Property ID: 7280492899
118 W Leavell Woods Dr, Jackson, MS, 39212
Jackson, MS
Money Down: $27,120
CoC Return: 18.76%
Monthly Cash Flow: $424
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$22,600
Closing Costs
$4,520
Total Down
$27,120
Investment Snapshot
Purchase Price
$112,999
Money Down
$27,120
Cash-on-Cash Return
18.76%
Rent
$1,404
Monthly Cash Flow
$424
Annual Cash Flow
$5,088
Debt Service / Mo
$601
Property Tax / Mo
$178
Insurance / Mo
$60
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,404
Payment Standard
$1,790
Rent
$1,404
Insurance
$60
Property Tax
$178
Management
$140
Utilities Allowance
$386
NOI (Monthly)
$1,025
Debt Service
$601
Cash Flow After Debt
$424
Quality Score: 62.80%
Confidence: 91.00%
Overall the house appears recently refreshed and likely habitable with primarily cosmetic and minor repair items. However, there are several NSPIRE-relevant safety uncertainties that reduce pass-likelihood: no visible smoke/CO detectors, an apparent lack of a continuous stair handrail, an electrical cord at the fireplace, and possible lack of egress size for the basement bedroom. Major systems are not documented in photos (HVAC/furnace, water heater, electrical panel) so an inspection of equipment operation is recommended. Expect moderate repairs and safety fixes (30–60 days) before reliably passing an initial HCV/NSPIRE inspection.
Section 8 Payment Standard
$1,790
Utility Allowance Total
$386
Guaranteed Section 8 Rent (PS - Utilities)
$1,404
Property Management
$140
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$112,999
Beds
4
Baths
3
Living Area
2,118 sqft
Lot Size
23,958 sqft
Year Built
1959
Days on Market
251
Capital Outlay
$27,120
Debt Service
$601
Property Tax / Mo
$178
Insurance / Mo
$60
Property Description
Beautiful spacious house has been completely updated. Four beds and 3 baths on 2118 sqft and 3 floors. Large backyard with huge master suite in the basement. The house has a nice new deck, built at the rear . This property is in move in condition. Call or text today for your private viewings. For those tired of renting, this home will be perfect, and the owner will help with a smooth transaction to your new home. Start today to inquire about owning a home. Dont let this opportunity pass you by.
Utility Allowances
Air Conditioning
$16
The property includes Central Air, and the allowance is based on the fixed rate for a 4-bedroom single-family home.
Cooking
$10
The property has Natural Gas available and includes a cooktop/oven. The allowance is for the natural gas used for cooking.
Heating
$26
The property has central heating and natural gas is available, which is the assumed fuel source.
Other Electric
$88
This is a standard allowance for general electricity usage (lights, outlets) not covered by other specific utility categories for a 4-bedroom home.
Sewer
$70
The property is connected to the public sewer system, and this is the allowance for a 4-bedroom home.
Trash Collection
$37
Trash collection is a standard utility for a single-family home and is assumed to be the tenant's responsibility.
Water
$116
The property is connected to the public water system, and this is the allowance for a 4-bedroom home.
Water Heating
$23
Natural gas is available at the property and is the assumed fuel for the water heater.
Source References
Payment Standard Source
Effective Date:
Oct 01, 2025
Utility Allowance Source
Effective Date:
Dec 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$707
DP3 Annual Estimate$740
DP1 Monthly Equivalent$59
DP3 Monthly Equivalent$62
Replacement Value$59,460
Basis2,118 sqft / 1959
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Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarm in interior photos (required life-safety devices).
- Interior stair run appears to lack a continuous handrail — potential NSPIRE fail for unsafe stairs.
- Basement/master bedroom window(s) may not meet bedroom egress size — could be an automatic fail for sleeping room egress.
- Electrical hazard: loose/corded connection at fireplace/insert visible on living room floor.
Assumptions
- Photos are representative of the entire property condition and not staged.
- An active central HVAC/forced-air system exists (floor registers visible) but equipment location and operational status are unverified because no furnace/AC unit photos were provided.
- Hot water and plumbing are present and functional based on visible fixtures, but water heater and hot-water delivery were not shown and must be confirmed.
- Listing statement that house is 'completely updated' is taken to mean cosmetic updates were done; some older components (cabinets, fireplace insert) remain.
- Basement bedroom is occupied as a sleeping room as described; basement windows are likely standard replacement double-hung units seen in photos and may not meet egress without measurement.
- Absence of visible smoke detectors or GFCI outlets in photos does not guarantee they are absent in the unit; they were simply not photographed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $2,072 | $71,460 | $10,719 |
| 2023 | $2,061 | $71,460 | $10,719 |
| 2021 | $2,062 | $71,460 | $10,719 |
| 2020 | $2,032 | $70,840 | $10,626 |
| 2019 | $2,034 | $70,840 | $10,626 |
| 2018 | $2,011 | $70,840 | $10,626 |
| 2017 | $1,965 | $69,190 | $10,379 |
| 2016 | $1,914 | $69,190 | $10,379 |
| 2015 | $1,905 | $70,960 | $10,644 |
| 2014 | $1,903 | $70,960 | $10,644 |
| 2013 | $1,850 | $70,960 | $10,644 |
| 2012 | $1,850 | $70,960 | $10,644 |
| 2011 | $1,880 | $73,150 | $10,973 |
| 2010 | $1,869 | $73,150 | $10,973 |
| 2009 | $952 | $73,150 | $7,315 |
| 2008 | $952 | $60,600 | $6,060 |
| 2007 | $246 | $60,600 | $6,060 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-01-31 | Sold | — |
Photo Gallery
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},
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{
"date": "2022-04-19",
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"list_price": 49900,
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"last_status_change_date": "2022-04-19T08:19:58Z"
},
"event_name": "Listing removed",
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"price_change": 0,
"days_after_listed": "24 days",
"source_listing_id": "4012701",
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},
{
"date": "2022-04-15",
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"list_price": 49900,
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},
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},
{
"date": "2022-04-08",
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"list_price": 49900,
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},
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{
"date": "2022-03-26",
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"list_price": 49900,
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{
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},
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"days_after_listed": "59 days",
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},
{
"date": "2021-09-15",
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"listing": {
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"list_price": 39900,
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},
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},
{
"date": "2021-09-14",
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"listing": {
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"list_price": 39900,
"listing_id": "2931989031",
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},
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"price_sqft": 26.5625,
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},
{
"date": "2021-08-21",
"price": 49900,
"listing": {
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"list_price": 39900,
"listing_id": "2931989031",
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},
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"price_sqft": 28.877314814814813,
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},
{
"date": "2021-08-16",
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"listing": {
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"list_price": 39900,
"listing_id": "2931989031",
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},
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"price_sqft": 31.19212962962963,
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},
{
"date": "2021-07-23",
"price": 59900,
"listing": {
"status": "off_market",
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"list_price": 39900,
"listing_id": "2931989031",
"last_update_date": "2021-09-15T23:30:23Z",
"last_status_change_date": "2021-09-17T04:21:23Z"
},
"event_name": "Price Changed",
"price_sqft": 34.664351851851855,
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"price_change": -10000,
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"source_listing_id": "342578",
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},
{
"date": "2021-07-20",
"price": 69900,
"listing": {
"status": "off_market",
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"list_price": 39900,
"listing_id": "2931989031",
"last_update_date": "2021-09-15T23:30:23Z",
"last_status_change_date": "2021-09-17T04:21:23Z"
},
"event_name": "Listed",
"price_sqft": 40.451388888888886,
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "342578",
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},
{
"date": "2020-04-24",
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"listing": {
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"list_price": 37000,
"listing_id": "2912703623",
"last_update_date": "2020-04-13T18:18:01Z",
"last_status_change_date": "2020-04-24T04:13:49Z"
},
"event_name": "Listing removed",
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"days_after_listed": "79 days",
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},
{
"date": "2020-04-13",
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"list_price": 37000,
"listing_id": "2912703623",
"last_update_date": "2020-04-13T18:18:01Z",
"last_status_change_date": "2020-04-24T04:13:49Z"
},
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},
{
"date": "2020-02-05",
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"list_price": 37000,
"listing_id": "2912703623",
"last_update_date": "2020-04-13T18:18:01Z",
"last_status_change_date": "2020-04-24T04:13:49Z"
},
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{
"date": "2009-11-15",
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"listing": {
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"list_date": "2009-10-20T11:11:00Z",
"list_price": 10000,
"listing_id": "512742743",
"last_update_date": "2009-11-15T16:55:00Z",
"last_status_change_date": "2009-11-15T16:55:00Z"
},
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"source_name": "CentralMSMLS",
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"days_after_listed": "26 days",
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{
"date": "2009-11-10",
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"listing": {
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"last_status_change_date": "2009-11-15T16:55:00Z"
},
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{
"date": "2009-10-20",
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"listing": {
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"list_price": 10000,
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"last_status_change_date": "2009-11-15T16:55:00Z"
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{
"date": "2009-10-18",
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"list_price": 17900,
"listing_id": "509452683",
"last_update_date": "2009-11-09T16:08:00Z",
"last_status_change_date": "2009-10-18T17:18:00Z"
},
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"days_after_listed": "114 days",
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{
"date": "2009-09-15",
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"last_status_change_date": "2009-10-18T17:18:00Z"
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{
"date": "2009-08-03",
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"list_price": 17900,
"listing_id": "509452683",
"last_update_date": "2009-11-09T16:08:00Z",
"last_status_change_date": "2009-10-18T17:18:00Z"
},
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"source_listing_id": "208573",
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},
{
"date": "2009-06-26",
"price": 32000,
"listing": {
"status": "off_market",
"list_date": "2009-06-26T15:01:57Z",
"list_price": 17900,
"listing_id": "509452683",
"last_update_date": "2009-11-09T16:08:00Z",
"last_status_change_date": "2009-10-18T17:18:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "CentralMSMLS",
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"days_after_listed": null,
"source_listing_id": "208573",
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}
],
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}
},
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},
"property_id": "7280492899",
"generated_at": "2026-02-16T23:21:24.371412Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 62.8
},
"utility_allowance": {
"zip_code": "39212",
"home_photo": "https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m3814695202s-w1280.jpg",
"rent_price": 1404.0,
"loan_amount": 90399.2,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/118-W-Leavell-Woods-Dr_Jackson_MS_39212_M72804-92899",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 112999.0,
"loan_term_years": 30,
"annual_cash_flow": 12305.54,
"mortgage_monthly": 601.43,
"payment_standard": 1790.0,
"total_amount_out": 22599.8,
"additional_photos": [
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m4263822090s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m3967361938s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m2908650176s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m2424088321s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m2913069300s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m2983106699s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m3680863534s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m44565105s-w1280.jpg",
"https://ap.rdcpix.com/c92ca48bba1d397017a0e8d8dccea4a2l-m18128301s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 60.29,
"monthly_cash_flow": 1025.46,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://www.mrha6.org/wp-content/uploads/section_8_utility_allowances/Metro%20Single%20Family%20Detached.pdf",
"https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/"
],
"effective_date": "2025-12-01"
},
"utility_allowances": [
{
"note": "The property includes Central Air, and the allowance is based on the fixed rate for a 4-bedroom single-family home.",
"utility": "Air Conditioning",
"allowance": 16
},
{
"note": "The property has Natural Gas available and includes a cooktop/oven. The allowance is for the natural gas used for cooking.",
"utility": "Cooking",
"allowance": 10
},
{
"note": "The property has central heating and natural gas is available, which is the assumed fuel source.",
"utility": "Heating",
"allowance": 26
},
{
"note": "This is a standard allowance for general electricity usage (lights, outlets) not covered by other specific utility categories for a 4-bedroom home.",
"utility": "Other Electric",
"allowance": 88
},
{
"note": "The property is connected to the public sewer system, and this is the allowance for a 4-bedroom home.",
"utility": "Sewer",
"allowance": 70
},
{
"note": "Trash collection is a standard utility for a single-family home and is assumed to be the tenant's responsibility.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "The property is connected to the public water system, and this is the allowance for a 4-bedroom home.",
"utility": "Water",
"allowance": 116
},
{
"note": "Natural gas is available at the property and is the assumed fuel for the water heater.",
"utility": "Water Heating",
"allowance": 23
}
],
"cash_on_cash_return": 0.54,
"down_payment_amount": 22599.8,
"property_tax_annual": 2134.16,
"property_tax_monthly": 177.85,
"property_tax_increase": 0.03,
"utility_allowance_total": 386.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.huduser.gov/portal/datasets/fmr.html",
"https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/",
"https://www.unitedstateszipcodes.org/39212/"
],
"effective_date": "2025-10-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 5088.4,
"property_management_monthly": 140.4,
"monthly_cash_flow_after_debt": 424.03,
"cash_on_cash_return_after_debt": 0.23
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the house appears recently refreshed and likely habitable with primarily cosmetic and minor repair items. However, there are several NSPIRE-relevant safety uncertainties that reduce pass-likelihood: no visible smoke/CO detectors, an apparent lack of a continuous stair handrail, an electrical cord at the fireplace, and possible lack of egress size for the basement bedroom. Major systems are not documented in photos (HVAC/furnace, water heater, electrical panel) so an inspection of equipment operation is recommended. Expect moderate repairs and safety fixes (30–60 days) before reliably passing an initial HCV/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior photos show a recent cosmetic refresh: painted walls, new-looking LVP in main areas and cleaned hardwood in bedrooms. Kitchen and built-ins are serviceable but show wear (peeling paint on cabinets, some missing drawer/door alignment). Minor finish issues (trim paint, uneven cabinet doors, possible cabinet base damage) visible. Appliances: an electric coil stove is present; refrigerator not shown (missing appliance lowers score moderately). Overall appears livable with primarily cosmetic and light carpentry repairs needed rather than major rehab."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 45.0,
"rationale": "Several NSPIRE-relevant safety items are not evidenced in photos: no visible smoke detectors or CO alarms, no visible GFCI in kitchen, and at least one stair run (photo) lacks a continuous handrail/guardrail which is typically required for multi-step interior stairs. The basement bedroom (advertised master in basement) shows small windows that may not meet egress size requirements for a sleeping room — potential life-safety failing. A loose electrical cord at the fireplace/insert suggests an electrical hazard. No obvious active leaks, major mold, or collapsed ceilings were observed in photos. These unresolved safety items create moderate-to-high inspection risk and will likely require fixes before passing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 55.0,
"rationale": "Photos show floor registers (indicating central forced-air system) but no HVAC equipment or water heater is pictured. Electrical panel not shown. Roof visible from front appears to be metal or painted metal with some surface rust/discoloration but no overt sagging or missing areas visible from the single exterior photo. Plumbing fixtures (toilet, tub, sinks) are present and appear functional in images; hot water cannot be confirmed. Given the 1959 build date but recent interior work, systems likely present but not verified — moderate risk until equipment operation and panel condition are confirmed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Front yard and lot look maintained; siding, foundation line, and front porch appear intact in the exterior photo. There is a driveway and new rear deck referenced in the listing (rear deck not shown). No obvious roof collapse, major foundation separation, or standing water visible from provided exterior image. Mature trees near the house may require routine maintenance but do not indicate immediate failure. Overall exterior condition appears sound with typical small maintenance items possible."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in interior photos (required life-safety devices).",
"Interior stair run appears to lack a continuous handrail — potential NSPIRE fail for unsafe stairs.",
"Basement/master bedroom window(s) may not meet bedroom egress size — could be an automatic fail for sleeping room egress.",
"Electrical hazard: loose/corded connection at fireplace/insert visible on living room floor."
],
"confidence": 0.65,
"assumptions": [
"Photos are representative of the entire property condition and not staged.",
"An active central HVAC/forced-air system exists (floor registers visible) but equipment location and operational status are unverified because no furnace/AC unit photos were provided.",
"Hot water and plumbing are present and functional based on visible fixtures, but water heater and hot-water delivery were not shown and must be confirmed.",
"Listing statement that house is 'completely updated' is taken to mean cosmetic updates were done; some older components (cabinets, fireplace insert) remain.",
"Basement bedroom is occupied as a sleeping room as described; basement windows are likely standard replacement double-hung units seen in photos and may not meet egress without measurement.",
"Absence of visible smoke detectors or GFCI outlets in photos does not guarantee they are absent in the unit; they were simply not photographed."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Property appears to be mostly updated cosmetically and would likely pass Section 8 (NSPIRE) inspection after straightforward safety fixes and system verifications. Primary barriers to a clean initial inspection are missing/undocumented smoke and CO detectors, absence of a required stair handrail, unclear GFCI protection in kitchen/baths, and unverified operation of HVAC/water heater/electrical panel. Exterior roof shows surface rust that should be evaluated. With targeted repairs (install detectors, add handrail, install/verify GFCI protection, confirm/repair any roof issues, and verify HVAC/water heater/electrical operation) the house should be rent‑ready within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior appears freshly painted and floors are in generally good condition; kitchen and bathroom surfaces are serviceable. Visible deferred items are mostly cosmetic or small repairs: several cabinet doors/missing panels, a lower cabinet door off, some trim/threshold touch-up (protective paper on one stair landing suggests finishing work). Stove shown but no refrigerator visible (missing appliances reduce score moderately). Overall finish looks habitable with modest touch-ups and minor carpentry/finish work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "Multiple NSPIRE-relevant items are not visible or are deficient: no smoke detectors or carbon monoxide alarms are visible in supplied photos (required), stairway has no visible handrail (potential fail), GFCI protection in kitchen/bath not evident, and a wood‑stove/fireplace insert has an electrical cord visible which could indicate an unsafe set‑up if not properly vented/installed. Bedroom egress for basement appears likely (exterior door visible from basement living area) but bedroom window sizes are not confirmed. Outlet/switch covers are present in photos. These issues present moderate inspection risk and several small fixes (install detectors, handrail, proper GFCI, verify fireplace) would likely resolve."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 60.0,
"rationale": "Supply/return vents in multiple rooms indicate a forced‑air HVAC system is present but no HVAC equipment, electrical panel, water heater, or furnace are shown to confirm operability. Plumbing fixtures (sink, toilet, tub) are present; hot water availability and plumbing integrity not verified. Roof shows surface rust/staining on metal roof panels (visible in exterior photo) which could indicate aging but no active leaks are shown. Electrical outlets and covers visible; panel condition unknown. Because systems are plausible but not documented in photos, rate as moderate — confirm via functional tests and service records."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Front yard and site look clear of debris, walkways appear passable and a new rear deck is claimed in the listing (not shown). Siding and foundation visible in photos look intact with no obvious foundation displacement. Driveway and yard show typical wear but no standing water or severe vegetation intrusion. The roof shows rust/discoloration indicating age and potential need for maintenance; trees close to house may require trimming to prevent damage. Overall site condition is acceptable with minor exterior maintenance likely."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in photos (NSPIRE failure if absent).",
"No visible stair handrail on interior stairs (safety/code failure).",
"Potential roof degradation: visible rust/staining on metal roof panels (risk of future leaks).",
"Questionable fireplace/insert setup with exposed electrical cord visible — potential fire/CO hazard until inspected.",
"GFCI protection in kitchen and bathroom not evident in photos (required by code/NSPIRE)."
],
"confidence": 0.6,
"assumptions": [
"Listing statement 'completely updated' is accurate for interior cosmetic work; photos reflect current condition.",
"A forced‑air HVAC system is present and functional based on visible floor/step vents, but equipment and service status are not shown.",
"Water heater and electrical service exist but are not pictured; operational status unknown.",
"Basement master has an exterior access (photo of glass door in basement living area) that provides egress; bedroom egress window sizes were not measured.",
"Refrigerator may not be included for tenancy (not shown); stove is present and electric (visible coil burners).",
"New rear deck exists per listing but not visible in provided exterior photo set."
],
"overall_score": 64.0,
"rubric_version": "2026-02-Section8-NSPIRE-v1"
},
{
"summary": "The property appears cosmetically updated and largely move-in ready; however there are several NSPIRE/Section 8 inspection risks that need addressing before passing an initial HCV inspection. The top concerns are missing/uncertain smoke detectors, possible inadequate egress for a basement master bedroom, and lack of a clearly visible stair handrail. Mechanical systems and utilities are not documented in photos and should be verified (HVAC, water heater, electrical panel, GFCI protection). With targeted corrections (installing smoke and CO alarms as required, adding/repairing handrails, verifying egress windows or adding alternate egress, and ensuring GFCI outlets near wet locations), this home is likely to pass after minor to moderate repairs and documentation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Interior photos show recent painting, new-looking flooring in many rooms, updated countertops and fixtures in kitchen and baths, and generally tidy cosmetic condition. Cabinet faces and drawers show wear and some missing/damaged trim; kitchen finish work is incomplete in places. Appliances: an electric range is present; refrigerator not shown. Minor cosmetic touch-ups, cabinet repairs, and replacement of a few fixtures are likely. No large-scale interior structural defects visible."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Several NSPIRE-critical items are not visible or are questionable in the photos: no smoke detectors are visible in common rooms/bedrooms (required and typically cause an immediate fail if missing), GFCI protection at kitchen/bath counters is not clearly present, and the basement/master-bedroom windows appear small and may not meet egress requirements for a sleeping room. The interior stair shown does not clearly have a grab rail/handrail (unsafe stairs / missing handrail risk). No obvious active water intrusion, severe mold, exposed wiring, or collapsed ceilings are visible. Because missing smoke detectors, egress issues, and lack of a handrail are inspection-failing issues, I reduced the safety score to indicate moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, electrical, plumbing, roof)",
"score": 60.0,
"rationale": "Floor registers and ceiling fans indicate a central HVAC system is likely present, but no HVAC equipment, water heater, or electrical panel is shown to confirm condition. Plumbing fixtures (sinks, toilets, tubs) appear in place and intact. Roof shows discoloration/staining in the front photo but no visible active leaks from interior photos. Given lack of direct photos of mechanical equipment, plan for basic service/inspection of HVAC, water heater, and electrical panel; treat as unknown but probably serviceable based on cosmetic updates."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 70.0,
"rationale": "Front yard and lot appear maintained, driveway and yard are serviceable, and a new rear deck is described in the listing. Siding and foundation appear intact from the single front photo; no obvious major foundation displacement or large exterior damage is visible. Roof discoloration is noted but not clearly a failure. There is no visible standing water, vegetation overgrowth, or pest infestation in provided photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos (inspection-failing if absent).",
"Stair appears to lack a clearly visible handrail - unsafe stairs / missing handrail (inspection-failing).",
"Basement/master-bedroom egress uncertain — windows appear small and may not meet egress requirements for a sleeping room (inspection-failing if noncompliant).",
"Mechanical/electrical equipment (furnace/AC condenser, water heater, electrical panel) not shown — status unverified and must be inspected/verified prior to tenancy."
],
"confidence": 0.65,
"assumptions": [
"Central heating/cooling system exists (floor/ceiling registers and ceiling fans visible) though the HVAC equipment is not photographed.",
"Water heater and electrical service are present and functional but were not photographed for confirmation.",
"Listing statement 'completely updated' and interior photos reflect recent cosmetic updates (fresh paint, floors) that are representative throughout the home.",
"No active roof leaks are present despite roof discoloration/staining visible from front exterior photo; interior photos show no water stains on ceilings.",
"Basement/master bedroom egress windows are likely smaller than modern egress requirements (cannot be confirmed from photos) and therefore represent a possible fail.",
"Smoke and carbon monoxide detectors are not visible in photos and should be assumed absent until documented otherwise.",
"No major hidden structural damage (foundation movement, sagging, collapsed ceilings) is evident in provided photos; severe hidden issues cannot be ruled out but are not indicated."
],
"overall_score": 64.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "118 W Leavell Woods Dr, Jackson, MS, 39212",
"aggregate": {
"summary": "Overall the house appears recently refreshed and likely habitable with primarily cosmetic and minor repair items. However, there are several NSPIRE-relevant safety uncertainties that reduce pass-likelihood: no visible smoke/CO detectors, an apparent lack of a continuous stair handrail, an electrical cord at the fireplace, and possible lack of egress size for the basement bedroom. Major systems are not documented in photos (HVAC/furnace, water heater, electrical panel) so an inspection of equipment operation is recommended. Expect moderate repairs and safety fixes (30–60 days) before reliably passing an initial HCV/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.3,
"rationale": "Interior photos show a recent cosmetic refresh: painted walls, new-looking LVP in main areas and cleaned hardwood in bedrooms. Kitchen and built-ins are serviceable but show wear (peeling paint on cabinets, some missing drawer/door alignment). Minor finish issues (trim paint, uneven cabinet doors, possible cabinet base damage) visible. Appliances: an electric coil stove is present; refrigerator not shown (missing appliance lowers score moderately). Overall appears livable with primarily cosmetic and light carpentry repairs needed rather than major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Front yard and lot look maintained; siding, foundation line, and front porch appear intact in the exterior photo. There is a driveway and new rear deck referenced in the listing (rear deck not shown). No obvious roof collapse, major foundation separation, or standing water visible from provided exterior image. Mature trees near the house may require routine maintenance but do not indicate immediate failure. Overall exterior condition appears sound with typical small maintenance items possible."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 50.0,
"rationale": "Several NSPIRE-relevant safety items are not evidenced in photos: no visible smoke detectors or CO alarms, no visible GFCI in kitchen, and at least one stair run (photo) lacks a continuous handrail/guardrail which is typically required for multi-step interior stairs. The basement bedroom (advertised master in basement) shows small windows that may not meet egress size requirements for a sleeping room — potential life-safety failing. A loose electrical cord at the fireplace/insert suggests an electrical hazard. No obvious active leaks, major mold, or collapsed ceilings were observed in photos. These unresolved safety items create moderate-to-high inspection risk and will likely require fixes before passing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 58.3,
"rationale": "Photos show floor registers (indicating central forced-air system) but no HVAC equipment or water heater is pictured. Electrical panel not shown. Roof visible from front appears to be metal or painted metal with some surface rust/discoloration but no overt sagging or missing areas visible from the single exterior photo. Plumbing fixtures (toilet, tub, sinks) are present and appear functional in images; hot water cannot be confirmed. Given the 1959 build date but recent interior work, systems likely present but not verified — moderate risk until equipment operation and panel condition are confirmed."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in interior photos (required life-safety devices).",
"Interior stair run appears to lack a continuous handrail — potential NSPIRE fail for unsafe stairs.",
"Basement/master bedroom window(s) may not meet bedroom egress size — could be an automatic fail for sleeping room egress.",
"Electrical hazard: loose/corded connection at fireplace/insert visible on living room floor."
],
"confidence": 0.91,
"assumptions": [
"Photos are representative of the entire property condition and not staged.",
"An active central HVAC/forced-air system exists (floor registers visible) but equipment location and operational status are unverified because no furnace/AC unit photos were provided.",
"Hot water and plumbing are present and functional based on visible fixtures, but water heater and hot-water delivery were not shown and must be confirmed.",
"Listing statement that house is 'completely updated' is taken to mean cosmetic updates were done; some older components (cabinets, fireplace insert) remain.",
"Basement bedroom is occupied as a sleeping room as described; basement windows are likely standard replacement double-hung units seen in photos and may not meet egress without measurement.",
"Absence of visible smoke detectors or GFCI outlets in photos does not guarantee they are absent in the unit; they were simply not photographed."
],
"score_method": "mean_of_criteria",
"overall_score": 62.8,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7280492899"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.