Property ID: 6839756764
4418 NE Masters Ave, Arcadia, FL, 34266
Arcadia, FL
Money Down: $46,776
CoC Return: -1.33%
Monthly Cash Flow: $-52
Est. Final ARV: $232,143
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$38,980
Closing Costs
$7,796
Total Down
$46,776
Investment Snapshot
Purchase Price
$194,900
Money Down
$46,776
Cash-on-Cash Return
-1.33%
Rent
$1,451
Monthly Cash Flow
$-52
Annual Cash Flow
$-622
Debt Service / Mo
$1,037
Property Tax / Mo
$229
Insurance / Mo
$91
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,451
Payment Standard
$1,639
Rent
$1,451
Insurance
$91
Property Tax
$229
Management
$145
Utilities Allowance
$188
NOI (Monthly)
$985
Debt Service
$1,037
Cash Flow After Debt
$-52
Quality Score: 71.60%
Confidence: 83.00%
This 2-bed single-family appears largely turnkey for Section 8 leasing after a short checklist of safety verifications and minor fixes. Major positives: recent interior paint and flooring, functioning-looking kitchen plumbing, new HVAC and metal roof. Primary inspection risks are missing/undocumented smoke detectors, unconfirmed GFCI protection, bedroom egress dimensions not verified, and the absence of a visible stove appliance. With 1–2 days to verify systems and address detector/GFCI/egress items (or up to 30 days if additional repairs are needed), the home is likely to pass an initial HCV/NSPIRE inspection after those quick corrections.
Section 8 Payment Standard
$1,639
Utility Allowance Total
$188
Guaranteed Section 8 Rent (PS - Utilities)
$1,451
Property Management
$145
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$194,900
Beds
2
Baths
2
Living Area
1,170 sqft
Lot Size
12,632 sqft
Year Built
1985
Days on Market
208
Capital Outlay
$46,776
Debt Service
$1,037
Property Tax / Mo
$229
Insurance / Mo
$91
Property Description
Welcome to this charming home. Nestled on a beautiful, oversized lot just outside the Arcadia city limits, this property offers the perfect blend of peaceful county living and convenient access to local restaurants, shops, schools, hospitals, medical facilities, golf courses, and all the amenities the city has to offer. Upgrades include: A new, top-of-the-line 3-ton air conditioning unit, New flooring throughout, Metal roof built in 2017. Freshly painted interior and exterior. Fenced front yard for added privacy and security. Homes at this price do not last long! Don't hesitate-make an appointment today to see this wonderful property.
Utility Allowances
air_conditioning
$25
The property is listed as having 'Central Air'.
cooking
$11
Selected 'electric' as the property lists 'Range' under appliances and photos show an electric range.
heating
$15
Selected 'electric' as the property is listed with 'Baseboard' heating.
medical
$31
Standard baseline allowance for tenant-owned medical equipment included as per the housing authority schedule.
other_electric
$45
Standard baseline allowance for lights and tenant's small appliances.
range_microwave
$6
Applied for a tenant-owned microwave, as this appliance is not listed as provided by the landlord.
trash_collection
$21
Trash collection is a standard utility for a single-family detached home.
water_heating
$34
Selected 'electric' as it is the most logical fuel source, consistent with the property's other electric appliances (heating, cooking).
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$1,094
DP3 Annual Estimate$1,094
DP1 Monthly Equivalent$91
DP3 Monthly Equivalent$91
Replacement Value$125,826
Basis1,170 sqft / 1985
Nearby Houses
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4365 NE Andrea Ter
sold · 0.05 mi
Price: $90,000
3 bd / 2 ba · 1,224 sqft
Latest sale: $90,000
Latest rent: —
Photo unavailable
4364 NE Andrea Ter
sold · 0.06 mi
Price: $300,000
3 bd / 3 ba · 1,861 sqft
Latest sale: $300,000
Latest rent: —
Photo unavailable
4500 NE Masters Ave
sold · 0.08 mi
Price: $140,000
2 bd / 1 ba · 1,056 sqft
Latest sale: $140,000
Latest rent: —
Photo unavailable
1740 NE Mike Dr
sold · 0.08 mi
Price: $50,000
— bd / — ba
Latest sale: $50,000
Latest rent: —
Photo unavailable
1740 NE Kelly Dr
sold · 0.09 mi
Price: $275,000
3 bd / 2 ba · 1,444 sqft
Latest sale: $275,000
Latest rent: —
Photo unavailable
1734 NE Kelly Dr
sold · 0.10 mi
Price: $151,900
2 bd / 2 ba · 1,450 sqft
Latest sale: $151,900
Latest rent: —
Properties Used for Comps
Photo unavailable
Arcadia, FL, 34266
sold
Price: $200,000
Rent: —
2 bd / 1 ba · 1,008 sqft
Sale Date: Aug 08, 2025
Distance: 0.33 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in interior photos — required and commonly an automatic fail if absent.
- Kitchen GFCI protection not verifiable from photos — lack of GFCI outlets/breakers would be a code/inspection issue.
- Bedroom egress size/operability not confirmed — windows shown may be undersized which can cause a failed inspection.
- Range/stove not visible — while not always a code fail, lack of cooking appliance is a rental readiness issue and may affect tenant move-in.
Assumptions
- Listing is accurate: new 3-ton AC unit installed recently and metal roof added in 2017.
- No active roof leaks or interior water intrusion exists — ceilings show no visible stains in photos.
- Smoke detectors are not installed or not visible in provided photos; none were observed.
- Electrical panel, water heater and main plumbing stack are present and functional but not pictured; condition is unknown.
- Kitchen refrigerator is present (photo) but a range/stove is not visible in photos and may be absent.
- Bedroom windows may be standard double-hung or sliders; their exact egress dimensions are unknown from photos.
- No obvious mold, pest infestation, or structural foundation movement evident in photos; these were not observed.
- Front porch and deck are low-rise; handrail/step compliance may require minor adjustment depending on local code but no collapse or severe deterioration noted.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,671 | $149,326 | $133,901 |
| 2023 | $2,383 | $141,111 | $110,562 |
| 2022 | $2,253 | $134,862 | $100,511 |
| 2021 | $2,000 | $91,374 | $91,374 |
| 2020 | $1,870 | $83,705 | $83,068 |
| 2019 | $1,764 | $79,167 | $75,516 |
| 2018 | $1,623 | $68,651 | $68,651 |
| 2017 | $1,337 | $58,244 | $58,244 |
| 2015 | $1,146 | $45,364 | $45,364 |
| 2010 | $1,095 | $51,763 | $51,763 |
| 2009 | $1,474 | $75,697 | $75,697 |
| 2008 | $1,598 | $87,012 | $87,012 |
| 2007 | $1,629 | $89,721 | $89,721 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-05-02 | Sold | $115,000 |
| 2017-03-31 | Sold | $89,000 |
Photo Gallery
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"tax": 2253,
"year": 2022,
"market": {
"land": 23500,
"total": 134862,
"building": 111362
},
"assessment": {
"land": null,
"total": 100511,
"building": null
}
},
{
"tax": 2000,
"year": 2021,
"market": {
"land": 13000,
"total": 91374,
"building": 78374
},
"assessment": {
"land": 13000,
"total": 91374,
"building": 78374
}
},
{
"tax": 1870,
"year": 2020,
"market": {
"land": 13000,
"total": 83705,
"building": 70705
},
"assessment": {
"land": null,
"total": 83068,
"building": null
}
},
{
"tax": 1764,
"year": 2019,
"market": {
"land": 10000,
"total": 79167,
"building": 69167
},
"assessment": {
"land": null,
"total": 75516,
"building": null
}
},
{
"tax": 1623,
"year": 2018,
"market": {
"land": 10000,
"total": 68651,
"building": 58651
},
"assessment": {
"land": 10000,
"total": 68651,
"building": 58651
}
},
{
"tax": 1337,
"year": 2017,
"market": {
"land": 10000,
"total": 58244,
"building": 48244
},
"assessment": {
"land": 10000,
"total": 58244,
"building": 48244
}
},
{
"tax": 1146,
"year": 2015,
"market": {
"land": 10000,
"total": 45364,
"building": 35364
},
"assessment": {
"land": 10000,
"total": 45364,
"building": 35364
}
},
{
"tax": 1095,
"year": 2010,
"market": {
"land": 12000,
"total": 51763,
"building": 39763
},
"assessment": {
"land": null,
"total": 51763,
"building": null
}
},
{
"tax": 1474,
"year": 2009,
"market": {
"land": 15000,
"total": 75697,
"building": 60697
},
"assessment": {
"land": null,
"total": 75697,
"building": null
}
},
{
"tax": 1598,
"year": 2008,
"market": {
"land": 20000,
"total": 87012,
"building": 67012
},
"assessment": {
"land": null,
"total": 87012,
"building": null
}
},
{
"tax": 1629,
"year": 2007,
"market": {
"land": 20000,
"total": 89721,
"building": 69721
},
"assessment": {
"land": null,
"total": 89721,
"building": null
}
}
],
"property_history": [
{
"date": "2026-01-21",
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"status": "for_sale",
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"list_price": 194900,
"listing_id": "2988796307",
"last_update_date": "2026-02-17T20:58:10Z",
"last_status_change_date": "2026-02-05T19:31:56Z"
},
"event_name": "Price Changed",
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"source_name": "StellarMLS",
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},
{
"date": "2025-11-21",
"price": 199000,
"listing": {
"status": "for_sale",
"list_date": "2025-11-21T01:06:28Z",
"list_price": 194900,
"listing_id": "2988796307",
"last_update_date": "2026-02-17T20:58:10Z",
"last_status_change_date": "2026-02-05T19:31:56Z"
},
"event_name": "Listed",
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"price_change": 0,
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"source_listing_id": "C7517858",
"price_change_percentage": "+73.04%"
},
{
"date": "2025-05-02",
"price": 115000,
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"price_sqft": 98.2905982905983,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "-34.29%"
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{
"date": "2022-09-06",
"price": 169900,
"listing": {
"status": "off_market",
"list_date": "2022-07-09T02:03:16Z",
"list_price": 169900,
"listing_id": "2945176423",
"last_update_date": "2022-09-06T15:06:52Z",
"last_status_change_date": "2022-07-23T01:05:35Z"
},
"event_name": "Listing removed",
"price_sqft": 145.2136752136752,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4541667",
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},
{
"date": "2022-07-23",
"price": 169900,
"listing": {
"status": "off_market",
"list_date": "2022-07-09T02:03:16Z",
"list_price": 169900,
"listing_id": "2945176423",
"last_update_date": "2022-09-06T15:06:52Z",
"last_status_change_date": "2022-07-23T01:05:35Z"
},
"event_name": "Listing removed",
"price_sqft": 145.2136752136752,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": "14 days",
"source_listing_id": "A4541667",
"price_change_percentage": null
},
{
"date": "2022-07-22",
"price": 169900,
"listing": {
"status": "off_market",
"list_date": "2022-07-09T02:03:16Z",
"list_price": 169900,
"listing_id": "2945176423",
"last_update_date": "2022-09-06T15:06:52Z",
"last_status_change_date": "2022-07-23T01:05:35Z"
},
"event_name": "Price Changed",
"price_sqft": 145.2136752136752,
"source_name": "StellarMLS",
"price_change": -5100,
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},
{
"date": "2022-07-09",
"price": 175000,
"listing": {
"status": "off_market",
"list_date": "2022-07-09T02:03:16Z",
"list_price": 169900,
"listing_id": "2945176423",
"last_update_date": "2022-09-06T15:06:52Z",
"last_status_change_date": "2022-07-23T01:05:35Z"
},
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},
{
"date": "2019-03-08",
"price": 109000,
"listing": {
"status": "off_market",
"list_date": "2018-10-19T19:25:29Z",
"list_price": 109000,
"listing_id": "646989102",
"last_update_date": "2018-11-03T17:10:05Z",
"last_status_change_date": "2018-11-05T08:15:22Z"
},
"event_name": "Listing removed",
"price_sqft": 93.16239316239316,
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "A4413721",
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},
{
"date": "2018-11-03",
"price": 109000,
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"status": "off_market",
"list_date": "2018-10-19T19:25:29Z",
"list_price": 109000,
"listing_id": "646989102",
"last_update_date": "2018-11-03T17:10:05Z",
"last_status_change_date": "2018-11-05T08:15:22Z"
},
"event_name": "Listing removed",
"price_sqft": 93.16239316239316,
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"price_change": 0,
"days_after_listed": "45 days",
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{
"date": "2018-10-10",
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"listing": {
"status": "off_market",
"list_date": "2018-10-19T19:25:29Z",
"list_price": 109000,
"listing_id": "646989102",
"last_update_date": "2018-11-03T17:10:05Z",
"last_status_change_date": "2018-11-05T08:15:22Z"
},
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"price_change": -10000,
"days_after_listed": null,
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{
"date": "2018-09-19",
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"list_price": 109000,
"listing_id": "646989102",
"last_update_date": "2018-11-03T17:10:05Z",
"last_status_change_date": "2018-11-05T08:15:22Z"
},
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{
"date": "2017-04-02",
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"list_price": 88500,
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"last_status_change_date": "2017-03-31T07:00:00Z"
},
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"price_change": 500,
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"price_change_percentage": "+$500"
},
{
"date": "2017-01-10",
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"status": "sold",
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"list_price": 88500,
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"last_status_change_date": "2017-03-31T07:00:00Z"
},
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}
],
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"permit_effective_date": "Jan 3, 2019",
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},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Legacy - legacy permit",
"permit_effective_date": "Oct 21, 2004",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "El electrical",
"permit_effective_date": "Oct 7, 1999",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Home addition",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "El electrical",
"permit_effective_date": "Oct 22, 1998",
"permit_project_type_1": "Bathroom remodel",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": "Home addition"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Bl building",
"permit_effective_date": "Oct 20, 1998",
"permit_project_type_1": "Bathroom remodel",
"permit_project_type_2": "Home addition",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6839756764",
"generated_at": "2026-03-28T19:39:08.275030Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 71.6
},
"utility_allowance": {
"zip_code": "34266",
"home_photo": "https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m2878818441s-w1280.jpg",
"rent_price": 1451.0,
"loan_amount": 155920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/4418-NE-Masters-Ave_Arcadia_FL_34266_M68397-56764",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 194900.0,
"loan_term_years": 30,
"annual_cash_flow": 11825.67,
"mortgage_monthly": 1037.34,
"payment_standard": 1639.0,
"total_amount_out": 38980.0,
"additional_photos": [
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m3588633003s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m301192123s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m3401290477s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m3689153414s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m1479831403s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m300003743s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m1460093900s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m670812794s-w1280.jpg",
"https://ap.rdcpix.com/4e59d93b3cecb9af03c1e5bf659252fal-m3207162405s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 91.17,
"monthly_cash_flow": 985.47,
"property_tax_rate": 0.0089,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesManateeCounty2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "The property is listed as having 'Central Air'.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Selected 'electric' as the property lists 'Range' under appliances and photos show an electric range.",
"utility": "cooking",
"allowance": 11
},
{
"note": "Selected 'electric' as the property is listed with 'Baseboard' heating.",
"utility": "heating",
"allowance": 15
},
{
"note": "Standard baseline allowance for tenant-owned medical equipment included as per the housing authority schedule.",
"utility": "medical",
"allowance": 31
},
{
"note": "Standard baseline allowance for lights and tenant's small appliances.",
"utility": "other_electric",
"allowance": 45
},
{
"note": "Applied for a tenant-owned microwave, as this appliance is not listed as provided by the landlord.",
"utility": "range_microwave",
"allowance": 6
},
{
"note": "Trash collection is a standard utility for a single-family detached home.",
"utility": "trash_collection",
"allowance": 21
},
{
"note": "Selected 'electric' as it is the most logical fuel source, consistent with the property's other electric appliances (heating, cooking).",
"utility": "water_heating",
"allowance": 34
}
],
"cash_on_cash_return": 0.3,
"down_payment_amount": 38980.0,
"property_tax_annual": 2751.13,
"property_tax_monthly": 229.26,
"property_tax_increase": 0.03,
"utility_allowance_total": 188.0,
"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": -622.41,
"property_management_monthly": 145.1,
"monthly_cash_flow_after_debt": -51.87,
"cash_on_cash_return_after_debt": -0.02
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed single-family appears largely turnkey for Section 8 leasing after a short checklist of safety verifications and minor fixes. Major positives: recent interior paint and flooring, functioning-looking kitchen plumbing, new HVAC and metal roof. Primary inspection risks are missing/undocumented smoke detectors, unconfirmed GFCI protection, bedroom egress dimensions not verified, and the absence of a visible stove appliance. With 1–2 days to verify systems and address detector/GFCI/egress items (or up to 30 days if additional repairs are needed), the home is likely to pass an initial HCV/NSPIRE inspection after those quick corrections.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior photos show recent paint and new-look vinyl plank flooring, cabinets painted with new hardware, intact drywall and ceilings and functioning fixtures. Exterior painted and metal roof (2017) appears in good shape. Minor repair items visible or likely: small front deck/steps show weathering and may need sealing; playset in yard is weathered and could be removed or repaired; no stove is visible in photos (fridge present) which is an easy-to-fix appliance absence. Overall cosmetic condition is good with only minor touch-ups expected."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 65.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, no exposed wiring in photos). However several NSPIRE items are unknown or not shown and create inspection risk: no smoke detectors are visible in photos, GFCI protection for kitchen/bath is not visibly confirmed, bedroom egress size/operability cannot be confirmed from images (bedroom windows look relatively small), and the electrical panel and water heater locations/conditions are not shown. Front porch has railings but steps/handrail detail is unclear. These unknowns lower the safety score despite generally tidy appearance."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 75.0,
"rationale": "Listing states a new 3-ton AC unit (photo shows central air vents) and metal roof from 2017 — both are strong positives. Kitchen plumbing fixtures appear intact and functional. Electrical outlets visible and in place, but the main panel and its condition, and presence of required GFCI breakers/outlets are not shown. Water heater and drainage details are not pictured. Given visible recent upgrades and lack of apparent system distress, systems are likely in good shape but require routine verification (panel, hot water, GFCI) for inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior photos show the house on an oversized lot with a low wire/fence, a tidy yard and trees providing shade. Siding and paint appear in good condition, gutters present, and no obvious foundation settlement is visible. The enclosed/screened porch appears weathered but serviceable. Yard has some overgrown edge vegetation and an older wooden playset that may need repair or removal. Driveway/parking details not shown but no obvious site hazards seen."
}
],
"red_flags": [
"No visible smoke detectors in interior photos — required and commonly an automatic fail if absent.",
"Kitchen GFCI protection not verifiable from photos — lack of GFCI outlets/breakers would be a code/inspection issue.",
"Bedroom egress size/operability not confirmed — windows shown may be undersized which can cause a failed inspection.",
"Range/stove not visible — while not always a code fail, lack of cooking appliance is a rental readiness issue and may affect tenant move-in."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: new 3-ton AC unit installed recently and metal roof added in 2017.",
"No active roof leaks or interior water intrusion exists — ceilings show no visible stains in photos.",
"Smoke detectors are not installed or not visible in provided photos; none were observed.",
"Electrical panel, water heater and main plumbing stack are present and functional but not pictured; condition is unknown.",
"Kitchen refrigerator is present (photo) but a range/stove is not visible in photos and may be absent.",
"Bedroom windows may be standard double-hung or sliders; their exact egress dimensions are unknown from photos.",
"No obvious mold, pest infestation, or structural foundation movement evident in photos; these were not observed.",
"Front porch and deck are low-rise; handrail/step compliance may require minor adjustment depending on local code but no collapse or severe deterioration noted."
],
"overall_score": 75.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This single-family home appears largely rent-ready for a Housing Choice Voucher tenant after addressing a few routine checklist items. Major systems look good: a 2017 metal roof and a new 3-ton AC (per listing and vents visible) significantly lower system risk. Interior cosmetic updates (new flooring, paint, cabinets) are complete. Primary inspection risks from the photos are missing/unstated life-safety devices (no visible smoke or CO detectors), unclear GFCI protection at kitchen counters, and no photographic confirmation of a working stove/range or water heater. None of the provided images show structural sagging, active leaks, collapsed ceilings, or exposed live wiring. With installation/verification of smoke/CO detectors, confirmation of GFCI and water heater operation, and provision or reconnection of a stove, this property would be likely to pass an initial NSPIRE/HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears recently refreshed: new flooring in main areas, fresh paint inside and out, cabinets painted and hardware updated. Metal roof (2017) and new 3-ton AC (per listing) reduce deferred maintenance risk. Minor items visible: exterior deck/porch needs staining, backyard playset is weathered, some trim/threshold wear. No obvious collapsed ceilings, major drywall damage, or structural rot shown. Stove/range is not visible in photos (fridge present) — missing appliance lowers readiness moderately but is an easy-to-fix item."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No exposed wiring or obvious electrical hazards visible; outlets and cover plates present. Ceiling vents and registers indicate central HVAC; windows present in sleeping rooms suggesting egress likely available. However, smoke detectors and carbon monoxide detectors are not visible in photos (required by NSPIRE), and GFCI protection at kitchen counter outlets is not clearly present. Porch/steps have a railing but condition and handrail for steps not fully verifiable. No visible active leaks, major mold, or collapsed ceilings in provided images."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Listing states a new 3-ton AC; ceiling supply vents and new-looking compressor area (photos of exterior equipment) support this. Metal roof (2017) looks intact. Electrical appearances (outlets, ceiling fans) are tidy, though the panel was not photographed. Heating appears to be electric baseboard in a bedroom (present and intact). Water heater plumbing not shown and its age/condition is unknown. Overall systems appear functional but some items (water heater, electrical panel, stove connection) need on-site verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Yard is fenced in front (wire fencing) and the property sits on an oversized lot with maintained lawn. Exterior paint and siding look in good condition; gutters present. Metal roof and guttering reduce roof/drainage risk. The front porch and railings are present and appear serviceable. Some perimeter vegetation is close to the house and a wooden playset is deteriorated; driveway/walkway condition looks adequate from photos. No visible foundation cracking or standing water observed."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detector in photos — required for NSPIRE/HCV.",
"No clear GFCI-protected outlet visible at kitchen countertop — may be a fail if not present.",
"No stove/range visible in photos (stove may be missing) — appliance absence reduces readiness until provided.",
"Water heater not photographed/verified — must be operational and supply hot water at inspection."
],
"confidence": 0.66,
"assumptions": [
"Listing statement that AC is new and metal roof was installed in 2017 is accurate and the AC is operational.",
"Bedrooms shown have code-compliant egress windows (double-hung/slider typical for 1985 construction); sizes meet local egress requirements.",
"Water heater is present and operational though not shown; plumbing fixtures function unless otherwise noted.",
"Electrical panel is intact and not showing visible code-level hazards despite not being photographed.",
"Stove/range is missing or not shown in listing photos (fridge present); if absent it must be provided or installed prior to rental.",
"No evidence of active roof leaks, major foundation movement, or severe mold based on interior ceiling/wall photos; serious hidden issues would lower scores.",
"Porch/steps provide safe access; number of risers likely does not require additional handrail per visible condition."
],
"overall_score": 73.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This single-story 2-bed/2-bath home appears largely turn-key with a recent metal roof (2017), new-seeming HVAC (per listing), new flooring, and fresh paint. Major structural or life-safety hazards are not visible in photos. The property is likely to pass a voucher inspection after addressing a few common safety items: install/verify smoke detectors and CO alarms, install GFCI protection at kitchen/bath receptacles (if not present), and confirm bedroom egress dimensions. Systems (water heater location, electrical panel) need confirmation during inspection. Estimated readiness: minor repairs and safety installations (1–4 weeks) before passing an initial HCV/NSPIRE inspection, assuming hot water and electrical distribution are in working order.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently refreshed: new-looking LVP flooring, fresh paint, updated cabinet hardware and a clean double-basin sink. Exterior paint and metal roof (2017) visible and in good cosmetic condition. Minor deferred items visible: worn blinds, weathered outdoor playset, some older porch window frames and light cosmetic wear on exterior deck rails. Refrigerator visible in photos; no oven/stove shown (absence would be a moderate fix). Overall mostly cosmetic/finish work rather than major repairs."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 45.0,
"rationale": "Multiple NSPIRE safety items are not clearly documented in photos and present moderate risk: no smoke detectors or carbon monoxide alarms are visible in any photos; kitchen countertop receptacle near sink does not show a visible GFCI device (no reset/test button visible) which likely fails modern kitchen GFCI requirement; bedroom windows appear relatively small (egress compliance not verifiable and may be marginal); sliding/glass door and porch windows appear intact. Entry door appears to have at least a knob and secondary lock (photo ambiguous for a deadbolt). No exposed wiring, active leaks, collapsed ceilings, or obvious peeling lead-risk paint visible. Because missing/uncertain smoke detectors, GFCI, and potential egress issues are common fail items, safety score is reduced."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Listing states a new 3-ton AC unit (photo shows ceiling vents) and photos support a functioning central HVAC system. Metal roof (2017) is recent and appears intact in exterior photo. Plumbing fixtures (kitchen sink) appear functional with no visible leaks. Electrical panel and overall distribution are not shown; outlet near sink is present but not confirmed GFCI. Water heater location and condition not shown (exterior equipment near shed may be related but is unverified) so hot water and water heater condition are assumed but not confirmed. Overall systems look serviceable but lack of visible water heater/electrical panel and unconfirmed GFCI reduce score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Property sits on an oversized lot with an intact perimeter wire fence and cleared yard. Front stoop/deck has railing and appears structurally sound in photos. No visible foundation cracking, major siding damage, or standing water. Some yard edge vegetation and a weathered playset/shrubbery present that need basic maintenance. Enclosed sunroom/porch windows are older and may need weathersealing but are intact. Driveway/parking not clearly shown but street access exists. Overall exterior/site issues are minor maintenance."
}
],
"red_flags": [
"No visible smoke detectors inside property (NSPIRE fail if absent).",
"No visible carbon monoxide alarm (required where fuel-burning appliances present or per local code).",
"Kitchen countertop receptacle near sink has no visible GFCI device (likely needs GFCI protection).",
"Bedroom windows may not meet egress size requirements (photos show small windows) — confirm measurements.",
"Water heater location and electrical panel not shown — lack of visible confirmation increases inspection risk."
],
"confidence": 0.7,
"assumptions": [
"New 3-ton AC is installed and functional as stated in listing; ceiling vents visible support this.",
"Metal roof installed in 2017 is intact and free of active leaks (no interior staining or ceiling sag seen).",
"A refrigerator is present (visible) but a stove/oven is not shown — assume stove may be missing or not pictured;",
"No smoke detectors or CO alarms are visible in photos; assume none are installed or they were not photographed.",
"Electrical panel and water heater locations are not shown; assume they exist and are serviceable but must be verified.",
"Entry door has at least a latch and likely a deadbolt but photo is ambiguous; assume door can be secured but confirm deadbolt.",
"Bedroom egress windows might be below required NSPIRE size thresholds (photos show relatively small windows); assume possible egress risk until measured.",
"No signs of major structural, roof, or plumbing failure were visible in provided photos; this assessment assumes no hidden active leaks or structural movement."
],
"overall_score": 67.0,
"rubric_version": "2026-03-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "4418 NE Masters Ave, Arcadia, FL, 34266",
"aggregate": {
"summary": "This 2-bed single-family appears largely turnkey for Section 8 leasing after a short checklist of safety verifications and minor fixes. Major positives: recent interior paint and flooring, functioning-looking kitchen plumbing, new HVAC and metal roof. Primary inspection risks are missing/undocumented smoke detectors, unconfirmed GFCI protection, bedroom egress dimensions not verified, and the absence of a visible stove appliance. With 1–2 days to verify systems and address detector/GFCI/egress items (or up to 30 days if additional repairs are needed), the home is likely to pass an initial HCV/NSPIRE inspection after those quick corrections.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.3,
"rationale": "Interior photos show recent paint and new-look vinyl plank flooring, cabinets painted with new hardware, intact drywall and ceilings and functioning fixtures. Exterior painted and metal roof (2017) appears in good shape. Minor repair items visible or likely: small front deck/steps show weathering and may need sealing; playset in yard is weathered and could be removed or repaired; no stove is visible in photos (fridge present) which is an easy-to-fix appliance absence. Overall cosmetic condition is good with only minor touch-ups expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.3,
"rationale": "Exterior photos show the house on an oversized lot with a low wire/fence, a tidy yard and trees providing shade. Siding and paint appear in good condition, gutters present, and no obvious foundation settlement is visible. The enclosed/screened porch appears weathered but serviceable. Yard has some overgrown edge vegetation and an older wooden playset that may need repair or removal. Driveway/parking details not shown but no obvious site hazards seen."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 58.3,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, no exposed wiring in photos). However several NSPIRE items are unknown or not shown and create inspection risk: no smoke detectors are visible in photos, GFCI protection for kitchen/bath is not visibly confirmed, bedroom egress size/operability cannot be confirmed from images (bedroom windows look relatively small), and the electrical panel and water heater locations/conditions are not shown. Front porch has railings but steps/handrail detail is unclear. These unknowns lower the safety score despite generally tidy appearance."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 71.7,
"rationale": "Listing states a new 3-ton AC unit (photo shows central air vents) and metal roof from 2017 — both are strong positives. Kitchen plumbing fixtures appear intact and functional. Electrical outlets visible and in place, but the main panel and its condition, and presence of required GFCI breakers/outlets are not shown. Water heater and drainage details are not pictured. Given visible recent upgrades and lack of apparent system distress, systems are likely in good shape but require routine verification (panel, hot water, GFCI) for inspection."
}
],
"red_flags": [
"No visible smoke detectors in interior photos — required and commonly an automatic fail if absent.",
"Kitchen GFCI protection not verifiable from photos — lack of GFCI outlets/breakers would be a code/inspection issue.",
"Bedroom egress size/operability not confirmed — windows shown may be undersized which can cause a failed inspection.",
"Range/stove not visible — while not always a code fail, lack of cooking appliance is a rental readiness issue and may affect tenant move-in."
],
"confidence": 0.83,
"assumptions": [
"Listing is accurate: new 3-ton AC unit installed recently and metal roof added in 2017.",
"No active roof leaks or interior water intrusion exists — ceilings show no visible stains in photos.",
"Smoke detectors are not installed or not visible in provided photos; none were observed.",
"Electrical panel, water heater and main plumbing stack are present and functional but not pictured; condition is unknown.",
"Kitchen refrigerator is present (photo) but a range/stove is not visible in photos and may be absent.",
"Bedroom windows may be standard double-hung or sliders; their exact egress dimensions are unknown from photos.",
"No obvious mold, pest infestation, or structural foundation movement evident in photos; these were not observed.",
"Front porch and deck are low-rise; handrail/step compliance may require minor adjustment depending on local code but no collapse or severe deterioration noted."
],
"score_method": "mean_of_criteria",
"overall_score": 71.6,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6839756764"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.