Property ID: 6855537927
9130 Airway Dr, Pensacola, FL, 32514
Pensacola, FL
Money Down: $55,200
CoC Return: -0.33%
Monthly Cash Flow: $-15
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$46,000
Closing Costs
$9,200
Total Down
$55,200
Investment Snapshot
Purchase Price
$229,999
Money Down
$55,200
Cash-on-Cash Return
-0.33%
Rent
$1,933
Monthly Cash Flow
$-15
Annual Cash Flow
$-184
Debt Service / Mo
$1,224
Property Tax / Mo
$270
Insurance / Mo
$261
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,933
Payment Standard
$2,380
Rent
$1,933
Insurance
$261
Property Tax
$270
Management
$193
Utilities Allowance
$447
NOI (Monthly)
$1,209
Debt Service
$1,224
Cash Flow After Debt
$-15
Quality Score: 45.00%
Confidence: 85.00%
Moderate repairs required. Property is a bank-owned, AS-IS house with clear deferred maintenance (interior damage, likely missing appliances, and aged roof). Safety and systems have moderate inspection risk primarily due to no visible smoke/CO detectors, uncertain HVAC operability, and a weathered/possibly sagging roof. With targeted repairs (install detectors, replace/repair roof sections, confirm/repair HVAC and electrical, replace missing appliances, cosmetic cleanup) the property could meet NSPIRE requirements in roughly 30–60 days.
Section 8 Payment Standard
$2,380
Utility Allowance Total
$447
Guaranteed Section 8 Rent (PS - Utilities)
$1,933
Property Management
$193
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$229,999
Beds
4
Baths
3.5
Living Area
3,352 sqft
Lot Size
45,302 sqft
Year Built
1980
Days on Market
82
Capital Outlay
$55,200
Debt Service
$1,224
Property Tax / Mo
$270
Insurance / Mo
$261
Property Description
Location, Location, Location! This is 1.04 acres between 9 Mile and Olive which makes it convenient for everything. This is a bank owned property that is in poor condition. The rooms are huge and included are a living room, family room with a fireplace, sunroom, dining area, and kitchen. This house is 4 bedrooms and 3 1/2 baths. This is an AS IS listing with no expressed Guarantees or Warranties.
Utility Allowances
Heating
$36
Property has central heating. Fuel type was not specified, so the more expensive Natural Gas option from the schedule was selected.
Air Conditioning
$66
Property is listed as having Central Air.
Water Heater
$36
Property listing states 'No Water Heater'. Allowance is for a tenant-provided unit. The more expensive Electric option was chosen as the fuel type is unknown.
Cooking
$17
Stove fuel type is not specified. The more expensive Electric option from the schedule was selected.
Other Electric (Lights & Appliances)
$85
Standard allowance for lighting and miscellaneous plug-in appliances.
Water
$49
Property is listed as having a public water source.
Sewer
$79
Sewer service is inferred as the property has a public water source.
Trash Collection
$32
Standard utility for a single-family home.
Tenant-Supplied Refrigerator
$12
A refrigerator is not mentioned as included with the property, so it is assumed to be tenant-supplied.
Tenant-Supplied Range/Oven
$11
A range/oven is not mentioned as included with the property, so it is assumed to be tenant-supplied.
Monthly Electric Service Fee
$11
Fixed monthly base charge for electric service.
Monthly Gas Service Fee
$13
Fixed monthly base charge for natural gas service, selected for heating.
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$3,134
DP3 Annual Estimate$3,134
DP1 Monthly Equivalent$261
DP3 Monthly Equivalent$261
Replacement Value$350,840
Basis3,352 sqft / 1980
Nearby Houses
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Latest rent: —
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635 Mozingo Ln
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Latest sale: $213,000
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648 Mozingo Ln
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Price: $299,000
3 bd / 2 ba · 1,611 sqft
Latest sale: $192,000
Latest rent: —
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652 Mozingo Ln
sold · 0.08 mi
Price: $293,000
3 bd / 2 ba · 1,626 sqft
Latest sale: $293,000
Latest rent: —
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651 Mozingo Ln
sold · 0.09 mi
Price: $260,000
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Latest sale: $260,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Roof deterioration / visible low spot — potential for leaks or localized structural sagging.
- No visible smoke detectors or carbon monoxide detectors in the interior photos (NSPIRE fail if not present).
- Bank-owned 'poor condition' status with visible interior neglect — increases likelihood of hidden system failures (HVAC/electrical/plumbing).
Assumptions
- No rental history in last 5 years (rental_history_last_5y.status = 'missing'), so rental_history_activity excluded from scoring.
- Kitchen appliances (range/stove and refrigerator) are not present in photos and are assumed missing or will need replacement.
- Smoke and carbon monoxide detectors are not visible in provided photos and are assumed absent or not compliant; they will need to be installed/verified.
- Central HVAC is assumed present due to visible ceiling vents but functional condition is unknown; may require service or replacement.
- Water heater is present (visible in utility closet) but its operational condition and hot water availability are unverified.
- Electrical panel, GFCI protection, and bedroom egress windows were not shown and their compliance is unknown; assumed potential deficiencies typical of bank-owned 'poor condition' listings.
- Roof shows heavy wear and a low spot in photos; assumed increased risk of leaks though no interior active leak staining is clearly visible in supplied images.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,142 | $433,460 | $257,935 |
| 2023 | $2,818 | $391,409 | $243,366 |
| 2022 | $2,752 | $355,857 | $236,278 |
| 2021 | $2,750 | $278,520 | $229,397 |
| 2020 | $2,673 | $249,381 | $226,230 |
| 2019 | $2,627 | $238,037 | $221,144 |
| 2018 | $2,624 | $226,356 | $217,021 |
| 2017 | $2,620 | $212,558 | $212,558 |
| 2016 | $3,173 | $209,172 | $209,172 |
| 2015 | $2,565 | $176,309 | $176,309 |
| 2014 | $506 | $29,436 | $29,436 |
| 2013 | $534 | $29,432 | $29,432 |
| 2012 | $1,669 | $145,069 | $144,935 |
| 2011 | $1,605 | $148,866 | $140,714 |
| 2010 | $1,573 | $156,298 | $156,298 |
| 2009 | $1,516 | $162,198 | $162,198 |
| 2008 | $1,499 | $171,665 | $171,665 |
| 2007 | $1,737 | $179,550 | $130,930 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-27 | Listed | $229,999 |
| 2025-10-17 | Listing removed | $0 |
| 2025-10-16 | Listed | $5,000 |
| 2025-10-07 | Listing removed | $0 |
| 2025-10-06 | Listed | $275,000 |
| 2015-02-13 | Sold | $249,900 |
| 2015-02-10 | Listing removed | $249,900 |
| 2015-01-23 | Relisted | $249,900 |
| 2015-01-21 | Listing removed | $249,900 |
| 2014-09-11 | Listed | $249,900 |
| 2001-03-05 | Sold | $113,500 |
| 1977-01-01 | Sold | $56,200 |
Photo Gallery
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"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/electrical",
"permit_effective_date": "Jan 7, 1992",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Electrical work",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6855537927",
"generated_at": "2026-03-27T19:35:05.118276Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 45.0
},
"utility_allowance": {
"zip_code": "32514",
"home_photo": "https://ap.rdcpix.com/9e0b27897d5713724e92d5796e39222cl-m1816461487s-w1280.jpg",
"rent_price": 1933.0,
"loan_amount": 183999.2,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/9130-Airway-Dr_Pensacola_FL_32514_M68555-37927",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 229999.0,
"loan_term_years": 30,
"annual_cash_flow": 14506.14,
"mortgage_monthly": 1224.15,
"payment_standard": 2380.0,
"total_amount_out": 45999.8,
"additional_photos": [
"https://ap.rdcpix.com/9e0b27897d5713724e92d5796e39222cl-m2106176231s-w1280.jpg",
"https://ap.rdcpix.com/9e0b27897d5713724e92d5796e39222cl-m614919309s-w1280.jpg",
"https://ap.rdcpix.com/9e0b27897d5713724e92d5796e39222cl-m3987312383s-w1280.jpg",
"https://ap.rdcpix.com/9e0b27897d5713724e92d5796e39222cl-m3148203892s-w1280.jpg",
"https://ap.rdcpix.com/9e0b27897d5713724e92d5796e39222cl-m2558440511s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 261.17,
"monthly_cash_flow": 1208.85,
"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 has central heating. Fuel type was not specified, so the more expensive Natural Gas option from the schedule was selected.",
"utility": "Heating",
"allowance": 36
},
{
"note": "Property is listed as having Central Air.",
"utility": "Air Conditioning",
"allowance": 66
},
{
"note": "Property listing states 'No Water Heater'. Allowance is for a tenant-provided unit. The more expensive Electric option was chosen as the fuel type is unknown.",
"utility": "Water Heater",
"allowance": 36
},
{
"note": "Stove fuel type is not specified. The more expensive Electric option from the schedule was selected.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Standard allowance for lighting and miscellaneous plug-in appliances.",
"utility": "Other Electric (Lights & Appliances)",
"allowance": 85
},
{
"note": "Property is listed as having a public water source.",
"utility": "Water",
"allowance": 49
},
{
"note": "Sewer service is inferred as the property has a public water source.",
"utility": "Sewer",
"allowance": 79
},
{
"note": "Standard utility for a single-family home.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "A refrigerator is not mentioned as included with the property, so it is assumed to be tenant-supplied.",
"utility": "Tenant-Supplied Refrigerator",
"allowance": 12
},
{
"note": "A range/oven is not mentioned as included with the property, so it is assumed to be tenant-supplied.",
"utility": "Tenant-Supplied Range/Oven",
"allowance": 11
},
{
"note": "Fixed monthly base charge for electric service.",
"utility": "Monthly Electric Service Fee",
"allowance": 11
},
{
"note": "Fixed monthly base charge for natural gas service, selected for heating.",
"utility": "Monthly Gas Service Fee",
"allowance": 13
}
],
"cash_on_cash_return": 0.32,
"down_payment_amount": 45999.8,
"property_tax_annual": 3236.26,
"property_tax_monthly": 269.69,
"property_tax_increase": 0.03,
"utility_allowance_total": 447.0,
"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": -183.68,
"property_management_monthly": 193.3,
"monthly_cash_flow_after_debt": -15.31,
"cash_on_cash_return_after_debt": 0.0
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate repairs required. Property is a bank-owned, AS-IS house with clear deferred maintenance (interior damage, likely missing appliances, and aged roof). Safety and systems have moderate inspection risk primarily due to no visible smoke/CO detectors, uncertain HVAC operability, and a weathered/possibly sagging roof. With targeted repairs (install detectors, replace/repair roof sections, confirm/repair HVAC and electrical, replace missing appliances, cosmetic cleanup) the property could meet NSPIRE requirements in roughly 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 45.0,
"rationale": "Listing and photos describe and show a bank-owned property in 'poor condition.' Interior shows heavy soiling, damaged/marked walls, missing trim/closet doors, worn flooring, and kitchen cabinetry that may need repair; appliances (stove, refrigerator) are not visible and likely missing. Cosmetic and deferred-maintenance items are widespread but mostly repair/replace work rather than immediate structural collapse. These issues will require moderate rehab (cleaning, paint, flooring, kitchen appliance replacement, minor carpentry)."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 50.0,
"rationale": "Photos show no visible smoke or carbon monoxide detectors, which is a common NSPIRE fail if absent. No obvious exposed wiring or collapsed ceilings were observed. Bedroom egress and window sizes are not verifiable from photos. The roof appears aged with staining and a low spot at the front which raises risk of leaks; interior ceilings do not show active collapse in provided images but moisture risk exists. Electrical panel, GFCI receptacles, and handrail/guardrail condition are not shown. Given visible deficiencies (detectors not visible, potential roof issue) there is moderate risk of inspection failures without fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 45.0,
"rationale": "Roof exterior shows heavy weathering/discoloration and a low area that suggests aging or localized sagging — risk for leaks. Interior vents indicate central HVAC exists, but no evidence the system is operational; bank-owned properties commonly have non-operational systems. Water heater is visible in a utility closet (positive), but plumbing fixtures' functionality and hot water cannot be confirmed. Electrical panel and service condition are not shown. Overall, multiple systems show uncertain operability and the roof condition increases system repair risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 55.0,
"rationale": "The lot is large (1.04 acres) and yard photos show usable space and mature trees. Front brick exterior and attached garage are intact in photos. Driveway has cracking and the perimeter fence appears partial/aged in places. No standing water or obvious infestation was photographed. The main exterior concern is roof condition; otherwise the site appears serviceable though cleanup and fence/driveway repairs will likely be needed."
}
],
"red_flags": [
"Roof deterioration / visible low spot — potential for leaks or localized structural sagging.",
"No visible smoke detectors or carbon monoxide detectors in the interior photos (NSPIRE fail if not present).",
"Bank-owned 'poor condition' status with visible interior neglect — increases likelihood of hidden system failures (HVAC/electrical/plumbing)."
],
"confidence": 0.6,
"assumptions": [
"No rental history in last 5 years (rental_history_last_5y.status = 'missing'), so rental_history_activity excluded from scoring.",
"Kitchen appliances (range/stove and refrigerator) are not present in photos and are assumed missing or will need replacement.",
"Smoke and carbon monoxide detectors are not visible in provided photos and are assumed absent or not compliant; they will need to be installed/verified.",
"Central HVAC is assumed present due to visible ceiling vents but functional condition is unknown; may require service or replacement.",
"Water heater is present (visible in utility closet) but its operational condition and hot water availability are unverified.",
"Electrical panel, GFCI protection, and bedroom egress windows were not shown and their compliance is unknown; assumed potential deficiencies typical of bank-owned 'poor condition' listings.",
"Roof shows heavy wear and a low spot in photos; assumed increased risk of leaks though no interior active leak staining is clearly visible in supplied images."
],
"overall_score": 48.0,
"rubric_version": "ns_2026_v1"
},
{
"summary": "This bank-owned 4BR/3.5BA property is in clearly poor, AS-IS condition. Photos show moderate interior deferred maintenance (dirty finishes, damaged doors/trim, missing covers, no visible appliances) and a concerning low spot in the front roofline that suggests possible structural/roof repair. Major safety items (smoke/CO detectors, egress windows, operational HVAC/electrical panel) are not documented and should be verified. Likely classification: moderate repairs required; with targeted repairs and system checks it could pass an HCV initial inspection in ~30–60 days, but the potential roof/structural issue and unknown life-safety systems elevate risk and must be remediated before leasing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 45.0,
"rationale": "Listing and photos indicate overall poor / AS-IS condition. Interior shows dirty/ scuffed floors, missing or damaged closet/utility doors, patched walls, old ceiling fixtures, and no visible kitchen appliances (no stove/fridge shown). Fireplace and hearth appear intact but dirty. These are mostly moderate cosmetic and replacement items that will require cleaning, patching, painting, new fixtures, and likely replacement appliances. Nothing in photos shows widespread collapsed finishes or exposed subfloor, so damage appears repairable but not turnkey."
},
{
"key": "safety_code",
"label": "Safety and code compliance risk",
"score": 40.0,
"rationale": "Several NSPIRE safety items are unknown or likely deficient from photos: no smoke detectors or CO alarms are visible, bedroom egress windows not confirmed, and there are signs of deferred maintenance. The front roofline shows a noticeable low spot / dip that could indicate structural or roof failure risk. Interior shows missing outlet/switch covers and possible unsecured fixtures. No active water intrusion, collapsed ceilings, or visible severe mold were observed in photos, but the property's bank-owned, 'poor condition' status increases risk of hidden hazards. Overall safety risk is moderate-high pending a full inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 45.0,
"rationale": "A water heater is visible in the utility area which suggests presence of hot water equipment, and ceiling vents indicate central HVAC existed, but no HVAC unit or electrical panel is shown and operational status is unknown. Roof shows potential compromise (dip/sag) which could affect envelope and attic systems. Plumbing fixtures and drains are not clearly shown. Given the property's age (1980) and AS-IS status, expect at least moderate system servicing and possible repairs, but no definitive catastrophic failure is visible in provided photos."
},
{
"key": "exterior_site",
"label": "Exterior and site conditions",
"score": 60.0,
"rationale": "Large 1.04-acre lot with mature trees and fenced yard shown. Yard is overgrown in spots but generally usable; fence appears standing though sections may need repair. Driveway and garage exterior appear intact though roof shows discoloration and a center low spot. No standing water, severe erosion, or obvious foundation displacement visible from the provided exterior photo. Overall site condition is fair but needs maintenance and likely roof attention."
}
],
"red_flags": [
"Potential structural sagging / major roof failure (visible low spot/dip across front roofline).",
"Missing or not-visible smoke detectors and carbon monoxide alarms (life-safety devices uncertain).",
"No clearly visible heating system / HVAC operational status unknown (vents present but equipment not shown).",
"Possible electrical hazards (missing outlet/switch covers and aged fixtures visible)."
],
"confidence": 0.65,
"assumptions": [
"Photos are representative of the entire property condition and recent (no major subsequent repairs performed).",
"No smoke or carbon monoxide detectors are installed or they are noncompliant since none are visible in photos.",
"HVAC equipment exists but its operational status is unknown (ceiling vents visible but no outdoor condensing unit shown).",
"Electrical panel location and condition are unknown because not pictured; some outlet/switch covers are missing as observed.",
"Kitchen appliances (stove, refrigerator) are not present or not shown; missing appliances will be required but are not treated as an automatic safety failure.",
"No evidence of active interior water intrusion, widespread mold, collapsed ceilings, or exposed subfloor was visible in provided images.",
"The roof center low spot/dip in the front elevation photo indicates at minimum localized roofing compromise and possibly structural sagging."
],
"overall_score": 46.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "Property shows moderate to significant deferred maintenance. Interiors are dirty and need cosmetic repairs, cabinets and appliances appear incomplete, and the roof surface looks heavily deteriorated — increasing risk of leaks. Key safety items (smoke/CO detectors, GFCI) are not visible; HVAC and electrical condition are unknown. With targeted repairs (roof remediation if needed, installation/testing of detectors, appliance replacement, electrical/GFCI verification, and general cleaning/painting) the home could reach NSPIRE compliance, but expect multiple deficiencies on an initial inspection without pre-repair.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 45.0,
"rationale": "Listing states 'poor condition' and photos show widespread cosmetic and deferred-maintenance issues: dirty/stained floors, scuffed/holed walls, missing cabinet doors/trim, room finishes worn, and no kitchen appliances visible. These are repairable but require moderate work (painting, flooring touch/replace, cabinet repair, appliance procurement, cleaning). Nothing in photos indicates complete structural collapse, so condition is mid-range (moderate repairs required)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 38.0,
"rationale": "Multiple safety risks or unknowns raise inspection failure probability: no smoke detectors visible in photos, carbon monoxide devices not shown, GFCI outlets not visible in kitchen/baths, and roof appears severely weathered (possible leaks). Interior shows unfinished/removed outlet covers in places and scuffed wall penetrations. No obvious life‑threatening hazards photographed, but lack of visible detectors and probable roof issues create significant NSPIRE risks."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 35.0,
"rationale": "Key systems are uncertain or likely aged. Ceiling vents suggest central HVAC but no indoor/outdoor units pictured and condition/operation unknown. Water heater is visible in closet but service condition unknown. Roof surface appears deteriorated and likely near end-of-life; this raises risk of leaks and interior damage. Electrical panel and GFCI protection are not shown. Given bank-owned / 'AS IS' status, expect at least moderate mechanical work and system testing/repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 45.0,
"rationale": "Large lot and generally usable yard; fencing appears present in parts. Driveway and front elevation show weathering; roof surface condition is poor which lowers exterior score. No clear evidence of foundation settlement, major rot, or standing water in photos. Yard cleanup and fence repair/securement likely required but site is generally serviceable."
}
],
"red_flags": [
"Severely weathered roof surface visible — likely requires repair or replacement (major roof failure risk).",
"No visible smoke detectors or carbon monoxide alarms in photos — NSPIRE failure risk.",
"Unknown/unsupported HVAC equipment — no heating/cooling unit photographed (risk for no visible heating system).",
"Kitchen appears missing major appliances (stove/fridge) and shows cabinet/door damage — rental readiness concern.",
"Electrical safety items (GFCI in kitchen/bath, electrical panel condition) not shown — potential electrical hazards until verified."
],
"confidence": 0.55,
"assumptions": [
"No smoke or CO detectors were observed in provided photos; assume none or not properly located until confirmed.",
"Central HVAC duct vents are visible but HVAC equipment (furnace/condensing unit) was not photographed; assume system may be present but unknown operability.",
"Water heater is present (visible in photo) but its operational condition and age are unknown.",
"Kitchen appliances (stove, refrigerator) are not visible and likely not included; missing appliances reduce readiness but are moderate repairs.",
"Electrical panel, GFCI outlets, and exact outlet cover completeness were not shown; assume some basic electrical work and GFCI installation/testing will be required.",
"Roof appears heavily weathered in photos; assume near-term repair or replacement likely needed.",
"No obvious major foundation movement, collapsed ceilings, or active standing water were visible; assume none present but not ruled out without full inspection."
],
"overall_score": 41.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "9130 Airway Dr, Pensacola, FL, 32514",
"aggregate": {
"summary": "Moderate repairs required. Property is a bank-owned, AS-IS house with clear deferred maintenance (interior damage, likely missing appliances, and aged roof). Safety and systems have moderate inspection risk primarily due to no visible smoke/CO detectors, uncertain HVAC operability, and a weathered/possibly sagging roof. With targeted repairs (install detectors, replace/repair roof sections, confirm/repair HVAC and electrical, replace missing appliances, cosmetic cleanup) the property could meet NSPIRE requirements in roughly 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 45.0,
"rationale": "Listing and photos describe and show a bank-owned property in 'poor condition.' Interior shows heavy soiling, damaged/marked walls, missing trim/closet doors, worn flooring, and kitchen cabinetry that may need repair; appliances (stove, refrigerator) are not visible and likely missing. Cosmetic and deferred-maintenance items are widespread but mostly repair/replace work rather than immediate structural collapse. These issues will require moderate rehab (cleaning, paint, flooring, kitchen appliance replacement, minor carpentry)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 53.3,
"rationale": "The lot is large (1.04 acres) and yard photos show usable space and mature trees. Front brick exterior and attached garage are intact in photos. Driveway has cracking and the perimeter fence appears partial/aged in places. No standing water or obvious infestation was photographed. The main exterior concern is roof condition; otherwise the site appears serviceable though cleanup and fence/driveway repairs will likely be needed."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 42.7,
"rationale": "Photos show no visible smoke or carbon monoxide detectors, which is a common NSPIRE fail if absent. No obvious exposed wiring or collapsed ceilings were observed. Bedroom egress and window sizes are not verifiable from photos. The roof appears aged with staining and a low spot at the front which raises risk of leaks; interior ceilings do not show active collapse in provided images but moisture risk exists. Electrical panel, GFCI receptacles, and handrail/guardrail condition are not shown. Given visible deficiencies (detectors not visible, potential roof issue) there is moderate risk of inspection failures without fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 41.7,
"rationale": "Roof exterior shows heavy weathering/discoloration and a low area that suggests aging or localized sagging — risk for leaks. Interior vents indicate central HVAC exists, but no evidence the system is operational; bank-owned properties commonly have non-operational systems. Water heater is visible in a utility closet (positive), but plumbing fixtures' functionality and hot water cannot be confirmed. Electrical panel and service condition are not shown. Overall, multiple systems show uncertain operability and the roof condition increases system repair risk."
}
],
"red_flags": [
"Roof deterioration / visible low spot — potential for leaks or localized structural sagging.",
"No visible smoke detectors or carbon monoxide detectors in the interior photos (NSPIRE fail if not present).",
"Bank-owned 'poor condition' status with visible interior neglect — increases likelihood of hidden system failures (HVAC/electrical/plumbing)."
],
"confidence": 0.85,
"assumptions": [
"No rental history in last 5 years (rental_history_last_5y.status = 'missing'), so rental_history_activity excluded from scoring.",
"Kitchen appliances (range/stove and refrigerator) are not present in photos and are assumed missing or will need replacement.",
"Smoke and carbon monoxide detectors are not visible in provided photos and are assumed absent or not compliant; they will need to be installed/verified.",
"Central HVAC is assumed present due to visible ceiling vents but functional condition is unknown; may require service or replacement.",
"Water heater is present (visible in utility closet) but its operational condition and hot water availability are unverified.",
"Electrical panel, GFCI protection, and bedroom egress windows were not shown and their compliance is unknown; assumed potential deficiencies typical of bank-owned 'poor condition' listings.",
"Roof shows heavy wear and a low spot in photos; assumed increased risk of leaks though no interior active leak staining is clearly visible in supplied images."
],
"score_method": "mean_of_criteria",
"overall_score": 45.0,
"rubric_version": "ns_2026_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6855537927"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.