Property ID: 6970056169
1500 E Johnson Ave Apt 221, Pensacola, FL, 32514
Pensacola, FL
Money Down: $33,576
CoC Return: 4.57%
Monthly Cash Flow: $128
Est. Final ARV: $143,962
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$27,980
Closing Costs
$5,596
Total Down
$33,576
Investment Snapshot
Purchase Price
$139,900
Money Down
$33,576
Cash-on-Cash Return
4.57%
Rent
$1,238
Monthly Cash Flow
$128
Annual Cash Flow
$1,535
Debt Service / Mo
$745
Property Tax / Mo
$158
Insurance / Mo
$84
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,238
Payment Standard
$1,525
Rent
$1,238
Insurance
$84
Property Tax
$158
Management
$124
Utilities Allowance
$287
NOI (Monthly)
$873
Debt Service
$745
Cash Flow After Debt
$128
Quality Score: 73.40%
Confidence: 87.00%
This upstairs end-unit condo appears largely rent-ready for a Section 8 Housing Choice Voucher tenant with mostly cosmetic and medium-effort repairs needed. Key positives are newer HVAC and water heater (per listing), present appliances, solid flooring, screened porch with intact railing, and active current lease history. Main inspection risks to confirm before move-in: presence and placement of working smoke and CO detectors, GFCI protection in kitchen/baths, condition of tub/shower caulking, and the electrical panel condition. No visible structural or life-safety failures were observed in the photos provided.
Section 8 Payment Standard
$1,525
Utility Allowance Total
$287
Guaranteed Section 8 Rent (PS - Utilities)
$1,238
Property Management
$124
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$139,900
Beds
2
Baths
2
Living Area
1,078 sqft
Lot Size
322,910 sqft
Year Built
1984
Days on Market
194
Capital Outlay
$33,576
Debt Service
$745
Property Tax / Mo
$158
Insurance / Mo
$84
Property Description
Welcome to Unit 221 - a turnkey investment opportunity in a highly accessible area close to Univeristy of West Florida, West Florida Hospital, shopping and restuarants. This well-maintained unit features a newer HVAC system and hot water heater, along with low-maintenance tile flooring in the living room, kitchen, and baths, and wood floors and laminate throughout the remaining areas. The flexible floor plan features both an eat-in kitchen and countertop bar that opens to a dining and living room with a wood-burning fireplace that adds charm and comfort. As an upstairs end unit, you will enjoy the additional outdoor living space and privacy of the screened porch that includes a storage closet. The main hallway boast in-unit laundry and access to split plan bedrooms. The Main bedroom offers double closets, an ensuite bath, and vaulted ceilings for an added sense of space. This well-maintained unit offers comfort, convenience, and reliable rental income from day one. Currently leased to an established tenant, Unit 221 provides a seamless transition for investors looking to expand their portfolio with minimal effort. Whether you're a seasoned investor or entering the rental market for the first time, this condo offers the ideal blend of stability and long-term potential in a desirable location with immediate, consistent rental income. Invest with confidence in a unit that is ready to perform from day one.
Utility Allowances
Air Conditioning
$31
The property has Central Air conditioning.
Cooking
$10
Fuel type is not specified. Electric was chosen as it is the more expensive option on the schedule.
Heating
$30
Fuel type is not specified. Natural Gas was chosen as it is the more expensive option on the schedule.
Water Heater
$25
The property has an electric water heater.
Water
$32
The property uses a public water source.
Sewer
$49
Service is inferred based on the public water source and property type in an urban area.
Trash Collection
$32
Standard residential service. Assumed to be a tenant expense as it is not explicitly covered by the landlord or HOA.
Monthly Electric Fee
$11
A fixed monthly fee for properties with electric service.
Monthly Gas Fee
$13
A fixed monthly fee applicable because gas was selected for heating.
Other Electric
$54
Standard allowance for general electric use (lighting, outlets, etc.).
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$1,008
DP3 Annual Estimate$1,008
DP1 Monthly Equivalent$84
DP3 Monthly Equivalent$84
Replacement Value$123,970
Basis1,078 sqft / 1984
Nearby Houses
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1500 E Johnson Ave Apt 203
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Price: $159,900
2 bd / 2 ba · 1,078 sqft
Latest sale: $52,000
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1500 E Johnson Ave Apt 223
sold
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2 bd / 2 ba · 1,078 sqft
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1500 E Johnson Ave Apt 122
off_market
Price: $139,900
2 bd / 2 ba · 1,078 sqft
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1500 E Johnson Ave Apt 128
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1500 E Johnson Ave Apt 216
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2 bd / 2 ba · 1,050 sqft
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1500 E Johnson Ave Apt 217
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Price: $149,900
2 bd / 2 ba · 1,078 sqft
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1500 E Johnson Ave Apt 123
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Price: $150,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $61,000
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1500 E Johnson Ave Apt 225
off_market
Price: $150,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $92,500
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1500 E Johnson Ave Apt 204
off_market
Price: $150,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $63,000
Latest rent: —
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1500 E Johnson Ave Apt 119
off_market
Price: $150,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $92,500
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1500 E Johnson Ave Apt 105
sold
Price: $150,000
2 bd / 2 ba · 1,075 sqft
Latest sale: $150,000
Latest rent: —
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1500 E Johnson Ave Apt 205
sold
Price: $150,000
2 bd / 2 ba · 1,050 sqft
Latest sale: $150,000
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1500 E Johnson Ave Apt 112
sold
Price: $151,500
2 bd / 2 ba · 1,078 sqft
Latest sale: $151,500
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Photo unavailable
1500 E Johnson Ave Apt 129
sold
Price: $148,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $148,000 on Aug 04, 2023
Latest rent: —
Photo unavailable
1500 E Johnson Ave Apt 103
sold
Price: $145,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $145,000
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Photo unavailable
1500 E Johnson Ave Apt 207
sold
Price: $150,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $150,000 on Sep 06, 2022
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1500 E Johnson Ave Apt 224
sold
Price: $115,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $115,000
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Photo unavailable
1500 E Johnson Ave Apt 201
sold
Price: $120,000
2 bd / 2 ba · 1,078 sqft
Latest sale: $120,000 on Jan 28, 2022
Latest rent: —
Properties Used for Comps
Photo unavailable
1500 E Johnson Ave Apt 105, Pensacola, FL, 32514
sold
Price: $150,000
Rent: —
2 bd / 2 ba · 1,075 sqft
Sale Date: Jul 08, 2024
Distance: —
View listing
Photo unavailable
1500 E Johnson Ave Apt 216, Pensacola, FL, 32514
sold
Price: $130,000
Rent: —
2 bd / 2 ba · 1,050 sqft
Sale Date: Jul 02, 2025
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Photo unavailable
1500 E Johnson Ave Apt 223, Pensacola, FL, 32514
sold
Price: $148,000
Rent: —
2 bd / 2 ba · 1,078 sqft
Sale Date: Feb 26, 2026
Distance: —
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- HVAC and water heater are operational as described in listing (newer units) and produce hot/cool service.
- Building exterior, roof and foundation are maintained by the condo association; no major exterior failures are present unless disclosed elsewhere.
- Bedrooms have standard egress windows (visible windows appear full-size) sufficient for code/NSPIRE egress requirements.
- Smoke detectors, carbon monoxide alarms, GFCI outlets and the electrical panel were not visible in photos; assume detectors may need verification/installation and GFCI checks during inspection.
- No active roof leaks or significant mold are present because no staining, water marks or mold-like growth are visible in the ceiling or walls in provided photos.
- Appliances shown (refrigerator, range, microwave) are present and at least functional; missing or non-functional appliances would be an easy-to-fix capital item.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,837 | $123,970 | $117,653 |
| 2023 | $1,469 | $107,800 | $97,235 |
| 2022 | $1,309 | $88,396 | $88,396 |
| 2021 | $1,121 | $75,460 | $69,544 |
| 2020 | $995 | $64,680 | $63,222 |
| 2019 | $945 | $62,524 | $57,475 |
| 2018 | $956 | $67,914 | $67,914 |
| 2017 | $805 | $47,500 | $47,500 |
| 2016 | $817 | $47,500 | $47,500 |
| 2015 | $818 | $48,500 | $48,500 |
| 2014 | $774 | $48,040 | $48,040 |
| 2013 | $405 | $48,957 | $45,987 |
| 2012 | $397 | $46,238 | $45,219 |
| 2011 | $228 | $59,702 | $43,902 |
| 2010 | $219 | $63,041 | $63,041 |
| 2009 | $210 | $65,273 | $65,273 |
| 2008 | $338 | $70,916 | $70,916 |
| 2007 | $336 | $75,570 | $40,850 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-01-04 | Sold | $90,000 |
| 2013-12-17 | Sold | $60,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-05-27 | Listed for rent | $1,295 | — |
| 2023-04-18 | Listed for rent | $1,250 | — |
| 2022-03-10 | Listed for rent | $1,100 | — |
Photo Gallery
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"down_payment_rate": 0.2,
"insurance_monthly": 84.0,
"monthly_cash_flow": 872.52,
"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": "The property has Central Air conditioning.",
"utility": "Air Conditioning",
"allowance": 31
},
{
"note": "Fuel type is not specified. Electric was chosen as it is the more expensive option on the schedule.",
"utility": "Cooking",
"allowance": 10
},
{
"note": "Fuel type is not specified. Natural Gas was chosen as it is the more expensive option on the schedule.",
"utility": "Heating",
"allowance": 30
},
{
"note": "The property has an electric water heater.",
"utility": "Water Heater",
"allowance": 25
},
{
"note": "The property uses a public water source.",
"utility": "Water",
"allowance": 32
},
{
"note": "Service is inferred based on the public water source and property type in an urban area.",
"utility": "Sewer",
"allowance": 49
},
{
"note": "Standard residential service. Assumed to be a tenant expense as it is not explicitly covered by the landlord or HOA.",
"utility": "Trash Collection",
"allowance": 32
},
{
"note": "A fixed monthly fee for properties with electric service.",
"utility": "Monthly Electric Fee",
"allowance": 11
},
{
"note": "A fixed monthly fee applicable because gas was selected for heating.",
"utility": "Monthly Gas Fee",
"allowance": 13
},
{
"note": "Standard allowance for general electric use (lighting, outlets, etc.).",
"utility": "Other Electric",
"allowance": 54
}
],
"cash_on_cash_return": 0.37,
"down_payment_amount": 27980.0,
"property_tax_annual": 1892.11,
"property_tax_monthly": 157.68,
"property_tax_increase": 0.03,
"utility_allowance_total": 287.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/FL092/sources/utility/DocumentCenter_View_2218_Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.raster.pdf",
"https://www.cityofpensacola.com/DocumentCenter/View/27843",
"https://www.pensacolahousing.org/DocumentCenter/View/2218/Chapter-9---Utility-Estimate-Schedule-and-Payment-Standards-PDF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/26772/08012024-Utility-Allowance-Schedule.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27324/Updated-Payment-Standard-Utility-Allowance-Schedule-MF.pdf",
"https://www.pensacolahousing.org/DocumentCenter/View/27843/08012025-Utility-Allowance-Schedule-.pdf"
],
"effective_date": "2025-08-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 1535.01,
"property_management_monthly": 123.8,
"monthly_cash_flow_after_debt": 127.92,
"cash_on_cash_return_after_debt": 0.05
},
"section8_assessment": {
"runs": [
{
"summary": "This upstairs end-unit condo appears largely rent-ready for a Section 8 Housing Choice Voucher tenant with mostly cosmetic and medium-effort repairs needed. Key positives are newer HVAC and water heater (per listing), present appliances, solid flooring, screened porch with intact railing, and active current lease history. Main inspection risks to confirm before move-in: presence and placement of working smoke and CO detectors, GFCI protection in kitchen/baths, condition of tub/shower caulking, and the electrical panel condition. No visible structural or life-safety failures were observed in the photos provided.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Photos and description show generally well-maintained interiors: intact tile, wood floors, screened porch, functioning sliding door, and no obvious ceiling or wall collapse. Visible deferred items: worn/damaged lower kitchen cabinet faces and kickboards, some staining/patching in tub surround, cosmetic scuffs on trim and paint, and outdoor porch carpeting that may need cleaning or replacement. Appliances are present (fridge and range visible) though cabinets show wear. These are mostly cosmetic/medium-effort repairs and do not indicate major structural work."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "No obvious life-threatening hazards seen (no collapsed ceilings, no standing water, no exposed wiring visible). Entry hardware, smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in the photos; their absence would need remediation. Bedrooms show standard-size windows that likely meet egress but bedroom-level smoke detectors are not shown. The screened porch railing and guard appear intact. Minor bathroom/tub surround staining and some cabinet deterioration could hide moisture but no active leaks or severe mold are visible. Overall moderate safety risk due to missing/verifiable detectors and GFCI locations rather than visible hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 80.0,
"rationale": "Listing explicitly states newer HVAC and hot water heater; ceiling vents and fans are present in photos which supports operational HVAC. Visible plumbing fixtures and toilets appear intact; no visible leaks or water stains on ceilings. Electrical panel not shown; visible ceiling fans/light fixtures are present and appear functional. No roof or foundation photos to evaluate, but unit is a condo (association often maintains exterior). Based on listing and lack of visible system failures, systems appear in good condition but I reduce score slightly due to lack of direct panel/roof verification."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and immediate surroundings",
"score": 78.0,
"rationale": "Photos of the screened porch show a solid-looking railing, ceiling, and fan. Vegetation beyond the porch suggests typical yard drainage but no visible standing water. No photos of building siding, roof, foundation, walkways, or entry stairs were provided; as a condo built 1984, common exterior maintenance may be association-handled. Because exterior evidence is limited but no obvious neglect is visible, score is slightly reduced for unknowns."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (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": [
"HVAC and water heater are operational as described in listing (newer units) and produce hot/cool service.",
"Building exterior, roof and foundation are maintained by the condo association; no major exterior failures are present unless disclosed elsewhere.",
"Bedrooms have standard egress windows (visible windows appear full-size) sufficient for code/NSPIRE egress requirements.",
"Smoke detectors, carbon monoxide alarms, GFCI outlets and the electrical panel were not visible in photos; assume detectors may need verification/installation and GFCI checks during inspection.",
"No active roof leaks or significant mold are present because no staining, water marks or mold-like growth are visible in the ceiling or walls in provided photos.",
"Appliances shown (refrigerator, range, microwave) are present and at least functional; missing or non-functional appliances would be an easy-to-fix capital item."
],
"overall_score": 76.0,
"rubric_version": "ns-preset-2026-03-v1"
},
{
"summary": "Overall the unit presents as a solid, mostly turnkey condo with cosmetic wear to kitchen cabinets and minor bathroom tub surround staining. Listing indicates newer HVAC and water heater and photos show intact floors, functioning appliances, screened porch with guardrail, and bedroom egress — all positive for an initial HCV inspection. Several NSPIRE-required items (smoke/CO detectors, GFCI protection in kitchen/bath, electrical panel access and deadbolt at entry) are not visible in photos and must be confirmed. With paperwork and small fixes (verify/replace detectors, GFCI checks, re-caulk/tub clean, cabinet repairs, replace porch carpeting if retained), the unit is likely to pass an initial HUD/NSPIRE inspection within 2–4 weeks. Current tenant and recent rental activity reduce turnover time.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior photos show generally clean, maintained finishes: intact tile, hardwood/laminate floors, painted walls and functioning doors/windows. Kitchen and cabinets show cosmetic wear and some lower cabinet damage/finish loss at toe/kick areas that will need repair or replacement for long-term durability. Bathroom tub surround has staining/discoloration and may need re-caulk/patch/cleaning. Screened porch appears intact but uses outdoor carpeting which can retain moisture and may need replacement. Appliances (stove, refrigerator) are present in photos; missing/aged fixtures are minor. Overall mostly cosmetic and medium-effort repairs rather than structural."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 70.0,
"rationale": "No obvious life-safety hazards visible (no sagging ceilings, no exposed wiring, railings on screened porch present). Bedroom egress window visible. Photos do not show smoke/CO detectors, electrical panel, or GFCI outlets — these are required and their absence would fail inspection, so their presence must be confirmed. Bathroom shows staining in tub surround (possible moisture). Entry door security (deadbolt) not visible. Given the condo context and no visible active leaks, risk is moderate but several required items are unverified from photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 75.0,
"rationale": "Listing states newer HVAC and hot water heater; ceiling vents visible consistent with central HVAC. No visible signs of plumbing leaks or water damage in ceilings or floors. Electrical issues are not visible in photos; kitchen lighting and appliances appear functional. Roof and exterior mechanical components not shown; the interior condition and seller disclosure reduce immediate concern. Because system condition cannot be fully verified from photos, score assumes seller statement is accurate but flags the need to confirm HVAC/water heater operation and electrical panel condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Screened porch and guardrail appear sound; surrounding site is wooded and typical for a condo complex. No visible foundation, roof, or siding failures in provided images. Being an upstairs end-unit suggests shared building maintenance which typically reduces exterior repair burden. Exterior photos are limited so score reflects favorable visible condition but assumes building-managed exterior upkeep."
},
{
"key": "rental_history_activity",
"label": "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": 0.65,
"assumptions": [
"Listing statement 'newer HVAC system and hot water heater' is accurate and units are functional.",
"No visible active roof leaks or structural movement exist beyond what is shown in the photos.",
"Smoke and carbon monoxide detectors, GFCI outlets, and a secure deadbolt either exist but were not photographed, or will be installed/replaced prior to inspection.",
"Electrical panel condition and plumbing hot water delivery are serviceable though not pictured.",
"Stains in the tub surround are superficial (staining/mildew) rather than evidence of severe hidden water infiltration."
],
"overall_score": 75.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Overall this upstairs end-unit condo appears generally well maintained and likely to pass a Housing Choice Voucher (NSPIRE) inspection after addressing a few quick safety items. Major systems are reported as newer (HVAC and water heater) and the unit shows solid flooring, intact porch railings, functioning appliances, and acceptable cosmetic condition. The primary inspection risk is absence/not-visible smoke and carbon monoxide detectors and possible missing GFCI protection in kitchen/bath. These are typically quick fixes. Expect minor repairs and safety-device installation; likely rent-ready within 2–4 weeks if detectors and any required GFCIs are installed and the fireplace is verified safe.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Unit photos and listing show a generally well-maintained interior: intact tile and wood floors, painted walls, functioning doors/windows, screened porch and ceiling fans. Visible deferred/cosmetic items: worn kitchen cabinet faces and a damaged cabinet base, patched/stained tub surround, some trim scuffs and minor finish repairs. Missing/dated fixtures are cosmetic and repairable; presence/absence of a refrigerator and range are shown (fridge present, oven appears serviceable). Overall appears move-in ready with mostly cosmetic and finish work required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No visible smoke detectors or carbon monoxide alarm in any photos (NSPIRE requires smoke detectors in/near sleeping areas and CO alarm where fuel-burning appliances or fireplaces exist). Wood-burning fireplace present — requires safe operation and CO protection. No exposed wiring or obvious electrical hazards visible, windows appear adequate for egress, and railings on screened porch are present. GFCI receptacles in kitchen/bath are not visible in photos (potential deficiency). Plumbing fixtures appear functional; no active leaks or major water stains evident. Missing detectors/unknown GFCI are likely the primary inspection risk and can often be corrected quickly, but could cause initial failed inspection if not installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing)",
"score": 70.0,
"rationale": "Listing states newer HVAC and hot water heater; ceiling vents present and no obvious evidence of system failure in photos. Electrical panel not shown; visible lighting/ceiling fans look functional. Plumbing fixtures and drains shown appear intact; no signs of active leaks or major water damage. Kitchen appliances appear present (refrigerator and range/oven) though cabinets show wear. Because critical systems were not directly photographed, the score assumes the seller's representation of newer HVAC/HW is accurate; if those are inoperable the score would drop substantially."
},
{
"key": "exterior_site",
"label": "Exterior & Site Conditions",
"score": 75.0,
"rationale": "Screened porch and railings are intact, flooring covered with outdoor carpet in good shape, and surrounding landscaping visible but not overgrown to extent of immediate hazard. No evidence of major siding/foundation damage or roof leakage visible from interior photos. Some vegetation close to building may warrant routine maintenance for drainage/critters, but overall exterior condition appears acceptable for tenancy."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years) - Bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors in photos — NSPIRE requires alarms in/near sleeping areas and outside sleeping areas.",
"No visible carbon monoxide alarm in photos while a wood-burning fireplace is present — CO alarm required.",
"No visible GFCI-protected receptacles shown in kitchen/bath photos — potential electrical code/inspection failure if absent."
],
"confidence": 0.65,
"assumptions": [
"Seller's listing is accurate about newer HVAC and hot water heater and those systems are operational.",
"Kitchen appliances shown (refrigerator and stove/oven) are operational or will be provided by seller/owner; missing small items are not assumed to be safety hazards.",
"No active roof leaks, major foundation movement, or concealed structural issues exist beyond what is visible in photos; absence of visible stains or sagging is treated as evidence of no major active water intrusion.",
"Fireplace is present and assumed to be serviceable but will require verification/cleaning and a CO alarm as required by code.",
"Electrical panel condition, presence of required GFCI outlets, and smoke/CO detectors are unknown from photos and are assumed to be possibly missing or non-compliant until verified."
],
"overall_score": 70.0,
"rubric_version": "nsPIRE_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1500 E Johnson Ave Apt 221, Pensacola, FL, 32514",
"aggregate": {
"summary": "This upstairs end-unit condo appears largely rent-ready for a Section 8 Housing Choice Voucher tenant with mostly cosmetic and medium-effort repairs needed. Key positives are newer HVAC and water heater (per listing), present appliances, solid flooring, screened porch with intact railing, and active current lease history. Main inspection risks to confirm before move-in: presence and placement of working smoke and CO detectors, GFCI protection in kitchen/baths, condition of tub/shower caulking, and the electrical panel condition. No visible structural or life-safety failures were observed in the photos provided.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Photos and description show generally well-maintained interiors: intact tile, wood floors, screened porch, functioning sliding door, and no obvious ceiling or wall collapse. Visible deferred items: worn/damaged lower kitchen cabinet faces and kickboards, some staining/patching in tub surround, cosmetic scuffs on trim and paint, and outdoor porch carpeting that may need cleaning or replacement. Appliances are present (fridge and range visible) though cabinets show wear. These are mostly cosmetic/medium-effort repairs and do not indicate major structural work."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and immediate surroundings",
"score": 77.7,
"rationale": "Photos of the screened porch show a solid-looking railing, ceiling, and fan. Vegetation beyond the porch suggests typical yard drainage but no visible standing water. No photos of building siding, roof, foundation, walkways, or entry stairs were provided; as a condo built 1984, common exterior maintenance may be association-handled. Because exterior evidence is limited but no obvious neglect is visible, score is slightly reduced for unknowns."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (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": "Section 8 / NSPIRE safety & code risks",
"score": 66.7,
"rationale": "No obvious life-threatening hazards seen (no collapsed ceilings, no standing water, no exposed wiring visible). Entry hardware, smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in the photos; their absence would need remediation. Bedrooms show standard-size windows that likely meet egress but bedroom-level smoke detectors are not shown. The screened porch railing and guard appear intact. Minor bathroom/tub surround staining and some cabinet deterioration could hide moisture but no active leaks or severe mold are visible. Overall moderate safety risk due to missing/verifiable detectors and GFCI locations rather than visible hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 75.0,
"rationale": "Listing explicitly states newer HVAC and hot water heater; ceiling vents and fans are present in photos which supports operational HVAC. Visible plumbing fixtures and toilets appear intact; no visible leaks or water stains on ceilings. Electrical panel not shown; visible ceiling fans/light fixtures are present and appear functional. No roof or foundation photos to evaluate, but unit is a condo (association often maintains exterior). Based on listing and lack of visible system failures, systems appear in good condition but I reduce score slightly due to lack of direct panel/roof verification."
}
],
"red_flags": [],
"confidence": 0.87,
"assumptions": [
"HVAC and water heater are operational as described in listing (newer units) and produce hot/cool service.",
"Building exterior, roof and foundation are maintained by the condo association; no major exterior failures are present unless disclosed elsewhere.",
"Bedrooms have standard egress windows (visible windows appear full-size) sufficient for code/NSPIRE egress requirements.",
"Smoke detectors, carbon monoxide alarms, GFCI outlets and the electrical panel were not visible in photos; assume detectors may need verification/installation and GFCI checks during inspection.",
"No active roof leaks or significant mold are present because no staining, water marks or mold-like growth are visible in the ceiling or walls in provided photos.",
"Appliances shown (refrigerator, range, microwave) are present and at least functional; missing or non-functional appliances would be an easy-to-fix capital item."
],
"score_method": "mean_of_criteria",
"overall_score": 73.4,
"rubric_version": "ns-preset-2026-03-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6970056169"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.