Property ID: 6844533102
833 Wayne Ave, Pensacola, FL, 32507
Pensacola, FL
Money Down: $38,160
CoC Return: 14.72%
Monthly Cash Flow: $468
Est. Final ARV: $209,152
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$31,800
Closing Costs
$6,360
Total Down
$38,160
Investment Snapshot
Purchase Price
$159,000
Money Down
$38,160
Cash-on-Cash Return
14.72%
Rent
$1,633
Monthly Cash Flow
$468
Annual Cash Flow
$5,619
Debt Service / Mo
$846
Property Tax / Mo
$55
Insurance / Mo
$100
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,633
Payment Standard
$1,933
Rent
$1,633
Insurance
$100
Property Tax
$55
Management
$163
Utilities Allowance
$300
NOI (Monthly)
$1,314
Debt Service
$846
Cash Flow After Debt
$468
Quality Score: 56.30%
Confidence: 92.00%
Moderate inspection risk — property is not turnkey for a Housing Choice Voucher move-in without focused repairs and verification of systems. Visible issues include exposed/rotted bathroom subfloor, unfinished interior seams, deferred site maintenance and potential electrical hazards (temporary/low-hung lines). Major building systems (HVAC, electrical panel, water heater) are not shown and should be verified and serviced. Expect 30–60 days of work (floor replacement, electrical/GFCI verification, install/verify smoke & CO alarms, HVAC check and roof inspection) to reach typical Section 8 pass standards.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$300
Guaranteed Section 8 Rent (PS - Utilities)
$1,633
Property Management
$163
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$159,000
Beds
3
Baths
2
Living Area
1,280 sqft
Lot Size
47,916 sqft
Year Built
1998
Days on Market
104
Capital Outlay
$38,160
Debt Service
$846
Property Tax / Mo
$55
Insurance / Mo
$100
Property Description
Beautiful oak trees, 10 minutes from downtown Pensacola....3/2 bath 1998 mobile home...in average condition mixed use commercial and residential 1.1 acre.... zoned HDMU (High Density Mixed Use) Possible real estate office, General office, commercial or residential... Room to park your RV boat or toys. Or invest for future townhouse development.... Unincorporated area..yet close to Navy point and the bayou.. Lot size 140x350 Please contact Escambia county for all permitted uses
Utility Allowances
Heating
$31
Property lists 'Space Heater' for heating, which is electric. Selected the electric option from the schedule.
Cooking
$13
The kitchen photos indicate an electric stove setup. Selected the electric option from the schedule.
Water Heater
$31
Property details explicitly state it has an 'Electric Water Heater'. Selected the electric option from the schedule.
Other Electric
$70
A standard allowance for general electric use (lights, outlets) not covered by other specific categories.
Air Conditioning
$49
Property has 'Wall/Window Unit(s)' for cooling. The schedule provides a fixed allowance for air conditioning.
Monthly Electric Fee
$11
A standard monthly fee applied as the property uses electric utilities.
Monthly Gas Fee
$0
No gas appliances are indicated in the property information.
Water
$40
Property details explicitly state the water source is 'Public'.
Sewer
$0
Inferred that the property uses a septic tank based on data from nearby comparable properties and its location in an unincorporated area, so no public sewer utility is required.
Trash Collection
$32
A standard allowance for municipal trash collection service for a single-family home.
Refrigerator (Tenant-Supplied)
$12
The property description does not explicitly list a refrigerator as a provided appliance.
Range (Tenant-Supplied)
$11
The property description does not explicitly list a range/stove as a provided appliance.
Source References
Payment Standard Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf
https://www.cityofpensacola.com/DocumentCenter/View/27843
https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf
Utility Allowance Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,197
DP3 Annual Estimate$1,197
DP1 Monthly Equivalent$100
DP3 Monthly Equivalent$100
Replacement Value$52,585
Basis1,280 sqft / 1998
Nearby Houses
Photo unavailable
1621 Gulf Beach Hwy
sold · 0.05 mi
Price: $206,000
3 bd / 2 ba · 1,486 sqft
Latest sale: $206,000
Latest rent: —
Photo unavailable
1701 Gulf Beach Hwy
sold · 0.09 mi
Price: $245,000
4 bd / 2 ba · 1,813 sqft
Latest sale: $245,000
Latest rent: —
Photo unavailable
714 Paulding Ave
off_market · 0.11 mi
Price: $17,000
— bd / — ba
Latest sale: —
Latest rent: —
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800 Blk Mills Ave
sold · 0.13 mi
Price: $235,000
— bd / — ba
Latest sale: $235,000
Latest rent: —
Photo unavailable
729 Lownde Ave
sold · 0.14 mi
Price: $550,000
8 bd / 4 ba
Latest sale: $550,000
Latest rent: —
Photo unavailable
1602 Graupera St
sold · 0.15 mi
Price: $210,000
3 bd / 2 ba · 1,680 sqft
Latest sale: $210,000
Latest rent: —
Photo unavailable
1600 Graupera St
sold · 0.15 mi
Price: $195,000
3 bd / 2 ba · 1,444 sqft
Latest sale: $195,000
Latest rent: —
Photo unavailable
700 Mills Ave
off_market · 0.19 mi
Price: $35,000
— bd / — ba
Latest sale: —
Latest rent: —
Properties Used for Comps
Photo unavailable
1621 Gulf Beach Hwy, Pensacola, FL, 32507
sold
Price: $206,000
Rent: —
3 bd / 2 ba · 1,486 sqft
Sale Date: Dec 13, 2024
Distance: 0.05 mi
View listing
Photo unavailable
618 Paulding Ave, Pensacola, FL, 32507
sold
Price: $173,298
Rent: —
3 bd / 2 ba · 1,168 sqft
Sale Date: Jan 29, 2025
Distance: 0.19 mi
View listing
Photo unavailable
1002 Polk Ave, Pensacola, FL, 32507
sold
Price: $247,500
Rent: —
3 bd / 2 ba · 1,218 sqft
Sale Date: Nov 21, 2025
Distance: 0.25 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Exposed/damaged bathroom subfloor (visible around toilet)
- Potential electrical hazards: multiple low-hung/temporary wiring and string lights across yard
- Large overhanging trees directly above the roof (increased risk of roof damage/ponding and debris)
Assumptions
- Photos are representative but limited — many rooms, mechanical closets and the electrical panel are not shown.
- Kitchen appliances pictured (refrigerator and range) are present at the unit and assumed operable unless testing shows otherwise.
- No smoke or carbon monoxide detectors were visible in the photos; assume none or not correctly located until verified.
- HVAC, water heater and electrical panel exist but are not photographed; score is conservative because their condition is unknown.
- Mobile home sits on standard piers/skirt and no obvious foundation displacement is visible in exterior photos; assume no major foundation movement unless inspection reveals otherwise.
- Exterior low-hanging lines and string lights may be temporary but treated as potential electrical hazards for scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $646 | $80,325 | $65,731 |
| 2023 | $1,037 | $89,087 | $55,929 |
| 2022 | $980 | $83,775 | $50,845 |
| 2021 | $765 | $46,223 | $46,223 |
| 2020 | $724 | $43,960 | $43,960 |
| 2019 | $715 | $42,965 | $42,965 |
| 2018 | $732 | $43,291 | $43,291 |
| 2017 | $721 | $41,626 | $41,626 |
| 2016 | $723 | $41,047 | $41,047 |
| 2015 | $679 | $39,129 | $39,129 |
| 2014 | $620 | $37,378 | $37,378 |
| 2013 | $649 | $36,970 | $36,970 |
| 2012 | $659 | $37,425 | $36,888 |
| 2011 | $646 | $39,368 | $33,535 |
| 2010 | $622 | $39,824 | $39,824 |
| 2009 | $603 | $40,051 | $40,051 |
| 2008 | $463 | $25,197 | $25,197 |
| 2007 | $516 | $26,790 | $26,790 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-25 | Price Changed | $159,000 |
| 2026-03-18 | Price Changed | $169,000 |
| 2026-03-14 | Price Changed | $159,000 |
| 2026-03-04 | Listed | $169,000 |
| 2023-03-27 | Sold | $85,000 |
| 2022-07-21 | Listing removed | $0 |
| 2022-07-20 | Listed | $90,000 |
| 2022-06-01 | Price Changed | $90,000 |
| 2022-04-21 | Listed | $140,000 |
Photo Gallery
Show raw JSON (debug)
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"price_change": 10000,
"days_after_listed": null,
"source_listing_id": "678703",
"price_change_percentage": null
},
{
"date": "2026-03-14",
"price": 159000,
"listing": {
"status": "for_sale",
"list_date": "2026-03-04T22:50:26Z",
"list_price": 159000,
"listing_id": "2992131560",
"last_update_date": "2026-03-25T13:22:22Z",
"last_status_change_date": "2026-03-04T22:50:26Z"
},
"event_name": "Price Changed",
"price_sqft": 124.21875,
"source_name": "Pensacola",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "678703",
"price_change_percentage": null
},
{
"date": "2026-03-04",
"price": 169000,
"listing": {
"status": "for_sale",
"list_date": "2026-03-04T22:50:26Z",
"list_price": 159000,
"listing_id": "2992131560",
"last_update_date": "2026-03-25T13:22:22Z",
"last_status_change_date": "2026-03-04T22:50:26Z"
},
"event_name": "Listed",
"price_sqft": 132.03125,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "678703",
"price_change_percentage": "+98.82%"
},
{
"date": "2023-03-27",
"price": 85000,
"listing": {
"status": "sold",
"list_date": "2022-07-20T17:16:47Z",
"list_price": 90000,
"listing_id": "2945564844",
"last_update_date": "2023-03-28T16:04:42Z",
"last_status_change_date": "2023-03-28T16:18:34Z"
},
"event_name": "Sold",
"price_sqft": 66.40625,
"source_name": "Pensacola",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "612916",
"price_change_percentage": "-5.56%"
},
{
"date": "2022-07-21",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2022-04-21T22:30:44Z",
"list_price": 90000,
"listing_id": "2942322887",
"last_update_date": "2022-05-31T23:30:08Z",
"last_status_change_date": "2022-07-21T04:57:19Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": "1 day",
"source_listing_id": "607446",
"price_change_percentage": null
},
{
"date": "2022-07-20",
"price": 90000,
"listing": {
"status": "sold",
"list_date": "2022-07-20T17:16:47Z",
"list_price": 90000,
"listing_id": "2945564844",
"last_update_date": "2023-03-28T16:04:42Z",
"last_status_change_date": "2023-03-28T16:18:34Z"
},
"event_name": "Listed",
"price_sqft": 70.3125,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "612916",
"price_change_percentage": null
},
{
"date": "2022-06-01",
"price": 90000,
"listing": {
"status": "off_market",
"list_date": "2022-04-21T22:30:44Z",
"list_price": 90000,
"listing_id": "2942322887",
"last_update_date": "2022-05-31T23:30:08Z",
"last_status_change_date": "2022-07-21T04:57:19Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "Pensacola",
"price_change": -50000,
"days_after_listed": null,
"source_listing_id": "607446",
"price_change_percentage": null
},
{
"date": "2022-04-21",
"price": 140000,
"listing": {
"status": "off_market",
"list_date": "2022-04-21T22:30:44Z",
"list_price": 90000,
"listing_id": "2942322887",
"last_update_date": "2022-05-31T23:30:08Z",
"last_status_change_date": "2022-07-21T04:57:19Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "607446",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "6844533102",
"generated_at": "2026-03-27T19:35:02.319151Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 56.3
},
"utility_allowance": {
"zip_code": "32507",
"home_photo": "https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m892115718s-w1280.jpg",
"rent_price": 1633.0,
"loan_amount": 127200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/833-Wayne-Ave_Pensacola_FL_32507_M68445-33102",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 159000.0,
"loan_term_years": 30,
"annual_cash_flow": 15774.02,
"mortgage_monthly": 846.26,
"payment_standard": 1933.0,
"total_amount_out": 31800.0,
"additional_photos": [
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m728918474s-w1280.jpg",
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m3043560472s-w1280.jpg",
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m687210474s-w1280.jpg",
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m2464644341s-w1280.jpg",
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m3908860164s-w1280.jpg",
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m3043560472s-w1280.jpg",
"https://ap.rdcpix.com/9ddfefd23c2c7e694f0a26df77cdd174l-m892115718s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 99.75,
"monthly_cash_flow": 1314.5,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Property lists 'Space Heater' for heating, which is electric. Selected the electric option from the schedule.",
"utility": "Heating",
"allowance": 31
},
{
"note": "The kitchen photos indicate an electric stove setup. Selected the electric option from the schedule.",
"utility": "Cooking",
"allowance": 13
},
{
"note": "Property details explicitly state it has an 'Electric Water Heater'. Selected the electric option from the schedule.",
"utility": "Water Heater",
"allowance": 31
},
{
"note": "A standard allowance for general electric use (lights, outlets) not covered by other specific categories.",
"utility": "Other Electric",
"allowance": 70
},
{
"note": "Property has 'Wall/Window Unit(s)' for cooling. The schedule provides a fixed allowance for air conditioning.",
"utility": "Air Conditioning",
"allowance": 49
},
{
"note": "A standard monthly fee applied as the property uses electric utilities.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "No gas appliances are indicated in the property information.",
"utility": "Monthly Gas Fee",
"allowance": 0
},
{
"note": "Property details explicitly state the water source is 'Public'.",
"utility": "Water",
"allowance": 40
},
{
"note": "Inferred that the property uses a septic tank based on data from nearby comparable properties and its location in an unincorporated area, so no public sewer utility is required.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "A standard allowance for municipal trash collection service for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "The property description does not explicitly list a refrigerator as a provided appliance.",
"utility": "Refrigerator (Tenant-Supplied)",
"allowance": 12
},
{
"note": "The property description does not explicitly list a range/stove as a provided appliance.",
"utility": "Range (Tenant-Supplied)",
"allowance": 11
}
],
"cash_on_cash_return": 0.5,
"down_payment_amount": 31800.0,
"property_tax_annual": 665.38,
"property_tax_monthly": 55.45,
"property_tax_increase": 0.03,
"utility_allowance_total": 300.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
"https://www.cityofpensacola.com/DocumentCenter/View/27843",
"https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 5618.84,
"property_management_monthly": 163.3,
"monthly_cash_flow_after_debt": 468.24,
"cash_on_cash_return_after_debt": 0.18
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate inspection risk — property is not turnkey for a Housing Choice Voucher move-in without focused repairs and verification of systems. Visible issues include exposed/rotted bathroom subfloor, unfinished interior seams, deferred site maintenance and potential electrical hazards (temporary/low-hung lines). Major building systems (HVAC, electrical panel, water heater) are not shown and should be verified and serviced. Expect 30–60 days of work (floor replacement, electrical/GFCI verification, install/verify smoke & CO alarms, HVAC check and roof inspection) to reach typical Section 8 pass standards.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 60.0,
"rationale": "Interior and exterior photos show generally serviceable finishes and that major appliances (refrigerator and range) are present in the kitchen. However there are clear localized defects: the bathroom shows exposed/damaged floor at the toilet area and signs of water damage/unfinished flooring; ceiling/wall seams in interior photos show settlement or poor finish; yard and driveway are cluttered with vehicles/boats which indicates deferred site maintenance. No catastrophic cosmetic collapse visible. These are moderate, repairable items (floor replacement, trim/finish, minor cabinetry/fixture repairs)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 50.0,
"rationale": "Photos do not show smoke/CO detectors, GFCI protection, electrical panel, or labeled egress windows. Bathroom floor deterioration at the toilet poses a trip/exposed subfloor safety issue. Multiple low-hung utility/lighting lines and string lights are visible across the yard which could be electrical hazards if temporary or not installed to code. Entry/exit pathways appear unpaved but passable; exterior fence and small porch are present but handrail/step conditions not shown. No visible active roof collapse, major foundation cracks, or standing water in photos, but lack of visible detectors and exposed subfloor increase inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 45.0,
"rationale": "Major systems are not documented in photos. No HVAC equipment, electrical service panel, or water heater are visible. Roof appears intact from side photos but flat/mobile-home roof style and heavy overhanging trees increase risk of future leaks or ponding. Bathroom condition suggests at least localized plumbing moisture intrusion. Because critical systems could not be verified and there is evidence of water-related finish damage, assign a conservative score reflecting likely service or inspection repairs needed."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 60.0,
"rationale": "The mobile home siding appears intact, a new-looking wooden privacy fence is present, and the large lot gives good clearance for parking and RVs. However there is heavy tree cover with large limbs directly over the roof — increasing risk of roof damage and debris. The yard is uneven and heavily leaf-covered with multiple vehicles/boats/RV stored on-site which suggests limited maintained walkways and potential trip hazards. Overall envelope looks fair but site maintenance is deferred."
}
],
"red_flags": [
"Exposed/damaged bathroom subfloor (visible around toilet)",
"Potential electrical hazards: multiple low-hung/temporary wiring and string lights across yard",
"Large overhanging trees directly above the roof (increased risk of roof damage/ponding and debris)"
],
"confidence": 0.6,
"assumptions": [
"Photos are representative but limited — many rooms, mechanical closets and the electrical panel are not shown.",
"Kitchen appliances pictured (refrigerator and range) are present at the unit and assumed operable unless testing shows otherwise.",
"No smoke or carbon monoxide detectors were visible in the photos; assume none or not correctly located until verified.",
"HVAC, water heater and electrical panel exist but are not photographed; score is conservative because their condition is unknown.",
"Mobile home sits on standard piers/skirt and no obvious foundation displacement is visible in exterior photos; assume no major foundation movement unless inspection reveals otherwise.",
"Exterior low-hanging lines and string lights may be temporary but treated as potential electrical hazards for scoring."
],
"overall_score": 54.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "This 1998 manufactured home appears habitably intact but shows moderate deferred maintenance and a few safety/inspection concerns that will likely need remediation before passing an initial HCV/NSPIRE inspection. Key fixes include repairing the bathroom subfloor/possible plumbing leak, installing/confirming smoke and CO detectors, verifying GFCI protection in kitchen/baths, confirming HVAC and hot water operation, and addressing entry handrail/egress as needed. Exterior cleanup and routine tree trimming are recommended. With targeted repairs and system verifications the property could be brought to passable condition within 30–60 days; immediate attention to the bathroom floor and detectors is required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior and exterior photos show an occupied but cosmetically worn 1998 manufactured home. Kitchen has stove and refrigerator present (reduces penalty for missing appliances). Visible issues: worn/unfinished flooring (area rugs used), bathroom shows damaged/rotting subfloor near toilet and base of tub which will require repair, cabinet finish and trim show wear, and exterior yard has debris/parked vehicles which suggest deferred maintenance. These are moderate, repairable items — not full structural rehab but will require 1-3 weeks of work for cosmetic and flooring repairs; bathroom subfloor repair may take longer depending on extent."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 55.0,
"rationale": "Photos do not show smoke/CO detectors, GFCI outlets, or the electrical panel — absence of visible detectors is an NSPIRE concern (detectors are required). The bathroom has exposed/damaged flooring under/toilet which is a tripping/structural hazard and could indicate past water intrusion. Entry area/steps are not clearly shown and may lack a handrail. Large overhanging trees near the roof increase risk for roof damage and falling limbs. No obvious exposed live wiring or collapsed ceilings are visible. Overall there are several actionable safety items (detectors, bathroom floor, verify egress/windows and handrails) but no explicit life-threatening hazards in the photos beyond the floor damage."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 50.0,
"rationale": "No mechanical systems (HVAC condenser, water heater, or electrical panel) are shown in the listing photos; that lowers confidence. The home appears to be a 1998 manufactured unit — systems may be aged. Kitchen appliances appear present and functioning visually. The roof is the low-sloped manufactured-home style; no clear sag or active leak is visible in interior ceiling photos, but heavy tree cover raises risk of debris and future roof penetration. The visible bathroom floor rot suggests previous or ongoing plumbing leak risk that must be confirmed and repaired. Recommend verification of HVAC operation, hot water, electrical panel condition, and plumbing before inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Large 1.1-acre lot with mature oak trees provides ample parking and privacy; fencing is in place and driveway/parking accommodates RV/boat. Yard is leaf-covered with vehicles and equipment stored on-site; this is a cleanliness/maintenance issue but not a structural fail. Trees overhang the roof which is a maintenance/insurance concern. Skirting/lattice visible under unit suggests typical manufactured-home setup; foundation/piers are not visible so condition unknown. Overall the site is usable but needs cleanup and routine maintenance."
}
],
"red_flags": [
"Exposed/rot-damaged bathroom subfloor at toilet/tub area (possible active or historical plumbing leak)",
"No visible smoke detectors or CO detectors in photos (NSPIRE requirement)",
"Large overhanging trees adjacent to the roof (increases risk of roof damage/debris and insect/rodent access)",
"No visible evidence of heating/HVAC equipment or electrical panel in photos (system operation unknown)"
],
"confidence": 0.6,
"assumptions": [
"Photos represent current typical condition (not staged); interior photos show the primary bathroom and kitchen.",
"Kitchen appliances shown are included and functional unless testing reveals otherwise.",
"No visible electrical panel or detectors in photos implies they may be absent or not visible; detectors will need confirmation/installation.",
"Roof has no large visible sag or ceiling collapse in photos; any leak history unknown and must be confirmed by inspection.",
"Manufactured home is on piers with skirting (visible lattice); foundation/piers condition is not visible and assumed typical for age unless inspection finds otherwise.",
"Snow in some photos is a transient condition and not indicative of regular climate impacts in Pensacola; images may be from various seasons.",
"Bedrooms/egress windows and stair/handrail conditions are not shown and are assumed to be typical but must be verified for compliance."
],
"overall_score": 58.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 1998 mobile home appears livable with functioning kitchen appliances and an intact exterior envelope, but it has several NSPIRE inspection risks. The highest concerns are visible bathroom subfloor/water damage, lack of visible smoke/CO detectors, and unverified major systems (HVAC, water heater, electrical panel). Exterior overhanging trees increase roof/leak risk. With targeted repairs (subfloor/plumbing repair, install/verify detectors, confirm/repair HVAC and electrical, clear site clutter and fix skirting/steps), the property could be made Section 8 rent-ready within 30–60 days. In its current photographed condition it would likely fail an initial detailed NSPIRE inspection until those items are corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior and exterior photos show a generally serviceable 1998 mobile home with present major appliances (refrigerator, range, microwave) and intact cabinetry. Visible deferred maintenance: bathroom shows water staining and exposed/failed floor near toilet (likely subfloor repair), some cosmetic wear to flooring and trim, painted/older cabinetry and possible carpet in kitchen area (not ideal for wet zones). Exterior skirting/lattice present but may have gaps; yard and driveway are dirt and cluttered with vehicles/boats which will require site cleanup. Missing minor items (outlet covers, light fixtures) not evidenced but typical. Overall capital and cosmetic repairs appear moderate and reasonable to complete."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 50.0,
"rationale": "Several NSPIRE-relevant items are unknown or negative from photos: no visible smoke/CO detectors, bedroom egress windows cannot be confirmed, entry steps/handrails not shown, and GFCI presence in kitchen/bath not visible. The bathroom shows apparent subfloor damage/water staining which is a safety/hygiene concern and could represent ongoing leakage. Large mature trees and overhanging limbs are directly over the roof (increases roof/leak risk). Appliances are electric (no immediate gas safety concern visible). Because essential life-safety devices and egress cannot be verified and there is visible water damage, there is a moderate-to-high risk of failing an initial NSPIRE inspection without remediation (install/verify detectors, repair subfloor, confirm egress, ensure safe, secured entry)."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 45.0,
"rationale": "Major systems are largely unverified in the photos. No exterior A/C condenser, heat source, electrical panel, water heater, or visible HVAC components are shown. Interior shows functioning electric range and fridge (so at least some electrical circuits work). The bathroom subfloor damage suggests a plumbing leak at some point; hot-water availability is unknown. Roof surface visible in photos does not show obvious sagging but long-term exposure to overhanging trees could accelerate failures. Given the lack of visible HVAC/utility equipment and evidence of water damage under bathroom fixtures, systems readiness is uncertain and represents an inspection risk until verified and tested."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Site is a large 1.1-acre lot with mature oak trees and ample parking for RV/boat as advertised. Fencing is present and driveway/parking area is usable though unpaved. No obvious standing water or major erosion visible. Vegetation is dense and trees are immediately adjacent to the structure (risk to roof/ gutters). Mobile-home skirting and exterior siding look mostly intact from pictures, though photos do not show foundation anchoring or piers. Yard clutter (boats, RVs, vehicles) will need clearing for safe tenant access and inspector access but does not indicate structural failure."
}
],
"red_flags": [
"Exposed/failed bathroom subfloor and water staining (visible) — potential structural/hidden damage under fixtures.",
"No visible heating/central HVAC condenser or mechanical equipment in photos (unverified systems).",
"No visible smoke or carbon monoxide detectors in interior photos (life-safety deficiency).",
"Large overhanging trees directly above roof — elevated risk of roof damage/leaks and debris accumulation.",
"Site clutter and parked RV/boats close to structure could block access for inspection/egress and indicate deferred maintenance."
],
"confidence": 0.6,
"assumptions": [
"Photos are representative of the entire property and recent (no recent undisclosed repairs).",
"Appliances pictured (fridge, electric range) are operational but were not function-tested; presence reduces appliance-related scoring penalty.",
"No visible exterior A/C condenser, water heater, or electrical panel in photos; assume these may be present but not photographed.",
"Smoke and carbon monoxide detectors are not present or not visible in photos; assume they are not installed or not compliant until verified.",
"Foundation/piers/skirting may have gaps (common for mobile homes) — presence of lattice skirting observed but full condition unverified.",
"Bathroom subfloor damage visible in photo reflects either current or recent water intrusion and requires repair.",
"Egress windows, handrails/steps, and GFCI protection are not visible in photos and therefore considered unverified risks."
],
"overall_score": 57.0,
"rubric_version": "nsPIRE-v1.0-mobile-home-assess-2026"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "833 Wayne Ave, Pensacola, FL, 32507",
"aggregate": {
"summary": "Moderate inspection risk — property is not turnkey for a Housing Choice Voucher move-in without focused repairs and verification of systems. Visible issues include exposed/rotted bathroom subfloor, unfinished interior seams, deferred site maintenance and potential electrical hazards (temporary/low-hung lines). Major building systems (HVAC, electrical panel, water heater) are not shown and should be verified and serviced. Expect 30–60 days of work (floor replacement, electrical/GFCI verification, install/verify smoke & CO alarms, HVAC check and roof inspection) to reach typical Section 8 pass standards.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 61.7,
"rationale": "Interior and exterior photos show generally serviceable finishes and that major appliances (refrigerator and range) are present in the kitchen. However there are clear localized defects: the bathroom shows exposed/damaged floor at the toilet area and signs of water damage/unfinished flooring; ceiling/wall seams in interior photos show settlement or poor finish; yard and driveway are cluttered with vehicles/boats which indicates deferred site maintenance. No catastrophic cosmetic collapse visible. These are moderate, repairable items (floor replacement, trim/finish, minor cabinetry/fixture repairs)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 66.7,
"rationale": "The mobile home siding appears intact, a new-looking wooden privacy fence is present, and the large lot gives good clearance for parking and RVs. However there is heavy tree cover with large limbs directly over the roof — increasing risk of roof damage and debris. The yard is uneven and heavily leaf-covered with multiple vehicles/boats/RV stored on-site which suggests limited maintained walkways and potential trip hazards. Overall envelope looks fair but site maintenance is deferred."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 51.7,
"rationale": "Photos do not show smoke/CO detectors, GFCI protection, electrical panel, or labeled egress windows. Bathroom floor deterioration at the toilet poses a trip/exposed subfloor safety issue. Multiple low-hung utility/lighting lines and string lights are visible across the yard which could be electrical hazards if temporary or not installed to code. Entry/exit pathways appear unpaved but passable; exterior fence and small porch are present but handrail/step conditions not shown. No visible active roof collapse, major foundation cracks, or standing water in photos, but lack of visible detectors and exposed subfloor increase inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 46.7,
"rationale": "Major systems are not documented in photos. No HVAC equipment, electrical service panel, or water heater are visible. Roof appears intact from side photos but flat/mobile-home roof style and heavy overhanging trees increase risk of future leaks or ponding. Bathroom condition suggests at least localized plumbing moisture intrusion. Because critical systems could not be verified and there is evidence of water-related finish damage, assign a conservative score reflecting likely service or inspection repairs needed."
}
],
"red_flags": [
"Exposed/damaged bathroom subfloor (visible around toilet)",
"Potential electrical hazards: multiple low-hung/temporary wiring and string lights across yard",
"Large overhanging trees directly above the roof (increased risk of roof damage/ponding and debris)"
],
"confidence": 0.92,
"assumptions": [
"Photos are representative but limited — many rooms, mechanical closets and the electrical panel are not shown.",
"Kitchen appliances pictured (refrigerator and range) are present at the unit and assumed operable unless testing shows otherwise.",
"No smoke or carbon monoxide detectors were visible in the photos; assume none or not correctly located until verified.",
"HVAC, water heater and electrical panel exist but are not photographed; score is conservative because their condition is unknown.",
"Mobile home sits on standard piers/skirt and no obvious foundation displacement is visible in exterior photos; assume no major foundation movement unless inspection reveals otherwise.",
"Exterior low-hanging lines and string lights may be temporary but treated as potential electrical hazards for scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 56.3,
"rubric_version": "ns_pire_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6844533102"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.