Property ID: 7454103888
305 Conti St, Jackson, MS, 39206
Jackson, MS
Money Down: $21,480
CoC Return: 14.62%
Monthly Cash Flow: $262
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,900
Closing Costs
$3,580
Total Down
$21,480
Investment Snapshot
Purchase Price
$89,500
Money Down
$21,480
Cash-on-Cash Return
14.62%
Rent
$967
Monthly Cash Flow
$262
Annual Cash Flow
$3,141
Debt Service / Mo
$476
Property Tax / Mo
$100
Insurance / Mo
$32
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$967
Payment Standard
$1,280
Rent
$967
Insurance
$32
Property Tax
$100
Management
$97
Utilities Allowance
$313
NOI (Monthly)
$738
Debt Service
$476
Cash Flow After Debt
$262
Quality Score: 73.90%
Confidence: 95.00%
This single-family home appears generally well maintained and likely rentable after minor repairs and verification of safety systems. Visible strengths: recent roof and water heater per listing, intact siding, hardwood floors, working HVAC unit present, large fenced yard and storage shed. Primary NSPIRE risks are lack of visible smoke/CO detectors and multiple window/door security bars that could block emergency egress unless they have a quick-release mechanism. Minor cosmetic repairs, touch-up paint, porch/step maintenance and confirmation or installation of required detectors and GFCI outlets are likely needed before passing an initial HCV inspection.
Section 8 Payment Standard
$1,280
Utility Allowance Total
$313
Guaranteed Section 8 Rent (PS - Utilities)
$967
Property Management
$97
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$89,500
Beds
2
Baths
1
Living Area
1,033 sqft
Lot Size
17,424 sqft
Year Built
1947
Days on Market
145
Capital Outlay
$21,480
Debt Service
$476
Property Tax / Mo
$100
Insurance / Mo
$32
Property Description
Roof is 5 years old. Water heater is 3 years old. One of the bedrooms has a sitting area. Well maintained property by long time owner. Wood floors-no carpet. Located on large lot at the end of a dead end street. Appears good structurally. Aluminum siding for low maintenance. Great front porch. Storage building
Utility Allowances
Heating
$41
Property info ('resoFacts') specifies 'Electric' heating. The value is from the 'electric' option for a 2BR unit.
Cooking
$9
Property photos show an electric range. The value is from the 'electric' option for a 2BR unit.
Water Heating
$15
Property info ('resoFacts') specifies 'Gas Water Heater'. The value is from the 'natural_gas' option for a 2BR unit.
Air Conditioning
$10
Property has 'Central Air' cooling. This is the fixed allowance for a 2BR unit.
Other Electric
$56
Standard fixed allowance for miscellaneous electric usage for a 2BR unit.
Water
$93
Property info specifies 'Public' water source. This is the fixed allowance for a 2BR unit.
Sewer
$49
Property info specifies 'Public Sewer'. This is the fixed allowance for a 2BR unit.
Trash Collection
$37
This is a standard utility for a single-family home and is assumed to be a tenant responsibility. This is the fixed allowance for a 2BR unit.
Range/Microwave
$3
A microwave is not listed as a provided appliance. This allowance is for a tenant-owned microwave.
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$374
DP3 Annual Estimate$391
DP1 Monthly Equivalent$31
DP3 Monthly Equivalent$33
Replacement Value$23,530
Basis1,033 sqft / 1947
Nearby Houses
Photo unavailable
358 E Ridgeway St
sold · 0.02 mi
Price: $98,000
3 bd / 2 ba · 1,013 sqft
Latest sale: — on Feb 08, 2024
Latest rent: $1,400 on Aug 26, 2025
Photo unavailable
3721 Northview Dr
sold · 0.03 mi
Price: $110,000
3 bd / 2 ba · 1,554 sqft
Latest sale: — on Mar 11, 2024
Latest rent: —
Photo unavailable
328 E Ridgeway St
sold · 0.05 mi
Price: $39,000
3 bd / 1 ba · 931 sqft
Latest sale: — on Jul 17, 2023
Latest rent: $650 on Apr 07, 2017
Photo unavailable
322 E Ridgeway St
sold · 0.07 mi
Price: $45,500
4 bd / 2 ba · 926 sqft
Latest sale: — on Sep 08, 2023
Latest rent: —
Photo unavailable
335 E Ridgeway St
sold · 0.07 mi
Price: $19,900
3 bd / 2 ba · 1,100 sqft
Latest sale: — on Apr 17, 2020
Latest rent: $1,150 on Jan 04, 2026
Photo unavailable
3930 Royal St
sold · 0.09 mi
Price: $1,000
— bd / — ba
Latest sale: — on Mar 17, 2025
Latest rent: $1,179 on Jul 06, 2022
Photo unavailable
315 E Ridgeway St
sold · 0.09 mi
Price: $75,000
2 bd / 1 ba · 900 sqft
Latest sale: — on Jan 27, 2023
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Multiple window security bars visible — potential egress obstruction if not quick-release (NSPIRE fail risk).
- No visible smoke detectors or carbon monoxide detectors in interior photos — required for pass.
- House built 1947 (pre-1978) — potential lead-based paint risk that requires disclosure/abatement measures when children under 6 are present.
- Front steps lack a visible handrail (may be required depending on riser height) and could be a safety/code item to correct.
- Kitchen and appliance presence/condition not shown — missing essential appliances could delay move-in (not an immediate safety fail unless hazardous connections are present).
Assumptions
- Listing ages for roof (5 years) and water heater (3 years) are correct and those systems are functioning.
- Interior photos shown do not include kitchen; presence and condition of stove/refrigerator are unknown.
- HVAC condensing unit visible is operational but full system functionality is not verified.
- Window security bars and security doors exist as shown; release mechanism for emergency egress is not visible and is assumed unknown.
- No active plumbing leaks, major mold, or structural movement are present beyond what is visible in photos.
- Smoke and carbon monoxide detectors are not visible in provided photos; assume they may be absent or need verification/installation.
- Electrical panel condition and presence of GFCI outlets in kitchen/bath are unknown from photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,169 | $40,330 | $6,050 |
| 2023 | $1,163 | $40,330 | $6,050 |
| 2021 | $1,164 | $40,330 | $6,050 |
| 2020 | $1,152 | $40,150 | $6,023 |
| 2019 | $1,153 | $40,150 | $6,023 |
| 2018 | $1,140 | $40,150 | $6,023 |
| 2017 | $1,140 | $40,150 | $6,023 |
| 2016 | $1,110 | $40,150 | $6,023 |
| 2015 | $1,051 | $39,150 | $5,873 |
| 2014 | $1,050 | $39,150 | $5,873 |
| 2013 | $991 | $38,010 | $5,702 |
| 2012 | $991 | $38,010 | $5,702 |
| 2011 | $927 | $36,080 | $5,412 |
| 2010 | $921 | $36,080 | $5,412 |
| 2009 | $921 | $36,080 | $5,412 |
| 2008 | $921 | $25,060 | $3,759 |
| 2007 | $647 | $25,060 | $3,759 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-09-24 | Listed | $89,500 |
Photo Gallery
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"mortgage_monthly": 476.36,
"payment_standard": 1280.0,
"total_amount_out": 17900.0,
"additional_photos": [
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m1157617945s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m2034341247s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m169712696s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m2803559268s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m3061403364s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m3811729782s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m3012556052s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m3055820382s-w1280.jpg",
"https://ap.rdcpix.com/7ff6b5bdb8b2d032e9d37c4546b3e64el-m1128756112s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 31.88,
"monthly_cash_flow": 738.09,
"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": "Property info ('resoFacts') specifies 'Electric' heating. The value is from the 'electric' option for a 2BR unit.",
"utility": "Heating",
"allowance": 41
},
{
"note": "Property photos show an electric range. The value is from the 'electric' option for a 2BR unit.",
"utility": "Cooking",
"allowance": 9
},
{
"note": "Property info ('resoFacts') specifies 'Gas Water Heater'. The value is from the 'natural_gas' option for a 2BR unit.",
"utility": "Water Heating",
"allowance": 15
},
{
"note": "Property has 'Central Air' cooling. This is the fixed allowance for a 2BR unit.",
"utility": "Air Conditioning",
"allowance": 10
},
{
"note": "Standard fixed allowance for miscellaneous electric usage for a 2BR unit.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Property info specifies 'Public' water source. This is the fixed allowance for a 2BR unit.",
"utility": "Water",
"allowance": 93
},
{
"note": "Property info specifies 'Public Sewer'. This is the fixed allowance for a 2BR unit.",
"utility": "Sewer",
"allowance": 49
},
{
"note": "This is a standard utility for a single-family home and is assumed to be a tenant responsibility. This is the fixed allowance for a 2BR unit.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "A microwave is not listed as a provided appliance. This allowance is for a tenant-owned microwave.",
"utility": "Range/Microwave",
"allowance": 3
}
],
"cash_on_cash_return": 0.49,
"down_payment_amount": 17900.0,
"property_tax_annual": 1204.07,
"property_tax_monthly": 100.34,
"property_tax_increase": 0.03,
"utility_allowance_total": 313.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.huduser.gov/portal/datasets/pdr.html",
"https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/"
],
"effective_date": "2025-10-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 3140.75,
"property_management_monthly": 96.7,
"monthly_cash_flow_after_debt": 261.73,
"cash_on_cash_return_after_debt": 0.18
},
"section8_assessment": {
"runs": [
{
"summary": "This single-family home appears generally well maintained and likely rentable after minor repairs and verification of safety systems. Visible strengths: recent roof and water heater per listing, intact siding, hardwood floors, working HVAC unit present, large fenced yard and storage shed. Primary NSPIRE risks are lack of visible smoke/CO detectors and multiple window/door security bars that could block emergency egress unless they have a quick-release mechanism. Minor cosmetic repairs, touch-up paint, porch/step maintenance and confirmation or installation of required detectors and GFCI outlets are likely needed before passing an initial HCV inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Exterior and interior photos show a well-kept, lived-in house with intact siding, painted surfaces and hardwood floors. Roof appears in serviceable condition (listing states 5 years old) but has some debris and minor shingle wear. Porch and porch railings are present though paint and some trim show minor wear; front steps may need minor paint/repair. No major interior drywall, floor or ceiling damage visible. Kitchen/appliances not shown; missing appliance condition is unknown and would moderately reduce readiness if absent, but absence is not evident in photos. Overall mostly cosmetic/minor repairs only."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "Several safety items are unknown or potentially noncompliant from the photos: no clearly visible smoke or carbon monoxide detectors; multiple windows have security bars which may restrict emergency egress unless they have an approved quick-release mechanism (not visible); front entry and some rear doors have security/metal gates which may impede egress if not compliant; front steps have no visible handrail (may be required depending on riser height); GFCI presence in kitchen/bath not verifiable. There are working HVAC and a visible water heater reported at 3 years, and no visible active roof leaks, standing water or collapsed elements. Because egress/security-bar uncertainty and missing detectable smoke/CO devices create direct NSPIRE fail risk, score reduced."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, roof, plumbing, electrical)",
"score": 80.0,
"rationale": "Listing states roof is 5 years old and water heater 3 years old; an exterior A/C condenser is present, indicating central AC likely installed. Exterior electrical meter and service appear intact; no exposed live wiring seen. No visible plumbing leaks or water stains in photos. Crawlspace vents are present and foundation appears stable from exterior views. Because system operation (electrical panel condition, operational status of HVAC, hot water delivery and plumbing function) cannot be confirmed without inspection, score reflects good visible condition but some uncertainty remains."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 85.0,
"rationale": "Large, level lot with mature trees, fenced rear yard and a storage building. Aluminum siding looks intact; brick foundation skirt is in place with vents. Driveway and walkways are serviceable. Some fence sections appear older and may need repair, and large trees close to the house could present long-term root or debris risk, but no active drainage or erosion issues are visible. Overall exterior/site condition is good."
}
],
"red_flags": [
"Multiple window security bars visible — potential egress obstruction if not quick-release (NSPIRE fail risk).",
"No visible smoke detectors or carbon monoxide detectors in interior photos — required for pass.",
"House built 1947 (pre-1978) — potential lead-based paint risk that requires disclosure/abatement measures when children under 6 are present.",
"Front steps lack a visible handrail (may be required depending on riser height) and could be a safety/code item to correct.",
"Kitchen and appliance presence/condition not shown — missing essential appliances could delay move-in (not an immediate safety fail unless hazardous connections are present)."
],
"confidence": 0.6,
"assumptions": [
"Listing ages for roof (5 years) and water heater (3 years) are correct and those systems are functioning.",
"Interior photos shown do not include kitchen; presence and condition of stove/refrigerator are unknown.",
"HVAC condensing unit visible is operational but full system functionality is not verified.",
"Window security bars and security doors exist as shown; release mechanism for emergency egress is not visible and is assumed unknown.",
"No active plumbing leaks, major mold, or structural movement are present beyond what is visible in photos.",
"Smoke and carbon monoxide detectors are not visible in provided photos; assume they may be absent or need verification/installation.",
"Electrical panel condition and presence of GFCI outlets in kitchen/bath are unknown from photos."
],
"overall_score": 75.0,
"rubric_version": "1.0"
},
{
"summary": "This is a generally well-maintained 2-bed house with sound exterior, a relatively new roof and water heater per listing, intact floors and a working-looking HVAC condenser. Major systems likely functional and the yard and exterior are strong positives. The primary inspection risks are code-related: exterior security bars on windows/doors that may prevent required emergency egress if they lack quick-release hardware, and the absence of visible smoke/CO detectors in interior photos. These are straightforward to remediate (install/verify detectors, add quick-release on security bars or remove), so the property is likely rent-ready with minor work within 1–4 weeks pending verification of detectors, GFCI locations, and appliance status.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Property appears well maintained overall with intact wood floors, painted walls, and a tidy yard. Exterior siding and brick pier foundation look serviceable. Visible minor items: worn paint on porch steps/rail, leaves/debris in gutters, some roof shingle debris. No major interior cosmetic damage visible. Listing notes roof (5 y) and water heater (3 y). Kitchen appliances are not shown — missing/unknown appliances reduce turnkey readiness moderately but are not catastrophic. Overall few easy cosmetic/capital repairs likely."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "Several NSPIRE-relevant risks are ambiguous or potentially failing: many windows and doors have exterior metal security bars/grilles — if these do not have approved quick-release devices they will fail egress requirements. No smoke detectors/CO alarms are visible in interior photos (required). Front/back steps show limited handrailage (some small rails present but front step handrail not obvious) — may be acceptable depending on riser count but should be confirmed. No visible exposed live wiring, electrical meter and service appear intact. GFCI presence in kitchen/bath cannot be confirmed. No signs of active roof leaks, collapsed ceilings, or major foundation movement. Because of the potential egress/security-bar issue and lack of visible detectors, safety risk is moderate and likely to require fixes before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 75.0,
"rationale": "Listing indicates roof replaced ~5 years ago and water heater ~3 years; photos show an exterior AC condenser unit present (HVAC likely installed). Electrical meter and service conduit appear present and intact from exterior photos. No visible signs of plumbing failure or standing water. Because interior mechanicals (panel labeling, water heater area, furnace/thermostat, plumbing under sinks) are not shown, this score is a best-judgment moderate-high rating relying on listing comments and visible exterior systems. Systems likely functional but verification of HVAC operation, hot water, electrical panel condition, and GFCI protection will be needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Large, level yard with functioning driveway, fenced rear yard and a storage building present. Siding and brick foundation appear intact; front porch and railings in place. Yard looks clear of debris and trip hazards. Some older wooden fence sections visible and a shed that appears weathered but serviceable. Mature trees near the house could contribute debris but no immediate drainage or erosion problems are evident. Overall exterior/site condition is good and low-risk for inspection."
}
],
"red_flags": [
"Multiple exterior metal security bars on windows/doors that may block emergency egress if not equipped with approved quick-release mechanisms (likely inspection failure).",
"No visible smoke detectors or carbon monoxide alarms in interior photos (required; probable fail if absent).",
"GFCI protection in kitchen/bathrooms not verifiable from photos (common NSPIRE item to check).",
"Leaves/debris in gutters and roof valleys could indicate drainage upkeep needed — left unattended may lead to roof/water issues."
],
"confidence": 0.65,
"assumptions": [
"Roof is ~5 years old and water heater ~3 years old (per listing) and currently serviceable.",
"HVAC is present and functional because an exterior condenser unit is visible; no interior furnace/air handler photos were provided.",
"No active interior plumbing leaks or significant unseen structural issues (no collapsed ceilings or major foundation movement observed from photos).",
"Kitchen appliances (stove, refrigerator) are not shown; assume they may be missing or will be provided — their absence reduces turnkey score moderately.",
"Window and door security bars may be permanently fixed; unless quick-release devices exist they will cause an egress/code failure.",
"Smoke and carbon monoxide detectors are not visible in provided interior photos and should be assumed absent until confirmed.",
"Electrical panel interior condition, presence of GFCI outlets in required areas, and proper circuit labeling are unknown and require inspection."
],
"overall_score": 74.0,
"rubric_version": "2026-02-16-v1"
},
{
"summary": "This appears to be a generally well‑maintained 1947 single‑family home with recent roof and water heater replacements, intact structure, functioning HVAC observed, and largely cosmetic repair needs. Key inspection risks that could cause an initial NSPIRE/Section 8 fail are potentially missing smoke detectors and the presence of window/door security bars that may block required bedroom egress unless they have quick‑release mechanisms. Minor items (porch paint/steps, fence repairs, gutter/roof debris, possible GFCI installation in kitchen/bath, and any missing appliances) are straightforward repairs. With installation/verification of smoke/CO alarms and confirmation or modification of any barred egress windows, the property should be able to pass an initial HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 75.0,
"rationale": "Overall interior and exterior photos show a well‑maintained older home with intact wood floors, painted walls and an intact porch. Visible deferred items are minor: peeling paint on porch steps/rail, roof debris and some weathering, scattered leaves on driveway, and a few worn exterior trims. No visible collapsed ceilings, major drywall damage, or exposed subfloor. Appliances are not shown in photos or listing; missing appliances would be an easy cosmetic/capital fix and were not assumed to be present. These are mostly cosmetic or small repair items that should be resolved within 1–2 weeks to 30 days."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 60.0,
"rationale": "Several NSPIRE safety items are unknown or show potential issues. No smoke detector is visible in the living room photos (required on each level and outside sleeping areas). Many windows and doors have security bars; if the bedroom egress windows or main exits have non‑quick‑release bars this will be a fail. The front and side entry doors appear to have a deadbolt and secure screen/metal doors (positive). No obvious exposed live wiring inside; exterior cable/wires are loosely attached and should be tidied. GFCI receptacles in kitchen/bath are not visible (common in older homes to be missing). No signs of active water intrusion, major roof sagging, collapsed ceilings, or visible severe mold. Because of potentially missing smoke detectors and questionable egress through barred windows, there is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical Condition",
"score": 80.0,
"rationale": "Listing states the roof is 5 years old and the water heater 3 years old; exterior photos show a modern split HVAC condenser unit at the side, and the roof appears intact with no visible major sagging or active leak staining on ceilings. The electrical meter and conduit look intact on the exterior. No visible signs of failing plumbing or water pooling. Based on available evidence, major mechanical systems appear functional or recently replaced; final verification (panel condition, hot water operational test, HVAC run test) is recommended but not likely to be costly."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Large, flat yard with a storage building and mostly intact perimeter fencing. Some sections of the fence appear older/damaged and will need repair or replacement. Siding (aluminum) looks serviceable and foundation is raised brick with no clear signs of settlement or major cracking in photos. Concrete driveway is intact. Mature trees create leaf/debris accumulation on roof and gutters which should be cleaned. No visible signs of infestation or standing water. Overall exterior is serviceable with some yard/fence maintenance needed."
}
],
"red_flags": [
"No visible smoke detectors on the main level in photos — NSPIRE requires smoke alarms on each level and outside sleeping areas.",
"Multiple windows and doors have security bars — if bedroom egress windows are blocked or bars lack quick‑release, this is an inspection fail.",
"Some sections of perimeter fence appear damaged/missing and will require repair for tenant safety/privacy (not an immediate life‑safety hazard but a site concern)."
],
"confidence": 0.72,
"assumptions": [
"Interior rooms not shown (kitchen, bathroom(s), bedrooms) are in similar cosmetic condition as living room and exterior; no visible water stains or ceiling sagging suggests no active roof leaks.",
"Smoke detectors and CO alarms are not present or not visible in provided photos; assume at least smoke detectors need verification/installation.",
"Window security bars may be permanent; assume at least some bedroom egress windows have bars that might not meet quick‑release egress requirements unless otherwise confirmed.",
"Kitchen and bathroom GFCI protection is unknown; assume none visible and likely need verification or update typical for an older home.",
"Major mechanical systems (roof, water heater, HVAC) are operational as described in listing (roof ~5 yrs, water heater ~3 yrs) and the exterior HVAC condenser indicates central cooling present.",
"Appliances (stove, refrigerator) are not shown. Their presence is not assumed; missing appliances would be categorized as capital/cosmetic items and not an immediate safety failure."
],
"overall_score": 73.0,
"rubric_version": "2026-02-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "305 Conti St, Jackson, MS, 39206",
"aggregate": {
"summary": "This single-family home appears generally well maintained and likely rentable after minor repairs and verification of safety systems. Visible strengths: recent roof and water heater per listing, intact siding, hardwood floors, working HVAC unit present, large fenced yard and storage shed. Primary NSPIRE risks are lack of visible smoke/CO detectors and multiple window/door security bars that could block emergency egress unless they have a quick-release mechanism. Minor cosmetic repairs, touch-up paint, porch/step maintenance and confirmation or installation of required detectors and GFCI outlets are likely needed before passing an initial HCV inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 77.0,
"rationale": "Exterior and interior photos show a well-kept, lived-in house with intact siding, painted surfaces and hardwood floors. Roof appears in serviceable condition (listing states 5 years old) but has some debris and minor shingle wear. Porch and porch railings are present though paint and some trim show minor wear; front steps may need minor paint/repair. No major interior drywall, floor or ceiling damage visible. Kitchen/appliances not shown; missing appliance condition is unknown and would moderately reduce readiness if absent, but absence is not evident in photos. Overall mostly cosmetic/minor repairs only."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 81.7,
"rationale": "Large, level lot with mature trees, fenced rear yard and a storage building. Aluminum siding looks intact; brick foundation skirt is in place with vents. Driveway and walkways are serviceable. Some fence sections appear older and may need repair, and large trees close to the house could present long-term root or debris risk, but no active drainage or erosion issues are visible. Overall exterior/site condition is good."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "Several safety items are unknown or potentially noncompliant from the photos: no clearly visible smoke or carbon monoxide detectors; multiple windows have security bars which may restrict emergency egress unless they have an approved quick-release mechanism (not visible); front entry and some rear doors have security/metal gates which may impede egress if not compliant; front steps have no visible handrail (may be required depending on riser height); GFCI presence in kitchen/bath not verifiable. There are working HVAC and a visible water heater reported at 3 years, and no visible active roof leaks, standing water or collapsed elements. Because egress/security-bar uncertainty and missing detectable smoke/CO devices create direct NSPIRE fail risk, score reduced."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, roof, plumbing, electrical)",
"score": 78.3,
"rationale": "Listing states roof is 5 years old and water heater 3 years old; an exterior A/C condenser is present, indicating central AC likely installed. Exterior electrical meter and service appear intact; no exposed live wiring seen. No visible plumbing leaks or water stains in photos. Crawlspace vents are present and foundation appears stable from exterior views. Because system operation (electrical panel condition, operational status of HVAC, hot water delivery and plumbing function) cannot be confirmed without inspection, score reflects good visible condition but some uncertainty remains."
}
],
"red_flags": [
"Multiple window security bars visible — potential egress obstruction if not quick-release (NSPIRE fail risk).",
"No visible smoke detectors or carbon monoxide detectors in interior photos — required for pass.",
"House built 1947 (pre-1978) — potential lead-based paint risk that requires disclosure/abatement measures when children under 6 are present.",
"Front steps lack a visible handrail (may be required depending on riser height) and could be a safety/code item to correct.",
"Kitchen and appliance presence/condition not shown — missing essential appliances could delay move-in (not an immediate safety fail unless hazardous connections are present)."
],
"confidence": 0.95,
"assumptions": [
"Listing ages for roof (5 years) and water heater (3 years) are correct and those systems are functioning.",
"Interior photos shown do not include kitchen; presence and condition of stove/refrigerator are unknown.",
"HVAC condensing unit visible is operational but full system functionality is not verified.",
"Window security bars and security doors exist as shown; release mechanism for emergency egress is not visible and is assumed unknown.",
"No active plumbing leaks, major mold, or structural movement are present beyond what is visible in photos.",
"Smoke and carbon monoxide detectors are not visible in provided photos; assume they may be absent or need verification/installation.",
"Electrical panel condition and presence of GFCI outlets in kitchen/bath are unknown from photos."
],
"score_method": "mean_of_criteria",
"overall_score": 73.9,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7454103888"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.