Property ID: 6876132512
144 Mount Pleasant Rd, Nokomis, FL, 34275
Nokomis, FL
Money Down: $53,976
CoC Return: 19.35%
Monthly Cash Flow: $871
Est. Final ARV: $338,332
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$44,980
Closing Costs
$8,996
Total Down
$53,976
Investment Snapshot
Purchase Price
$224,900
Money Down
$53,976
Cash-on-Cash Return
19.35%
Rent
$2,468
Monthly Cash Flow
$871
Annual Cash Flow
$10,447
Debt Service / Mo
$1,197
Property Tax / Mo
$58
Insurance / Mo
$95
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,468
Payment Standard
$2,646
Rent
$2,468
Insurance
$95
Property Tax
$58
Management
$247
Utilities Allowance
$178
NOI (Monthly)
$2,068
Debt Service
$1,197
Cash Flow After Debt
$871
Quality Score: 73.50%
Confidence: 90.00%
Overall this 3BR/1BA cottage appears to be in good, mostly move-in condition with recent cosmetic updates and well‑maintained exterior. Visible systems (HVAC vents, water heater) indicate the major equipment is present. The property is likely to pass an initial HCV/NSPIRE inspection with minor corrections: install/verify smoke and CO alarms, confirm GFCI protection in kitchen/bath, verify electrical panel and test HVAC/water heater, and possibly add a handrail if local code/inspector requires. No major structural or life‑safety failures are apparent in photos.
Section 8 Payment Standard
$2,646
Utility Allowance Total
$178
Guaranteed Section 8 Rent (PS - Utilities)
$2,468
Property Management
$247
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$224,900
Beds
3
Baths
1
Living Area
1,222 sqft
Lot Size
5,227 sqft
Year Built
1940
Days on Market
127
Capital Outlay
$53,976
Debt Service
$1,197
Property Tax / Mo
$58
Insurance / Mo
$95
Property Description
Welcome to this tastefully updated beach cottage offering the perfect blend of coastal charm and modern comfort. Featuring 3 bedrooms, 1 bathroom and 1,222 air-conditioned square feet. This home has been refreshed with new flooring and fresh interior paint, creating a bright, move-in-ready feel throughout. Ideally located close to award winning beaches, shopping, and popular local restaurants, it's easy to enjoy the laid-back lifestyle this area is known for. Whether you're a first-time buyer, investor, or snowbird looking for a low-maintenance retreat, this home checks all the boxes. A charming coastal escape with everyday convenience-ready for its next owner to enjoy.
Utility Allowances
Heating
$18
Property details specify 'Heating Features: Electric'. The allowance is for a 3-bedroom unit with electric heating.
Cooking
$14
Fuel type not specified. Selected 'Electric' as it's consistent with other electric systems in the house (heating). The allowance is for a 3-bedroom unit.
Water Heating
$42
Fuel type not specified. Selected 'Electric' as it is the most common and consistent with the property's other electric utilities. The allowance is for a 3-bedroom unit.
Air Conditioning
$29
Property details list 'Central Air'. The allowance is for a 3-bedroom unit.
Other Electric
$50
Property details list 'Electricity Connected'. This is the standard allowance for general electric use in a 3-bedroom unit.
Water
$0
Property details specify 'Water Source: Well', so there is no public water utility cost.
Sewer
$0
Property details specify 'Sewer: Septic Tank', so there is no public sewer utility cost.
Trash Collection
$25
Trash collection is not mentioned but is a standard tenant-paid utility for single-family homes in this area.
Refrigerator
$0
The property listing includes a refrigerator, so it is landlord-provided. The allowance is for tenant-provided appliances.
Range/Microwave
$0
The property listing includes a microwave and photos show a range, so they are landlord-provided. The allowance is for tenant-provided appliances.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,143
DP3 Annual Estimate$1,143
DP1 Monthly Equivalent$95
DP3 Monthly Equivalent$95
Replacement Value$57,600
Basis1,222 sqft / 1940
Nearby Houses
Photo unavailable
217 Mount Pleasant Rd
sold · 0.04 mi
Price: $170,000
3 bd / 2 ba · 1,238 sqft
Latest sale: $170,000
Latest rent: —
Photo unavailable
Laurel Rd
sold · 0.06 mi
Price: $265,000
— bd / — ba
Latest sale: $265,000
Latest rent: —
Photo unavailable
237 Mount Pleasant Rd
sold · 0.09 mi
Price: $98,000
2 bd / 1 ba · 1,136 sqft
Latest sale: $98,000
Latest rent: —
Photo unavailable
208 Browns Rd
sold · 0.10 mi
Price: $31,250
— bd / — ba
Latest sale: $31,250
Latest rent: —
Photo unavailable
212 Browns Rd
sold · 0.10 mi
Price: $31,250
— bd / — ba
Latest sale: $31,250
Latest rent: —
Properties Used for Comps
Photo unavailable
329 Chandler Rd, Nokomis, FL, 34275
sold
Price: $390,000
Rent: —
3 bd / 2 ba · 1,409 sqft
Sale Date: Apr 08, 2024
Distance: 0.24 mi
View listing
Photo unavailable
1216 Sunset Ave, Nokomis, FL, 34275
sold
Price: $350,000
Rent: —
3 bd / 2 ba · 1,406 sqft
Sale Date: Mar 23, 2026
Distance: 0.33 mi
View listing
Photo unavailable
320 Browns Rd, Nokomis, FL, 34275
sold
Price: $325,000
Rent: —
3 bd / 2 ba · 1,066 sqft
Sale Date: Jan 12, 2026
Distance: 0.21 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present and operational (ceiling vents visible) though no service records provided.
- Hot water heater (exterior) is functional; condition/age not verified.
- Smoke and carbon monoxide detectors are not visible in photographs and likely need to be installed or verified.
- Electrical service and panel exist and meet code but were not photographed; no exposed wiring visible in photos.
- Bedroom egress windows are present and adequate based on photos but exact egress dimensions were not measured.
- Range/stove may not be present (photos show refrigerator but not a stove); missing appliances would be an easy-to-fix item but should be confirmed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $680 | $132,100 | $50,731 |
| 2023 | $639 | $139,200 | $48,350 |
| 2022 | $594 | $115,900 | $46,942 |
| 2021 | $612 | $75,200 | $45,575 |
| 2020 | $582 | $69,300 | $44,946 |
| 2019 | $540 | $69,300 | $43,935 |
| 2018 | $445 | $58,800 | $38,343 |
| 2017 | $432 | $57,100 | $37,554 |
| 2016 | $424 | $47,200 | $36,782 |
| 2015 | $431 | $42,000 | $36,526 |
| 2014 | $431 | $40,100 | $36,236 |
| 2013 | $429 | $35,700 | $35,700 |
| 2012 | $433 | $36,100 | $36,100 |
| 2011 | $493 | $40,900 | $40,900 |
| 2010 | $586 | $48,600 | $46,969 |
| 2009 | $557 | $64,900 | $45,734 |
| 2008 | $550 | $81,400 | $45,688 |
| 2007 | $485 | $110,800 | $44,357 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-09 | Listed | $224,900 |
| 2000-05-26 | Sold | $69,000 |
| 1999-08-11 | Sold | $40,000 |
Photo Gallery
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"total": 57100,
"building": 34000
},
"assessment": {
"land": null,
"total": 37554,
"building": null
}
},
{
"tax": 424,
"year": 2016,
"market": {
"land": 12500,
"total": 47200,
"building": 34700
},
"assessment": {
"land": null,
"total": 36782,
"building": null
}
},
{
"tax": 431,
"year": 2015,
"market": {
"land": 7900,
"total": 42000,
"building": 34100
},
"assessment": {
"land": null,
"total": 36526,
"building": null
}
},
{
"tax": 431,
"year": 2014,
"market": {
"land": 6800,
"total": 40100,
"building": 33300
},
"assessment": {
"land": null,
"total": 36236,
"building": null
}
},
{
"tax": 429,
"year": 2013,
"market": {
"land": 6800,
"total": 35700,
"building": 28900
},
"assessment": {
"land": null,
"total": 35700,
"building": null
}
},
{
"tax": 433,
"year": 2012,
"market": {
"land": 16900,
"total": 36100,
"building": 19200
},
"assessment": {
"land": null,
"total": 36100,
"building": null
}
},
{
"tax": 493,
"year": 2011,
"market": {
"land": 16500,
"total": 40900,
"building": 24400
},
"assessment": {
"land": null,
"total": 40900,
"building": null
}
},
{
"tax": 586,
"year": 2010,
"market": {
"land": 18100,
"total": 48600,
"building": 30500
},
"assessment": {
"land": null,
"total": 46969,
"building": null
}
},
{
"tax": 557,
"year": 2009,
"market": {
"land": 24500,
"total": 64900,
"building": 40400
},
"assessment": {
"land": null,
"total": 45734,
"building": null
}
},
{
"tax": 550,
"year": 2008,
"market": {
"land": 28900,
"total": 81400,
"building": 52500
},
"assessment": {
"land": null,
"total": 45688,
"building": null
}
},
{
"tax": 485,
"year": 2007,
"market": {
"land": 41700,
"total": 110800,
"building": 69100
},
"assessment": {
"land": null,
"total": 44357,
"building": null
}
}
],
"property_history": [
{
"date": "2026-02-09",
"price": 224900,
"listing": {
"status": "for_sale",
"list_date": "2026-02-09T15:52:51Z",
"list_price": 224900,
"listing_id": "2991393403",
"last_update_date": "2026-02-10T11:53:17Z",
"last_status_change_date": "2026-02-09T15:52:51Z"
},
"event_name": "Listed",
"price_sqft": 184.04255319148936,
"source_name": "StellarMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "N6142871",
"price_change_percentage": "+225.94%"
},
{
"date": "2000-05-26",
"price": 69000,
"listing": null,
"event_name": "Sold",
"price_sqft": 56.46481178396072,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1999-08-11",
"price": 40000,
"listing": null,
"event_name": "Sold",
"price_sqft": 32.733224222585925,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Reroof-shingle tear off replace",
"permit_effective_date": "Mar 28, 2018",
"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": "Mechanical changeout/replacement",
"permit_effective_date": "Sep 24, 2009",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical changeout/replacement",
"permit_effective_date": "Jul 20, 2005",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Air conditioning (h.a.r.v.)",
"permit_effective_date": "Sep 8, 1997",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical",
"permit_effective_date": "Sep 8, 1997",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6876132512",
"generated_at": "2026-03-28T19:45:43.989979Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 73.5
},
"utility_allowance": {
"zip_code": "34275",
"home_photo": "https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m2593757032s-w1280.jpg",
"rent_price": 2468.0,
"loan_amount": 179920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/144-Mount-Pleasant-Rd_Nokomis_FL_34275_M68761-32512",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 224900.0,
"loan_term_years": 30,
"annual_cash_flow": 24811.0,
"mortgage_monthly": 1197.01,
"payment_standard": 2646.0,
"total_amount_out": 44980.0,
"additional_photos": [
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m477704163s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m2546993297s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m40036854s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m297305482s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m4109208685s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m1832849894s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m804106518s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m1093843912s-w1280.jpg",
"https://ap.rdcpix.com/c61398fc85abc9ab5fb496ce8d83bf08l-m1390503618s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 95.25,
"monthly_cash_flow": 2067.58,
"property_tax_rate": 0.0079,
"_utility_allowance": {
"sources": [
"https://sarasotahousing.org/documents/section8/UtilityAllowancesSarasota2026.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property details specify 'Heating Features: Electric'. The allowance is for a 3-bedroom unit with electric heating.",
"utility": "Heating",
"allowance": 18
},
{
"note": "Fuel type not specified. Selected 'Electric' as it's consistent with other electric systems in the house (heating). The allowance is for a 3-bedroom unit.",
"utility": "Cooking",
"allowance": 14
},
{
"note": "Fuel type not specified. Selected 'Electric' as it is the most common and consistent with the property's other electric utilities. The allowance is for a 3-bedroom unit.",
"utility": "Water Heating",
"allowance": 42
},
{
"note": "Property details list 'Central Air'. The allowance is for a 3-bedroom unit.",
"utility": "Air Conditioning",
"allowance": 29
},
{
"note": "Property details list 'Electricity Connected'. This is the standard allowance for general electric use in a 3-bedroom unit.",
"utility": "Other Electric",
"allowance": 50
},
{
"note": "Property details specify 'Water Source: Well', so there is no public water utility cost.",
"utility": "Water",
"allowance": 0
},
{
"note": "Property details specify 'Sewer: Septic Tank', so there is no public sewer utility cost.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Trash collection is not mentioned but is a standard tenant-paid utility for single-family homes in this area.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "The property listing includes a refrigerator, so it is landlord-provided. The allowance is for tenant-provided appliances.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property listing includes a microwave and photos show a range, so they are landlord-provided. The allowance is for tenant-provided appliances.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.55,
"down_payment_amount": 44980.0,
"property_tax_annual": 700.4,
"property_tax_monthly": 58.37,
"property_tax_increase": 0.03,
"utility_allowance_total": 178.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 10446.85,
"property_management_monthly": 246.8,
"monthly_cash_flow_after_debt": 870.57,
"cash_on_cash_return_after_debt": 0.23
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 3BR/1BA cottage appears to be in good, mostly move-in condition with recent cosmetic updates and well‑maintained exterior. Visible systems (HVAC vents, water heater) indicate the major equipment is present. The property is likely to pass an initial HCV/NSPIRE inspection with minor corrections: install/verify smoke and CO alarms, confirm GFCI protection in kitchen/bath, verify electrical panel and test HVAC/water heater, and possibly add a handrail if local code/inspector requires. No major structural or life‑safety failures are apparent in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently refreshed (new carpet, fresh paint). No visible major cosmetic damage; floors, walls and cabinets appear serviceable. Minor items visible or likely: painted concrete steps and small exterior trim/ lattice repairs, some dated interior wood paneling in kitchen area, and possible missing full range/stove (photos show refrigerator but no range). These are mostly cosmetic or appliance-level fixes and should be quick to address."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, no standing water, no visible severe mold). Central air vents visible suggesting HVAC; exterior water heater observed. However required safety items are not visible in the photos: smoke detectors and carbon monoxide alarms not shown, GFCI outlets not verifiable in kitchen/bath, electrical panel not shown, and exterior entry steps have no handrail. Bedroom egress windows look present but specific bedroom window dimensions/egress compliance are not verified. These unknowns create moderate NSPIRE risk and will likely require a brief punch‑list on inspection (detectors, any GFCI, and possibly a handrail)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 70.0,
"rationale": "Major systems appear present: ceiling supply vent implies central HVAC, an exterior water heater is visible, and roof shingles appear intact with no visible active leaks. Electrical service and main panel are not shown so condition/age cannot be confirmed. Water heater and HVAC operation/age need verification; roof shows wear but no obvious failure. Given visible evidence, systems likely operational but require standard testing and potential minor service."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior siding and trim look recently painted and in good repair; gutters/downspouts installed and routed to grade. Concrete driveway/pads are serviceable; foundation sits on piers/blocks with vents visible and no obvious major settlement or foundation cracks in photos. Yard is level and free of debris. Minor site items: small trees near foundation that should be managed and lattice skirt sections to tidy. Overall tidy, low deferred maintenance visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (ceiling vents visible) though no service records provided.",
"Hot water heater (exterior) is functional; condition/age not verified.",
"Smoke and carbon monoxide detectors are not visible in photographs and likely need to be installed or verified.",
"Electrical service and panel exist and meet code but were not photographed; no exposed wiring visible in photos.",
"Bedroom egress windows are present and adequate based on photos but exact egress dimensions were not measured.",
"Range/stove may not be present (photos show refrigerator but not a stove); missing appliances would be an easy-to-fix item but should be confirmed."
],
"overall_score": 74.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 3BR/1BA beach cottage appears to be in good cosmetic condition with recent interior paint, new flooring, functioning HVAC ductwork visible, an exterior water heater, and sound exterior siding, gutters and concrete pads. Most issues visible are minor or cosmetic; key verification items remain (smoke/CO detectors, GFCI outlets, operation of HVAC, electrical panel condition, plumbing/hot water and presence/operation of stove). Likely a Section 8 (HCV/NSPIRE) initial inspection could pass after quick verification/installation of required detectors, confirming GFCI protection in kitchen/bath, and ensuring a working stove is provided — expect minor repairs and documentation rather than major rehab.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently refreshed: new paint, new carpet in living area and new vinyl plank in kitchen/dining; kitchen cabinets painted and refrigerator + microwave visible. Exterior paint and concrete pads look recently done. Visible items are cosmetic or minor. No severe interior damage, collapsed ceilings, or exposed subfloor observed. Possible missing range/stove not visible in photos — missing appliances reduce readiness moderately but are not a structural failure."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No active life‑threatening hazards seen in photos: walls, ceilings and floors look intact; bedroom windows present for egress in main rooms shown; exterior doors appear secure and the front door shows a deadbolt. No exposed wiring or obvious electrical hazards seen. Crawlspace vents visible. Items not verifiable from photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, and operation of plumbing/hot water. Front entry steps have no handrail (three steps) — may not be a mandatory failure but could be flagged depending on local code/inspector. Overall modest safety risk primarily from unverified detectors and GFCI devices."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Ceiling HVAC supply/return grille and thermostat visible indicating central HVAC likely present. Water heater tank visible at rear exterior in photos. Roof shingles appear aged but intact — no visible active leaks or sagging; however shingles look older and may need replacement in medium term. Electrical panel not pictured; plumbing fixtures and hot water operational status unknown. Based on visible HVAC ductwork and exterior water heater, systems likely present and functional but unverified operationally from photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Siding, gutters and downspouts are present and in good visual condition; foundation sits on block piers with vents and no obvious settlement or large cracks visible. Concrete driveway and side pads look recently poured and in good condition. Yard is flat with minor landscaping; no standing water or infestation evidence in photos. Trees are close to the house but not showing obvious root damage in provided images."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Interior photos are representative of entire unit (bathroom and bedrooms not fully shown).",
"Central HVAC is present and operational (ceiling grille and thermostat visible), but no service records were provided.",
"Water heater is the exterior tank shown in rear photo and provides hot water; operational status unverified.",
"Smoke detectors and carbon monoxide detectors are not clearly visible in photos; assume they may be missing or unverified and will need confirmation/installation.",
"GFCI protection in kitchen and bathroom outlets was not visible and must be verified/installed if absent.",
"Electrical panel and meter are present but not pictured; assume a standard residential panel in working condition unless inspection finds otherwise.",
"Range/stove is not visible in the photos; assume it may be missing or not shown — owner/agent should confirm provision of a working cooking appliance.",
"No recent rental history (property snapshot shows missing rental events in last 5 years)."
],
"overall_score": 76.0,
"rubric_version": "nsPIRE-2026-v1"
},
{
"summary": "Overall this 3-bed, 1-bath cottage appears largely move-in ready and would likely pass an initial HCV/NSPIRE inspection after a short punch-list: install/verify working smoke detectors (and CO alarms if required), install a compliant handrail at the front steps, verify/replace/label GFCI protection in kitchen and bath, and test HVAC, water heater and electrical panel. No major structural or life-safety failures were visible in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Photos show recent interior paint, new-looking carpet and replacement vinyl plank flooring in kitchen/dining, freshly painted exterior and concrete steps/drive. No visible major cosmetic damage, peeling paint, or collapsed surfaces. Minor items observed: front entry steps currently have no handrail and there is decorative lattice skirting (crawlspace vents visible) that may need proper attachment/inspection. Appliances: refrigerator is visible; a range/stove is not clearly shown in photos (listing mentions updated kitchen). Overall condition appears refreshed and move-in ready with mostly cosmetic/finish-level items."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No obvious life-threatening hazards in photos (no collapsed ceilings, visible mold, or standing water). However several NSPIRE items are unknown or potentially non-compliant from images: no smoke detectors are visible in living areas/ceiling photos, front steps lack a handrail (unsafe stairs), GFCI outlets in kitchen/bath are not verifiable, and bedroom-egress windows are not confirmed. Entry door appears serviceable but deadbolt presence is not clear. Exterior wiring/exposed wiring not observed. Because smoke detectors and handrails are common inspection fails and are not visible here, safety score is reduced to reflect likely small correction items required for pass."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 65.0,
"rationale": "Roof appears shingled and generally intact from exterior photos with no visible sagging or active leaks. Ceiling supply/return vents and a wall thermostat suggest central HVAC is present, but operational status cannot be confirmed from photos. A water heater/tank is visible by the rear in one photo (appears installed), and plumbing fixtures are not visibly leaking. Electrical main/panel not shown so internal electrical condition is unknown. Given presence of systems but lack of direct verification, score reflects probable functional systems but requires testing (HVAC start-up, water heater, electrical panel/GFCI checks)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior siding and paint are in good cosmetic condition, gutters and downspouts are present and routed away from foundation in photos, and concrete driveway/patio areas appear sound. Yard is maintained and free of obvious debris or standing water. Crawlspace ventilation appears open (lattice in place). Minor tripping surfaces (paver slab near front) are present but not severe. No visible termite or rodent infestation evidence in photos. Overall exterior/site condition is good and low-risk."
}
],
"red_flags": [
"Missing/unsafe front entry handrail on steps (unsafe stairs)",
"No visible smoke detectors in living areas (required by NSPIRE/HUD)",
"GFCI protection in kitchen/bath not verifiable from photos (common inspection failure if absent)",
"Electrical panel and system condition not visible — must be confirmed on-site"
],
"confidence": 0.65,
"assumptions": [
"Interior photos represent current condition throughout (fresh paint, new carpeting and replacement vinyl plank flooring).",
"Central HVAC exists (ceiling vents and thermostat visible) and is functioning or serviceable; operational status not verified from photos.",
"Water heater is present (visible in exterior photo) and serves the house; fuel type (electric vs gas) is not confirmed.",
"No active roof leaks or structural foundation movement since roof and foundation show no visible sagging or major cracks in photos.",
"Refrigerator is present (visible); stove/oven was not clearly shown but listing/kitchen layout implies a cooking appliance will be present or installed prior to rental.",
"Electrical panel, GFCI protection, and smoke/CO detectors were not visible in photos and must be verified on-site.",
"No severe mold, hidden water intrusion, or pest infestation present beyond what photos show; if interior crawlspace or attic inspection reveals issues, scores would need downward adjustment."
],
"overall_score": 71.0,
"rubric_version": "2026-03-28_NSPIRE_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "144 Mount Pleasant Rd, Nokomis, FL, 34275",
"aggregate": {
"summary": "Overall this 3BR/1BA cottage appears to be in good, mostly move-in condition with recent cosmetic updates and well‑maintained exterior. Visible systems (HVAC vents, water heater) indicate the major equipment is present. The property is likely to pass an initial HCV/NSPIRE inspection with minor corrections: install/verify smoke and CO alarms, confirm GFCI protection in kitchen/bath, verify electrical panel and test HVAC/water heater, and possibly add a handrail if local code/inspector requires. No major structural or life‑safety failures are apparent in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 79.3,
"rationale": "Interior appears recently refreshed (new carpet, fresh paint). No visible major cosmetic damage; floors, walls and cabinets appear serviceable. Minor items visible or likely: painted concrete steps and small exterior trim/ lattice repairs, some dated interior wood paneling in kitchen area, and possible missing full range/stove (photos show refrigerator but no range). These are mostly cosmetic or appliance-level fixes and should be quick to address."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior siding and trim look recently painted and in good repair; gutters/downspouts installed and routed to grade. Concrete driveway/pads are serviceable; foundation sits on piers/blocks with vents visible and no obvious major settlement or foundation cracks in photos. Yard is level and free of debris. Minor site items: small trees near foundation that should be managed and lattice skirt sections to tidy. Overall tidy, low deferred maintenance visible."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 66.7,
"rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, no standing water, no visible severe mold). Central air vents visible suggesting HVAC; exterior water heater observed. However required safety items are not visible in the photos: smoke detectors and carbon monoxide alarms not shown, GFCI outlets not verifiable in kitchen/bath, electrical panel not shown, and exterior entry steps have no handrail. Bedroom egress windows look present but specific bedroom window dimensions/egress compliance are not verified. These unknowns create moderate NSPIRE risk and will likely require a brief punch‑list on inspection (detectors, any GFCI, and possibly a handrail)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 68.3,
"rationale": "Major systems appear present: ceiling supply vent implies central HVAC, an exterior water heater is visible, and roof shingles appear intact with no visible active leaks. Electrical service and main panel are not shown so condition/age cannot be confirmed. Water heater and HVAC operation/age need verification; roof shows wear but no obvious failure. Given visible evidence, systems likely operational but require standard testing and potential minor service."
}
],
"red_flags": [],
"confidence": 0.9,
"assumptions": [
"Central HVAC is present and operational (ceiling vents visible) though no service records provided.",
"Hot water heater (exterior) is functional; condition/age not verified.",
"Smoke and carbon monoxide detectors are not visible in photographs and likely need to be installed or verified.",
"Electrical service and panel exist and meet code but were not photographed; no exposed wiring visible in photos.",
"Bedroom egress windows are present and adequate based on photos but exact egress dimensions were not measured.",
"Range/stove may not be present (photos show refrigerator but not a stove); missing appliances would be an easy-to-fix item but should be confirmed."
],
"score_method": "mean_of_criteria",
"overall_score": 73.5,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6876132512"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.