Property ID: 6926629973
9621 Sidney Rd, Pensacola, FL, 32507
Pensacola, FL
Money Down: $66,000
CoC Return: -1.05%
Monthly Cash Flow: $-57
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,000
Closing Costs
$11,000
Total Down
$66,000
Investment Snapshot
Purchase Price
$275,000
Money Down
$66,000
Cash-on-Cash Return
-1.05%
Rent
$2,050
Monthly Cash Flow
$-57
Annual Cash Flow
$-690
Debt Service / Mo
$1,464
Property Tax / Mo
$271
Insurance / Mo
$168
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,050
Payment Standard
$2,380
Rent
$2,050
Insurance
$168
Property Tax
$271
Management
$205
Utilities Allowance
$330
NOI (Monthly)
$1,406
Debt Service
$1,464
Cash Flow After Debt
$-57
Quality Score: 72.10%
Confidence: 92.00%
Overall this 1968 brick ranch appears to be a minor‑repair property likely able to pass an HCV/NSPIRE initial inspection after a short prep period (estimated within 1–4 weeks) provided a few immediate items are verified and corrected: installation/verification of required smoke and CO detectors, confirmation/installation of GFCI protection in kitchen/baths, ensure a working heating/cooling system and hot water, and supply or confirm presence of kitchen appliances if needed. No visible structural failures or life‑threatening hazards were found in the photos; main risks are missing/undocumented safety devices and unshown mechanical equipment.
Section 8 Payment Standard
$2,380
Utility Allowance Total
$330
Guaranteed Section 8 Rent (PS - Utilities)
$2,050
Property Management
$205
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$275,000
Beds
4
Baths
2
Living Area
2,155 sqft
Lot Size
43,560 sqft
Year Built
1968
Days on Market
243
Capital Outlay
$66,000
Debt Service
$1,464
Property Tax / Mo
$271
Insurance / Mo
$168
Property Description
BACK ON MARKET!!! Beautiful home! A few personalized touches and this home will fit you perfectly! Tucked away in a quiet pocket of West Pensacola, with easy access to back gate of NAS, shopping and beaches! Single level living, lots of room, corner lot, on a quiet street! As you enter from the front door there are living spaces to your right and a dining room straight ahead. From the dining room, to your right you can enter the kitchen or additional bedroom/office, or head into the oversized 2 car garage with laundry tucked away. To your left is the hallway leading to a full bath and 3 bedrooms. Main bedroom has a full ensuite to the right and built in drawers, cabinets and closets. Each additional bedroom has spacious closets! Original hardwood floors throughout the whole house and are in awesome condition! (dining space off kitchen has has new flooring (photos will be updated). A beautiful kitchen with a bedroom or office off that next to the garage, kitchen has granite tile countertops, and a semi open floor plan, breakfast bar and dining area directly off it. There could also be a formal dining room, sitting room, or anything you can imagine! Off the dining room is the enclosed Florida room, more space for relaxing! A step outside to the large deck, they both overlook the large partially fenced-in (possibly fully fenced, hedges line the back property line may hid additional fencing) backyard with storage building. Spray foam insulation in the attic! This home sits on a quiet street, where you can stargaze at night, watch the Blue Angels fly overhead during practices, or just sit and enjoy the animal sounds! Super close to groceries, gas and only a short trip to Perdido, state parks and the beach as well as the AL/FL state line. Check out this beautiful home waiting for YOU!!!
Utility Allowances
heating
$34
The property has central heating. Electric was chosen as the most logical fuel type, consistent with the explicitly mentioned electric water heater.
cooking
$17
The property includes an oven. Electric was selected as the fuel type for consistency with other major electric appliances.
water_heater
$36
The property is listed as having an 'Electric Water Heater'.
monthly_electric_fee
$11
This is a standard monthly service fee for tenants with electric utilities.
other_electric
$85
This allowance covers general electricity use for lights, outlets, and tenant-supplied appliances (e.g., washer/dryer for which hookups are provided).
air_conditioning
$66
The property is listed with 'Central Air' conditioning.
water
$49
Standard allowance for residential water usage. A public water source is assumed based on regional norms and data from nearby properties.
sewer
$0
Property is inferred to be on a private septic system based on lot size and details from nearby properties, so there is no monthly public sewer cost for the tenant.
trash_collection
$32
Standard municipal trash collection service is assumed for a single-family home.
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$2,015
DP3 Annual Estimate$2,015
DP1 Monthly Equivalent$168
DP3 Monthly Equivalent$168
Replacement Value$178,553
Basis2,155 sqft / 1968
Nearby Houses
Photo unavailable
9660 Sidney Rd
for_sale · 0.06 mi
Price: $225,000
— bd / — ba
Latest sale: $125,000
Latest rent: —
Photo unavailable
9630 Sidney Rd
sold · 0.10 mi
Price: $330,000
4 bd / 2 ba · 2,088 sqft
Latest sale: $330,000
Latest rent: —
Photo unavailable
3245 Blanche Ln
sold · 0.12 mi
Price: $89,750
— bd / — ba
Latest sale: $89,750
Latest rent: —
Photo unavailable
3200 Blanche Ln
sold · 0.12 mi
Price: $37,000
— bd / — ba
Latest sale: $37,000
Latest rent: —
Photo unavailable
9700 N Loop Rd
sold · 0.15 mi
Price: $285,000
— bd / — ba
Latest sale: $285,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC exists (supply/return vents visible) and is operational or serviceable; exact age/condition unknown.
- Kitchen appliances (stove, refrigerator) are not shown; property may be sold empty — assume appliances may need to be provided for rental.
- No visible smoke detectors or CO detectors in photos; assume they are not present or not photographed and therefore must be verified/installed.
- Electrical panel, water heater and GFCI outlets are present but not shown; their condition is unknown and could require minor remediation.
- Windows/bedroom egress are adequate based on exterior and window size but individual bedroom window measurements/egress not verified.
- No evidence of active roof leaks or major foundation movement visible from provided images; assume none present unless disclosed otherwise.
- Paint is intact where visible; because house was built in 1968 consider potential lead-paint risk but no peeling paint was observed in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $3,156 | $218,553 | $218,553 |
| 2023 | $2,980 | $215,241 | $215,241 |
| 2022 | $796 | $173,526 | $90,760 |
| 2021 | $787 | $135,878 | $88,117 |
| 2020 | $769 | $122,460 | $86,901 |
| 2019 | $749 | $115,495 | $84,948 |
| 2018 | $744 | $109,701 | $83,365 |
| 2017 | $737 | $101,523 | $81,651 |
| 2016 | $726 | $100,008 | $79,972 |
| 2015 | $706 | $95,400 | $79,417 |
| 2014 | $665 | $91,597 | $78,787 |
| 2013 | $687 | $84,237 | $77,623 |
| 2012 | $678 | $85,209 | $76,326 |
| 2011 | $648 | $88,799 | $74,103 |
| 2010 | $637 | $93,462 | $93,462 |
| 2009 | $622 | $97,102 | $97,102 |
| 2008 | $622 | $103,151 | $103,151 |
| 2007 | $798 | $108,190 | $68,950 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-11 | Price Changed | $275,000 |
| 2026-01-13 | Price Changed | $315,000 |
| 2025-11-22 | Price Changed | $325,000 |
| 2025-11-06 | Price Changed | $350,000 |
| 2025-10-17 | Listed | $380,000 |
| 2025-07-03 | Listing removed | $0 |
| 2025-07-01 | Listed | $450,000 |
Photo Gallery
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"source_listing_id": "672429",
"price_change_percentage": null
},
{
"date": "2026-01-13",
"price": 315000,
"listing": {
"status": "for_sale",
"list_date": "2025-10-17T04:58:43Z",
"list_price": 275000,
"listing_id": "2987436852",
"last_update_date": "2026-03-02T19:12:09Z",
"last_status_change_date": "2025-10-17T04:58:43Z"
},
"event_name": "Price Changed",
"price_sqft": 146.17169373549885,
"source_name": "Pensacola",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "672429",
"price_change_percentage": null
},
{
"date": "2025-11-22",
"price": 325000,
"listing": {
"status": "for_sale",
"list_date": "2025-10-17T04:58:43Z",
"list_price": 275000,
"listing_id": "2987436852",
"last_update_date": "2026-03-02T19:12:09Z",
"last_status_change_date": "2025-10-17T04:58:43Z"
},
"event_name": "Price Changed",
"price_sqft": 150.8120649651972,
"source_name": "Pensacola",
"price_change": -25000,
"days_after_listed": null,
"source_listing_id": "672429",
"price_change_percentage": null
},
{
"date": "2025-11-06",
"price": 350000,
"listing": {
"status": "for_sale",
"list_date": "2025-10-17T04:58:43Z",
"list_price": 275000,
"listing_id": "2987436852",
"last_update_date": "2026-03-02T19:12:09Z",
"last_status_change_date": "2025-10-17T04:58:43Z"
},
"event_name": "Price Changed",
"price_sqft": 162.41299303944317,
"source_name": "Pensacola",
"price_change": -30000,
"days_after_listed": null,
"source_listing_id": "672429",
"price_change_percentage": null
},
{
"date": "2025-10-17",
"price": 380000,
"listing": {
"status": "for_sale",
"list_date": "2025-10-17T04:58:43Z",
"list_price": 275000,
"listing_id": "2987436852",
"last_update_date": "2026-03-02T19:12:09Z",
"last_status_change_date": "2025-10-17T04:58:43Z"
},
"event_name": "Listed",
"price_sqft": 176.33410672853827,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "672429",
"price_change_percentage": null
},
{
"date": "2025-07-03",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2025-07-01T07:16:11Z",
"list_price": 450000,
"listing_id": "2983787039",
"last_update_date": "2025-07-01T07:11:41Z",
"last_status_change_date": "2025-07-03T05:11:23Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": "2 days",
"source_listing_id": "665310",
"price_change_percentage": null
},
{
"date": "2025-07-01",
"price": 450000,
"listing": {
"status": "off_market",
"list_date": "2025-07-01T07:16:11Z",
"list_price": 450000,
"listing_id": "2983787039",
"last_update_date": "2025-07-01T07:11:41Z",
"last_status_change_date": "2025-07-03T05:11:23Z"
},
"event_name": "Listed",
"price_sqft": 208.8167053364269,
"source_name": "Pensacola",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "665310",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "Building",
"permit_status": "Issued",
"permit_type_of_work": "Building/residential/alteration/na",
"permit_effective_date": "Aug 8, 2017",
"permit_project_type_1": "Home addition",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Applied",
"permit_type_of_work": "Building/services/residential/electrical",
"permit_effective_date": "May 2, 2007",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building/residential/miscellaneous/na",
"permit_effective_date": "Aug 2, 1993",
"permit_project_type_1": "Residential",
"permit_project_type_2": "Roofing",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "6926629973",
"generated_at": "2026-03-27T19:35:09.269653Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 72.1
},
"utility_allowance": {
"zip_code": "32507",
"home_photo": "https://ap.rdcpix.com/e5b4d1672ab9cecf57cbc401d78cd99dl-b1197674918s-w1280.jpg",
"rent_price": 2050.0,
"loan_amount": 220000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/9621-Sidney-Rd_Pensacola_FL_32507_M69266-29973",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 275000.0,
"loan_term_years": 30,
"annual_cash_flow": 16874.32,
"mortgage_monthly": 1463.67,
"payment_standard": 2380.0,
"total_amount_out": 55000.0,
"additional_photos": [
"https://ap.rdcpix.com/e5b4d1672ab9cecf57cbc401d78cd99dl-b670480663s-w1280.jpg",
"https://ap.rdcpix.com/e5b4d1672ab9cecf57cbc401d78cd99dl-b783385917s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 167.92,
"monthly_cash_flow": 1406.19,
"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": "The property has central heating. Electric was chosen as the most logical fuel type, consistent with the explicitly mentioned electric water heater.",
"utility": "heating",
"allowance": 34
},
{
"note": "The property includes an oven. Electric was selected as the fuel type for consistency with other major electric appliances.",
"utility": "cooking",
"allowance": 17
},
{
"note": "The property is listed as having an 'Electric Water Heater'.",
"utility": "water_heater",
"allowance": 36
},
{
"note": "This is a standard monthly service fee for tenants with electric utilities.",
"utility": "monthly_electric_fee",
"allowance": 11
},
{
"note": "This allowance covers general electricity use for lights, outlets, and tenant-supplied appliances (e.g., washer/dryer for which hookups are provided).",
"utility": "other_electric",
"allowance": 85
},
{
"note": "The property is listed with 'Central Air' conditioning.",
"utility": "air_conditioning",
"allowance": 66
},
{
"note": "Standard allowance for residential water usage. A public water source is assumed based on regional norms and data from nearby properties.",
"utility": "water",
"allowance": 49
},
{
"note": "Property is inferred to be on a private septic system based on lot size and details from nearby properties, so there is no monthly public sewer cost for the tenant.",
"utility": "sewer",
"allowance": 0
},
{
"note": "Standard municipal trash collection service is assumed for a single-family home.",
"utility": "trash_collection",
"allowance": 32
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 55000.0,
"property_tax_annual": 3250.68,
"property_tax_monthly": 270.89,
"property_tax_increase": 0.03,
"utility_allowance_total": 330.0,
"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",
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"effective_date": "2025-08-01"
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"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -689.67,
"property_management_monthly": 205.0,
"monthly_cash_flow_after_debt": -57.47,
"cash_on_cash_return_after_debt": -0.01
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"section8_assessment": {
"runs": [
{
"summary": "Overall this 1968 brick ranch appears to be a minor‑repair property likely able to pass an HCV/NSPIRE initial inspection after a short prep period (estimated within 1–4 weeks) provided a few immediate items are verified and corrected: installation/verification of required smoke and CO detectors, confirmation/installation of GFCI protection in kitchen/baths, ensure a working heating/cooling system and hot water, and supply or confirm presence of kitchen appliances if needed. No visible structural failures or life‑threatening hazards were found in the photos; main risks are missing/undocumented safety devices and unshown mechanical equipment.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Photos show a well-maintained brick ranch with intact exterior brickwork, solid-looking roofline, maintained yard, and a sound deck and sunroom. Interior photos show continuous flooring (laminate) in good visual condition, intact paneling, functioning ceiling fans, and generally clean surfaces. No visible water stains or collapsed finishes. Missing/unclear items: kitchen appliances are not visible in listing photos (no clear stove/refrigerator shown) and some cosmetic updates (paneling, dated finishes) would be typical. Missing appliances reduce the score moderately but there is no visible major deferred maintenance. Estimated work to be rent-ready: cosmetic updates, possible appliance install and minor touch-ups."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 60.0,
"rationale": "No immediate life‑threatening hazards visible (no sagging ceilings, collapsed finishes, standing water, or severe mold stains). Deck has railings and stairs present. However critical NSPIRE safety items are not visible in photos: smoke detectors and carbon monoxide alarm(s) are not shown, GFCI outlets in kitchen/bath are not visible, an electrical panel is not shown, and deadbolt presence on exterior doors is unclear. The sunroom uses a window AC (visible) which may indicate partial heating/cooling reliance or non-central use there. Because these required safety items commonly cause inspection failures and are not documented in photos, score is conservatively reduced to reflect inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 65.0,
"rationale": "Roof appears in serviceable condition from exterior photos (shingles look intact, no visible sagging or large stains). Interior shows supply/return vents suggesting central HVAC is present, but no HVAC equipment, water heater, or electrical panel is photographed so operational status and age are unknown. Spray foam in attic (listing) is a positive sign for insulation. No visible plumbing leaks or active water damage in photos. Due to lack of photographed mechanical equipment and therefore uncertainty of operational condition, the score is moderate but not low."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Large corner lot appears well maintained; landscaping is trimmed, no visible erosion, and yard is usable. Deck and guardrail appear solid and stairs present. Partial fencing/hedges and a storage shed are present. Front covered porch and walkways look intact with only minor cosmetic paint peeling on a column. No visible evidence of infestation, major foundation cracking, or unsafe walkways shown in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists (supply/return vents visible) and is operational or serviceable; exact age/condition unknown.",
"Kitchen appliances (stove, refrigerator) are not shown; property may be sold empty — assume appliances may need to be provided for rental.",
"No visible smoke detectors or CO detectors in photos; assume they are not present or not photographed and therefore must be verified/installed.",
"Electrical panel, water heater and GFCI outlets are present but not shown; their condition is unknown and could require minor remediation.",
"Windows/bedroom egress are adequate based on exterior and window size but individual bedroom window measurements/egress not verified.",
"No evidence of active roof leaks or major foundation movement visible from provided images; assume none present unless disclosed otherwise.",
"Paint is intact where visible; because house was built in 1968 consider potential lead-paint risk but no peeling paint was observed in photos."
],
"overall_score": 70.0,
"rubric_version": "2026-03-27-hcv-nspire-v1"
},
{
"summary": "Overall the home appears to be in good, mostly turn-key condition with dated but intact interior finishes, a sound-looking exterior and no obvious structural or life-safety failures in the supplied photos. Main NSPIRE uncertainties are verification of working smoke/CO detectors, electrical panel access/labels, and confirmation of hot water/HVAC operational condition. With routine smoke/CO alarm installs (if missing), minor cosmetic repairs and standard system verifications, this property is likely to pass an initial HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Property shows generally good cosmetic condition in photos: intact brick exterior, maintained yard, solid-looking deck and porch, and interior floors that appear in good shape. Interior finishes are dated (wood paneling, older ceiling fans) and some minor cosmetic work is likely (paint, trim, decking re-stain, replace/repair a few fixtures). No obvious collapsed surfaces or major water damage visible. Missing/unknown appliances (kitchen appliances not shown) reduce score moderately but are not a critical failure. Overall items seen are easy-to-fix or cosmetic and likely <30-day work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risks)",
"score": 70.0,
"rationale": "No visible life-safety hazards in photos: exterior entry looks secure, deck has guardrail, walkways appear even, windows present for egress in living areas, no visible exposed wiring or broken stairs. However smoke/CO detectors are not visible in any room photos and cannot be confirmed; HUD/NSPIRE requires working smoke detectors and CO alarms where applicable. Electrical panel is not shown and plumbing fixtures/hot water not photographed. Because visible condition suggests standard maintenance but detectors/labels are unknown, moderate safety risk remains until detectors, panel access, and hot water/plumbing are verified. No signs of severe mold, sagging ceilings, or standing water observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, roof, plumbing, electrical)",
"score": 72.0,
"rationale": "Roof appears intact from the limited exterior photos with no visible sagging or missing shingles. Interior photos show ceiling supply/return vents suggesting a central HVAC system exists; a window unit is present in the sunroom but central system appears likely. Attic spray-foam insulation is noted in listing which is positive for system efficiency. Water heater, HVAC age, and electrical panel are not shown so condition is assumed functional but unverified. No visible leaks or rusted equipment seen. Moderate residual risk due to unverified water heater, serviceability of HVAC and electrical panel labeling."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Large, well-maintained yard, partial fencing and a storage shed are present. Brick siding looks solid with no visible foundation settlement or major cracks in photos. Driveway and front porch appear serviceable; porch columns show some cosmetic paint/chip issues. Deck and railing look structurally sound in photos. Vegetation near rear property line provides privacy but should be checked for pest access. Overall exterior shows routine maintenance, minor vegetation/trimming and cosmetic touch-ups anticipated."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is operational (ceiling vents visible), though system age/condition not documented.",
"Smoke and CO detectors are not visible in photos; assume they may need installation or verification prior to inspection.",
"Kitchen appliances (stove/fridge) not pictured — assumed either present or easily provided; missing appliances would be a moderate, not fatal, issue.",
"No significant hidden water intrusion or mold present beyond what is shown; visible ceilings and floors show no staining.",
"Electrical panel and meter are intact and accessible but not shown; assume typical 1968-era home upgrades may have been performed.",
"Foundation and roof have no major movement or leaks based on exterior photos; limited-angle images used to judge condition."
],
"overall_score": 74.0,
"rubric_version": "ns-preset-2024-1"
},
{
"summary": "This single-level brick ranch is in generally good visible condition and would likely pass a Section 8/HCV initial inspection after a short punchlist. Primary items to address before inspection: install/verify working smoke detectors (in/near sleeping rooms and common areas) and a carbon monoxide alarm (attached garage), confirm/upgrade GFCI protection in kitchen/baths as required, confirm functional heating/AC and hot water, and provide or confirm presence of standard kitchen appliances if required by program/local admin. Cosmetic updates (paneling, paint touch-up, minor porch paint) and confirmation of electrical panel/grounding will move the unit to turnkey status. Estimated time to pass with prioritized fixes: 7-30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior and interior photos show a well-maintained brick ranch with intact roofline, solid-looking deck and porch, and generally clean interior finishes. Original hardwoods reportedly in 'awesome condition' and laminate floors in living areas appear serviceable. Cosmetic items noted: dated wood paneling, worn paint on a front column, and some staging/clutter. Kitchen/bath photos are limited and no stove or refrigerator are visible in the photos (listing text not explicit about included appliances). Overall visible deferred maintenance is minor and largely cosmetic; missing appliances and modest updates would reduce readiness but are not critical."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 65.0,
"rationale": "No smoke detectors or carbon monoxide alarm are visible in the interior photos (NSPIRE requires working smoke detectors; CO alarm likely required due to attached garage). Windows appear adequate for egress in main living areas/bedroom-facing façades shown. Deck has railings and steps. No exposed wiring or obvious electrical hazards are visible. GFCI protection in kitchen and bathrooms cannot be confirmed from images. Entry door security hardware (deadbolt) is not visible. No visible active water intrusion, standing water, collapsed ceilings, or major trip hazards. Because required alarms/GFCIs were not shown, there is moderate risk of a first-inspection fail until these devices are confirmed/installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/plumbing/electrical)",
"score": 70.0,
"rationale": "Roof appears intact with even shingles and no obvious sagging or visible leak stains. Ceiling and attic (spray-foam insulation reported) suggest some recent envelope work. HVAC registers/vents are visible in interior photos indicating a central system likely present; a window AC is in the sunroom. Water heater, electrical panel and plumbing fixtures are not shown so function is assumed but unverified. No visible signs of plumbing failure or major electrical hazard in photos. Given age (1968) systems may be older but photos show no acute failure indicators."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Large, well-kept lot with mowed yard, clear walkways, and vegetation screening at rear. Driveway and front porch look serviceable; deck is solid with railings and appears recently stained or maintained. Foundation/brick veneer shows no visible major cracks or settlement from exterior photos. No evidence of standing water or infestation in provided images. Some overgrown hedges at rear may hide additional fencing per listing, but nothing observed that presents immediate site safety concerns."
}
],
"red_flags": [
"No visible smoke detectors in photos — must be installed/verified for NSPIRE compliance.",
"No visible carbon monoxide alarm — likely required because home has an attached garage.",
"GFCI protection in kitchen/bath not visible or verified — common NSPIRE fail if missing in those locations."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and operational (registers visible in photos); no confirmation of recent servicing.",
"Electrical panel exists and is intact but was not photographed; no visible exposed wiring was observed in photos.",
"Hot water and plumbing fixtures are functional; bathrooms were not photographed so condition is assumed serviceable based on listing description.",
"No working smoke or CO detectors were visible in photos; assume they are absent or not placed in required locations until confirmed.",
"GFCI outlets in kitchen/bathrooms were not visible and are assumed absent or unverified.",
"Stated spray-foam attic insulation is present (listing claim) and improves envelope performance; attic condition not directly inspected.",
"Appliances (stove/refrigerator) are not shown in listing photos; assume they may be missing or not guaranteed for tenancy.",
"No major structural issues (foundation movement, sagging roof, collapsed ceilings) are present based on photos; hidden issues could exist but none are visually apparent."
],
"overall_score": 72.1,
"rubric_version": "2026-03-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "9621 Sidney Rd, Pensacola, FL, 32507",
"aggregate": {
"summary": "Overall this 1968 brick ranch appears to be a minor‑repair property likely able to pass an HCV/NSPIRE initial inspection after a short prep period (estimated within 1–4 weeks) provided a few immediate items are verified and corrected: installation/verification of required smoke and CO detectors, confirmation/installation of GFCI protection in kitchen/baths, ensure a working heating/cooling system and hot water, and supply or confirm presence of kitchen appliances if needed. No visible structural failures or life‑threatening hazards were found in the photos; main risks are missing/undocumented safety devices and unshown mechanical equipment.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Photos show a well-maintained brick ranch with intact exterior brickwork, solid-looking roofline, maintained yard, and a sound deck and sunroom. Interior photos show continuous flooring (laminate) in good visual condition, intact paneling, functioning ceiling fans, and generally clean surfaces. No visible water stains or collapsed finishes. Missing/unclear items: kitchen appliances are not visible in listing photos (no clear stove/refrigerator shown) and some cosmetic updates (paneling, dated finishes) would be typical. Missing appliances reduce the score moderately but there is no visible major deferred maintenance. Estimated work to be rent-ready: cosmetic updates, possible appliance install and minor touch-ups."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 81.7,
"rationale": "Large corner lot appears well maintained; landscaping is trimmed, no visible erosion, and yard is usable. Deck and guardrail appear solid and stairs present. Partial fencing/hedges and a storage shed are present. Front covered porch and walkways look intact with only minor cosmetic paint peeling on a column. No visible evidence of infestation, major foundation cracking, or unsafe walkways shown in photos."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 65.0,
"rationale": "No immediate life‑threatening hazards visible (no sagging ceilings, collapsed finishes, standing water, or severe mold stains). Deck has railings and stairs present. However critical NSPIRE safety items are not visible in photos: smoke detectors and carbon monoxide alarm(s) are not shown, GFCI outlets in kitchen/bath are not visible, an electrical panel is not shown, and deadbolt presence on exterior doors is unclear. The sunroom uses a window AC (visible) which may indicate partial heating/cooling reliance or non-central use there. Because these required safety items commonly cause inspection failures and are not documented in photos, score is conservatively reduced to reflect inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 69.0,
"rationale": "Roof appears in serviceable condition from exterior photos (shingles look intact, no visible sagging or large stains). Interior shows supply/return vents suggesting central HVAC is present, but no HVAC equipment, water heater, or electrical panel is photographed so operational status and age are unknown. Spray foam in attic (listing) is a positive sign for insulation. No visible plumbing leaks or active water damage in photos. Due to lack of photographed mechanical equipment and therefore uncertainty of operational condition, the score is moderate but not low."
}
],
"red_flags": [],
"confidence": 0.92,
"assumptions": [
"Central HVAC exists (supply/return vents visible) and is operational or serviceable; exact age/condition unknown.",
"Kitchen appliances (stove, refrigerator) are not shown; property may be sold empty — assume appliances may need to be provided for rental.",
"No visible smoke detectors or CO detectors in photos; assume they are not present or not photographed and therefore must be verified/installed.",
"Electrical panel, water heater and GFCI outlets are present but not shown; their condition is unknown and could require minor remediation.",
"Windows/bedroom egress are adequate based on exterior and window size but individual bedroom window measurements/egress not verified.",
"No evidence of active roof leaks or major foundation movement visible from provided images; assume none present unless disclosed otherwise.",
"Paint is intact where visible; because house was built in 1968 consider potential lead-paint risk but no peeling paint was observed in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 72.1,
"rubric_version": "2026-03-27-hcv-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6926629973"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.