Property ID: 6855909578
1589 NW 4th Ave, Pompano Beach, FL, 33060
Pompano Beach, FL
Money Down: $60,000
CoC Return: 23.45%
Monthly Cash Flow: $1,172
Est. Final ARV: $389,565
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$50,000
Closing Costs
$10,000
Total Down
$60,000
Investment Snapshot
Purchase Price
$250,000
Money Down
$60,000
Cash-on-Cash Return
23.45%
Rent
$3,120
Monthly Cash Flow
$1,172
Annual Cash Flow
$14,070
Debt Service / Mo
$1,331
Property Tax / Mo
$198
Insurance / Mo
$107
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$3,120
Payment Standard
$3,370
Rent
$3,120
Insurance
$107
Property Tax
$198
Management
$312
Utilities Allowance
$250
NOI (Monthly)
$2,503
Debt Service
$1,331
Cash Flow After Debt
$1,172
Quality Score: 34.00%
Confidence: 93.00%
Property is vacant and secured with all openings boarded and is advertised as a cash-only flip opportunity. Exterior site is tidy but major concerns exist: likely missing or nonfunctional HVAC, an aged flat roof with visible patching, boarded windows blocking egress, and uncertain electrical condition at the meter. Significant interior and system work is probable before a Section 8 (NSPIRE) inspection could pass. Expect multiple safety- and systems-related repairs; not turnkey.
Section 8 Payment Standard
$3,370
Utility Allowance Total
$250
Guaranteed Section 8 Rent (PS - Utilities)
$3,120
Property Management
$312
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$250,000
Beds
3
Baths
2
Living Area
1,373 sqft
Lot Size
6,866 sqft
Year Built
1954
Days on Market
204
Capital Outlay
$60,000
Debt Service
$1,331
Property Tax / Mo
$198
Insurance / Mo
$107
Property Description
Looking For A Cash Buyer That Is Willing To Move Forward At List Price With No Contingency And 0 Day Cancellation Period. Amazing Single Family Home Opportunity For Investors, Flip Potential, Great Rental Potential Or Buyers Who Want To Make This Your Own Style. Located In The Heart Of Vibrant Thriving Pompano Beach. Short Drive To Pompano Beach, Malls, Highways, Schools, Restaurants, Entertainment, Shopping, And More. 3 Bed / 2 Bath + Extra Room With A Large Open Layout 1373 Sq Ft Of Living Area & Large Yard With Plenty Of Room For Expanding And Parking. This Home Needs Updating And Renovations. Based On Condition Will Need A Cash Buyer. Don't Miss This One. Cash Only.
Utility Allowances
Air Conditioning
$32
Allowance for a 3-bedroom single-family home. Air conditioning is standard in Florida, and a comparable property lists electric cooling.
Cooking (Electric)
$12
Selected electric for cooking. Fuel type was ambiguous in property details; electric is a common option consistent with other assumed electric systems.
Heating (Electric)
$5
Selected electric heating as a comparable property listing explicitly mentions 'Electric Heat'.
Natural Gas Base Charge
$0
No gas appliances were selected for heating, cooking, or water heating.
Other Electric
$37
Standard allowance for general electric use (lights, outlets) in a 3-bedroom unit.
Range/Microwave
$4
Included as a tenant-owned appliance because a microwave was not explicitly listed as provided by the landlord.
Refrigerator
$5
Included as a tenant-owned appliance because a refrigerator was not explicitly listed as provided by the landlord.
Sewer
$51
The property listing indicates connection to 'PublicSewer'.
Trash Collection
$25
Standard allowance for municipal trash service for a single-family home, assumed to be a tenant responsibility.
Water
$44
The property listing indicates the water source is 'Public'.
Water Heating (Electric)
$35
Selected electric for consistency with other electric systems and as a common fuel type, since no specific water heater fuel was mentioned.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,284
DP3 Annual Estimate$1,284
DP1 Monthly Equivalent$107
DP3 Monthly Equivalent$107
Replacement Value$297,510
Basis1,373 sqft / 1954
Nearby Houses
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1582 NW 4th Ave
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3 bd / 2 ba · 1,310 sqft
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401 NW 16th St
sold · 0.03 mi
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381 NW 16th St
sold · 0.04 mi
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3 bd / 1 ba · 950 sqft
Latest sale: $280,000 on Aug 04, 2025
Latest rent: $2,900 on Aug 25, 2025
Photo unavailable
361 NW 16th St
for_sale · 0.05 mi
Price: $464,500
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1571 NW 3rd Way
sold · 0.06 mi
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525 NW 16th St
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Latest rent: —
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1565 NW 3rd Way
sold · 0.07 mi
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1559 NW 3rd Way
sold · 0.08 mi
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1576 NW 3rd Way
sold · 0.08 mi
Price: $412,000
3 bd / 2 ba · 1,281 sqft
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372 NW 16th Pl
sold · 0.08 mi
Price: $440,000
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1552 NW 4th Ave
sold · 0.08 mi
Price: $192,000
3 bd / 1 ba · 1,130 sqft
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401 NW 16th Pl
sold · 0.08 mi
Price: $280,000
3 bd / 2 ba · 1,512 sqft
Latest sale: $280,000 on May 15, 2018
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Address unavailable
sold · 0.09 mi
Price: $340,000
3 bd / 2 ba · 1,382 sqft
Latest sale: $340,000
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1553 NW 5th Ave
sold · 0.09 mi
Price: $289,000
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1558 NW 3rd Way
sold · 0.09 mi
Price: $240,000
2 bd / 1 ba · 576 sqft
Latest sale: $240,000
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1558 NW 6th Ave
sold · 0.09 mi
Price: $83,500
3 bd / 2 ba · 1,190 sqft
Latest sale: $83,500
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348 NW 16th Pl
sold · 0.10 mi
Price: $413,000
3 bd / 2 ba · 1,520 sqft
Latest sale: $413,000
Latest rent: —
Properties Used for Comps
Photo unavailable
1576 NW 3rd Way, Pompano Beach, FL, 33060
sold
Price: $412,000
Rent: —
3 bd / 2 ba · 1,281 sqft
Sale Date: Jun 18, 2025
Distance: 0.08 mi
View listing
Photo unavailable
396 NW 16th Ct, Pompano Beach, FL, 33060
sold
Price: $340,000
Rent: —
3 bd / 2 ba · 1,383 sqft
Sale Date: Feb 28, 2026
Distance: 0.12 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Boarded windows preventing occupant egress (egress failure until repaired).
- Aged/flat roof with visible patches — potential for major roof failure and leaks.
- No visible exterior HVAC condenser — likely no functioning cooling system (critical in FL).
- Weathered/exposed electrical connections at meter — potential electrical hazard that requires electrician evaluation.
Assumptions
- Interior conditions are unknown but likely require moderate-to-major renovation given property is boarded and listing states 'needs updating' and 'cash only'.
- No functioning central HVAC condenser is present (no exterior condenser visible in photos) — assume AC is missing or nonfunctional.
- Smoke and carbon monoxide detectors are not installed or not visible; assume they will need to be installed/verified.
- Windows are boarded and therefore do not provide emergency egress until replaced; assume window frames/glazing require repair or replacement.
- Electrical service is present but the meter and adjacent connections are weathered; assume an electrical inspection and likely repairs/updates are required.
- No interior photos or service records were provided; all assessments of plumbing, hot water, appliance condition, and interior mold are best-guess from vacancy and exterior evidence.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 1995-05-23 | Sold | $44,000 |
| 1994-07-13 | Sold | $48,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2014-03-27 | Listed for rent | $2,000 | — |
Photo Gallery
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"list_date": "2009-04-19T17:41:00Z",
"list_price": 78500,
"listing_id": "501975686",
"last_update_date": "2009-03-26T07:00:00Z",
"last_status_change_date": "2009-03-26T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 0.7252559726962458,
"source_name": "MiamiMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "F950041",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Nov 19, 2018",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Sep 25, 2018",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Aug 13, 1997",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Aug 12, 1997",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Dec 27, 1994",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6855909578",
"generated_at": "2026-03-27T20:06:04.837706Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 34.0
},
"utility_allowance": {
"zip_code": "33060",
"home_photo": "https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m3655421678s-w1280.jpg",
"rent_price": 3120.0,
"loan_amount": 200000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1589-NW-4th-Ave_Pompano-Beach_FL_33060_M68559-09578",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 250000.0,
"loan_term_years": 30,
"annual_cash_flow": 30037.0,
"mortgage_monthly": 1330.6,
"payment_standard": 3370.0,
"total_amount_out": 50000.0,
"additional_photos": [
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m2934806038s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m3562690875s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m1546379578s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m3976257326s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m3634115887s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m3756205501s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m883185268s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m3117669561s-w1280.jpg",
"https://ap.rdcpix.com/c8e954625fc26f897bcc7a4506055543l-m2740667235s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 107.0,
"monthly_cash_flow": 2503.08,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/Utility-Allowance-Schedule-2025.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Allowance for a 3-bedroom single-family home. Air conditioning is standard in Florida, and a comparable property lists electric cooling.",
"utility": "Air Conditioning",
"allowance": 32
},
{
"note": "Selected electric for cooking. Fuel type was ambiguous in property details; electric is a common option consistent with other assumed electric systems.",
"utility": "Cooking (Electric)",
"allowance": 12
},
{
"note": "Selected electric heating as a comparable property listing explicitly mentions 'Electric Heat'.",
"utility": "Heating (Electric)",
"allowance": 5
},
{
"note": "No gas appliances were selected for heating, cooking, or water heating.",
"utility": "Natural Gas Base Charge",
"allowance": 0
},
{
"note": "Standard allowance for general electric use (lights, outlets) in a 3-bedroom unit.",
"utility": "Other Electric",
"allowance": 37
},
{
"note": "Included as a tenant-owned appliance because a microwave was not explicitly listed as provided by the landlord.",
"utility": "Range/Microwave",
"allowance": 4
},
{
"note": "Included as a tenant-owned appliance because a refrigerator was not explicitly listed as provided by the landlord.",
"utility": "Refrigerator",
"allowance": 5
},
{
"note": "The property listing indicates connection to 'PublicSewer'.",
"utility": "Sewer",
"allowance": 51
},
{
"note": "Standard allowance for municipal trash service for a single-family home, assumed to be a tenant responsibility.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "The property listing indicates the water source is 'Public'.",
"utility": "Water",
"allowance": 44
},
{
"note": "Selected electric for consistency with other electric systems and as a common fuel type, since no specific water heater fuel was mentioned.",
"utility": "Water Heating (Electric)",
"allowance": 35
}
],
"cash_on_cash_return": 0.6,
"down_payment_amount": 50000.0,
"property_tax_annual": 2375.0,
"property_tax_monthly": 197.92,
"property_tax_increase": 0.03,
"utility_allowance_total": 250.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/SAFMR-Payment-Standards-1.1.2025.pdf",
"https://www.bchafl.org/bcha-2025-small-area-payment-standards-effective-january-1-2025/"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": null,
"annual_cash_flow_after_debt": 14069.74,
"property_management_monthly": 312.0,
"monthly_cash_flow_after_debt": 1172.48,
"cash_on_cash_return_after_debt": 0.28
},
"section8_assessment": {
"runs": [
{
"summary": "Property is vacant and secured with all openings boarded and is advertised as a cash-only flip opportunity. Exterior site is tidy but major concerns exist: likely missing or nonfunctional HVAC, an aged flat roof with visible patching, boarded windows blocking egress, and uncertain electrical condition at the meter. Significant interior and system work is probable before a Section 8 (NSPIRE) inspection could pass. Expect multiple safety- and systems-related repairs; not turnkey.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 30.0,
"rationale": "Exterior shows entire house boarded and listed as needing updating/renovation. Boards indicate vacancy and likely interior damage or vandalism. Exterior paint and stucco appear intact but dated. Driveway/walkway has missing/uneven pavers. Missing visible windows and likely interior finishes/appliances will need replacement. Overall evidence points to significant cosmetic and mid-level structural repairs required before rental."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 35.0,
"rationale": "Boarded windows will prevent proper egress until replaced. No visible smoke/CO detectors or evidence of installed HVAC; entry door has a lock but deadbolt presence is unknown. Electrical service and meter are present but weathered and there are exposed conduit/cable terminations near the meter which raise electrical-safety questions. Roof membrane shows aging and patching (risk of leaks). Plumbing fixtures and hot water cannot be confirmed. Several NSPIRE safety items (detectors, functioning egress, verified wiring, working plumbing/HW) are currently unknown or likely noncompliant; overall moderate-high safety risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 30.0,
"rationale": "No visible exterior HVAC condenser unit; in South Florida a working air-conditioning system is required — absence suggests HVAC missing or nonfunctional. Roof appears to be a flat membrane with visible seams/patches and possible past repairs — potential for water intrusion. Electrical service exists but condition and panel access are unclear. Water heater/plumbing/drainage not visible. Given vacancy and listing statement ('needs updating' and 'cash only'), major system repairs or replacements (AC, roof repairs, electrical/plumbing fixes) are likely."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 55.0,
"rationale": "Lot is clean, grass maintained and sidewalks in place; yard and site appear free of debris and standing water. Large tree close to structure could present root or debris risk. Exterior stucco paint appears uniform and there is a concrete walkway/drive pattern present though partially deteriorated. Boarded windows and some driveway pavers missing reduce score, but overall site is tidy which lowers immediate exterior-site remediation effort."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Boarded windows preventing occupant egress (egress failure until repaired).",
"Aged/flat roof with visible patches — potential for major roof failure and leaks.",
"No visible exterior HVAC condenser — likely no functioning cooling system (critical in FL).",
"Weathered/exposed electrical connections at meter — potential electrical hazard that requires electrician evaluation."
],
"confidence": 0.6,
"assumptions": [
"Interior conditions are unknown but likely require moderate-to-major renovation given property is boarded and listing states 'needs updating' and 'cash only'.",
"No functioning central HVAC condenser is present (no exterior condenser visible in photos) — assume AC is missing or nonfunctional.",
"Smoke and carbon monoxide detectors are not installed or not visible; assume they will need to be installed/verified.",
"Windows are boarded and therefore do not provide emergency egress until replaced; assume window frames/glazing require repair or replacement.",
"Electrical service is present but the meter and adjacent connections are weathered; assume an electrical inspection and likely repairs/updates are required.",
"No interior photos or service records were provided; all assessments of plumbing, hot water, appliance condition, and interior mold are best-guess from vacancy and exterior evidence."
],
"overall_score": 35.0,
"rubric_version": "1.0"
},
{
"summary": "This property is not turnkey for Section 8/HCV tenancy and would very likely fail an initial NSPIRE inspection in its current state. Boarded windows (no usable egress), likely disconnected or questionable utilities, visible roof membrane wear, and the listing's 'cash only' and 'needs updating/renovations' disclosures indicate significant repairs are required. The exterior yard is serviceable, but mechanical and safety systems must be verified and repaired. Expect multiple code and system corrections before passing—likely a moderate-to-major rehab project.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 30.0,
"rationale": "Exterior photos show the property vacant and boarded-up (multiple windows and at least one exterior opening covered with plywood). Listing explicitly states the home \"needs updating and renovations\" and is 'cash only,' indicating deferred maintenance. Exterior stucco is intact but there are visible patched/aged flat roof areas and uneven/part-missing walkway pavers. Missing/boarded windows and likely interior deferred work (not shown) drive the low score. Missing appliances cannot be confirmed from photos; absence of interior photos increases uncertainty but does not worsen score beyond visible deferred maintenance."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 25.0,
"rationale": "Multiple high-risk safety/code items are likely: all primary windows are boarded (egress windows are not available), which alone would cause an NSPIRE fail until replaced. No smoke/CO detectors are visible (interior not shown). Exterior electrical service and meter are present but the visible meter area and conduit appear disturbed/modified; condition of service and grounding not confirmed. No obvious handrail/guardrail or trip hazards at front step, but uneven pavers and boarded openings present safety hazards. No active standing water, major cracks or collapsed structure visible, but boarded openings, unknown interior condition, and probable disconnected utilities present high inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 30.0,
"rationale": "Major building systems cannot be verified from photos. The flat roof shows visual wear and patching in aerial and close-up images — risk for leaks and roof remediation. No exterior AC condenser or active HVAC unit is visible (possible missing or located elsewhere), increasing probable cost to bring HVAC up to standard in Florida. Electrical service equipment is present on the sidewall, but condition and power status are unknown. Plumbing, water heater and hot water availability cannot be confirmed. Given listing notes and visible roof/service condition, expect moderate-to-major mechanical repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 50.0,
"rationale": "Lot is level, grass maintained and walks are generally intact; curb, sidewalks and yard appear serviceable. Large mature tree close to the house could present root or canopy risk but also provides no immediate visible damage to foundation. Driveway is paved with decorative pavers (some missing/uneven) and site has good drainage grade to streets in photos (no standing water observed). Siding/stucco overall appears intact aside from boarded windows and localized wear. Exterior condition is better than interior/system indicators but still needs work to be tenant-ready."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Boarded windows covering all primary egress — immediate fail for NSPIRE until windows are operable.",
"Visible aged/patched flat roof membrane — risk of active leaks and significant roof work needed.",
"Potential electrical/service issues at exterior meter/conduit (condition unknown) — possible electrical hazard.",
"No visible HVAC condenser or confirmed heating/cooling system (Florida climate requires functioning cooling) — likely failure if absent.",
"Listing notes 'cash only' and 'needs updating/renovations' — seller disclosure of significant deferred work."
],
"confidence": 0.6,
"assumptions": [
"All interior spaces are vacant and likely in deferred condition (no interior photos provided).",
"Boarded windows indicate missing/broken or removed window units; internal window egress is not available until replaced.",
"Utilities (electric, water, HVAC) may be disconnected or non-operational given vacancy/boarding (listing suggests cash-only sale due to condition).",
"Roof is a flat membrane with visible patching and is at risk for leaks; a full inspection may find roof repairs or replacement necessary.",
"Electrical service appears present at the exterior meter box but its operational and safety status is unknown and may require inspection/repair.",
"No smoke or carbon monoxide detectors are visible and are assumed absent or non-functional until proven otherwise.",
"No evidence of active standing water, collapsed ceilings, or obvious foundation movement from exterior photos; if interior inspection reveals these, severity could be higher."
],
"overall_score": 32.0,
"rubric_version": "ns-2025-1.0"
},
{
"summary": "This property is not turnkey for Section 8 / HCV leasing. Photos and listing indicate vacancy, boarded windows, and a need for substantial renovation. Major NSPIRE failure points likely include lack of operable egress windows, probable missing/ non-functional HVAC in a hot climate, and a worn flat roof with possible leaks. Electrical service is present but needs on-site verification for exposed components. Exterior site is generally maintained but overall the home appears to require significant repairs and system replacements before it could pass an initial NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 35.0,
"rationale": "Exterior shows the property is boarded up on all visible windows and the listing calls for cash buyer / major renovations. Boarded windows indicate missing/ broken glazing and required carpentry/ window replacement. Walkway and driveway pavers are uneven or partly missing in places. Paint/stucco appears recently applied but cosmetic work alone is insufficient given evidence of vacancy and likely interior deferred maintenance. Missing interior photos prevent confirmation of appliances; however the listing explicitly notes 'needs updating and renovations.' Overall substantial repairs required but not total structural collapse."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 25.0,
"rationale": "Multiple NSPIRE risks visible or strongly implied: all primary windows are boarded (egress for bedrooms likely fails until windows are operable), property appears vacant and secured which prevents verification of smoke/CO detectors and functioning locks; no visible deadbolt on front door. Flat roof shows patching/age and aerial photos suggest ponding areas — potential active leaks. Exterior electrical meter and service located at rear/right side appear intact but there is visible conduit and components exposed to the elements; condition unknown and could represent an electrical hazard. In Florida, lack of a visible exterior A/C condenser suggests no operable cooling system which is a life-safety / habitability concern for HUD inspections in this climate. Given these, the property would likely fail an initial NSPIRE inspection without repairs."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 30.0,
"rationale": "Major systems cannot be verified from photographs. Roof is a flat membrane with visible patched areas and signs of wear — likely requires repair or replacement. No exterior A/C condenser is visible (no central HVAC seen) and there is no evidence of functional heating/cooling, which is critical in South Florida. Electrical service and meter are present, but exposed conduit and panels are visible and need contractor verification. Plumbing fixtures, water heater, and hot water supply are not shown. Given boarded condition and listing note that property needs renovating, assume systems require significant work or replacement."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 55.0,
"rationale": "Lot is well-maintained with mowed lawn and intact sidewalks; curb appeal aside from boarded windows is reasonable. There are no obvious large foundation voids, collapsed porches, or standing water visible from exterior photos. Large mature tree adjacent to the building creates potential root/roof risk and may require trimming or mitigation. Driveway is partial with paver strips and some missing pavers; accessible pedestrian paths are present. Overall the site is in fair condition but the boarded openings, roof condition, and tree proximity reduce the score."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Boarded windows on all visible openings — bedroom egress failure until replaced",
"No visible HVAC condenser or reliable cooling system in South Florida — habitability risk",
"Roof shows wear/patching and aerial ponding areas — risk of active leaks",
"Visible electrical meter/conduit with exposed components — potential electrical hazard",
"Vacant/boarded condition increases risk of hidden interior damage (mold, vandalism, plumbing issues)"
],
"confidence": 0.65,
"assumptions": [
"Interior condition and presence/condition of smoke and CO detectors, hot water heater, plumbing fixtures, and appliances could not be verified from photos; assumed not guaranteed operable.",
"No exterior A/C condenser was observed in any photo; assumed central HVAC is missing or non-functional unless a hidden unit exists.",
"Boarded windows indicate the windows are inoperable/missing and will need replacement for bedroom egress and ventilation.",
"Flat roof membrane shows signs of patching and likely has reduced service life; assumed roof replacement or major repair needed.",
"Electrical service (meter/panel) is present but condition of internal panel and wiring is unknown; assumed inspection/repairs likely required given exposed components.",
"Listing statement 'needs updating and renovations' and 'cash only' reflect seller awareness of significant repair needs and likely vacancy."
],
"overall_score": 35.0,
"rubric_version": "NSPIRE-assessment-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1589 NW 4th Ave, Pompano Beach, FL, 33060",
"aggregate": {
"summary": "Property is vacant and secured with all openings boarded and is advertised as a cash-only flip opportunity. Exterior site is tidy but major concerns exist: likely missing or nonfunctional HVAC, an aged flat roof with visible patching, boarded windows blocking egress, and uncertain electrical condition at the meter. Significant interior and system work is probable before a Section 8 (NSPIRE) inspection could pass. Expect multiple safety- and systems-related repairs; not turnkey.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 31.7,
"rationale": "Exterior shows entire house boarded and listed as needing updating/renovation. Boards indicate vacancy and likely interior damage or vandalism. Exterior paint and stucco appear intact but dated. Driveway/walkway has missing/uneven pavers. Missing visible windows and likely interior finishes/appliances will need replacement. Overall evidence points to significant cosmetic and mid-level structural repairs required before rental."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 53.3,
"rationale": "Lot is clean, grass maintained and sidewalks in place; yard and site appear free of debris and standing water. Large tree close to structure could present root or debris risk. Exterior stucco paint appears uniform and there is a concrete walkway/drive pattern present though partially deteriorated. Boarded windows and some driveway pavers missing reduce score, but overall site is tidy which lowers immediate exterior-site remediation effort."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 28.3,
"rationale": "Boarded windows will prevent proper egress until replaced. No visible smoke/CO detectors or evidence of installed HVAC; entry door has a lock but deadbolt presence is unknown. Electrical service and meter are present but weathered and there are exposed conduit/cable terminations near the meter which raise electrical-safety questions. Roof membrane shows aging and patching (risk of leaks). Plumbing fixtures and hot water cannot be confirmed. Several NSPIRE safety items (detectors, functioning egress, verified wiring, working plumbing/HW) are currently unknown or likely noncompliant; overall moderate-high safety risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 30.0,
"rationale": "No visible exterior HVAC condenser unit; in South Florida a working air-conditioning system is required — absence suggests HVAC missing or nonfunctional. Roof appears to be a flat membrane with visible seams/patches and possible past repairs — potential for water intrusion. Electrical service exists but condition and panel access are unclear. Water heater/plumbing/drainage not visible. Given vacancy and listing statement ('needs updating' and 'cash only'), major system repairs or replacements (AC, roof repairs, electrical/plumbing fixes) are likely."
}
],
"red_flags": [
"Boarded windows preventing occupant egress (egress failure until repaired).",
"Aged/flat roof with visible patches — potential for major roof failure and leaks.",
"No visible exterior HVAC condenser — likely no functioning cooling system (critical in FL).",
"Weathered/exposed electrical connections at meter — potential electrical hazard that requires electrician evaluation."
],
"confidence": 0.93,
"assumptions": [
"Interior conditions are unknown but likely require moderate-to-major renovation given property is boarded and listing states 'needs updating' and 'cash only'.",
"No functioning central HVAC condenser is present (no exterior condenser visible in photos) — assume AC is missing or nonfunctional.",
"Smoke and carbon monoxide detectors are not installed or not visible; assume they will need to be installed/verified.",
"Windows are boarded and therefore do not provide emergency egress until replaced; assume window frames/glazing require repair or replacement.",
"Electrical service is present but the meter and adjacent connections are weathered; assume an electrical inspection and likely repairs/updates are required.",
"No interior photos or service records were provided; all assessments of plumbing, hot water, appliance condition, and interior mold are best-guess from vacancy and exterior evidence."
],
"score_method": "mean_of_criteria",
"overall_score": 34.0,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6855909578"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.