Property ID: 6891823583
7805 Hearthstone Cir, Pensacola, FL, 32506
Pensacola, FL
Money Down: $55,200
CoC Return: -1.75%
Monthly Cash Flow: $-81
Est. Final ARV: $258,879
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$46,000
Closing Costs
$9,200
Total Down
$55,200
Investment Snapshot
Purchase Price
$230,000
Money Down
$55,200
Cash-on-Cash Return
-1.75%
Rent
$1,592
Monthly Cash Flow
$-81
Annual Cash Flow
$-968
Debt Service / Mo
$1,224
Property Tax / Mo
$173
Insurance / Mo
$117
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,592
Payment Standard
$1,933
Rent
$1,592
Insurance
$117
Property Tax
$173
Management
$159
Utilities Allowance
$341
NOI (Monthly)
$1,144
Debt Service
$1,224
Cash Flow After Debt
$-81
Quality Score: 78.30%
Confidence: 95.00%
This single-family home appears largely turnkey for Section 8/NSPIRE inspection with new major systems (roof, HVAC, water heater) and updated flooring. Visible issues are primarily cosmetic (dated kitchen cabinets, scuffs, driveway cracking) and should be easy to remedy. Safety/verification items that need attention prior to inspection include confirming GFCI protection in kitchen/baths, presence/placement of carbon monoxide detector, verifying a functioning smoke detector(s) in required locations, and an inspection/cleaning of the wood-burning fireplace/chimney. With those verifications and minor fixes the property is likely to pass an initial HCV inspection within 1–4 weeks.
Section 8 Payment Standard
$1,933
Utility Allowance Total
$341
Guaranteed Section 8 Rent (PS - Utilities)
$1,592
Property Management
$159
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$230,000
Beds
3
Baths
2
Living Area
1,496 sqft
Lot Size
11,874 sqft
Year Built
1974
Days on Market
95
Capital Outlay
$55,200
Debt Service
$1,224
Property Tax / Mo
$173
Insurance / Mo
$117
Property Description
Welcome home to this 3 bedroom, 2 bath residence where all the big-ticket items have already been taken care of for you! With a brand new roof, HVAC system, water heater, and updated flooring in most areas, you can move in with confidence and peace of mind. Step inside through the foyer into a light and bright living room featuring new luxury vinyl plank flooring and a cozy wood-burning fireplace - the perfect gathering space for relaxing evenings at home. The dining area flows seamlessly into the kitchen, which offers durable tile flooring, a convenient breakfast bar, and plenty of cabinetry for storage and meal prep. Just off the kitchen, you'll find a spacious utility/mud room with access to the laundry room and double car garage - ideal for keeping everyday life organized. The primary bedroom is a comfortable retreat complete with new LVP flooring, a ceiling fan, and double closets. The ensuite bath features tile flooring for easy maintenance and includes double vanities and a tub/shower combo. The additional bedrooms are nicely sized, each with ceiling fans and ample closet space. A second full bath includes a single vanity and a tub/shower combination. Out back, enjoy a privacy-fenced yard with two open patios - perfect for outdoor entertaining, backyard BBQs, or simply unwinding at the end of the day. With major updates already completed and a functional, welcoming layout, this home is ready for its next owner!
Utility Allowances
air_conditioning
$49
Property has 'Central Air', so this fixed allowance for a 3-bedroom unit applies.
cooking
$13
Selected 'electric' option as the property lists an 'Electric Water Heater', suggesting an all-electric setup. Photos show an electric range.
heating
$31
Selected 'electric' option. The property has 'Central' heating and an electric water heater, making electric the most consistent fuel choice.
monthly_electric_fee
$11
This is a standard fixed monthly service fee for tenants responsible for electricity.
monthly_gas_fee
$0
The property appears to be all-electric; therefore, no gas service fee is applicable.
other_electric
$70
This fixed allowance covers general electricity for lights and tenant-supplied small appliances.
sewer
$64
Property details state 'Public Sewer', making this fixed allowance applicable.
trash_collection
$32
This is a standard fixed allowance for municipal trash service for a single-family home.
water
$40
Property details state the water source is 'Public', making this fixed allowance applicable.
water_heater
$31
Selected 'electric' option as property details explicitly list an 'Electric 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$1,399
DP3 Annual Estimate$1,399
DP1 Monthly Equivalent$117
DP3 Monthly Equivalent$117
Replacement Value$155,728
Basis1,496 sqft / 1974
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Properties Used for Comps
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900 N 74th Ave, Pensacola, FL, 32506
sold
Price: $233,000
Rent: —
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Sale Date: Dec 01, 2025
Distance: 0.46 mi
View listing
Photo unavailable
7703 Walker St, Pensacola, FL, 32506
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Price: $209,000
Rent: —
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Distance: 0.13 mi
View listing
Photo unavailable
1416 Atlas St, Pensacola, FL, 32506
sold
Price: $225,000
Rent: —
3 bd / 2 ba · 1,281 sqft
Sale Date: Apr 08, 2024
Distance: 0.09 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement that roof, HVAC, and water heater are new is accurate and installations are permitted/inspected and operational.
- Central HVAC is operational (ceiling vents visible) and provides heating and cooling as required.
- Hot water is available from the new water heater (not visually verified).
- Smoke detector pictured is functional; additional required detectors (per local code/NSPIRE) may be present but not visible.
- No significant defects exist behind finished surfaces (ceilings, walls, subfloor) beyond what is visible in photos.
- Electrical service and panel are code-compliant and there are no hidden major electrical hazards (panel not shown).
- Kitchen and bathroom plumbing fixtures are operational; no active leaks were observed in photos.
- Fireplace/chimney internal condition (creosote, flue integrity) is unknown and should be inspected before tenant use.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,012 | $180,729 | $173,671 |
| 2023 | $1,764 | $163,862 | $163,862 |
| 2022 | $2,134 | $149,956 | $149,956 |
| 2021 | $1,805 | $121,709 | $121,044 |
| 2020 | $1,624 | $110,040 | $110,040 |
| 2019 | $1,549 | $103,845 | $103,548 |
| 2018 | $1,445 | $94,135 | $94,135 |
| 2017 | $1,372 | $87,068 | $87,068 |
| 2016 | $1,374 | $85,715 | $85,715 |
| 2015 | $1,292 | $80,519 | $80,519 |
| 2014 | $1,195 | $77,231 | $77,231 |
| 2013 | $1,169 | $71,081 | $71,081 |
| 2012 | $641 | $71,872 | $71,872 |
| 2011 | $662 | $74,912 | $74,912 |
| 2010 | $720 | $78,825 | $78,825 |
| 2009 | $717 | $81,895 | $81,895 |
| 2008 | $709 | $86,989 | $86,989 |
| 2007 | $919 | $91,910 | $76,310 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-10-22 | Sold | $185,000 |
| 1999-08-03 | Sold | $90,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2012-11-21 | Listed for rent | $850 | — |
Photo Gallery
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{
"date": "2013-12-13",
"price": 850,
"listing": {
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"list_date": "2013-12-02T07:00:00Z",
"list_price": 850,
"listing_id": "579767162",
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{
"date": "2012-12-05",
"price": 850,
"listing": {
"status": "off_market",
"list_date": "2012-11-19T15:46:00Z",
"list_price": 850,
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"last_status_change_date": "2012-12-05T16:39:00Z"
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"source_name": "Pensacola",
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"days_after_listed": null,
"source_listing_id": "435406",
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{
"date": "2012-11-19",
"price": 850,
"listing": {
"status": "off_market",
"list_date": "2012-11-19T15:46:00Z",
"list_price": 850,
"listing_id": "560869626",
"last_update_date": "2012-12-05T16:39:00Z",
"last_status_change_date": "2012-12-05T16:39:00Z"
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"event_name": "Listed for rent",
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"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "435406",
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{
"date": "1999-08-03",
"price": 90500,
"listing": null,
"event_name": "Sold",
"price_sqft": 60.49465240641711,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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},
{
"date": "1979-01-01",
"price": 38600,
"listing": null,
"event_name": "Sold",
"price_sqft": 25.802139037433154,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
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{
"date": "1974-01-01",
"price": 36400,
"listing": null,
"event_name": "Sold",
"price_sqft": 24.331550802139038,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
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],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/services/commercial/mechanical",
"permit_effective_date": "Jun 18, 1990",
"permit_project_type_1": "Commercial",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Mechanical work"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6891823583",
"generated_at": "2026-03-27T19:29:05.821233Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 78.3
},
"utility_allowance": {
"zip_code": "32506",
"home_photo": "https://ap.rdcpix.com/389808e3e87083be344eaa8c428b5ec6l-m1102870819s-w1280.jpg",
"rent_price": 1592.0,
"loan_amount": 184000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/7805-Hearthstone-Cir_Pensacola_FL_32506_M68918-23583",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 230000.0,
"loan_term_years": 30,
"annual_cash_flow": 13722.24,
"mortgage_monthly": 1224.16,
"payment_standard": 1933.0,
"total_amount_out": 46000.0,
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"down_payment_rate": 0.2,
"insurance_monthly": 116.58,
"monthly_cash_flow": 1143.52,
"property_tax_rate": 0.0063,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/payment/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf",
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_27843_08012025-Utility-Allowance-Schedule-.raster.pdf"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Property has 'Central Air', so this fixed allowance for a 3-bedroom unit applies.",
"utility": "air_conditioning",
"allowance": 49
},
{
"note": "Selected 'electric' option as the property lists an 'Electric Water Heater', suggesting an all-electric setup. Photos show an electric range.",
"utility": "cooking",
"allowance": 13
},
{
"note": "Selected 'electric' option. The property has 'Central' heating and an electric water heater, making electric the most consistent fuel choice.",
"utility": "heating",
"allowance": 31
},
{
"note": "This is a standard fixed monthly service fee for tenants responsible for electricity.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "The property appears to be all-electric; therefore, no gas service fee is applicable.",
"utility": "monthly_gas_fee",
"allowance": 0
},
{
"note": "This fixed allowance covers general electricity for lights and tenant-supplied small appliances.",
"utility": "other_electric",
"allowance": 70
},
{
"note": "Property details state 'Public Sewer', making this fixed allowance applicable.",
"utility": "sewer",
"allowance": 64
},
{
"note": "This is a standard fixed allowance for municipal trash service for a single-family home.",
"utility": "trash_collection",
"allowance": 32
},
{
"note": "Property details state the water source is 'Public', making this fixed allowance applicable.",
"utility": "water",
"allowance": 40
},
{
"note": "Selected 'electric' option as property details explicitly list an 'Electric Water Heater'.",
"utility": "water_heater",
"allowance": 31
}
],
"cash_on_cash_return": 0.3,
"down_payment_amount": 46000.0,
"property_tax_annual": 2072.36,
"property_tax_monthly": 172.7,
"property_tax_increase": 0.03,
"utility_allowance_total": 341.0,
"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",
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"runs": [
{
"summary": "This single-family home appears largely turnkey for Section 8/NSPIRE inspection with new major systems (roof, HVAC, water heater) and updated flooring. Visible issues are primarily cosmetic (dated kitchen cabinets, scuffs, driveway cracking) and should be easy to remedy. Safety/verification items that need attention prior to inspection include confirming GFCI protection in kitchen/baths, presence/placement of carbon monoxide detector, verifying a functioning smoke detector(s) in required locations, and an inspection/cleaning of the wood-burning fireplace/chimney. With those verifications and minor fixes the property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior photos show recent LVP flooring in main living areas and clean tile in kitchen/dining; walls and trim have minor scuffs and cosmetic wear but no major damaged drywall. Kitchen cabinets are dated and show wear; countertops appear intact. Appliances (stove, refrigerator, dishwasher) are present though slightly older (stove/microwave black finish). The listing states new roof, HVAC and water heater which reduces capital risk. Overall visible issues are cosmetic and finish‑level and should be easy-to-fix (paint, cabinet touch-up, minor baseboard repairs). Missing or worn fixtures reduce score moderately but do not indicate major rehab."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 70.0,
"rationale": "A smoke detector is visible in photos (wall/ceiling mounted). Bedrooms show adequate windows for egress. No exposed wiring is visible in photos and outlet covers are present in shown rooms. The wood-burning fireplace is intact with glass doors, but chimney condition and flue/spark arrestor are not documented (requires inspection). GFCI protection for kitchen/bath outlets is not clearly visible in photos. Carbon monoxide detector is not visible in photos (may be required given fireplace and gas appliances). Entry door appears to have a standard lock; a deadbolt is not clearly visible. No active roof leaks, major water stains, mold, or severe trip hazards are visible. Because several required safety items (CO alarm, GFCI, deadbolt verification, fireplace flue check) are unconfirmed, this category is downgraded to reflect NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Integrity",
"score": 85.0,
"rationale": "Listing explicitly states brand new roof, HVAC system, and water heater; interior photos show ceiling HVAC vents/registers consistent with a central system. Kitchen plumbing and sink appear intact; water damage is not apparent in visible areas. Appliances are present. Electrical panel and service condition are not shown. Given the new major systems claimed and lack of visible system distress (no ceiling stains, no sagging, no visible water intrusion), mechanical/system risk appears low but would require confirmation documentation/operational verification during inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photo shows a clean appearance with a recently replaced-looking roof (listing confirms new roof). The lot is fenced and yard appears maintained. Concrete driveway shows cracking and surface wear but nothing indicating immediate structural failure; may need sealing/patching for aesthetics and to prevent progressive deterioration. No standing water, obvious foundation settlement, collapsed steps/handrails, or major exterior damage is visible. Overall exterior/site issues are minor to moderate and repairable."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof, HVAC, and water heater are new is accurate and installations are permitted/inspected and operational.",
"Central HVAC is operational (ceiling vents visible) and provides heating and cooling as required.",
"Hot water is available from the new water heater (not visually verified).",
"Smoke detector pictured is functional; additional required detectors (per local code/NSPIRE) may be present but not visible.",
"No significant defects exist behind finished surfaces (ceilings, walls, subfloor) beyond what is visible in photos.",
"Electrical service and panel are code-compliant and there are no hidden major electrical hazards (panel not shown).",
"Kitchen and bathroom plumbing fixtures are operational; no active leaks were observed in photos.",
"Fireplace/chimney internal condition (creosote, flue integrity) is unknown and should be inspected before tenant use."
],
"overall_score": 79.0,
"rubric_version": "ns-pk-2026-1.0"
},
{
"summary": "This single-family property appears close to turnkey for a Housing Choice Voucher inspection. Major systems (roof, HVAC, water heater) are reported new; interior finishes are updated and appliances are present. Visible issues are primarily cosmetic (scuffs, dated cabinets, driveway cracking) and addressable with minor repairs or routine maintenance. Key inspection uncertainties that should be verified before listing for Section 8: presence/function of CO alarm (if required), GFCI protection in kitchen/baths, and electrical panel condition. With those verifications and any minor corrections, the unit is likely to pass an initial NSPIRE/HCV inspection within 1–30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently updated (new LVP in main areas, tile in kitchen), walls show light scuffs but no major drywall failure. Kitchen cabinets are dated but serviceable. Appliances (range, refrigerator, dishwasher, microwave) are present; stove appears electric. Driveway has surface cracking but is functional. Overall visible deferred maintenance is minor and mostly cosmetic — easy-to-fix or capital-only items (touch-up painting, cabinet refinishing, driveway patching). Missing or damaged small items not evident in photos."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 75.0,
"rationale": "Visible safety items mostly satisfactory: at least one ceiling smoke detector is visible in photos, bedroom windows are present and look large enough for egress, exterior doors appear intact and the front door shows two locks (likely a deadbolt). No exposed wiring or obvious structural ceiling/foundation issues visible. Unknowns that affect score: GFCI protection at kitchen/bath counters not visible, carbon monoxide alarm not observed (may be required depending on local code and fuel appliances), electrical panel not shown. No visible active leaks, mold, or severe trip hazards. These unknowns reduce the safety score slightly but no immediate life‑threatening hazards are observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Listing states and photos support new roof, new HVAC system, and new water heater — these are major positives and greatly reduce inspection/system risk. HVAC registers and ceiling returns are visible. Plumbing fixtures (kitchen sink, double bowl) appear intact; no visible water stains. Electrical outlets and switches appear intact. No water heater, electrical panel, or furnace photos to fully confirm but listing claims new units; treated as functional for scoring. Given new major systems, risk of major mechanical failure is low."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior envelope appears in good condition: new roof per listing, brick and siding intact, privacy fenced yard present. Driveway has cracking and surface wear which is a cosmetic/site maintenance issue only. Lawn needs maintenance but no standing water or erosion visible. Garage and driveway provide adequate parking; walk to entry is level. No signs of infestation or significant exterior neglect in photos."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof, HVAC, and water heater are brand new is accurate and units are operational.",
"Bedrooms have compliant egress windows (photos show windows in bedrooms but not exact egress measurements).",
"At least one working smoke detector is present (one visible in photos); additional detectors may be required per local code but are assumed easily installed if missing.",
"No active plumbing leaks or hidden water damage beyond what is visible in photos.",
"Electrical panel is intact and safe; GFCI outlets in kitchen/bath are not visible and assumed to be possibly absent — may require upgrade.",
"Appliances shown (stove, fridge, dishwasher, microwave) are included and functional unless verification indicates otherwise.",
"No recent rental events in last 5 years (rental_history_last_5y shows 0 events), therefore rental_history_activity criterion excluded from scoring."
],
"overall_score": 79.0,
"rubric_version": "2026-03-hcv-nspire-v1"
},
{
"summary": "This single‑story 3BR/2BA home appears largely turnkey for a Section 8/HCV initial inspection. Major capital systems have been replaced (roof, HVAC, water heater) and the interior finishes (LVP/tile floors, intact ceilings, functional doors/windows) appear in good condition — meaning low risk of structural failure. The primary inspection risks are items not visible in listing photos: carbon monoxide alarm (not seen) likely required because of the wood-burning fireplace, GFCI protection at kitchen counters not clearly evident, and the electrical panel/service has not been shown. If those items are present/confirmed and the fireplace has been inspected/cleared, this property is likely to pass an initial NSPIRE inspection with only small repairs/updates. Estimated time-to-rent readiness is under 30 days to verify detectors, add GFCIs if needed, and perform minor cosmetic touch-ups.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs needed",
"score": 78.0,
"rationale": "Property photos and listing show comprehensive recent capital updates (new roof, new HVAC, new water heater, LVP flooring in most living areas). Interiors are generally clean and move-in ready with only cosmetic wear: scuffed baseboards, older kitchen cabinets and countertops showing surface wear, minor paint touchups needed, and driveway surface cracking. Appliances (stove, refrigerator, dishwasher) are present though slightly older in appearance. No exposed subfloor or collapsed surfaces observed. Overall only minor-to-moderate cosmetic work and possibly cabinet/finish refresh required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible life‑threatening hazards in photos: ceilings intact, no active leaks, no visible electrical wiring exposed, windows present in bedrooms (egress likely adequate from photos), and entry door appears secure with a lock. A smoke alarm is visible on the ceiling in a main area. However some NSPIRE items are not verifiable in photos and present inspection risk: no carbon monoxide detector visible (important because of a wood‑burning fireplace), GFCI protection for kitchen counters/outlets is not clearly visible, and the electrical panel was not shown. The wood-burning fireplace will need to be evaluated for safe operation/clearances and a functioning damper/chimney sweep. These unknowns reduce the score despite generally safe visible conditions."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof / HVAC / plumbing / electrical / water heater)",
"score": 80.0,
"rationale": "Listing states and photos corroborate new roof, new HVAC and new water heater — these are major positives and reduce risk of near‑term system failures. Supply vents and HVAC registers are visible. Plumbing fixtures appear intact and hot water system presence is stated. Electrical panel and service condition are not shown; appliances are present and appear functional but somewhat dated. Given confirmed replacement of the major 'big‑ticket' items but some unseen system components, score reflects strong systems condition with moderate verification risk."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior photos show a recently reroofed home with intact brick siding and a privacy fenced backyard. Driveway shows surface cracking but is serviceable; yard appears level, no standing water visible. Entry thresholds and exterior doors appear intact. No obvious foundation movement, major siding damage, or infestation evidence in images. Minor site maintenance (driveway patching, landscaping) recommended but no immediate exterior structural issues apparent."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No carbon monoxide detector visible (important because of wood-burning fireplace) — may be required and cause inspection failure if absent.",
"GFCI protection at kitchen counters/outlets not clearly visible — missing GFCI could be an NSPIRE fail.",
"Electrical panel/service not shown — inability to verify proper labeling, cover integrity, or hazards is an inspection risk.",
"Fireplace/chimney condition not verified; may require sweep or repairs before use and could trigger safety concerns."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: roof, HVAC, and water heater are newly replaced and in working order.",
"Smoke alarm visible in photos is functional; additional smoke alarms near bedrooms may be present but not pictured.",
"No carbon monoxide alarm is visible in photos; assume none installed unless confirmed otherwise.",
"GFCI receptacles in the kitchen and bathrooms are not clearly visible in photos; assume they may be absent or not obvious.",
"Electrical service panel location and condition are unknown because it was not photographed.",
"Fireplace is a functioning wood-burning unit (visible hearth and doors) but chimney condition/cleanliness was not verified.",
"Bedrooms shown have adequately sized windows for egress based on photos, but exact measurements not available.",
"No signs of active water intrusion, severe mold, structural sagging, or collapsed ceilings were visible in photos; assume none present."
],
"overall_score": 77.0,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "7805 Hearthstone Cir, Pensacola, FL, 32506",
"aggregate": {
"summary": "This single-family home appears largely turnkey for Section 8/NSPIRE inspection with new major systems (roof, HVAC, water heater) and updated flooring. Visible issues are primarily cosmetic (dated kitchen cabinets, scuffs, driveway cracking) and should be easy to remedy. Safety/verification items that need attention prior to inspection include confirming GFCI protection in kitchen/baths, presence/placement of carbon monoxide detector, verifying a functioning smoke detector(s) in required locations, and an inspection/cleaning of the wood-burning fireplace/chimney. With those verifications and minor fixes the property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.7,
"rationale": "Interior photos show recent LVP flooring in main living areas and clean tile in kitchen/dining; walls and trim have minor scuffs and cosmetic wear but no major damaged drywall. Kitchen cabinets are dated and show wear; countertops appear intact. Appliances (stove, refrigerator, dishwasher) are present though slightly older (stove/microwave black finish). The listing states new roof, HVAC and water heater which reduces capital risk. Overall visible issues are cosmetic and finish‑level and should be easy-to-fix (paint, cabinet touch-up, minor baseboard repairs). Missing or worn fixtures reduce score moderately but do not indicate major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photo shows a clean appearance with a recently replaced-looking roof (listing confirms new roof). The lot is fenced and yard appears maintained. Concrete driveway shows cracking and surface wear but nothing indicating immediate structural failure; may need sealing/patching for aesthetics and to prevent progressive deterioration. No standing water, obvious foundation settlement, collapsed steps/handrails, or major exterior damage is visible. Overall exterior/site issues are minor to moderate and repairable."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 71.7,
"rationale": "A smoke detector is visible in photos (wall/ceiling mounted). Bedrooms show adequate windows for egress. No exposed wiring is visible in photos and outlet covers are present in shown rooms. The wood-burning fireplace is intact with glass doors, but chimney condition and flue/spark arrestor are not documented (requires inspection). GFCI protection for kitchen/bath outlets is not clearly visible in photos. Carbon monoxide detector is not visible in photos (may be required given fireplace and gas appliances). Entry door appears to have a standard lock; a deadbolt is not clearly visible. No active roof leaks, major water stains, mold, or severe trip hazards are visible. Because several required safety items (CO alarm, GFCI, deadbolt verification, fireplace flue check) are unconfirmed, this category is downgraded to reflect NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Integrity",
"score": 83.3,
"rationale": "Listing explicitly states brand new roof, HVAC system, and water heater; interior photos show ceiling HVAC vents/registers consistent with a central system. Kitchen plumbing and sink appear intact; water damage is not apparent in visible areas. Appliances are present. Electrical panel and service condition are not shown. Given the new major systems claimed and lack of visible system distress (no ceiling stains, no sagging, no visible water intrusion), mechanical/system risk appears low but would require confirmation documentation/operational verification during inspection."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing statement that roof, HVAC, and water heater are new is accurate and installations are permitted/inspected and operational.",
"Central HVAC is operational (ceiling vents visible) and provides heating and cooling as required.",
"Hot water is available from the new water heater (not visually verified).",
"Smoke detector pictured is functional; additional required detectors (per local code/NSPIRE) may be present but not visible.",
"No significant defects exist behind finished surfaces (ceilings, walls, subfloor) beyond what is visible in photos.",
"Electrical service and panel are code-compliant and there are no hidden major electrical hazards (panel not shown).",
"Kitchen and bathroom plumbing fixtures are operational; no active leaks were observed in photos.",
"Fireplace/chimney internal condition (creosote, flue integrity) is unknown and should be inspected before tenant use."
],
"score_method": "mean_of_criteria",
"overall_score": 78.3,
"rubric_version": "ns-pk-2026-1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6891823583"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.