Property ID: 6871597437
615 N Sapodilla Ave, West Palm Beach, FL, 33401
West Palm Beach, FL
Money Down: $59,760
CoC Return: -0.81%
Monthly Cash Flow: $-41
Est. Market Rent: $1,500
Est. Final ARV: $199,081
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,800
Closing Costs
$9,960
Total Down
$59,760
Investment Snapshot
Purchase Price
$249,000
Money Down
$59,760
Cash-on-Cash Return
-0.81%
Rent
$1,871
Monthly Cash Flow
$-41
Annual Cash Flow
$-486
Debt Service / Mo
$1,325
Property Tax / Mo
$343
Insurance / Mo
$56
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,871
Payment Standard
$2,120
Rent
$1,871
Insurance
$56
Property Tax
$343
Management
$187
Utilities Allowance
$249
NOI (Monthly)
$1,285
Debt Service
$1,325
Cash Flow After Debt
$-41
Quality Score: 72.30%
Confidence: 92.00%
Overall this 2BR/1BA cottage shows recent cosmetic and system upgrades and presents as largely rent-ready. The roof is reported <1 year old and HVAC condenser is visible; kitchen and bath fixtures and appliances are present. Primary inspection risks are life-safety items not shown in photos (smoke/CO detectors, GFCI protection), possible inadequate bedroom egress windows, and an apparent ceiling seam that should be checked for past water intrusion. With minor fixes (install/verify detectors, confirm egress or replace/modify bedroom window if required, address ceiling repair and any missing GFCI outlets), the unit is likely to pass an initial HCV/NSPIRE inspection within ~30 days.
Section 8 Payment Standard
$2,120
Utility Allowance Total
$249
Guaranteed Section 8 Rent (PS - Utilities)
$1,871
Property Management
$187
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,000
Beds
2
Baths
1
Living Area
722 sqft
Lot Size
1,307 sqft
Year Built
1925
Days on Market
92
Capital Outlay
$59,760
Debt Service
$1,325
Property Tax / Mo
$343
Insurance / Mo
$56
Property Description
Great opportunity in the heart of West Palm Beach! Located at 615 N Sapodilla Avenue, this property offers strong potential for homeowners or investors. The home features a functional layout and a roof that is less than 1 year old, providing peace of mind and added value. Conveniently situated near downtown West Palm Beach, shopping, dining, major highways, Brightline, and the beaches. Excellent location with great upside potential.
Utility Allowances
Air Conditioning
$33
Selected 'Air Conditioning (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit, as the property is located in West Palm Beach. Property has wall/window AC units.
Cooking
$7
Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Assumed electric as no gas utilities were mentioned and an oven is present.
Electric Service Charge
$11
Selected 'Electric Charge' for a 2-bedroom unit. This is a standard charge for electric service in the area.
Heating
$8
Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Assumed electric heating as it is the most common type and no other fuel source was indicated.
Natural Gas Service Charge
$0
No indication of natural gas appliances or service in the property details. Set to $0.
Other Electric
$37
Selected 'Other Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit, covering general lighting and miscellaneous plug-in appliances.
Range/Microwave
$11
Allowance for a tenant-owned microwave. The property listing does not mention a provided microwave. The 2-bedroom fixed rate was used.
Refrigerator
$0
The property listing explicitly includes a refrigerator, so the allowance for a tenant-owned refrigerator is $0.
Sewer
$56
Selected 'Sewer (City of West Palm Beach)' for a 2-bedroom unit. Property details confirm connection to public sewer.
Trash Collection
$22
Selected 'Trash Collection (City of West Palm Beach)' for a 2-bedroom unit, as this is a standard service for single-family homes in the city.
Water
$48
Selected 'Water (City of West Palm Beach)' for a 2-bedroom unit. Property details confirm connection to public water.
Water Heating
$16
Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Assumed electric water heating as no other fuel source was mentioned.
Source References
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$675
DP3 Annual Estimate$675
DP1 Monthly Equivalent$56
DP3 Monthly Equivalent$56
Replacement Value$80,231
Basis722 sqft / 1925
Nearby Houses
Photo unavailable
700 6th St
sold · 0.01 mi
Price: $205,000
2 bd / 1 ba · 720 sqft
Latest sale: $205,000
Latest rent: —
Photo unavailable
620 Division Ave Apt 3
off_market · 0.04 mi
Price: $1,650
2 bd / 1 ba · 650 sqft
Latest sale: —
Latest rent: —
Photo unavailable
Address unavailable
sold · 0.06 mi
Price: $1,050,000
— bd / — ba · 5,652 sqft
Latest sale: $1,050,000
Latest rent: —
Photo unavailable
515 N Sapodilla Ave
off_market · 0.06 mi
Price: $2,100
2 bd / 1 ba · 5,652 sqft
Latest sale: —
Latest rent: —
Photo unavailable
618 6th St
sold · 0.06 mi
Price: $1,200,000
8 bd / 4 ba · 4,650 sqft
Latest sale: $1,200,000
Latest rent: —
Photo unavailable
716 5th St
sold · 0.07 mi
Price: $525,000
— bd / — ba · 2,301 sqft
Latest sale: $525,000
Latest rent: —
Photo unavailable
515 N Sapodilla Ave Units 2 & 4 and 5
off_market · 0.07 mi
Price: $2,100
2 bd / 1 ba · 5,652 sqft
Latest sale: —
Latest rent: —
Photo unavailable
617 5th St
sold · 0.07 mi
Price: $275,000
5 bd / 4 ba · 3,210 sqft
Latest sale: $275,000
Latest rent: —
Photo unavailable
613 5th St Apt 4
sold · 0.08 mi
Price: $260,000
8 bd / 3 ba · 2,550 sqft
Latest sale: $260,000
Latest rent: —
Photo unavailable
720 Division Ave
sold · 0.08 mi
Price: $285,000
3 bd / 2 ba · 1,110 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
614 5th St
off_market · 0.09 mi
Price: $325,000
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
800 7th St
sold · 0.09 mi
Price: $253,800
— bd / — ba
Latest sale: $253,800
Latest rent: —
Photo unavailable
813 6th St
sold · 0.09 mi
Price: $450,000
4 bd / 2 ba · 1,668 sqft
Latest sale: $450,000
Latest rent: —
Photo unavailable
707 4th St
off_market · 0.09 mi
Price: $2,500
3 bd / 2 ba · 3,244 sqft
Latest sale: $565,000
Latest rent: —
Photo unavailable
608 5th St Apt 2
off_market · 0.10 mi
Price: $1,450
2 bd / 1 ba · 800 sqft
Latest sale: —
Latest rent: —
Photo unavailable
801 N Sapodilla Ave Apt 3
off_market · 0.10 mi
Price: $1,500
2 bd / 1 ba · 825 sqft
Latest sale: —
Latest rent: —
Photo unavailable
608 5th St Apt 8
off_market · 0.10 mi
Price: $1,450
2 bd / 1 ba · 800 sqft
Latest sale: $1,500,000
Latest rent: —
Photo unavailable
608 5th St Unit 1-16
sold · 0.10 mi
Price: $1,500,000
6 bd / 15 ba · 9,300 sqft
Latest sale: $1,500,000
Latest rent: —
Properties Used for Comps
Photo unavailable
811 Division Ave, West Palm Beach, FL, 33401
sold
Used for Rent Comp
Price: $160,050
Rent: $1,800
2 bd / 2 ba · 600 sqft
Sale Date: Aug 09, 2024
Distance: 0.12 mi
View listing
Photo unavailable
700 6th St, West Palm Beach, FL, 33401
sold
Price: $205,000
Rent: $2,200
2 bd / 1 ba · 720 sqft
Sale Date: Feb 25, 2025
Distance: 0.01 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Possible non-compliant bedroom egress (small jalousie/louver windows may fail egress requirements).
- No clearly visible smoke detectors or carbon monoxide alarm in photos (life-safety devices must be present and functional).
- Visible ceiling seam/patching — could indicate prior water intrusion that needs verification.
- Electrical panel and GFCI protection not shown/verified (kitchen and bath outlets must be GFCI protected).
- Water heater not visible or verified in photos.
Assumptions
- Listing statement that the roof is less than one year old is accurate and roof has no active leaks.
- HVAC is functional because an outdoor condenser is visible through the kitchen window; indoor air handler not pictured but assumed present.
- Water heater and electrical panel exist and are serviceable even though not shown in photos.
- No active mold or major hidden water damage exists beyond the visible ceiling seam/patch (photo suggests previous repair, not active collapse).
- Kitchen and bathroom plumbing provide hot water (not directly shown but fixtures appear installed).
- Single-side handrail on front steps is acceptable for the number of risers present; if local code requires more, that would be an easy fix.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,995 | $105,648 | $105,648 |
| 2023 | $1,814 | $78,721 | $69,104 |
| 2022 | $1,696 | $89,089 | $57,111 |
| 2021 | $1,442 | $57,031 | $51,919 |
| 2020 | $1,309 | $47,199 | $47,199 |
| 2019 | $1,259 | $44,381 | $44,381 |
| 2018 | $806 | $29,980 | $25,541 |
| 2017 | $744 | $28,751 | $23,219 |
| 2016 | $668 | $21,108 | $21,108 |
| 2015 | $677 | $23,237 | $19,835 |
| 2014 | $646 | $21,525 | $18,032 |
| 2013 | $581 | $16,393 | $16,393 |
| 2012 | $760 | $26,140 | $22,601 |
| 2011 | $740 | $26,977 | $20,546 |
| 2010 | $643 | $18,678 | $18,678 |
| 2008 | $984 | $22,096 | $22,096 |
| 2007 | $1,011 | $42,262 | $42,262 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-01-03 | Sold | $240,000 |
| 2024-07-30 | Sold | $150,000 |
| 2018-09-14 | Sold | $12,000 |
| 2005-03-14 | Sold | $25,925 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-12-04 | Listed for rent | $1,975 | — |
| 2024-11-15 | Listed for rent | $2,100 | — |
| 2024-10-13 | Listed for rent | $2,200 | — |
| 2024-03-31 | Listed for rent | $1,400 | — |
| 2024-01-10 | Listed for rent | $1,350 | — |
| 2023-11-18 | Listed for rent | $1,250 | — |
| 2020-10-14 | Listed for rent | $950 | — |
Photo Gallery
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"permit_status": "Final",
"permit_type_of_work": "Roofing - residential",
"permit_effective_date": "Apr 28, 2025",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building revisions - residential revision",
"permit_effective_date": "Apr 18, 2025",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Roofing - residential",
"permit_effective_date": "Jul 25, 2024",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Windows and doors - residential",
"permit_effective_date": "May 16, 2011",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "General plumbing - residential",
"permit_effective_date": "Feb 28, 2011",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": "Sewer laterals",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6871597437",
"generated_at": "2026-03-27T20:46:17.241658Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 72.3
},
"utility_allowance": {
"zip_code": "33401",
"home_photo": "https://ap.rdcpix.com/08369c75bc86685437261c2cefac1a17l-m3725597285s-w1280.jpg",
"rent_price": 1871.0,
"loan_amount": 199200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/615-N-Sapodilla-Ave_West-Palm-Beach_FL_33401_M68715-97437",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 249000.0,
"loan_term_years": 30,
"annual_cash_flow": 15416.95,
"mortgage_monthly": 1325.28,
"payment_standard": 2120.0,
"total_amount_out": 49800.0,
"additional_photos": [
"https://ap.rdcpix.com/08369c75bc86685437261c2cefac1a17l-m3171869297s-w1280.jpg",
"https://ap.rdcpix.com/08369c75bc86685437261c2cefac1a17l-m3692921108s-w1280.jpg",
"https://ap.rdcpix.com/08369c75bc86685437261c2cefac1a17l-m267390572s-w1280.jpg",
"https://ap.rdcpix.com/08369c75bc86685437261c2cefac1a17l-m3361933874s-w1280.jpg",
"https://ap.rdcpix.com/08369c75bc86685437261c2cefac1a17l-m3701707686s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 56.25,
"monthly_cash_flow": 1284.75,
"property_tax_rate": 0.0091,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/utility/wp-content_uploads_PBCHA-UT-allowance-2025.raster.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Air Conditioning (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit, as the property is located in West Palm Beach. Property has wall/window AC units.",
"utility": "Air Conditioning",
"allowance": 33
},
{
"note": "Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Assumed electric as no gas utilities were mentioned and an oven is present.",
"utility": "Cooking",
"allowance": 7
},
{
"note": "Selected 'Electric Charge' for a 2-bedroom unit. This is a standard charge for electric service in the area.",
"utility": "Electric Service Charge",
"allowance": 11
},
{
"note": "Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Assumed electric heating as it is the most common type and no other fuel source was indicated.",
"utility": "Heating",
"allowance": 8
},
{
"note": "No indication of natural gas appliances or service in the property details. Set to $0.",
"utility": "Natural Gas Service Charge",
"allowance": 0
},
{
"note": "Selected 'Other Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit, covering general lighting and miscellaneous plug-in appliances.",
"utility": "Other Electric",
"allowance": 37
},
{
"note": "Allowance for a tenant-owned microwave. The property listing does not mention a provided microwave. The 2-bedroom fixed rate was used.",
"utility": "Range/Microwave",
"allowance": 11
},
{
"note": "The property listing explicitly includes a refrigerator, so the allowance for a tenant-owned refrigerator is $0.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "Selected 'Sewer (City of West Palm Beach)' for a 2-bedroom unit. Property details confirm connection to public sewer.",
"utility": "Sewer",
"allowance": 56
},
{
"note": "Selected 'Trash Collection (City of West Palm Beach)' for a 2-bedroom unit, as this is a standard service for single-family homes in the city.",
"utility": "Trash Collection",
"allowance": 22
},
{
"note": "Selected 'Water (City of West Palm Beach)' for a 2-bedroom unit. Property details confirm connection to public water.",
"utility": "Water",
"allowance": 48
},
{
"note": "Selected 'Electric (City of Lake Worth, Riviera Beach, West Palm Beach)' for a 2-bedroom unit. Assumed electric water heating as no other fuel source was mentioned.",
"utility": "Water Heating",
"allowance": 16
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 49800.0,
"property_tax_annual": 4114.85,
"property_tax_monthly": 342.9,
"property_tax_increase": 0.03,
"utility_allowance_total": 249.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL080/sources/payment/wp-content_uploads_2025-Payment-Standards.raster.pdf",
"https://www.pbchafl.org/wp-content/uploads/2025-Payment-Standards.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -486.44,
"property_management_monthly": 187.1,
"monthly_cash_flow_after_debt": -40.54,
"cash_on_cash_return_after_debt": -0.01
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 2BR/1BA cottage shows recent cosmetic and system upgrades and presents as largely rent-ready. The roof is reported <1 year old and HVAC condenser is visible; kitchen and bath fixtures and appliances are present. Primary inspection risks are life-safety items not shown in photos (smoke/CO detectors, GFCI protection), possible inadequate bedroom egress windows, and an apparent ceiling seam that should be checked for past water intrusion. With minor fixes (install/verify detectors, confirm egress or replace/modify bedroom window if required, address ceiling repair and any missing GFCI outlets), the unit is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently renovated with new-looking vinyl plank flooring, fresh paint, new bathroom vanity/toilet and a finished shower. Kitchen has functioning electric range and refrigerator present; counters are tiled/finished though lower cabinet doors are open shelving (cosmetic). Visible ceiling seams/patching in one room and some minor finish gaps are present but no heavy deferred maintenance shown. Missing cabinet doors and minor ceiling repairs are easy-to-fix, capital items."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 65.0,
"rationale": "No obvious exposed wiring, visible electrical hazards, or active water pooling. Entry door appears to have a deadbolt. However there is no clearly visible smoke detector or CO alarm in photos, and bathroom/kitchen GFCI protection cannot be confirmed. Bedroom windows (jalousie/metal louver style and small window sizes) may not meet egress dimensions for sleeping rooms — this is a potential inspection fail. Ceiling seam/patch may indicate prior leak that should be verified. Overall moderate risk due to missing/unclear life-safety devices and potential egress issues."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 70.0,
"rationale": "Listing states the roof is <1 year old and exterior photo confirms a neat roofline; that is a positive. An outdoor A/C condenser is visible through the kitchen window, indicating cooled space (HVAC present). Plumbing fixtures look new and functioning (toilet, vanity, shower). Water heater and electrical panel are not visible in photos so condition is assumed adequate but unverified. Because key system access and hot-water/heater evidence are not shown, score is reduced to account for unknowns."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior stucco and paint look fresh, front steps and single handrail are present and solid in photos, small landscaping and level yard with no obvious standing water or major foundation cracks visible. Mailbox number plate appears inconsistent with listing address (minor administrative issue). Walkway and stoop are intact and no visible infestation or severe envelope damage is noted."
},
{
"key": "rental_history_activity",
"label": "Rental history (last 5y) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Possible non-compliant bedroom egress (small jalousie/louver windows may fail egress requirements).",
"No clearly visible smoke detectors or carbon monoxide alarm in photos (life-safety devices must be present and functional).",
"Visible ceiling seam/patching — could indicate prior water intrusion that needs verification.",
"Electrical panel and GFCI protection not shown/verified (kitchen and bath outlets must be GFCI protected).",
"Water heater not visible or verified in photos."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that the roof is less than one year old is accurate and roof has no active leaks.",
"HVAC is functional because an outdoor condenser is visible through the kitchen window; indoor air handler not pictured but assumed present.",
"Water heater and electrical panel exist and are serviceable even though not shown in photos.",
"No active mold or major hidden water damage exists beyond the visible ceiling seam/patch (photo suggests previous repair, not active collapse).",
"Kitchen and bathroom plumbing provide hot water (not directly shown but fixtures appear installed).",
"Single-side handrail on front steps is acceptable for the number of risers present; if local code requires more, that would be an easy fix."
],
"overall_score": 74.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026"
},
{
"summary": "Overall the property appears in good, mostly turnkey condition with recent cosmetic renovations, working appliances, and a new roof (per listing). The unit is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after addressing a few minor items: verify/install required smoke/CO detectors, confirm bedroom egress window dimensions, confirm GFCI protection in kitchen/bath, and verify heating/cooling and water-heater operation. Expected rent-ready timeline: within 1–4 weeks for detector installations, cabinet finishing, and verification/repairs — overall readiness falls into the 'minor repairs; likely rent-ready within 30 days' band.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently renovated: new-look vinyl plank flooring, fresh paint, updated bathroom fixtures and vanity, functioning range and refrigerator shown. Kitchen lower cabinets/storage are unfinished/open and countertops are tiled but installation looks cosmetic-only; ceiling surfaces show visible seams/cracks that were patched. Minor cosmetic touch-ups and cabinet finish work expected but no widespread deferred maintenance visible. Missing finished cabinet doors/trim reduces score modestly."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 65.0,
"rationale": "No obvious exposed wiring, bathroom has vent and functioning fixtures, entry door appears secure with at least a knob lock (deadbolt presence unclear). However smoke detectors are not visible in photos (bedrooms/hallway detectors required), bedroom egress windows appear small (risk of failing egress requirement), ceiling cracks could indicate prior water intrusion even though roof is reported <1 year old. GFCI presence in kitchen/bath not verifiable from photos. Overall moderate inspection risk until detectors, egress dimensions, and GFCI outlets are confirmed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 65.0,
"rationale": "Listing states roof is <1 year old and exterior photo shows intact roofline — low roof risk. Plumbing fixtures and toilet/shower appear new. Refrigerator and electric range are present. Heating/cooling system not clearly shown inside; a condenser/AC unit is visible through the kitchen window (outside), suggesting there is functioning cooling, but no registers or indoor HVAC equipment were photographed. Water heater and electrical panel not visible. Systems likely functional but need verification (AC, hot water, electrical panel condition, smoke/CO detectors)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior freshly painted, small landscaped beds, concrete walkway and front steps are intact. Front steps have a single side handrail; no obvious foundation cracks, major drainage issues, or standing water visible. Yard and site show no visible infestation or severe neglect. Address placard in photo differs from listing (minor administrative discrepancy)."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Potential inadequate bedroom egress — bedroom windows appear small and may fail NSPIRE egress requirements.",
"Ceiling seams/cracks visible in multiple rooms — possible past water intrusion (needs verification despite claimed new roof).",
"No visible smoke detectors in bedrooms/hallway in photos — likely will require installation to meet NSPIRE.",
"Major mechanical components not shown: water heater and electrical panel not visible (verification required).",
"HVAC equipment not clearly shown inside; cooling suggested by exterior condenser but indoor functionality needs confirmation."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that the roof is less than one year old is accurate (used to lower roof risk).",
"Hot water is available and plumbing is functional (bathroom fixtures appear new), though the water heater was not photographed.",
"An outdoor condenser seen through the kitchen window indicates there is functioning cooling (AC), although indoor HVAC components and registers were not shown.",
"Electrical panel condition, outlet count, and GFCI protection in kitchen/bath were not visible and are assumed unknown; these need verification.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not obviously located and require verification/installation.",
"Bedroom egress windows may be smaller than NSPIRE-required dimensions based on photos; their measurements were not provided and must be confirmed.",
"Kitchen lower cabinets are intentionally open shelving/unfinished but structurally usable; cabinet doors/trim are not counted as critical.",
"No signs of active structural failure (sagging, major foundation cracks) were visible in provided photos."
],
"overall_score": 78.0,
"rubric_version": "ns-p2026-1"
},
{
"summary": "Overall the house appears largely renovated and near move-in ready with a new roof, functioning kitchen appliances, a visible AC condensing unit and updated finishes. Primary concerns for an initial Section 8/NSPIRE inspection are: absence of visible smoke detectors, potential non-compliant bedroom egress size, and unverified electrical/GFCI protections. These are mostly fixable (install/verify detectors, measure/modify windows or designate sleeping rooms, install GFCI outlets) and should bring the property to passable condition within a short timeframe. Expect minor repairs and code verifications to reach full compliance; overall property is likely rentable within 2–4 weeks with those corrections.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently renovated with new-looking vinyl plank flooring, new fixtures, painted walls and new-looking counters. Kitchen and bathroom appliances (stove and refrigerator) are present which reduces repair needs. Visible minor cosmetic issues: open shelving/counter edges not fully finished, mattress in plastic (staging), baseboard scuffs and some paint/patch lines on ceilings. Missing appliance cabinetry is a cosmetic/capital item. No large areas of failing finishes observed. Overall minor repairs and cosmetic work only; likely turnkey after small touch-ups (seams in ceilings patched, final trim/caulking and cleaning)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "No visible smoke detector(s) in photographed rooms (NSPIRE requires functioning smoke alarms in sleeping areas and common areas) — this is an inspection risk. Bedroom egress windows appear small and may not meet minimum egress area/size for sleeping rooms; this could fail a bedroom-egress check. Exterior steps have a single handrail (only one side) and the landing/step configuration should be measured for code compliance. No exposed wiring, visible mold, open structural collapse, or obvious active leaks in photos. GFCI presence in kitchen/bath not verifiable from photos. These are a mix of potentially failing (missing detectors, possible egress) and fixable items (add detectors, add/modify handrail, install GFCI)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 70.0,
"rationale": "Listing states roof is less than 1 year old and roof appears in good condition from exterior photo. An outdoor condensing unit is visible through the kitchen window indicating an active AC system likely present. Stove and refrigerator are present. Water heater, HVAC interior distribution, and electrical panel locations were not shown and could not be verified. No visible signs of plumbing failure or water intrusion in interior photos; bathroom fixtures look new. Because critical systems are likely present and roof is new but some system components (panel, water heater) are unverified, moderate confidence in systems condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior stucco and paint appear freshly done and the front steps, small landscaping and concrete curb are in good condition. No visible foundation displacement or major exterior cracks. Yard is modest but free of obvious trip hazards or standing water in photos. Single-site access stair has handrail only on one side — depending on local code and step height this could require modification. No evidence of infestation or exterior structural failure observed."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors in photos — NSPIRE requires functioning smoke alarms in sleeping areas and common areas.",
"Bedroom windows appear small and may not meet egress size requirements for a sleeping room (risk of failed bedroom egress check).",
"Visible ceiling seam/cracking in a room — possible prior water intrusion; needs on-site verification for active leaks or hidden damage.",
"Exterior front step has a handrail on only one side — may require modification depending on local code and step height.",
"Electrical/GFCI outlets and main electrical panel not shown/verified — unverified electrical safety features are inspection risks."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that roof is <1 year old is accurate and roof is in good condition (not fully visible but relied on MLS text).",
"HVAC exists and is operational; outdoor condensing unit visible through kitchen window corresponds to interior cooling equipment.",
"Stove (electric) and refrigerator seen in photos are present and functional; missing or nonfunctional appliances would reduce score moderately.",
"No smoke detectors are visible in any provided photos; assume none or not correctly located unless installed but not photographed.",
"Electrical panel, water heater, and presence of GFCI outlets were not shown and are assumed unverified — these require on-site confirmation.",
"Bedroom windows may not meet egress area/height requirements based on visible size; exact compliance requires measurement.",
"Interior ceiling seam/crack visible in photos is assumed to be cosmetic patching from renovation; could represent prior leak but no active staining or wetness is visible."
],
"overall_score": 76.0,
"rubric_version": "nsPIRE-v1-2026"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "615 N Sapodilla Ave, West Palm Beach, FL, 33401",
"aggregate": {
"summary": "Overall this 2BR/1BA cottage shows recent cosmetic and system upgrades and presents as largely rent-ready. The roof is reported <1 year old and HVAC condenser is visible; kitchen and bath fixtures and appliances are present. Primary inspection risks are life-safety items not shown in photos (smoke/CO detectors, GFCI protection), possible inadequate bedroom egress windows, and an apparent ceiling seam that should be checked for past water intrusion. With minor fixes (install/verify detectors, confirm egress or replace/modify bedroom window if required, address ceiling repair and any missing GFCI outlets), the unit is likely to pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 79.3,
"rationale": "Interior appears recently renovated with new-looking vinyl plank flooring, fresh paint, new bathroom vanity/toilet and a finished shower. Kitchen has functioning electric range and refrigerator present; counters are tiled/finished though lower cabinet doors are open shelving (cosmetic). Visible ceiling seams/patching in one room and some minor finish gaps are present but no heavy deferred maintenance shown. Missing cabinet doors and minor ceiling repairs are easy-to-fix, capital items."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior stucco and paint look fresh, front steps and single handrail are present and solid in photos, small landscaping and level yard with no obvious standing water or major foundation cracks visible. Mailbox number plate appears inconsistent with listing address (minor administrative issue). Walkway and stoop are intact and no visible infestation or severe envelope damage is noted."
},
{
"key": "rental_history_activity",
"label": "Rental history (last 5y) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 61.7,
"rationale": "No obvious exposed wiring, visible electrical hazards, or active water pooling. Entry door appears to have a deadbolt. However there is no clearly visible smoke detector or CO alarm in photos, and bathroom/kitchen GFCI protection cannot be confirmed. Bedroom windows (jalousie/metal louver style and small window sizes) may not meet egress dimensions for sleeping rooms — this is a potential inspection fail. Ceiling seam/patch may indicate prior leak that should be verified. Overall moderate risk due to missing/unclear life-safety devices and potential egress issues."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 68.3,
"rationale": "Listing states the roof is <1 year old and exterior photo confirms a neat roofline; that is a positive. An outdoor A/C condenser is visible through the kitchen window, indicating cooled space (HVAC present). Plumbing fixtures look new and functioning (toilet, vanity, shower). Water heater and electrical panel are not visible in photos so condition is assumed adequate but unverified. Because key system access and hot-water/heater evidence are not shown, score is reduced to account for unknowns."
}
],
"red_flags": [
"Possible non-compliant bedroom egress (small jalousie/louver windows may fail egress requirements).",
"No clearly visible smoke detectors or carbon monoxide alarm in photos (life-safety devices must be present and functional).",
"Visible ceiling seam/patching — could indicate prior water intrusion that needs verification.",
"Electrical panel and GFCI protection not shown/verified (kitchen and bath outlets must be GFCI protected).",
"Water heater not visible or verified in photos."
],
"confidence": 0.92,
"assumptions": [
"Listing statement that the roof is less than one year old is accurate and roof has no active leaks.",
"HVAC is functional because an outdoor condenser is visible through the kitchen window; indoor air handler not pictured but assumed present.",
"Water heater and electrical panel exist and are serviceable even though not shown in photos.",
"No active mold or major hidden water damage exists beyond the visible ceiling seam/patch (photo suggests previous repair, not active collapse).",
"Kitchen and bathroom plumbing provide hot water (not directly shown but fixtures appear installed).",
"Single-side handrail on front steps is acceptable for the number of risers present; if local code requires more, that would be an easy fix."
],
"score_method": "mean_of_criteria",
"overall_score": 72.3,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6871597437"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.