Property ID: 6797635916
3880 El Poinier Ct Unit 8702, Sarasota, FL, 34232
Sarasota, FL
Money Down: $72,000
CoC Return: -1.15%
Monthly Cash Flow: $-69
Est. Final ARV: $298,471
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$60,000
Closing Costs
$12,000
Total Down
$72,000
Investment Snapshot
Purchase Price
$299,999
Money Down
$72,000
Cash-on-Cash Return
-1.15%
Rent
$1,939
Monthly Cash Flow
$-69
Annual Cash Flow
$-831
Debt Service / Mo
$1,597
Property Tax / Mo
$101
Insurance / Mo
$117
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,939
Payment Standard
$2,256
Rent
$1,939
Insurance
$117
Property Tax
$101
Management
$194
Utilities Allowance
$317
NOI (Monthly)
$1,528
Debt Service
$1,597
Cash Flow After Debt
$-69
Quality Score: 81.20%
Confidence: 95.00%
This villa appears turnkey for Section 8 tenancy with well-maintained finishes, intact exterior, and a newer A/C unit. The most likely inspection issues are absence/visibility of required smoke/CO detectors, unverified GFCI protection, and documentation/verification of major systems (water heater, electrical panel). These are generally minor/repairable items and should be addressable within 1-2 weeks prior to inspection.
Section 8 Payment Standard
$2,256
Utility Allowance Total
$317
Guaranteed Section 8 Rent (PS - Utilities)
$1,939
Property Management
$194
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$299,999
Beds
2
Baths
2
Living Area
1,498 sqft
Lot Size
—
Year Built
1978
Days on Market
270
Capital Outlay
$72,000
Debt Service
$1,597
Property Tax / Mo
$101
Insurance / Mo
$117
Property Description
Welcome to this beautifully maintained villa nestled in the heart of Village Plaza. Offering 1, 498 heated square feet of comfortable living space, this two-bedroom, two-bath home with a newer a/c unit combines spaciousness with convenience. Step inside to discover a bright and open floor plan, for both relaxing and entertaining. The generously sized living and dining areas flow seamlessly, while the well-appointed kitchen provides ample cabinetry and counter space for all your culinary needs. The primary suite features a private bath and plenty of closet space, while the second bedroom is ideal for guests or a home office. Enjoy peaceful mornings or cozy evenings in the enclosed lanai, adding a touch of Florida charm to your everyday living. Located just minutes from shopping, dining, medical facilities, and Siesta Key this villa offers the perfect blend of tranquility and accessibility. Whether you're downsizing, investing, or searching for your forever home, this Village Plaza gem is a must-see!
Utility Allowances
Heating
$15
Property details specify 'Heating Features: Electric'. The 'electric' option was selected from the schedule.
Cooking
$11
Property has electric heating and an electric water heater, making 'electric' the most consistent fuel source for cooking.
Water Heating
$34
Property details explicitly list 'Electric Water Heater' under appliances. The 'electric' option was selected.
Other Electric
$45
This is a standard allowance for general electricity usage (lights, outlets) not covered by other specific utilities.
Air Conditioning
$25
Property details list 'Cooling Features: Central Air'.
Water
$66
Property details list 'Water Source: Public'.
Sewer
$90
Property details list 'Sewer: Public Sewer'.
Trash Collection
$25
Standard municipal service, assumed to be the tenant's responsibility as it is not listed as covered by the landlord or HOA.
Range/Microwave
$6
A microwave is not explicitly mentioned as a landlord-provided appliance, so it is assumed to be tenant-owned.
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$1,401
DP3 Annual Estimate$1,401
DP1 Monthly Equivalent$117
DP3 Monthly Equivalent$117
Replacement Value$239,500
Basis1,498 sqft / 1978
Nearby Houses
Photo unavailable
3843 El Poinier Ct W # 8720
sold
Price: $290,000
2 bd / 2 ba · 1,498 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
3861 El Poinier Ct Unit 8723
for_sale
Price: $300,000
2 bd / 2 ba · 1,498 sqft
Latest sale: $118,000
Latest rent: —
Photo unavailable
3873 El Poinier Ct # 8725
sold
Price: $321,000
2 bd / 2 ba · 1,700 sqft
Latest sale: $321,000
Latest rent: —
Photo unavailable
3807 El Poinier Ct Unit 8714
for_sale
Price: $315,000
2 bd / 2 ba · 1,626 sqft
Latest sale: $139,900 on May 20, 2013
Latest rent: —
Photo unavailable
3800 El Poinier Ct # 8712
sold
Price: $285,000
2 bd / 2 ba · 1,498 sqft
Latest sale: $285,000 on Mar 10, 2023
Latest rent: —
Photo unavailable
3840 El Poinier Ct # 8707
sold
Price: $350,000
2 bd / 2 ba · 1,498 sqft
Latest sale: $350,000
Latest rent: —
Photo unavailable
3813 El Poinier Ct # 8715
sold
Price: $320,000
2 bd / 2 ba · 1,498 sqft
Latest sale: $320,000 on Feb 28, 2023
Latest rent: —
Photo unavailable
3651 Hispania Pl Unit 615
sold · 0.04 mi
Price: $148,000
2 bd / 1 ba · 1,023 sqft
Latest sale: $148,000
Latest rent: —
Photo unavailable
3720 El Poinier Ct Unit 515
sold · 0.04 mi
Price: $170,000
2 bd / 1 ba · 1,023 sqft
Latest sale: $170,000
Latest rent: —
Photo unavailable
3710 El Poinier Ct Unit 523
sold · 0.04 mi
Price: $226,000
2 bd / 2 ba · 1,152 sqft
Latest sale: $226,000
Latest rent: —
Photo unavailable
3720 El Poinier Ct Unit 525
sold · 0.04 mi
Price: $181,500
2 bd / 1 ba · 1,023 sqft
Latest sale: $181,500
Latest rent: —
Photo unavailable
3671 Hispania Pl Unit 621
sold · 0.04 mi
Price: $193,000
1 bd / 1 ba · 809 sqft
Latest sale: $193,000
Latest rent: —
Photo unavailable
3654 Hispania Pl Unit 324
sold · 0.08 mi
Price: $150,000
2 bd / 1 ba · 995 sqft
Latest sale: $150,000
Latest rent: —
Photo unavailable
3654 Hispania Pl Unit 314
sold · 0.08 mi
Price: $156,000
2 bd / 1 ba · 995 sqft
Latest sale: $156,000
Latest rent: —
Photo unavailable
3654 Hispania Pl Unit 314
sold · 0.08 mi
Price: $156,000
2 bd / 1 ba · 995 sqft
Latest sale: $156,000
Latest rent: —
Photo unavailable
3647 Puerta Ct Unit 423
sold · 0.08 mi
Price: $182,000
2 bd / 2 ba · 1,128 sqft
Latest sale: $182,000
Latest rent: —
Photo unavailable
3657 Puerta Ct Unit 411
sold · 0.08 mi
Price: $225,000
2 bd / 1 ba · 995 sqft
Latest sale: $225,000
Latest rent: —
Photo unavailable
3644 Hispania Pl Unit 311
sold · 0.08 mi
Price: $220,000
2 bd / 1 ba · 995 sqft
Latest sale: $220,000
Latest rent: —
Properties Used for Comps
Photo unavailable
3615 Puerta Ct # 8516, Sarasota, FL, 34232
sold
Price: $310,000
Rent: —
2 bd / 2 ba · 1,623 sqft
Sale Date: Oct 17, 2025
Distance: 0.13 mi
View listing
Photo unavailable
3709 Miguel Way Unit 8602, Sarasota, FL, 34232
for_sale
Price: $334,900
Rent: —
2 bd / 2 ba · 1,498 sqft
Sale Date: Apr 02, 2025
Distance: 0.10 mi
View listing
Photo unavailable
3873 El Poinier Ct # 8725, Sarasota, FL, 34232
sold
Price: $321,000
Rent: —
2 bd / 2 ba · 1,700 sqft
Sale Date: Nov 26, 2025
Distance: —
View listing
Photo unavailable
3843 El Poinier Ct W # 8720, Sarasota, FL, 34232
sold
Price: $290,000
Rent: —
2 bd / 2 ba · 1,498 sqft
Sale Date: Sep 05, 2025
Distance: —
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement 'newer A/C unit' is accurate and the HVAC system is operational.
- Kitchen appliances (refrigerator and range) are present and functional as suggested by photos; stove/range is operable though not explicitly shown in all images.
- Water heater, electrical panel, and smoke/CO detectors exist but were not visible in photos; their condition is unknown and will require verification.
- No hidden active roof leaks, severe mold, or major foundation movement exist since there is no visible exterior distress or interior staining.
- Bedrooms have compliant egress (windows/doors) consistent with typical single-story villa construction though bedroom photos were limited.
- No prior rental events in last 5 years (rental history missing) so rental_history_activity not included in scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,175 | $239,500 | $56,632 |
| 2023 | $971 | $267,700 | $53,433 |
| 2022 | $2,482 | $225,600 | $196,227 |
| 2021 | $1,637 | $161,200 | $160,047 |
| 2020 | $1,600 | $156,700 | $156,700 |
| 2019 | $1,304 | $154,400 | $154,400 |
| 2018 | $1,176 | $148,500 | $90,112 |
| 2017 | $1,166 | $130,400 | $88,259 |
| 2016 | $1,044 | $126,200 | $86,444 |
| 2015 | $1,056 | $104,800 | $85,843 |
| 2014 | $1,050 | $102,500 | $85,162 |
| 2013 | $1,052 | $91,000 | $83,903 |
| 2012 | $1,024 | $82,500 | $82,500 |
| 2011 | $982 | $80,200 | $80,200 |
| 2010 | $1,374 | $106,000 | $106,000 |
| 2009 | $1,333 | $118,900 | $104,459 |
| 2008 | $1,322 | $165,700 | $104,355 |
| 2007 | $1,428 | $193,200 | $101,316 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-27 | Relisted | $299,999 |
| 2026-02-19 | Listing removed | $300,000 |
| 2026-02-18 | Relisted | $300,000 |
| 2026-02-16 | Listing removed | $300,000 |
| 2025-12-19 | Price Changed | $300,000 |
| 2025-11-05 | Price Changed | $303,000 |
| 2025-09-19 | Listed | $308,000 |
| 2022-03-02 | Sold | $340,000 |
| 2022-01-04 | Price Changed | $339,900 |
| 2021-12-17 | Listed | $349,900 |
| 2021-03-16 | Sold | $225,000 |
| 2018-03-29 | Sold | $180,000 |
| 2018-01-08 | Listed | $195,000 |
| 1997-07-02 | Sold | $94,000 |
| 1996-04-03 | Sold | $92,000 |
Photo Gallery
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"Florida Room Level: First",
"Living Room Level: First"
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"Primary Bedroom Dimensions: 15 x 13",
"Primary Bedroom Level: First",
"Bedroom 2 Level: First"
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"Solid Surface Counters",
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"Furnished Description: Negotiable",
"Flooring: Wood",
"Window Features: Double Pane Windows, Shades"
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"category": "Interior Features",
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"Heating Features: Central, Electric"
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"category": "Heating and Cooling",
"parent_category": "Interior"
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"Dining Room Level: First",
"Kitchen Level: First"
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"parent_category": "Interior"
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"Road Surface Type: Asphalt"
],
"category": "Exterior and Lot Features",
"parent_category": "Exterior"
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"Garage Spaces: 2"
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"category": "Garage and Parking",
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"Lot Size Acres: 4.65",
"Lot Size Square Feet: 202412"
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"category": "Land Info",
"parent_category": "Exterior"
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"category": "Home Features",
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{
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"Association Fee Includes: Cable TV, Common Area Taxes, Pool, Internet, Maintenance Structure, Maintenance Grounds, Pest Control, Private Road, Recreational Facilities",
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"Association Name: Michael Miller / Miller Management",
"Association Phone: 9419235811",
"Pets Allowed: Cats OK, Dogs OK",
"Pet Description: Pet Restrictions: 2 pets under 50 lbs. Must be leashed at all times and owner is responsible to clean up after them., Pet Size: Medium (36-60 Lbs.), Number Of Pets: 2",
"Senior Community: Yes"
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"Source Listing Status: Closed",
"County: Sarasota",
"Directions: From I 75 exit at Bee Ridge Road and go right (west) 3 miles to Beneva Road. Right on Beneva, right on Pinecrest. Turn right at the stop sign, then left on El Poinier to 3873.",
"Tax Year: 2024",
"Ownership: Condominium",
"Source Property Type: Residential",
"Area: 34232 - Sarasota/Fruitville",
"Source Neighborhood: VILLAGE PLAZA SEC 7",
"Parcel Number: 0061134025",
"Postal Code Plus 4: 4618",
"Public Survey Range: 18E",
"Public Survey Section: 34",
"Subdivision: VILLAGE PLAZA SEC 7",
"Township: 36S",
"Zoning: RMF3",
"Property Features: Condo Fees: 1900 Quarterly",
"Source System Name: C2C"
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"Year Built: 1978",
"Building Area Source: Public Records",
"Building Area Total: 2236",
"Construction Materials: Block, Stucco",
"Direction Faces: North",
"Foundation Details: Slab",
"Levels: One",
"Living Area Source: Estimated",
"Living Area Units: Square Feet",
"Property Age: 47",
"Property Condition: Completed",
"Roof: Tile",
"Levels or Stories: 1",
"Building Total Stories: 1",
"Structure Type: End Unit, Villa"
],
"category": "Building and Construction",
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"Utility Room Level: First",
"Family Room Dimensions: 14' x 12'",
"Florida Room Dimensions: 14' x 8'",
"Living Room Dimensions: 14' x 20'",
"Family Room Level: First",
"Florida Room Level: First",
"Living Room Level: First"
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"Primary Bedroom Dimensions: 12' x 23'",
"Bedroom 2 Dimensions: 12' x 15'",
"Primary Bedroom Level: First",
"Bedroom 2 Level: First"
],
"category": "Bedrooms",
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"Full Bathrooms: 2"
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"Split Bedroom",
"Stone Counters",
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"Furnished Description: Unfurnished",
"Flooring: Ceramic Tile, Tile",
"Window Features: Shutters, Window Treatments"
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"category": "Interior Features",
"parent_category": "Interior"
},
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"Heating Features: Central, Electric",
"Heating: Yes"
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"category": "Heating and Cooling",
"parent_category": "Interior"
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"Dining Room Level: First",
"Kitchen Dimensions: 10' x 12'",
"Kitchen Level: First"
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"category": "Kitchen and Dining",
"parent_category": "Interior"
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"Patio And Porch Features: Front Porch, Rear Porch, Screened",
"Road Surface Type: Asphalt",
"Porch: Yes"
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"Lot Description: In County"
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"parent_category": "Exterior"
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"Garage Spaces: 2",
"Garage Dimensions: 23x20"
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"category": "Garage and Parking",
"parent_category": "Exterior"
},
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{
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"Association: No",
"Association Amenities: Cable TV, Clubhouse, Fitness Center, Lobby Key Required, Pickleball Court(s), Recreation Facilities, Shuffleboard Court, Vehicle Restrictions",
"Association Fee Includes: Maintenance Structure, Maintenance Grounds, Management, Pest Control, Pool, Recreational Facilities",
"Calculated Total Monthly Association Fees: 633",
"Association Name: Miller Management/Mike Miller",
"Association Phone: 9419235811",
"Pets Allowed: Cats OK, Dogs OK",
"Pet Description: Medium (36-60 Lbs.)",
"Cats Allowed: Yes",
"Dogs Allowed: Yes",
"Senior Community: Yes"
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"category": "Homeowners Association",
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"Annual Tax Amount: 1822",
"Source Listing Status: Active",
"County: Sarasota",
"Directions: From Bee Ridge and Beneva, go north on Beneva Rd. approx. 1/4 mile to right onto Pinecrest St. Turn right on Hispania to left onto El Poinier Ct. to the back to 3807.",
"Tax Year: 2024",
"Ownership: Condominium",
"Source Property Type: Residential",
"Area: 34232 - Sarasota/Fruitville",
"Source Neighborhood: VILLAGE PLAZA SEC 7",
"Parcel Number: 0061134014",
"Public Survey Section: 34",
"Subdivision: VILLAGE PLAZA SEC 7",
"Township: 36",
"Zoning: RMF3",
"Property Features: Condo Fees: 1900, Condo Fees Term: Quarterly"
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"Association Name: Mike Miller / Miller Management",
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"Pet Description: Medium (36-60 Lbs.)",
"Senior Community: Yes"
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"Source Listing Status: Closed",
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"Area: 34232 - Sarasota/Fruitville",
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"Postal Code Plus 4: 4654",
"Public Survey Section: 34",
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"Year Built: 1974",
"Building Area Source: Builder",
"Building Area Total: 1180",
"Building Name: SECTION 3",
"Construction Materials: Block, Stucco",
"Direction Faces: West",
"Foundation Details: Block",
"Levels: One",
"Living Area Source: Public Records",
"Living Area Units: Square Feet",
"Property Age: 52",
"Property Attached: No",
"Property Condition: Completed",
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"Levels or Stories: One",
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"Structure Type: Corner Unit, End Unit",
"Total Area Sqft: 1023"
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],
"down_payment_rate": 0.2,
"insurance_monthly": 116.75,
"monthly_cash_flow": 1527.5,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property details specify 'Heating Features: Electric'. The 'electric' option was selected from the schedule.",
"utility": "Heating",
"allowance": 15
},
{
"note": "Property has electric heating and an electric water heater, making 'electric' the most consistent fuel source for cooking.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property details explicitly list 'Electric Water Heater' under appliances. The 'electric' option was selected.",
"utility": "Water Heating",
"allowance": 34
},
{
"note": "This is a standard allowance for general electricity usage (lights, outlets) not covered by other specific utilities.",
"utility": "Other Electric",
"allowance": 45
},
{
"note": "Property details list 'Cooling Features: Central Air'.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property details list 'Water Source: Public'.",
"utility": "Water",
"allowance": 66
},
{
"note": "Property details list 'Sewer: Public Sewer'.",
"utility": "Sewer",
"allowance": 90
},
{
"note": "Standard municipal service, assumed to be the tenant's responsibility as it is not listed as covered by the landlord or HOA.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "A microwave is not explicitly mentioned as a landlord-provided appliance, so it is assumed to be tenant-owned.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 59999.8,
"property_tax_annual": 1210.25,
"property_tax_monthly": 100.85,
"property_tax_increase": 0.03,
"utility_allowance_total": 317.0,
"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": -830.7,
"property_management_monthly": 193.9,
"monthly_cash_flow_after_debt": -69.22,
"cash_on_cash_return_after_debt": -0.01
},
"section8_assessment": {
"runs": [
{
"summary": "This villa appears turnkey for Section 8 tenancy with well-maintained finishes, intact exterior, and a newer A/C unit. The most likely inspection issues are absence/visibility of required smoke/CO detectors, unverified GFCI protection, and documentation/verification of major systems (water heater, electrical panel). These are generally minor/repairable items and should be addressable within 1-2 weeks prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Photos show recently painted walls, intact tile flooring throughout, clean stucco exterior, functioning doors and windows, and no obvious cosmetic deferred maintenance. Kitchen appears updated with visible stainless refrigerator and range hood; bathrooms not fully shown but no visible damage. Minor finish items (touch-up paint, caulk, possible weatherstripping) likely only. Missing appliances would be only a moderate issue but listing/photos indicate primary appliances present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, trip hazards, loose/ missing handrails, or peeling paint in photos. Enclosed lanai and large windows appear to provide egress. However no smoke detectors or carbon monoxide detectors are visible in the interior photos; GFCI outlets in kitchen/baths are not confirmed. Entry door looks secure with modern lockset but deadbolt presence not visible. No signs of active leaks, mold, or structural sagging. Because detectors/GFCI are not shown (required for NSPIRE), score reduced to reflect likely quick-correctable code items."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, electrical, plumbing, roof)",
"score": 80.0,
"rationale": "Listing states a newer A/C unit and photos show ceiling HVAC vents, indicating an operational central HVAC system. Clay tile roof appears intact with no visible sagging or missing tiles. Electrical panel, water heater and plumbing risers are not shown; no visible plumbing leaks. Given the updated interior and exterior and absence of visible system distress, major systems appear serviceable but not fully verifiable from photos, so score reflects likely operational systems with need for standard verification (panel label, water heater age/condition, GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and grounds",
"score": 90.0,
"rationale": "Exterior stucco, walkways and paver entries are in good condition; driveway and mailbox area well maintained. Landscaping is trimmed and drains appear unobstructed; gutters visible and intact. Front gated courtyard and lanai pavers are stable. No visible foundation displacement, standing water, severe vegetation overgrowth, or infestation signs in provided photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement 'newer A/C unit' is accurate and the HVAC system is operational.",
"Kitchen appliances (refrigerator and range) are present and functional as suggested by photos; stove/range is operable though not explicitly shown in all images.",
"Water heater, electrical panel, and smoke/CO detectors exist but were not visible in photos; their condition is unknown and will require verification.",
"No hidden active roof leaks, severe mold, or major foundation movement exist since there is no visible exterior distress or interior staining.",
"Bedrooms have compliant egress (windows/doors) consistent with typical single-story villa construction though bedroom photos were limited.",
"No prior rental events in last 5 years (rental history missing) so rental_history_activity not included in scoring."
],
"overall_score": 82.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall the property appears turnkey and likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with only minor work. Exterior and interior are well maintained, a newer A/C is present, and kitchen appliances are visible. The main inspection risk is lack of visual confirmation of detectors (smoke/CO), GFCI protection, electrical panel condition, and water heater visibility — all of which are commonly resolved quickly if needed. Expect rent-readiness within 1-2 weeks pending verification/installation of detectors and any required GFCI or minor electrical/plumbing work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Photos show a well-maintained exterior (fresh-looking stucco, intact tile roof, clean pavers) and clean, recently painted interior surfaces and tile flooring. Kitchen appliances are visible (stainless refrigerator) and countertops appear in good condition. No visible water stains, damaged drywall, or collapsed ceilings. Minor items likely: exterior paver cleaning, touch-up paint, and typical cosmetic caulking/trim work. Missing or worn small fixtures (outlet covers, switches) not observed. Overall only minor/cosmetic repairs expected."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 80.0,
"rationale": "No obvious life‑threatening hazards seen: ceilings intact, no sagging or visible structural cracks, no standing water or active leaks, no exposed wiring in photos, and sliding-lanai provides natural egress from living area. Entry appears secure with a solid door. However, smoke detectors, carbon monoxide alarm, electrical panel, and GFCI outlets are not visible in photos — these are required and commonly cause initial inspection failures if missing or nonfunctional. Given overall good condition and the listing claim of a newer A/C, it is likely detectors and basic safety devices are present or easily installed; deductive penalty applied for unknowns that could be immediate inspection fails if absent."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 78.0,
"rationale": "Listing explicitly states a newer A/C unit and supply vents are visible in interior photos, which supports a functioning HVAC system. Roof tile appears intact with gutters in place (no visible evidence of active leaks). Kitchen appliances visible suggest functioning electrical and gas/electric connections. Water heater, electrical panel, plumbing cleanouts, and age/condition of water heater are not shown — these are important for inspection but there is no visible evidence of failure. Score reflects positive observable systems (HVAC, kitchen) with deduction for unseen but inspection-critical components (water heater, panel, plumbing condition)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Yard and landscaping are maintained, walkways and driveway visible and in reasonable condition, paver courtyard and gated entry in good shape. Stucco exterior and tile roof look well-kept; gutters present. No visible signs of foundation settlement, large cracks, major drainage issues, or infestation. Wrought iron gate and fencing appear secure. Minor maintenance (weed control between pavers, trimming) likely."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be present but unverified and would be installed/serviced if missing.",
"Electrical panel and water heater locations and conditions are not shown; assume they are present and serviceable unless inspection shows otherwise.",
"Listing statement that A/C is 'newer' is accurate and the HVAC is operational.",
"No active roof leaks or major drainage issues exist based on absence of interior stains or exterior water damage in photos.",
"Entry locking hardware (deadbolt) is not clearly visible; assume standard secure lock is present or can be installed.",
"No evidence of peeling or chipping paint observed in photos; assume no immediate lead-peeling hazard though property was built in 1978 (pre-1978 lead disclosure applies).",
"Appliances (refrigerator, likely range) are present and functional as stainless refrigerator is visible; stove/oven likely present but not directly shown in every photo.",
"No evidence of mold, infestation, or structural failure in provided images; assume none present at inspection unless interior areas not photographed reveal issues."
],
"overall_score": 82.0,
"rubric_version": "1.0"
},
{
"summary": "This 2BR/2BA villa presents as well-maintained and largely turnkey for a Section 8 move-in. Interior finishes are clean and updated, exterior envelope looks sound, and listing notes a newer A/C. The most likely inspection risk is missing or non-compliant life-safety items (smoke/CO detectors and GFCI protection) and unverified mechanicals (water heater, electrical panel). With a short checklist to verify/install detectors and confirm hot water/electrical compliance, the property is likely rent-ready within 1–4 weeks. No visible major structural or life-threatening defects were observed in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 85.0,
"rationale": "Photos show recently painted walls, new/clean tile flooring throughout, intact interior finishes, functioning ceiling fans, and a clean kitchen with stainless refrigerator visible. Exterior pavers and stucco are in good condition. No obvious deferred maintenance or cosmetic damage. Minor unknowns: stove/range visibility not clear in photos and some small exterior fixtures (hose bibs, light fixtures) may need tenant-ready checks. Missing appliances would only moderately reduce readiness; refrigerator present mitigates that risk."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 70.0,
"rationale": "No exposed wiring, no visible water intrusion, and entry area and walkways look safe and even. Central HVAC vents visible (suggests heating/AC). However, photos do not show smoke detectors or carbon-monoxide detectors, and GFCI outlets in kitchen/baths are not visible — these are common cause for initial NSPIRE inspection fails if absent. Entry door hardware (deadbolt) is not clearly visible. Bedroom egress likely OK based on windows/lanai but bedrooms not pictured. Overall low visible immediate hazards but critical life-safety devices are not shown."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Condition",
"score": 75.0,
"rationale": "Listing explicitly notes a newer A/C unit and photos show central-return/vents, indicating functional HVAC. Roof appears to be tile in good condition with intact gutters/downspouts visible. No visible plumbing leaks or stains in ceilings/walls. Electrical panel, water heater, and hot water functioning cannot be confirmed from photos. Based on condition and age (1978) but visible recent updates, systems appear serviceable but require verification of water heater, electrical panel condition, and functional hot water."
},
{
"key": "exterior_site",
"label": "Exterior / Site Condition",
"score": 90.0,
"rationale": "Exterior stucco, tile roof, garage door, gated courtyard, paver walkways and landscaping all appear well maintained. Yard grading looks flat and drained, no standing water visible. Mailbox and driveway intact. No visible foundation cracks, sagging, or structural exterior issues in provided photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is operational as stated in the listing (\"newer a/c unit\"); vents visible in photos are in serviceable condition.",
"Stove/range and oven exist in the kitchen even though not clearly shown in all photos (a refrigerator is pictured).",
"Smoke and carbon monoxide detectors may be present but were not visible in provided photos; if absent they will need installation.",
"Electrical panel, water heater, hot water supply, and GFCI protection are present and functional but could not be verified from images; assume typical condition for an occupied, well-maintained villa unless inspection indicates otherwise.",
"Bedroom egress windows meet local code; bedrooms are not individually pictured so this is inferred from building type and visible window sizes.",
"No recent major roof or foundation repairs are hidden; tile roof appears intact in photos."
],
"overall_score": 80.0,
"rubric_version": "nsPIRE_v1.0_photo_assessment"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3880 El Poinier Ct Unit 8702, Sarasota, FL, 34232",
"aggregate": {
"summary": "This villa appears turnkey for Section 8 tenancy with well-maintained finishes, intact exterior, and a newer A/C unit. The most likely inspection issues are absence/visibility of required smoke/CO detectors, unverified GFCI protection, and documentation/verification of major systems (water heater, electrical panel). These are generally minor/repairable items and should be addressable within 1-2 weeks prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Photos show recently painted walls, intact tile flooring throughout, clean stucco exterior, functioning doors and windows, and no obvious cosmetic deferred maintenance. Kitchen appears updated with visible stainless refrigerator and range hood; bathrooms not fully shown but no visible damage. Minor finish items (touch-up paint, caulk, possible weatherstripping) likely only. Missing appliances would be only a moderate issue but listing/photos indicate primary appliances present."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and grounds",
"score": 88.3,
"rationale": "Exterior stucco, walkways and paver entries are in good condition; driveway and mailbox area well maintained. Landscaping is trimmed and drains appear unobstructed; gutters visible and intact. Front gated courtyard and lanai pavers are stable. No visible foundation displacement, standing water, severe vegetation overgrowth, or infestation signs in provided photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, trip hazards, loose/ missing handrails, or peeling paint in photos. Enclosed lanai and large windows appear to provide egress. However no smoke detectors or carbon monoxide detectors are visible in the interior photos; GFCI outlets in kitchen/baths are not confirmed. Entry door looks secure with modern lockset but deadbolt presence not visible. No signs of active leaks, mold, or structural sagging. Because detectors/GFCI are not shown (required for NSPIRE), score reduced to reflect likely quick-correctable code items."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, electrical, plumbing, roof)",
"score": 77.7,
"rationale": "Listing states a newer A/C unit and photos show ceiling HVAC vents, indicating an operational central HVAC system. Clay tile roof appears intact with no visible sagging or missing tiles. Electrical panel, water heater and plumbing risers are not shown; no visible plumbing leaks. Given the updated interior and exterior and absence of visible system distress, major systems appear serviceable but not fully verifiable from photos, so score reflects likely operational systems with need for standard verification (panel label, water heater age/condition, GFCI)."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing statement 'newer A/C unit' is accurate and the HVAC system is operational.",
"Kitchen appliances (refrigerator and range) are present and functional as suggested by photos; stove/range is operable though not explicitly shown in all images.",
"Water heater, electrical panel, and smoke/CO detectors exist but were not visible in photos; their condition is unknown and will require verification.",
"No hidden active roof leaks, severe mold, or major foundation movement exist since there is no visible exterior distress or interior staining.",
"Bedrooms have compliant egress (windows/doors) consistent with typical single-story villa construction though bedroom photos were limited.",
"No prior rental events in last 5 years (rental history missing) so rental_history_activity not included in scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 81.2,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6797635916"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.