listed | $295,000 |
| 2019-03-08 | Listing removed | $165,000 |
| 2018-12-05 | Sold | $157,000 |
| 2018-11-07 | Listing removed | $165,000 |
| 2018-10-06 | Listed | $165,000 |
| 2015-09-16 | Sold | $95,000 |
| 2012-05-02 | Sold | $95,000 |
| 2012-03-29 | Price Changed | $100,000 |
| 2012-03-16 | Listed | $109,000 |
| 2012-03-09 | Listing removed | $119,900 |
| 2011-12-07 | Price Changed | $119,900 |
| 2011-06-08 | Listed | $123,700 |
| 2011-04-07 | Sold | $79,900 |
| 2011-03-11 | Listed | $79,900 |
Photo Gallery
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"generated_at": "2026-03-28T19:45:42.577519Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 87.1
},
"utility_allowance": {
"zip_code": "34275",
"home_photo": "https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m4281499958s-w1280.jpg",
"rent_price": 1716.0,
"loan_amount": 236000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/511-Rubens-Dr_Nokomis_FL_34275_M67400-74556",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 295000.0,
"loan_term_years": 30,
"annual_cash_flow": 14791.72,
"mortgage_monthly": 1570.11,
"payment_standard": 2027.0,
"total_amount_out": 59000.0,
"additional_photos": [
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m3804424259s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m493272678s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m4119821096s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m214609102s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m1725253090s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m4169843530s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m1380765588s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m2303062958s-w1280.jpg",
"https://ap.rdcpix.com/43d58e785e56656747630138098f3a2dl-m3680361168s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 119.83,
"monthly_cash_flow": 1232.64,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has Central heating; assumed to be electric as it is a common type in the region and is the more expensive option compared to a heat pump when the specific type is unclear.",
"utility": "Heating",
"allowance": 15
},
{
"note": "Property is listed as having Central Air conditioning.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property includes an electric range/oven as shown in photos and appliance lists.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property includes an electric water heater, as specified in the appliance list.",
"utility": "Water Heating",
"allowance": 34
},
{
"note": "Standard allowance for general electricity usage (lights, outlets, fans etc.).",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property is connected to public water.",
"utility": "Water",
"allowance": 66
},
{
"note": "Property is connected to public sewer.",
"utility": "Sewer",
"allowance": 90
},
{
"note": "Inferred as a standard tenant-paid utility for a detached/villa style home.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Refrigerator is listed as provided by the landlord, so the tenant allowance is $0.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "Microwave is listed as provided by the landlord, so the tenant allowance is $0.",
"utility": "Range / Microwave",
"allowance": 0
},
{
"note": "This is a conditional allowance for tenants with specific medical needs and not a standard utility; allowance is $0 by default. The potential allowance is $31.",
"utility": "Medical Allowance",
"allowance": 0
}
],
"cash_on_cash_return": 0.25,
"down_payment_amount": 59000.0,
"property_tax_annual": 2303.08,
"property_tax_monthly": 191.92,
"property_tax_increase": 0.03,
"utility_allowance_total": 311.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -4049.65,
"property_management_monthly": 171.6,
"monthly_cash_flow_after_debt": -337.47,
"cash_on_cash_return_after_debt": -0.07
},
"section8_assessment": {
"runs": [
{
"summary": "This single-family villa appears turnkey and likely to pass an initial HCV/NSPIRE inspection with minimal work. The property shows a comprehensive renovation, hurricane-impact windows, recent AC (2020), new garage door and gutters (2020), good exterior/drainage appearance, and no visible safety hazards. Outstanding verifications needed for GFCI protection in kitchen/bath, presence of carbon monoxide detectors (if applicable), electrical panel condition and labeling, and hot water system documentation. Assuming those are in order, the property is rent-ready within 1-2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a full interior renovation: new tile flooring throughout, painted walls, new interior doors, recessed LED lighting, new cabinetry and quartz counters, updated bathrooms, and stainless appliances. Exterior finishes (paint/stucco) and landscaping are well-maintained. No visible deferred maintenance, damaged finishes, or major cosmetic defects. Missing/unseen items (electrical plate covers, minor trim touchups) are not visible but are likely minor. Overall minimal repairs expected."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 85.0,
"rationale": "Visible safety items: smoke detector present on ceiling in living area, secure front door with modern hardware (appears to include deadbolt), hurricane-impact windows noted in listing, garage door is hurricane-rated and gutters were replaced (2020). No exposed wiring, no visible water stains, no loose or missing guardrails, and entry/egress points (sliding doors, large windows) appear adequate. Unconfirmed items: GFCI protection for kitchen/baths, presence of carbon monoxide alarm (if required for fuel-burning appliances), electrical panel condition, and certification of window egress for bedrooms. These are common to confirm on inspection but no obvious immediate hazards are visible in photos."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 80.0,
"rationale": "Listing states central AC installed in 2020 and photos show ceiling supply grills; roof tile appears intact and gutters were replaced in 2020. Kitchen appliances shown (stainless appliances and farmhouse sink) indicate functioning plumbing and a modern kitchen. Water heater, electrical panel, and HVAC service records are not shown — these are key items to confirm but there are no visible signs of system failure (no staining, no condensation issues shown). Given recent visible upgrades and the age of replacements referenced, systems risk appears moderate but unverified without service records."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 90.0,
"rationale": "Exterior photos show a well-maintained yard and landscaping, even concrete driveway and extended apron, intact stucco, a tile roof in visually good condition, and functioning gutters/downspouts. Walkways are level and no trip hazards are visible. Screened front porch and enclosed back patio appear solid. No evidence of standing water, major drainage issues, or exterior infestation in photos."
}
],
"red_flags": [],
"confidence": 0.67,
"assumptions": [
"Kitchen appliances shown in listing/photos are included and operational.",
"Hot water heater and water supply are functional though not pictured.",
"Electrical panel is intact and does not have obvious hazards despite not being photographed.",
"Bedrooms have code-compliant egress windows (photos show large windows/sliders and listing describes renovations).",
"No active mold, roof leaks, or major plumbing leaks exist (no staining visible in interior photos).",
"No fuel-burning appliances requiring CO alarm are present; if they are, CO alarm installation will be required."
],
"overall_score": 86.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 2BR/2BA villa appears largely turnkey for Section 8/HCV initial inspection. The home shows a comprehensive recent renovation, functional exterior upgrades (impact windows, gutters, garage door), and a 2020 AC installation. Visible smoke detector and secure entry reduce safety risk. The remaining unknowns that could affect an inspector's decision are items not shown in photos (GFCI outlets in kitchen/baths, CO alarm if required, water heater condition, electrical panel access/labeling). Based on photos and the listing, the property is likely to pass an initial NSPIRE/Section 8 inspection with only minor, easy-to-fix items potentially needed on site verification.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing describe a full top-to-bottom renovation: new interior doors, new tile flooring, recessed lighting, fresh paint, updated bathrooms and kitchen with quartz counters and new cabinetry. Exterior finishes (paint, landscaping) look well maintained. No visible deferred maintenance, water stains, cracked drywall or damaged flooring. Missing minor unknowns (none visible). If any appliances are missing that would be an easy capital fix; listing states stainless steel appliances are present. Overall cosmetic and finish condition appears turnkey."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 85.0,
"rationale": "Visible indicators of safety compliance: a ceiling smoke detector is visible in the living area, entry door appears to have a modern lockset (likely deadbolt), windows are hurricane-impact which improves egress/security, and there are no visible exposed wiring, loose guardrails, sagging ceilings, or mold. Sliding doors provide additional egress. Missing or unverified items: GFCI presence in kitchen/baths, CO alarm(s) (not visible), and bedroom egress details can't be fully confirmed from photos. No active leaks or major trip hazards observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Listing states whole-house AC installed in 2020 (visible grille in ceiling confirms ducted system), roof tile appears intact and gutters were replaced in 2020. Kitchen lists reverse-osmosis and stainless appliances. No visible indications of plumbing leaks or failing systems. Unverified items: water heater age/condition, electrical panel condition, and in-field HVAC operational check are unknown from photos. No signs of roof failure, foundation movement, or collapsed ceilings."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 90.0,
"rationale": "Exterior photos show a well-kept lot, clean concrete driveway, new hurricane-rated garage door (2020), gutters/downspouts, and landscaped beds. Siding/stucco appears intact, roof tile in good visible condition, and screened front porch present. Yard drainage and low spots are not visible but no standing water or erosion signs are evident. Walkways and driveway are in good condition with no visible trip hazards."
}
],
"red_flags": [],
"confidence": 0.78,
"assumptions": [
"Kitchen appliances (stove, refrigerator, dishwasher) are present and operational as stated in the listing.",
"There is a functioning water heater and hot water at fixtures (not pictured but typical for an occupied/renovated home).",
"Bedrooms have adequate egress windows consistent with hurricane-impact windows described in listing.",
"Electrical panel is intact and accessible; no exposed live wiring exists beyond visible areas.",
"GFCI protection in kitchen and bathrooms exists or can be easily installed if missing.",
"Carbon monoxide detector(s) are not visible in photos; assumed not required by local code unless there are fuel-burning appliances, but may need to be installed if present.",
"No hidden structural issues (foundation movement, severe roof leaks, active mold) exist beyond what is visible in photos; a higher level of deferred maintenance would be evident from photos if present."
],
"overall_score": 88.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This villa is highly likely to pass an initial Section 8 / HCV (NSPIRE) inspection with minimal items to verify. The property shows comprehensive recent renovations, a 2020 AC, hurricane-impact windows and a new garage door, and well-maintained exterior/site features. Primary items to confirm before inspection: presence and placement of smoke detectors (in/near bedrooms), carbon monoxide alarm(s) if required by local code, GFCI protection in kitchen and bathrooms, and basic verification of water heater and electrical panel condition. These are typically quick fixes if needed; no major structural or life-safety hazards were observed in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Listing and photos show a comprehensive top-to-bottom renovation: ceramic tile throughout, new interior doors, new baseboards, renovated bathrooms and kitchen (listing states stainless appliances, quartz counters, soft-close cabinetry). Exterior landscaping, driveway and garage door appear well maintained. No visible deferred maintenance or cosmetic damage in provided images. Missing minor items (if any) would be easy cosmetic or capital fixes."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 85.0,
"rationale": "Visible features supporting safety: at least one ceiling smoke detector visible in living area, secure front door with modern hardware, hurricane-impact windows and hurricane-rated garage door (per listing), intact ceilings and no visible water stains or mold. Unverified items that affect NSPIRE risk: carbon monoxide alarm(s) not visible (required if there are fuel-burning appliances/attached garage per local codes), presence of GFCI-protected outlets in kitchen/bath not shown, exact quantity/placement of smoke detectors (in/near bedrooms) not confirmed. No exposed wiring or obvious trip hazards visible."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 85.0,
"rationale": "Listing states AC installed in 2020 and images show ceiling vents consistent with central HVAC. Roof appears to be a tile roof in good visual condition; gutters/downspouts replaced 2020 per listing. No visible signs of plumbing leaks or water heater issues in photos. Electrical panel and water heater are not shown so their condition is unverified. Overall systems appear recently updated and likely functional, but a quick verification of water heater, electrical panel labeling, and CO alarm would be recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 90.0,
"rationale": "Exterior photos show well-maintained stucco, level concrete driveway and sidewalks, no visible foundation settlement or major cracks, and tidy landscaping with adequate drainage grading away from the house visually. Screened front porch and updated garage door add to safety/curb appeal. No evidence of infestation, standing water, or unsafe site conditions in provided images."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Kitchen appliances (stainless steel range, refrigerator, dishwasher) are present and operational as stated in listing, though not pictured.",
"Hot water supply and water heater are functional although water heater is not visible in photos.",
"Electrical panel exists and is intact/accessible; no visible exposed wiring inside the photographed areas.",
"Bedrooms have code-compliant egress windows or doors (photos of bedrooms not provided).",
"At least one smoke detector is present (observed in living area); additional detectors in/near bedrooms may be present but are not shown.",
"No active roof leaks or concealed water intrusion beyond what is visible; roof tile appears intact from photos but no close-up inspection performed.",
"No evidence of severe mold, pest infestation, or major foundation movement based on photos; if present, would likely be visible in interior/exterior images."
],
"overall_score": 88.0,
"rubric_version": "2026-03-NSPIRE-1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "511 Rubens Dr Unit 511, Nokomis, FL, 34275",
"aggregate": {
"summary": "This single-family villa appears turnkey and likely to pass an initial HCV/NSPIRE inspection with minimal work. The property shows a comprehensive renovation, hurricane-impact windows, recent AC (2020), new garage door and gutters (2020), good exterior/drainage appearance, and no visible safety hazards. Outstanding verifications needed for GFCI protection in kitchen/bath, presence of carbon monoxide detectors (if applicable), electrical panel condition and labeling, and hot water system documentation. Assuming those are in order, the property is rent-ready within 1-2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a full interior renovation: new tile flooring throughout, painted walls, new interior doors, recessed LED lighting, new cabinetry and quartz counters, updated bathrooms, and stainless appliances. Exterior finishes (paint/stucco) and landscaping are well-maintained. No visible deferred maintenance, damaged finishes, or major cosmetic defects. Missing/unseen items (electrical plate covers, minor trim touchups) are not visible but are likely minor. Overall minimal repairs expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 90.0,
"rationale": "Exterior photos show a well-maintained yard and landscaping, even concrete driveway and extended apron, intact stucco, a tile roof in visually good condition, and functioning gutters/downspouts. Walkways are level and no trip hazards are visible. Screened front porch and enclosed back patio appear solid. No evidence of standing water, major drainage issues, or exterior infestation in photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 85.0,
"rationale": "Visible safety items: smoke detector present on ceiling in living area, secure front door with modern hardware (appears to include deadbolt), hurricane-impact windows noted in listing, garage door is hurricane-rated and gutters were replaced (2020). No exposed wiring, no visible water stains, no loose or missing guardrails, and entry/egress points (sliding doors, large windows) appear adequate. Unconfirmed items: GFCI protection for kitchen/baths, presence of carbon monoxide alarm (if required for fuel-burning appliances), electrical panel condition, and certification of window egress for bedrooms. These are common to confirm on inspection but no obvious immediate hazards are visible in photos."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 83.3,
"rationale": "Listing states central AC installed in 2020 and photos show ceiling supply grills; roof tile appears intact and gutters were replaced in 2020. Kitchen appliances shown (stainless appliances and farmhouse sink) indicate functioning plumbing and a modern kitchen. Water heater, electrical panel, and HVAC service records are not shown — these are key items to confirm but there are no visible signs of system failure (no staining, no condensation issues shown). Given recent visible upgrades and the age of replacements referenced, systems risk appears moderate but unverified without service records."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Kitchen appliances shown in listing/photos are included and operational.",
"Hot water heater and water supply are functional though not pictured.",
"Electrical panel is intact and does not have obvious hazards despite not being photographed.",
"Bedrooms have code-compliant egress windows (photos show large windows/sliders and listing describes renovations).",
"No active mold, roof leaks, or major plumbing leaks exist (no staining visible in interior photos).",
"No fuel-burning appliances requiring CO alarm are present; if they are, CO alarm installation will be required."
],
"score_method": "mean_of_criteria",
"overall_score": 87.1,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6740074556"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.