Property ID: 6885911228
1020 W Maxwell St, Pensacola, FL, 32501
Pensacola, FL
Money Down: $59,976
CoC Return: -2.28%
Monthly Cash Flow: $-114
Est. Final ARV: $294,881
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$49,980
Closing Costs
$9,996
Total Down
$59,976
Investment Snapshot
Purchase Price
$249,900
Money Down
$59,976
Cash-on-Cash Return
-2.28%
Rent
$1,587
Monthly Cash Flow
$-114
Annual Cash Flow
$-1,366
Debt Service / Mo
$1,330
Property Tax / Mo
$107
Insurance / Mo
$105
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,587
Payment Standard
$1,933
Rent
$1,587
Insurance
$105
Property Tax
$107
Management
$159
Utilities Allowance
$346
NOI (Monthly)
$1,216
Debt Service
$1,330
Cash Flow After Debt
$-114
Quality Score: 83.70%
Confidence: 95.00%
Property presents as a recently and comprehensively renovated single-family home with new roof, HVAC, windows, kitchen, baths and updated systems per listing and photos. Most items visible are turnkey; likely to pass an initial HCV/NSPIRE inspection after standard verifications (smoke/CO detector coverage, GFCI outlets, chimney/flue safety, and documentation for new gas/electrical work). No severe structural or moisture issues visible. Expected rent-readiness within 1-2 weeks after addressing verification items and any minor punchlist.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$346
Guaranteed Section 8 Rent (PS - Utilities)
$1,587
Property Management
$159
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$249,900
Beds
3
Baths
2
Living Area
1,352 sqft
Lot Size
4,134 sqft
Year Built
1952
Days on Market
229
Capital Outlay
$59,976
Debt Service
$1,330
Property Tax / Mo
$107
Insurance / Mo
$105
Property Description
Major price improvement! Close to downtown, easy commute, remodeled and updated, this little gem has a lot of NEW! The New Roof, New HVAC system, New Windows, and window casings will lower insurance premiums. With new flooring and interior Doors throughout, plus modern cordless Light-filtering Cellular Blinds, you'll find so many more pleasing improvements in this charming home! With a nod to classic design, in the kitchen and dining room you'll find Tongue & Groove hardwood ceilings but with updated Cabinets and Dolomite Countertops, along with matching mosaic tiles for backsplash, undermount sink, stainless appliances and 10 canned lighting fixtures in the home, you'll be ready for today's contemporary lifestyle comforts. Both baths have custom showers or tubs, new vanities and toilets, plus new designer tile in both baths and kitchen. You'll appreciate the no-fog hardwired and lighted bathroom mirrors. Other upgrades include Berber upgraded pad design carpets and the matching tile on front porch and utility room. A thoughtfully designed upper and lower corner cabinet in Dining Area, and a bookcase in the separate Family Room will hold your treasures. Closets with paneling and modern barndoors will help keep your bedroom spaces organized. Attic insulation has been added, landscaping upgraded, and even a cozy woodburning fireplace for cool evenings. Tankless gas hot water heater located in laundry room, upgraded plumbing and electrical, including new gas lines from street to the house, plus added attic insulation will make for lower utility bills. New fence on westside of home front to back. Recent pest inspection has been completed with no issues found. Easy access to Interstate 10 and 2 blocks from Pensacola High School, Just north of old Baptist Hospital. Minutes to downtown Pensacola restaurants and fun, and 20 minutes to Pensacola Beach. Schedule a tour soon!
Utility Allowances
air_conditioning
$49
Selected based on the 3-bedroom allowance for a single-family home. The property has a 'New HVAC system' and 'Central Air'.
cooking
$13
Selected the 'electric' option as the cooking fuel type was not specified. Following the rule to choose the more expensive option when unclear. The property has an oven, but the fuel source is not mentioned.
heating
$31
Selected the 'electric' option as the property has a 'Heat Pump' for heating, which is an electric appliance.
monthly_electric_fee
$11
Standard monthly service fee for electric utilities.
monthly_gas_fee
$13
Applicable as the property uses natural gas for the water heater.
other_electric
$70
Standard allowance for general electric use (lights, outlets) for a 3-bedroom unit.
range_tenant_supplied
$0
Allowance is $0 as the property is listed with 'stainless appliances' and photos show a range/oven, indicating it is landlord-provided.
refrigerator_tenant_supplied
$0
Allowance is $0 as the property details explicitly list 'Refrigerator' under the included appliances.
sewer
$64
Selected based on the 3-bedroom allowance. The property details confirm connection to 'Public Sewer'.
trash_collection
$32
Standard fixed allowance for trash collection for a single-family home.
water
$40
Selected based on the 3-bedroom allowance. The property details confirm the 'Water Source' is 'Public'.
water_heater
$23
Selected the 'natural_gas' option as the property description explicitly mentions a 'Tankless gas hot water heater'.
Source References
Payment Standard Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf
https://www.cityofpensacola.com/DocumentCenter/View/27843
https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf
https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf
Utility Allowance Source
Effective Date:
Aug 01, 2025
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,264
DP3 Annual Estimate$1,264
DP1 Monthly Equivalent$105
DP3 Monthly Equivalent$105
Replacement Value$101,341
Basis1,352 sqft / 1952
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Properties Used for Comps
Photo unavailable
2211 N D St, Pensacola, FL, 32501
sold
Price: $265,000
Rent: —
3 bd / 2 ba · 1,215 sqft
Sale Date: Jun 17, 2024
Distance: 0.17 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing text is accurate about new roof, new HVAC, new windows, new gas line, tankless gas hot water heater, and upgraded plumbing/electrical.
- Bedrooms shown on floor plan have operable windows that meet egress requirements (floor plan indicates window locations consistent with bedrooms).
- Appliances shown (stove, microwave, dishwasher) are functioning; refrigerator is either provided or tenant-supplied (not shown in photos).
- Electrical panel, water heater, and gas connections are present and compliant but not photographed; their permit/installation documentation will need confirmation.
- Smoke detector visible in hallway is hardwired; additional required detectors (in/near bedrooms) may be present but not photographed.
- Fireplace is a functional wood-burning fireplace or decorative; flue/chimney condition and compliance have not been verified and could require service or certification.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,243 | $110,028 | $53,097 |
| 2023 | $734 | $45,909 | $45,909 |
| 2022 | $679 | $41,401 | $41,401 |
| 2021 | $1,561 | $47,688 | $46,501 |
| 2020 | $701 | $42,274 | $42,274 |
| 2019 | $332 | $42,052 | $40,084 |
| 2018 | $326 | $39,337 | $39,337 |
| 2017 | $655 | $37,013 | $37,013 |
| 2016 | $649 | $35,994 | $35,994 |
| 2015 | $262 | $35,938 | $35,938 |
| 2014 | $245 | $36,347 | $36,347 |
| 2013 | $576 | $32,209 | $32,209 |
| 2012 | $582 | $32,209 | $32,209 |
| 2011 | $602 | $33,645 | $33,645 |
| 2010 | $652 | $37,083 | $37,083 |
| 2009 | $702 | $40,316 | $40,316 |
| 2008 | $727 | $42,274 | $42,274 |
| 2007 | $803 | $44,250 | $44,250 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-09-12 | Sold | $62,000 |
| 2021-06-25 | Sold | $50,000 |
| 2016-11-01 | Sold | $102,000 |
| 2013-07-08 | Sold | $43,900 |
Photo Gallery
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"date": "2025-11-29",
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{
"date": "2025-10-31",
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"price_change_percentage": "+335.48%"
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{
"date": "2022-09-12",
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{
"date": "2021-06-25",
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"status": "sold",
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"list_price": 40000,
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"last_update_date": "2021-06-25T15:47:35Z",
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{
"date": "2016-11-01",
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"price_change_percentage": "+47.83%"
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{
"date": "2016-09-01",
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"list_date": "2016-01-26T07:00:00Z",
"list_price": 55000,
"listing_id": "614690322",
"last_update_date": "2016-07-01T19:14:00Z",
"last_status_change_date": "2016-01-26T07:00:00Z"
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"event_name": "Listing removed",
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"price_change": 0,
"days_after_listed": "219 days",
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{
"date": "2016-07-01",
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"listing": {
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"list_date": "2016-01-26T07:00:00Z",
"list_price": 55000,
"listing_id": "614690322",
"last_update_date": "2016-07-01T19:14:00Z",
"last_status_change_date": "2016-01-26T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": 40.29304029304029,
"source_name": "Pensacola",
"price_change": -14000,
"days_after_listed": null,
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},
{
"date": "2016-01-26",
"price": 69000,
"listing": {
"status": "off_market",
"list_date": "2016-01-26T07:00:00Z",
"list_price": 55000,
"listing_id": "614690322",
"last_update_date": "2016-07-01T19:14:00Z",
"last_status_change_date": "2016-01-26T07:00:00Z"
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"price_change": 0,
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"price_change_percentage": "+57.18%"
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{
"date": "2013-07-11",
"price": 43900,
"listing": null,
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"price_sqft": 32.16117216117216,
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"price_change": 0,
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"price_change_percentage": "-2.44%"
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{
"date": "2013-07-03",
"price": 43900,
"listing": {
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"list_date": "2012-12-29T15:38:00Z",
"list_price": 43900,
"listing_id": "561982590",
"last_update_date": "2013-07-04T03:19:18Z",
"last_status_change_date": "2013-07-03T07:00:00Z"
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{
"date": "2013-06-26",
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"list_price": 43900,
"listing_id": "561982590",
"last_update_date": "2013-07-04T03:19:18Z",
"last_status_change_date": "2013-07-03T07:00:00Z"
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{
"date": "2013-06-23",
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"list_price": 43900,
"listing_id": "561982590",
"last_update_date": "2013-07-04T03:19:18Z",
"last_status_change_date": "2013-07-03T07:00:00Z"
},
"event_name": "Listing removed",
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"price_change": 0,
"days_after_listed": "176 days",
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},
{
"date": "2013-04-29",
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"listing": {
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"list_price": 43900,
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"last_update_date": "2013-07-04T03:19:18Z",
"last_status_change_date": "2013-07-03T07:00:00Z"
},
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"price_change": -1100,
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{
"date": "2012-12-29",
"price": 45000,
"listing": {
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"list_price": 43900,
"listing_id": "561982590",
"last_update_date": "2013-07-04T03:19:18Z",
"last_status_change_date": "2013-07-03T07:00:00Z"
},
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"source_listing_id": "436777",
"price_change_percentage": "+77.87%"
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{
"date": "1996-07-03",
"price": 25300,
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": "Building/services/residential/electrical",
"permit_effective_date": "Jul 9, 2007",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6885911228",
"generated_at": "2026-03-27T19:15:57.660270Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 83.7
},
"utility_allowance": {
"zip_code": "32501",
"home_photo": "https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m2895983452s-w1280.jpg",
"rent_price": 1587.0,
"loan_amount": 199920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1020-W-Maxwell-St_Pensacola_FL_32501_M68859-11228",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 249900.0,
"loan_term_years": 30,
"annual_cash_flow": 14595.31,
"mortgage_monthly": 1330.07,
"payment_standard": 1933.0,
"total_amount_out": 49980.0,
"additional_photos": [
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"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m2031624358s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m2216672586s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m3227014893s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m2195823413s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m3278458495s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m3185197917s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m4083751294s-w1280.jpg",
"https://ap.rdcpix.com/c460aad20a9b39be2b77cbe88be6e9f3l-m3564196354s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 105.33,
"monthly_cash_flow": 1216.28,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Selected based on the 3-bedroom allowance for a single-family home. The property has a 'New HVAC system' and 'Central Air'.",
"utility": "air_conditioning",
"allowance": 49
},
{
"note": "Selected the 'electric' option as the cooking fuel type was not specified. Following the rule to choose the more expensive option when unclear. The property has an oven, but the fuel source is not mentioned.",
"utility": "cooking",
"allowance": 13
},
{
"note": "Selected the 'electric' option as the property has a 'Heat Pump' for heating, which is an electric appliance.",
"utility": "heating",
"allowance": 31
},
{
"note": "Standard monthly service fee for electric utilities.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "Applicable as the property uses natural gas for the water heater.",
"utility": "monthly_gas_fee",
"allowance": 13
},
{
"note": "Standard allowance for general electric use (lights, outlets) for a 3-bedroom unit.",
"utility": "other_electric",
"allowance": 70
},
{
"note": "Allowance is $0 as the property is listed with 'stainless appliances' and photos show a range/oven, indicating it is landlord-provided.",
"utility": "range_tenant_supplied",
"allowance": 0
},
{
"note": "Allowance is $0 as the property details explicitly list 'Refrigerator' under the included appliances.",
"utility": "refrigerator_tenant_supplied",
"allowance": 0
},
{
"note": "Selected based on the 3-bedroom allowance. The property details confirm connection to 'Public Sewer'.",
"utility": "sewer",
"allowance": 64
},
{
"note": "Standard fixed allowance for trash collection for a single-family home.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Selected based on the 3-bedroom allowance. The property details confirm the 'Water Source' is 'Public'.",
"utility": "water",
"allowance": 40
},
{
"note": "Selected the 'natural_gas' option as the property description explicitly mentions a 'Tankless gas hot water heater'.",
"utility": "water_heater",
"allowance": 23
}
],
"cash_on_cash_return": 0.29,
"down_payment_amount": 49980.0,
"property_tax_annual": 1280.29,
"property_tax_monthly": 106.69,
"property_tax_increase": 0.03,
"utility_allowance_total": 346.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
"https://www.cityofpensacola.com/DocumentCenter/View/27843",
"https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -1365.56,
"property_management_monthly": 158.7,
"monthly_cash_flow_after_debt": -113.8,
"cash_on_cash_return_after_debt": -0.03
},
"section8_assessment": {
"runs": [
{
"summary": "Property presents as a recently and comprehensively renovated single-family home with new roof, HVAC, windows, kitchen, baths and updated systems per listing and photos. Most items visible are turnkey; likely to pass an initial HCV/NSPIRE inspection after standard verifications (smoke/CO detector coverage, GFCI outlets, chimney/flue safety, and documentation for new gas/electrical work). No severe structural or moisture issues visible. Expected rent-readiness within 1-2 weeks after addressing verification items and any minor punchlist.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a recent, comprehensive interior remodel: new flooring, fresh paint, shiplap walls, new interior doors, new window casings, updated kitchen cabinets/countertops/backsplash, and tile in baths. Exterior paint and roof appear new and front steps/railings installed. Appliances (stove, microwave, dishwasher) are shown; no major cosmetic deferred maintenance visible. Minor items that may need attention before tenancy are likely small touch-ups or installation of any missing outlet covers or a refrigerator if not supplied — easy-to-fix, capital items. Overall condition appears substantially renovated and rent-ready."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 78.0,
"rationale": "No visible exposed wiring, ceilings and walls appear intact, steps have railings, and windows look modern (likely meet egress for bedrooms per floorplan). A hardwired smoke/CO detector is visible in hallway photos which is positive, but presence/placement in all required locations (bedrooms, outside sleeping areas) and presence of required CO detectors for gas appliances are not fully documented in photos. GFCI protection in kitchen/bath is not confirmable from images (kitchen outlets visible but GFCI labels not shown). Fireplace is a wood-burning opening; flue/chimney condition and proper damper/clearances are not verified and should be checked. No visible active water intrusion, mold, or major trip hazards. Overall moderate-to-low code risk but requires verification of detector coverage, GFCI protection, and chimney/flue compliance."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 82.0,
"rationale": "Listing states new roof, new HVAC, new windows and new gas line from street to house; photos show HVAC vents and a tidy ceiling supply/register which supports an installed central system. Listing also indicates a tankless gas hot water heater in the laundry room and upgraded plumbing/electrical; new roof is visible. Electrical panel and water heater are not shown so condition and permit status cannot be confirmed. Given photos and listing claims, major systems likely in good condition but require documentation (HVAC service tag, permit records, water heater venting) — moderate confidence that systems are functional."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Front elevation photos show fresh exterior paint, a new-appearing roof, new west-side fencing (per listing), and a level yard. Walkway and driveway are intact though narrow and show typical wear; no standing water or obvious drainage problems visible. Mature trees nearby may require routine maintenance but no sign of root/foundation damage from photos. Landscaping is minimal but tidy. Overall exterior appears well maintained and safe for tenancy."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing text is accurate about new roof, new HVAC, new windows, new gas line, tankless gas hot water heater, and upgraded plumbing/electrical.",
"Bedrooms shown on floor plan have operable windows that meet egress requirements (floor plan indicates window locations consistent with bedrooms).",
"Appliances shown (stove, microwave, dishwasher) are functioning; refrigerator is either provided or tenant-supplied (not shown in photos).",
"Electrical panel, water heater, and gas connections are present and compliant but not photographed; their permit/installation documentation will need confirmation.",
"Smoke detector visible in hallway is hardwired; additional required detectors (in/near bedrooms) may be present but not photographed.",
"Fireplace is a functional wood-burning fireplace or decorative; flue/chimney condition and compliance have not been verified and could require service or certification."
],
"overall_score": 83.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be turn-key and would likely pass an initial HCV/NSPIRE inspection with minimal corrective items. The home shows a full cosmetic and systems refresh (new roof, HVAC, windows, updated kitchen and baths, new flooring and lighting). The main inspection risks are verification items: presence and correct location/hardwiring of smoke detectors, required CO alarm (gas appliances present), GFCI protection in kitchen/baths, and a documented safe/functional fireplace or sealed/non-usable fireplace. If those items are confirmed/installed and mechanicals tested (HVAC, hot water), the property should be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a comprehensive cosmetic and finish-level remodel (new flooring, painted surfaces, new interior doors, cabinetry, countertops, tile, blinds, recessed lighting). Exterior paint and steps/railings appear recently updated. Appliances (range, microwave, dishwasher) are present in photos. No visible deferred maintenance, water stains, or damaged finishes. Missing/minor items (no visible curtains in some rooms, small landscaping) are easy-to-fix and do not materially affect Section 8 readiness."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 80.0,
"rationale": "No visible exposed wiring; outlets and switches appear installed and intact. Recessed lighting and HVAC vents visible. Front steps have handrails. Listing states new HVAC, new windows and added attic insulation. However several NSPIRE items are not verifiable from photos: presence/placement of hardwired smoke detectors (only a small wall device visible but not confirmed as hardwired smoke), carbon monoxide detector presence (required when there are gas appliances and a tankless gas water heater is reported), and GFCI protection at kitchen counters/baths is not clearly visible. Fireplace is present (wood-burning) and its flue/condition is not documented. These unverified items reduce safety score moderately but no obvious life-threatening hazards are visible in photos."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 85.0,
"rationale": "Listing explicitly notes new roof, new HVAC, new windows, upgraded plumbing and electrical and new gas lines from street to house; photos show HVAC vents and a modern-looking tankless hot water heater is listed (location in laundry room per listing). Kitchen appliances are new/installed. Roof appears in good condition in exterior photos. Because mechanicals (panel location, service condition, water heater venting, operation of HVAC and hot water) cannot be fully verified from photos, a small deduction is applied despite strong listing claims and visible evidence of upgrades."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photos show a tidy yard, new-looking roof, recently painted block/stucco, new west-side fence, functioning front walk and steps, and no obvious foundation settlement or major cracks visible at grade. Driveway consists of concrete strip drives but appears serviceable. No standing water, large trees are nearby (one close to the house) which should be monitored but do not present immediate observable failure. Landscaping is minimal but maintained."
}
],
"red_flags": [
"Carbon monoxide alarm not visible in photos — required because a tankless gas water heater and gas lines are present.",
"Fireplace/chimney condition and flue operation not documented — must be inspected/verified or fireplace permanently sealed if non-functional.",
"GFCI protection at kitchen counters and bathrooms not clearly visible — must be present and functional.",
"Electrical panel and grounding/labeling not shown — verify panel condition and breaker labeling before inspection."
],
"confidence": 0.75,
"assumptions": [
"Listing statements are accurate: roof, HVAC, windows and electrical/plumbing upgrades are recent and properly installed.",
"Kitchen appliances shown in photos will be left operable for tenants.",
"Bedrooms meet egress requirements per floor plan and new windows installed are egress-capable for required rooms.",
"No visible water intrusion or major mold issues exist behind finished surfaces (no staining observed in photos).",
"Electrical panel and service were upgraded as stated, but the panel and breakers were not photographed for verification.",
"Tankless gas water heater is installed and operational (listing specifies location in laundry room)."
],
"overall_score": 85.0,
"rubric_version": "2026-03-27_nsPIRE_v1"
},
{
"summary": "This 3-bed, 2-bath single-family home has been extensively renovated and presents well for a Housing Choice Voucher initial inspection. Recent upgrades claimed and largely corroborated in photos include a new roof, new HVAC, new windows, refreshed exterior and interior finishes, modern kitchen appliances (range, microwave, dishwasher shown), and a tankless gas water heater. Primary inspection risks remaining are documentation and verification of mechanical upgrades (service records/permits), CO alarm(s) required because of gas appliances, and GFCI protection in wet locations. No major structural or life-safety defects are visible in the provided photos. With quick verification of CO alarms, GFCI outlets (or installation if absent), and routine minor touch-ups, this property is likely to pass an initial NSPIRE/HCV inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 86.0,
"rationale": "Interior and exterior photos show a recent, thorough cosmetic remodel: new/clean paint, new flooring, new interior doors, finished trim, updated kitchen cabinets, countertops, tile backsplash, and tiled utility areas. Porch steps and railings present and look new. Appliances shown (range, microwave, dishwasher) are modern stainless—fridge not visible in photos (could be in other images or left out). No visible damaged drywall, peeling paint, or exposed subfloor. Minor exterior lawn maintenance and driveway are typical for neighborhood and not an inspection barrier. Overall only minor touch-ups or missing small appliance (fridge) likely required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 76.0,
"rationale": "Visible positive indicators: at least one smoke detector visible in hallway and locked/secure entry with porch railings. No exposed wiring or obvious trip hazards in photos. However several safety items cannot be visually confirmed: presence and location of smoke detectors in each sleeping area, presence of required carbon monoxide alarm(s) (important because listing states there's a tankless gas hot water heater and new gas lines), GFCI protection on kitchen/bath outlets not clearly identifiable in photos, electrical panel condition not shown, and condition of fireplace flue/damper/guarding is unknown. Because gas appliances are present and CO detectors are not clearly visible in photos, there is some NSPIRE risk that must be addressed before inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical, hot water)",
"score": 86.0,
"rationale": "Listing states and photos corroborate new roof and shows installed central HVAC vents (ceiling registers) and attractive finished duct grille—listing also asserts new HVAC. Listing also states upgraded electrical and new gas lines and shows a tankless gas hot water heater located in laundry (described in listing). Kitchen appliances and lighting are modern LED/recessed. No visible evidence of active leaks, water stains, or old/failed systems. Unknowns: exterior condenser unit not shown, electrical panel not shown, and no photo of water heater. Given extensive advertised upgrades and lack of visible evidence to the contrary, systems are likely in good condition but still need verification paperwork/labels during inspection."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 88.0,
"rationale": "Exterior photos show a recently painted, solid-looking masonry exterior, new roof (stated & appears in photos), new west-side fence, level yard with no visible standing water or major drainage problems, intact walkways and steps with railings, and no obvious foundation displacement or severe cracking. Trees are close to the roofline (typical) but no visible roof sag or missing shingles. Driveway is narrow concrete strips but serviceable. Overall exterior/site condition appears well-maintained following renovation."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof, HVAC, windows, gas lines, and electrical were 'new' or 'upgraded' is accurate and systems are operational; service records/permits will verify.",
"Tankless gas hot water heater exists (as described) and is properly installed and vented; photos of the unit were not provided.",
"Smoke alarms exist in at least the hallway (visible) and may exist in bedrooms but bedroom alarms are not visible in supplied photos.",
"Carbon monoxide alarms are not visible in photos; assume they may be missing or not clearly shown and should be installed near sleeping areas because of on-site gas appliances.",
"Kitchen and bathroom countertop outlets may or may not be GFCI-protected; the photos do not clearly show GFCI receptacles.",
"Electrical distribution panel condition and locations (main, breakers, labeling) could not be verified from photos but listing claims electrical upgrades.",
"Bedrooms have adequate egress windows consistent with local code/NSPIRE; photos of bedroom windows are limited but living-room windows appear large.",
"Fireplace is a wood-burning masonry insert/opening and may require inspection/cleaning/chimney cap; assume decorative use is acceptable if flue and screen/damper pass inspection."
],
"overall_score": 84.0,
"rubric_version": "2026-03-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1020 W Maxwell St, Pensacola, FL, 32501",
"aggregate": {
"summary": "Property presents as a recently and comprehensively renovated single-family home with new roof, HVAC, windows, kitchen, baths and updated systems per listing and photos. Most items visible are turnkey; likely to pass an initial HCV/NSPIRE inspection after standard verifications (smoke/CO detector coverage, GFCI outlets, chimney/flue safety, and documentation for new gas/electrical work). No severe structural or moisture issues visible. Expected rent-readiness within 1-2 weeks after addressing verification items and any minor punchlist.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a recent, comprehensive interior remodel: new flooring, fresh paint, shiplap walls, new interior doors, new window casings, updated kitchen cabinets/countertops/backsplash, and tile in baths. Exterior paint and roof appear new and front steps/railings installed. Appliances (stove, microwave, dishwasher) are shown; no major cosmetic deferred maintenance visible. Minor items that may need attention before tenancy are likely small touch-ups or installation of any missing outlet covers or a refrigerator if not supplied — easy-to-fix, capital items. Overall condition appears substantially renovated and rent-ready."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.7,
"rationale": "Front elevation photos show fresh exterior paint, a new-appearing roof, new west-side fencing (per listing), and a level yard. Walkway and driveway are intact though narrow and show typical wear; no standing water or obvious drainage problems visible. Mature trees nearby may require routine maintenance but no sign of root/foundation damage from photos. Landscaping is minimal but tidy. Overall exterior appears well maintained and safe for tenancy."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 78.0,
"rationale": "No visible exposed wiring, ceilings and walls appear intact, steps have railings, and windows look modern (likely meet egress for bedrooms per floorplan). A hardwired smoke/CO detector is visible in hallway photos which is positive, but presence/placement in all required locations (bedrooms, outside sleeping areas) and presence of required CO detectors for gas appliances are not fully documented in photos. GFCI protection in kitchen/bath is not confirmable from images (kitchen outlets visible but GFCI labels not shown). Fireplace is a wood-burning opening; flue/chimney condition and proper damper/clearances are not verified and should be checked. No visible active water intrusion, mold, or major trip hazards. Overall moderate-to-low code risk but requires verification of detector coverage, GFCI protection, and chimney/flue compliance."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 84.3,
"rationale": "Listing states new roof, new HVAC, new windows and new gas line from street to house; photos show HVAC vents and a tidy ceiling supply/register which supports an installed central system. Listing also indicates a tankless gas hot water heater in the laundry room and upgraded plumbing/electrical; new roof is visible. Electrical panel and water heater are not shown so condition and permit status cannot be confirmed. Given photos and listing claims, major systems likely in good condition but require documentation (HVAC service tag, permit records, water heater venting) — moderate confidence that systems are functional."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing text is accurate about new roof, new HVAC, new windows, new gas line, tankless gas hot water heater, and upgraded plumbing/electrical.",
"Bedrooms shown on floor plan have operable windows that meet egress requirements (floor plan indicates window locations consistent with bedrooms).",
"Appliances shown (stove, microwave, dishwasher) are functioning; refrigerator is either provided or tenant-supplied (not shown in photos).",
"Electrical panel, water heater, and gas connections are present and compliant but not photographed; their permit/installation documentation will need confirmation.",
"Smoke detector visible in hallway is hardwired; additional required detectors (in/near bedrooms) may be present but not photographed.",
"Fireplace is a functional wood-burning fireplace or decorative; flue/chimney condition and compliance have not been verified and could require service or certification."
],
"score_method": "mean_of_criteria",
"overall_score": 83.7,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6885911228"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.