Property ID: 6939450526
15814 Aurora Lake Cir, Wimauma, FL, 33598
Wimauma, FL
Money Down: $66,960
CoC Return: -4.65%
Monthly Cash Flow: $-259
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,800
Closing Costs
$11,160
Total Down
$66,960
Investment Snapshot
Purchase Price
$279,000
Money Down
$66,960
Cash-on-Cash Return
-4.65%
Rent
$1,556
Monthly Cash Flow
$-259
Annual Cash Flow
$-3,111
Debt Service / Mo
$1,485
Property Tax / Mo
$72
Insurance / Mo
$103
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,556
Payment Standard
$1,804
Rent
$1,556
Insurance
$103
Property Tax
$72
Management
$156
Utilities Allowance
$248
NOI (Monthly)
$1,226
Debt Service
$1,485
Cash Flow After Debt
$-259
Quality Score: 86.20%
Confidence: 95.00%
This property appears to be turnkey and highly likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with minimal repairs. The home is well-maintained and updated (newer HVAC 2023, water heater 2021), has functioning kitchen appliances and laundry, and shows no visible structural or life-safety hazards. Primary items to verify before tenancy are smoke and CO detector placement and operation, presence/function of GFCI protection in kitchen/bath, and an operable deadbolt on the entry door — all are likely present but not shown in photos. Expect final pass after quick verification/installation of any missing detectors or required outlet devices.
Section 8 Payment Standard
$1,804
Utility Allowance Total
$248
Guaranteed Section 8 Rent (PS - Utilities)
$1,556
Property Management
$156
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$279,000
Beds
2
Baths
2
Living Area
1,321 sqft
Lot Size
4,792 sqft
Year Built
2012
Days on Market
134
Capital Outlay
$66,960
Debt Service
$1,485
Property Tax / Mo
$72
Insurance / Mo
$103
Property Description
This move-in-ready villa is ideally located in Valencia Lakes, the Greater Tampa Bay area's top-rated 55+ resort-style gated community. From the moment you arrive, the home's inviting curb appeal stands out with brick pavers, a classic barrel tile roof, and lush, manicured landscaping. Inside, the popular Cristina floor plan offers 1,321 square feet of open living space featuring two bedrooms, two full bathrooms, and a two-car garage, designed for both comfort and ease of living. The open kitchen flows seamlessly into the informal dining area and spacious great room, creating an ideal setting for everyday living and entertaining. Sliding doors lead directly to the screened and covered lanai, where mature landscaping provides exceptional backyard privacy, making it the perfect place to relax or host guests. Large tile flooring enhances the main living areas, while luxury laminate flooring in both bedrooms offers a stylish, low-maintenance lifestyle. The eat-in gourmet kitchen is thoughtfully appointed with 42-inch maple cabinets, upper and lower cabinet lighting, glass-front doors with shelving and downlighting, granite countertops with an extended serving bar for additional seating, stainless steel appliances including a new Samsung dishwasher, and a spacious pantry. The primary suite features laminate wood-look flooring and a generous walk-in closet, while the en-suite bathroom showcases custom granite countertops with dual square sinks, maple cabinetry, and a large walk-in shower with tiled surround and designer accents. The guest bathroom includes a tiled tub and shower combination, maple cabinets, and a custom granite countertop with an extended banjo top and square sink. The laundry area comes complete with a washer and dryer along with ventilated shelving for added storage. Additional upgrades include accordion storm shutters for peace of mind, a water softener system, a new upgraded HVAC system installed in 2023, a water heater replaced in 2021, ceiling fans, recessed lighting, custom window treatments, blinds, and a garage overhead storage rack. Residents of Valencia Lakes enjoy an exceptional active lifestyle with resort-style amenities that make every day feel like a vacation. The community features a stunning 40,000-square-foot clubhouse, multiple pools, a bistro, clubs, art and fitness classes, pickleball and tennis courts, a 24-hour fitness center, live entertainment, restaurant, boat/RV storage and so much more. This is Florida living at its finest-start living the dream today.
Utility Allowances
air_conditioning
$25
Property has Central Air. The allowance is based on the 2-bedroom rate for single-family detached homes.
cooking
$11
The property includes a 'Range'. Assumed electric fuel type as it aligns with the electric heating system. The allowance is based on the 2-bedroom rate for electric cooking.
heating
$6
Property information explicitly lists 'Heat Pump' for heating. The allowance is based on the 2-bedroom rate for an electric heat pump.
other_electric
$45
This fixed allowance covers general tenant electric usage like lights and outlets, based on the 2-bedroom rate.
sewer
$66
Property is connected to 'Public Sewer'. The allowance is based on the 2-bedroom rate for single-family detached homes.
trash_collection
$21
Trash collection is a standard tenant-paid utility for single-family homes. The allowance is a fixed rate.
water
$40
Property is connected to 'Public' water. The allowance is based on the 2-bedroom rate for single-family detached homes.
water_heating
$34
The property has a water heater, replaced in 2021. The fuel is assumed to be electric, consistent with the electric heat pump. The allowance is based on the 2-bedroom rate for electric water heating.
Source References
Payment Standard Source
Effective Date:
Apr 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,235
DP3 Annual Estimate$1,235
DP1 Monthly Equivalent$103
DP3 Monthly Equivalent$103
Replacement Value$198,667
Basis1,321 sqft / 2012
Nearby Houses
Photo unavailable
15816 Aurora Lake Cir
sold · 0.01 mi
Price: $310,000
2 bd / 2 ba · 1,800 sqft
Latest sale: $310,000 on Feb 26, 2026
Latest rent: —
Photo unavailable
15820 Aurora Lake Cir
for_sale · 0.02 mi
Price: $269,900
2 bd / 2 ba · 1,496 sqft
Latest sale: $186,900 on Jun 14, 2012
Latest rent: —
Photo unavailable
15822 Aurora Lake Cir
sold · 0.03 mi
Price: $275,000
3 bd / 2 ba · 1,496 sqft
Latest sale: $275,000
Latest rent: —
Photo unavailable
15822 Aurora Lake Cir
sold · 0.03 mi
Price: $275,000
3 bd / 2 ba · 1,496 sqft
Latest sale: $275,000 on Mar 21, 2025
Latest rent: —
Photo unavailable
5010 Indian Shores Pl
sold · 0.03 mi
Price: $439,000
3 bd / 2 ba · 1,870 sqft
Latest sale: $439,000 on May 04, 2022
Latest rent: —
Photo unavailable
15819 Aurora Lake Cir
sold · 0.04 mi
Price: $330,000
3 bd / 2 ba · 1,800 sqft
Latest sale: $330,000 on Sep 13, 2021
Latest rent: —
Photo unavailable
15807 Aurora Lake Cir
sold · 0.04 mi
Price: $320,000
2 bd / 2 ba · 1,800 sqft
Latest sale: $320,000 on Jul 06, 2021
Latest rent: —
Photo unavailable
5012 Indian Shores Pl
sold · 0.04 mi
Price: $330,000
3 bd / 2 ba · 1,779 sqft
Latest sale: $330,000 on Feb 23, 2024
Latest rent: —
Photo unavailable
15821 Aurora Lake Cir
sold · 0.04 mi
Price: $415,000
2 bd / 2 ba · 1,800 sqft
Latest sale: $415,000 on May 31, 2023
Latest rent: —
Photo unavailable
15803 Aurora Lake Cir
sold · 0.04 mi
Price: $228,000
2 bd / 2 ba · 1,524 sqft
Latest sale: $228,000 on Jan 29, 2020
Latest rent: —
Photo unavailable
5002 Indian Shores Pl
for_sale · 0.04 mi
Price: $479,000
2 bd / 2 ba · 1,870 sqft
Latest sale: $261,600 on May 31, 2013
Latest rent: —
Photo unavailable
15745 Aurora Lake Cir
sold · 0.05 mi
Price: $220,000
2 bd / 2 ba · 1,524 sqft
Latest sale: $220,000 on Jan 07, 2020
Latest rent: —
Photo unavailable
15832 Aurora Lake Cir
sold · 0.07 mi
Price: $275,000
2 bd / 2 ba · 1,894 sqft
Latest sale: $275,000 on Aug 29, 2020
Latest rent: —
Photo unavailable
15831 Aurora Lake Cir
sold · 0.07 mi
Price: $299,900
2 bd / 2 ba · 1,424 sqft
Latest sale: $299,900 on Oct 11, 2021
Latest rent: —
Photo unavailable
15739 Aurora Lake Cir
sold · 0.07 mi
Price: $272,000
3 bd / 2 ba · 1,755 sqft
Latest sale: $272,000 on Sep 30, 2020
Latest rent: —
Photo unavailable
5009 Indian Shores Pl
sold · 0.07 mi
Price: $455,000
3 bd / 2 ba · 1,779 sqft
Latest sale: $455,000 on Oct 31, 2023
Latest rent: —
Photo unavailable
5104 Indian Shores Pl
sold · 0.07 mi
Price: $445,000
2 bd / 2 ba · 2,001 sqft
Latest sale: $445,000 on Jun 25, 2024
Latest rent: —
Photo unavailable
5013 Indian Shores Pl
sold · 0.08 mi
Price: $317,500
3 bd / 2 ba · 1,870 sqft
Latest sale: $317,500 on Apr 14, 2020
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing description is accurate regarding system replacements (HVAC 2023, water heater 2021) and included appliances (dishwasher, range, microwave, refrigerator, washer/dryer).
- Interior rooms not photographed (bathrooms, bedrooms) are in condition consistent with the visible living areas and listing language (no active leaks, functioning fixtures).
- No recent storm damage or undisclosed water intrusion exists beyond what is visible in photos.
- Smoke detectors, carbon monoxide alarm (if required by local code), and a functioning deadbolt are likely present but must be verified at inspection.
- Electrical panel exists and is intact; GFCI protection in kitchen/bath may be present but should be confirmed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $836 | $220,741 | $220,741 |
| 2024 | $803 | $220,741 | $220,741 |
| 2023 | $763 | $234,378 | $211,724 |
| 2022 | $677 | $205,557 | $205,557 |
| 2021 | $3,041 | $183,418 | $176,877 |
| 2020 | $2,958 | $174,435 | $174,435 |
| 2019 | $3,105 | $182,471 | $182,471 |
| 2018 | $3,787 | $174,815 | $174,815 |
| 2017 | $3,681 | $170,252 | $170,252 |
| 2016 | $3,513 | $165,322 | $150,688 |
| 2015 | $3,201 | $136,989 | $136,989 |
| 2014 | $3,214 | $148,491 | $148,491 |
| 2013 | $3,155 | $118,576 | $118,576 |
| 2012 | $524 | $11,250 | $11,250 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-10-21 | Sold | $305,000 |
| 2018-07-23 | Sold | $233,900 |
Photo Gallery
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"category": "Appliances",
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"Source Listing Status: Sold",
"County: Hillsborough",
"Directions: From US Hwy 301, ONLY enter via Main Gates. Do not attempt to enter from Cape Stone or 19th Ave as they are Resident-Only Access Points. After, the Guardhouse, turn left onto Valencia Lakes Dr, left onto Solar Point Way, then right onto Aurora Lake Circle.",
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"Subdivision: VALENCIA LAKES",
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"Zoning: PD",
"Property Subtype: Villa",
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"Year Built: 2012",
"Builder Name: GL Homes",
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"Construction Materials: Block",
"Direction Faces: Southeast",
"Foundation Details: Slab",
"Property Age: 9",
"Roof: Tile",
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"Directions: Driving Directions: I-75 to Big Bend Road exit 246 to Highway 301 S. Valencia Lakes approximately 4 miles on the left. Go thru gate. Turn left on Valencia Lakes. Turn left on Solar Point. Right on Aurora Lakes. Right on Amber Falls and quick right onto Indian Shores Place.",
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"Dinette: 8 x 10",
"Dinette Level: First",
"Den Dimensions: 15 x 11",
"Florida Room Dimensions: 30 x 16",
"Great Room Dimensions: 20 x 16",
"Den Level: First",
"Florida Room Level: First",
"Great Room Level: First",
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"Disposal",
"Dryer",
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"Range",
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"Washer",
"Water Softener",
"Laundry Features: Inside, Laundry Room"
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"Primary Bedroom Dimensions: 16 x 13",
"Bedroom 2 Dimensions: 13 x 10",
"Primary Bedroom Level: First",
"Bedroom 2 Level: First"
],
"category": "Bedrooms",
"parent_category": "Interior"
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"Full Bathrooms: 2"
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"parent_category": "Interior"
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"Ceiling Fans(s)",
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"Crown Molding",
"Eat-in Kitchen",
"High Ceilings",
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"Primary Bedroom Main Floor",
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"Split Bedroom",
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"Walk-In Closet(s)",
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"Heating Features: Central, Electric"
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"parent_category": "Interior"
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"Dining Room Level: First",
"Kitchen Dimensions: 13 x 11",
"Kitchen Level: First"
],
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"parent_category": "Interior"
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"category": "Manufactured and Mobile Info",
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"Garage Features: 19x20",
"Parking Features: Driveway, Garage Door Opener"
],
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"Lot Size Dimensions: 77x161",
"Vegetation: Mature Landscaping",
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"Association Name: Castle Group Management/Natasha Smith",
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"Pets Allowed: Breed Restrictions, Cats OK, Dogs OK, Yes",
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"Senior Community: Yes"
],
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"parent_category": "Community"
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"property_tax_annual": 861.08,
"property_tax_monthly": 71.76,
"property_tax_increase": 0.03,
"utility_allowance_total": 248.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://sarasotahousing.org/documents/section8/PaymentStandardsAllCounty20260212.pdf",
"https://sarasotahousing.org/documents/section8/landlords/HCVnewsletterAugust2025.pdf"
],
"effective_date": "2026-04-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -3110.74,
"property_management_monthly": 155.6,
"monthly_cash_flow_after_debt": -259.23,
"cash_on_cash_return_after_debt": -0.06
},
"section8_assessment": {
"runs": [
{
"summary": "This property appears to be turnkey and highly likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with minimal repairs. The home is well-maintained and updated (newer HVAC 2023, water heater 2021), has functioning kitchen appliances and laundry, and shows no visible structural or life-safety hazards. Primary items to verify before tenancy are smoke and CO detector placement and operation, presence/function of GFCI protection in kitchen/bath, and an operable deadbolt on the entry door — all are likely present but not shown in photos. Expect final pass after quick verification/installation of any missing detectors or required outlet devices.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a well-maintained, recently updated interior: clean tile and laminate floors, granite counters, maple cabinets, new dishwasher, stainless appliances, recessed lighting, and no visible cosmetic damage. Entryway/porch and brick paver driveway/walkway are intact. Missing or damaged interior finishes are not evident. Any remaining items likely to be minor cosmetic or capital replacements (e.g., touch-up paint, outlet covers)."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 80.0,
"rationale": "No visible safety hazards in photos: no exposed wiring, no sagging ceilings, no obvious water staining, and clear egress from main living to screened lanai. However key NSPIRE safety items are not visible in photos or listing (smoke/CO detectors placement and operation, GFCI protection at kitchen/bath, presence of a deadbolt on entry, electrical panel condition). Because the property appears recently updated and well-maintained (HVAC 2023, water heater 2021) I infer basic safety devices are likely present but must be verified at inspection. Deductions applied for unknown detector/GFCI/deadbolt verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Major systems appear in good condition per listing: upgraded HVAC installed 2023 and water heater replaced 2021. Appliances shown (range, microwave, dishwasher, refrigerator) and laundry included per description. Roof shows barrel tile in photos with no visible deterioration. Electrical and plumbing condition cannot be fully verified from photos; no visible leaks or water damage were observed. Score reduced slightly for lack of direct evidence of panel labeling, hot water function test, and plumbing trap/fixture checks."
},
{
"key": "exterior_site",
"label": "Exterior & Site Conditions",
"score": 88.0,
"rationale": "Exterior is tidy and well-kept: stucco walls look intact, barrel tile roof appears sound in photos, gutters/downspouts visible and properly attached, paver driveway/walkway even, landscaping well-maintained providing privacy. Screened lanai shown. No standing water, major grading issues, or foundation cracking visible. Minor typical maintenance (trimming, periodic paver joint sealing) likely only work required."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing description is accurate regarding system replacements (HVAC 2023, water heater 2021) and included appliances (dishwasher, range, microwave, refrigerator, washer/dryer).",
"Interior rooms not photographed (bathrooms, bedrooms) are in condition consistent with the visible living areas and listing language (no active leaks, functioning fixtures).",
"No recent storm damage or undisclosed water intrusion exists beyond what is visible in photos.",
"Smoke detectors, carbon monoxide alarm (if required by local code), and a functioning deadbolt are likely present but must be verified at inspection.",
"Electrical panel exists and is intact; GFCI protection in kitchen/bath may be present but should be confirmed."
],
"overall_score": 86.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "This 2012 villa in Valencia Lakes appears largely turnkey for a Section 8/HCV initial NSPIRE inspection. The property shows recent major system upgrades (HVAC 2023, water heater 2021), clean and intact interior finishes, modern appliances, and well-maintained exterior features (tile roof, pavers, landscaping, storm shutters). Primary inspection risks are verification items not visible in photos: presence and placement of working smoke and CO detectors, functional deadbolt on the main entry, GFCI functionality, and visibility of the electrical panel. These are likely easy/quick fixes if absent. Overall, estimated to be rent-ready within 1-2 weeks with routine verification and minor touch-ups.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show well-maintained interior and exterior: intact tile flooring and laminate in bedrooms, clean grout, intact cabinetry, granite counters, stainless appliances (range, microwave, dishwasher, refrigerator shown), washer/dryer referenced in listing, no visible drywall damage, no collapsed or missing finishes. Exterior pavers, landscaping and paint are in very good condition. Missing/minor items: no visible minor cosmetic wear; no missing appliances to penalize as listing/photos show them. Score reduced slightly to reflect unknowns not visible (e.g., small hidden maintenance items)."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE)",
"score": 80.0,
"rationale": "No visible life-threatening hazards in photos: ceilings flat and intact, no visible roof leaks or water stains, no exposed wiring, electrical outlets and recessed lighting appear professional, screened lanai and safe walkways. GFCI not explicitly shown but kitchen outlets visible; likely present. Smoke/CO detectors are not visible in photos (not shown in bedrooms or hallways) and a deadbolt is not pictured on entry door — these are common pre-move items and typically easy fixes. Bedroom egress windows not shown but standard bedroom windows are likely present. Reduced score modestly for these unknown but fixable verification items (smoke/CO alarms, confirm deadbolt, confirm GFCI functionality)."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 85.0,
"rationale": "Listing states HVAC was upgraded in 2023 and water heater replaced in 2021; photos show no visible signs of system distress. Appliances in kitchen are modern stainless units. Roof is barrel tile and appears intact in exterior photos; gutters present. Electrical panel and water heater location are not shown so condition is inferred from overall well-kept presentation and recent system replacements. Score lowered slightly due to lack of direct photos of service equipment and electrical panel."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 88.0,
"rationale": "Exterior photos show well-maintained stucco, intact barrel-tile roof, functioning gutters, paver driveway and walkway in good condition, manicured landscaping, and accordion storm shutters per listing. No visible foundation cracks, standing water, collapsed walkways, infestation signs, or unsafe exterior stairs/handrails. Slight deduction for areas not visible (rear yard drainage details, roof flashing not inspected)."
}
],
"red_flags": [],
"confidence": 0.8,
"assumptions": [
"Listing is accurate: washer/dryer are present and functioning, dishwasher is new Samsung as stated, and stainless refrigerator, range and microwave are included.",
"HVAC and water heater are operational as stated (HVAC 2023, water heater 2021) and sized appropriately for the unit.",
"Smoke and carbon monoxide alarms are either present or will be installed prior to lease; lack of visible detectors in photos is an omission rather than evidence of absence.",
"Electrical panel and service are intact and up to code based on overall property condition; no visible exposed wiring in photos implies no major electrical hazards.",
"Bedroom egress windows meet code; typical floor plan and photos suggest standard windows suitable for egress, though not directly pictured.",
"No active roof leaks, foundation movement, or hidden water intrusion beyond what is visible in photos; absence of stains or sagging ceilings supports this.",
"No recent rental history data is available (rental_history_last_5y missing) and was excluded from scoring."
],
"overall_score": 86.0,
"rubric_version": "1.0"
},
{
"summary": "This villa appears to be turnkey and very likely to pass an initial HCV/NSPIRE inspection after basic verification steps. Major systems (HVAC 2023, water heater 2021) and kitchen/laundry appliances are present and in good condition; exterior and interior are well-maintained. Prior to listing for voucher tenancy confirm presence and operation of smoke detectors and carbon monoxide alarms (as required), verify GFCI protection in kitchen/baths, confirm deadbolt on entry, and check HOA/age-restriction rules that could limit renting. With those verifications/fixes (if any), the property should be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 90.0,
"rationale": "Photos and listing show a well-maintained, recently-upgraded interior (tile and laminate floors, granite counters, 42\" cabinets) and functioning stainless appliances (range, microwave, dishwasher, refrigerator) plus washer/dryer per listing. No visible cosmetic damage, stains, torn flooring, or missing fixtures. Minor touch-ups (trim/caulking, routine cleaning) may be needed but no deferred-maintenance visible."
},
{
"key": "safety_code",
"label": "Life-safety / code risk",
"score": 80.0,
"rationale": "No exposed wiring, visible water intrusion, trip hazards, or damaged guardrails observed. Entry door appears solid and garage closes. However smoke detectors and CO alarms are not visible in photos (required by NSPIRE/local code); GFCI receptacles in kitchen/bath are not confirmed from images. Bedroom egress windows are not shown explicitly but the home is newer (2012) and photos show typical sized windows. Score reduced to account for unconfirmed but likely items (smoke/CO/GFCI) that must be verified/installed prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 90.0,
"rationale": "Listing states upgraded HVAC installed in 2023 and water heater replaced in 2021; kitchen appliances and fixtures appear modern and intact. Roof is a barrel tile style and appears in good condition from exterior photos. No visible plumbing leaks, interior ceiling stains, or electrical hazards in photos. Electrical panel not shown so full verification needed but visible evidence indicates well-maintained systems."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 85.0,
"rationale": "Exterior photos show tidy, manicured landscaping, paver driveway/walkway, intact stucco, functioning gutters/downspouts, and accordion storm shutters. Landscaping is dense near walls in places (minor risk for moisture/pests) but no visible foundation cracks, standing water, or roof sagging. Driveway/walkway and porch surfaces are even and free of trip hazards."
}
],
"red_flags": [],
"confidence": 0.8,
"assumptions": [
"Smoke detectors and CO alarm presence/functionality are not shown in photos; assumed present but must be verified and installed/relocated if missing.",
"GFCI protection for kitchen and bathrooms is not visible in photos and is assumed likely but unconfirmed; would need verification or installation.",
"Electrical panel condition and exact location are not shown; assumed intact given overall condition and recent system upgrades but should be inspected.",
"Bedrooms and egress windows are not explicitly pictured; assumed compliant given 2012 construction but must be confirmed.",
"Hot water and HVAC are assumed operational given replacement years in listing (HVAC 2023, water heater 2021) and no visible signs of failure.",
"Listing statement that washer/dryer are included is taken at face value; presence of hookup/venting assumed correct.",
"No interior photos show mold, peeling paint, structural cracks, or active leaks; assumed none present based on images and listing description.",
"Property is in a 55+ (age-restricted) community per listing; assumptions about rental rules and HOA restrictions must be checked before placing a voucher-holder who does not meet age criteria."
],
"overall_score": 87.0,
"rubric_version": "ns-pipeline-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "15814 Aurora Lake Cir, Wimauma, FL, 33598",
"aggregate": {
"summary": "This property appears to be turnkey and highly likely to pass an initial Housing Choice Voucher (NSPIRE) inspection with minimal repairs. The home is well-maintained and updated (newer HVAC 2023, water heater 2021), has functioning kitchen appliances and laundry, and shows no visible structural or life-safety hazards. Primary items to verify before tenancy are smoke and CO detector placement and operation, presence/function of GFCI protection in kitchen/bath, and an operable deadbolt on the entry door — all are likely present but not shown in photos. Expect final pass after quick verification/installation of any missing detectors or required outlet devices.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a well-maintained, recently updated interior: clean tile and laminate floors, granite counters, maple cabinets, new dishwasher, stainless appliances, recessed lighting, and no visible cosmetic damage. Entryway/porch and brick paver driveway/walkway are intact. Missing or damaged interior finishes are not evident. Any remaining items likely to be minor cosmetic or capital replacements (e.g., touch-up paint, outlet covers)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Conditions",
"score": 87.0,
"rationale": "Exterior is tidy and well-kept: stucco walls look intact, barrel tile roof appears sound in photos, gutters/downspouts visible and properly attached, paver driveway/walkway even, landscaping well-maintained providing privacy. Screened lanai shown. No standing water, major grading issues, or foundation cracking visible. Minor typical maintenance (trimming, periodic paver joint sealing) likely only work required."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 80.0,
"rationale": "No visible safety hazards in photos: no exposed wiring, no sagging ceilings, no obvious water staining, and clear egress from main living to screened lanai. However key NSPIRE safety items are not visible in photos or listing (smoke/CO detectors placement and operation, GFCI protection at kitchen/bath, presence of a deadbolt on entry, electrical panel condition). Because the property appears recently updated and well-maintained (HVAC 2023, water heater 2021) I infer basic safety devices are likely present but must be verified at inspection. Deductions applied for unknown detector/GFCI/deadbolt verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 86.7,
"rationale": "Major systems appear in good condition per listing: upgraded HVAC installed 2023 and water heater replaced 2021. Appliances shown (range, microwave, dishwasher, refrigerator) and laundry included per description. Roof shows barrel tile in photos with no visible deterioration. Electrical and plumbing condition cannot be fully verified from photos; no visible leaks or water damage were observed. Score reduced slightly for lack of direct evidence of panel labeling, hot water function test, and plumbing trap/fixture checks."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing description is accurate regarding system replacements (HVAC 2023, water heater 2021) and included appliances (dishwasher, range, microwave, refrigerator, washer/dryer).",
"Interior rooms not photographed (bathrooms, bedrooms) are in condition consistent with the visible living areas and listing language (no active leaks, functioning fixtures).",
"No recent storm damage or undisclosed water intrusion exists beyond what is visible in photos.",
"Smoke detectors, carbon monoxide alarm (if required by local code), and a functioning deadbolt are likely present but must be verified at inspection.",
"Electrical panel exists and is intact; GFCI protection in kitchen/bath may be present but should be confirmed."
],
"score_method": "mean_of_criteria",
"overall_score": 86.2,
"rubric_version": "ns_pire_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6939450526"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.