Property ID: 7628847744
5517 Grafton St, Jackson, MS, 39206
Jackson, MS
Money Down: $24,000
CoC Return: 22.49%
Monthly Cash Flow: $450
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,000
Closing Costs
$4,000
Total Down
$24,000
Investment Snapshot
Purchase Price
$100,000
Money Down
$24,000
Cash-on-Cash Return
22.49%
Rent
$1,201
Monthly Cash Flow
$450
Annual Cash Flow
$5,397
Debt Service / Mo
$532
Property Tax / Mo
$66
Insurance / Mo
$33
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,201
Payment Standard
$1,530
Rent
$1,201
Insurance
$33
Property Tax
$66
Management
$120
Utilities Allowance
$329
NOI (Monthly)
$982
Debt Service
$532
Cash Flow After Debt
$450
Quality Score: 74.00%
Confidence: 95.00%
This 3BR/1BA single-family home is in generally good, mostly move-in condition and would likely pass an initial HCV/NSPIRE inspection with a few minor preparations. Main recommended pre-inspection items: trim/clear front shrubs, verify and/or install required smoke/CO detectors and GFCI protection in kitchen/bath, confirm stove presence/operation and hot water, and check HVAC, water heater, and electrical panel on-site. No structural sagging, collapsed ceilings, or active leaks were visible in photos. Large trees near the roof and blocked windows are the principal exterior concerns to address prior to inspection.
Section 8 Payment Standard
$1,530
Utility Allowance Total
$329
Guaranteed Section 8 Rent (PS - Utilities)
$1,201
Property Management
$120
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$100,000
Beds
3
Baths
1
Living Area
1,100 sqft
Lot Size
16,988 sqft
Year Built
1958
Days on Market
16
Capital Outlay
$24,000
Debt Service
$532
Property Tax / Mo
$66
Insurance / Mo
$33
Property Description
Well kept home in mature Northeast Jackson community. Your new home offers 3 bedrooms and 1 bath. The house may be small in square footage but the layout uses every square foot well making the home feel spacious. Featuring a living room, large dining area, bar, a spacious kitchen with good storage, mostly stainless steel appliances, with washer and dryer included and a storage room outside. Pride of ownership is evident in the variety of thoughtful landscaping including everything from Azaleas to Heirloom Roses to Day Lilies from Eudora Welty's garden. The property also offers established blueberry bushes as well as producing mulberry and fig trees. Enjoy the covered back patio or the huge backyard.
Utility Allowances
Heating
$21
Selected 'Natural Gas' as the heating source based on property details specifying 'Natural Gas' heating.
Air Conditioning
$12
Selected because the property has 'Central Air' cooling.
Cooking
$8
Selected 'Natural Gas' for cooking as property details list 'Natural Gas Connected' and photos show a gas range.
Water Heating
$18
Selected 'Natural Gas' for water heating because the property is equipped with a 'Gas Water Heater'.
Water
$104
Selected as the property uses a 'Public' water source.
Sewer
$60
Selected as the property is connected to a 'Public Sewer'.
Trash Collection
$37
Included as a standard tenant-paid utility for single-family homes.
Other Electric
$69
Standard allowance for general electricity (lights, outlets, etc.).
Refrigerator
$0
Allowance is $0 as the property's appliance list includes a 'Refrigerator', indicating it is landlord-provided.
Range/Microwave
$0
Allowance is $0 as the property's appliance list includes a 'Microwave', indicating it is landlord-provided.
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$390
DP3 Annual Estimate$408
DP1 Monthly Equivalent$32
DP3 Monthly Equivalent$34
Replacement Value$25,140
Basis1,100 sqft / 1958
Nearby Houses
Photo unavailable
5445 Grafton St
sold · 0.07 mi
Price: $115,000
3 bd / 2 ba · 1,210 sqft
Latest sale: — on Apr 29, 2022
Latest rent: $1,250 on Sep 29, 2025
Photo unavailable
319 Leron Ave
sold · 0.07 mi
Price: $106,000
5 bd / 2 ba · 1,475 sqft
Latest sale: — on Nov 17, 2023
Latest rent: $1,900 on Dec 19, 2023
Photo unavailable
5542 Grafton St
sold · 0.08 mi
Price: $83,000
3 bd / 1 ba · 1,136 sqft
Latest sale: — on Jun 02, 2025
Latest rent: $1,175 on Jun 26, 2025
Photo unavailable
151 Chatham Cir
sold · 0.08 mi
Price: $130,000
3 bd / 2 ba · 1,400 sqft
Latest sale: — on May 02, 2025
Latest rent: $1,650 on May 20, 2025
Photo unavailable
5440 Grafton St
for_sale · 0.11 mi
Price: $79,900
3 bd / 1 ba · 1,069 sqft
Latest sale: —
Latest rent: $1,350 on Sep 29, 2024
Photo unavailable
123 Chatham Cir
sold · 0.11 mi
Price: $129,000
3 bd / 2 ba · 1,619 sqft
Latest sale: — on Feb 22, 2022
Latest rent: $875 on Nov 17, 2015
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing text is accurate: washer and dryer are included; kitchen appliances are mostly present (stove not shown in photos but assumed provided).
- Central HVAC is present and operational (supply/return vents visible), but full operational status not verified from photos.
- Hot water and plumbing fixtures are functioning; water heater location and condition unknown (not photographed).
- Electrical panel location and condition were not photographed; assume standard service with no visible hazards inside living spaces.
- Bedrooms have egress windows meeting code dimensions (bedroom photos not provided).
- No active roof leaks or significant hidden water intrusion exist beyond what is visible in photos.
- No carbon monoxide alarm is visible in photos; assume none unless provided during in-person check.
- GFCI outlet protection in kitchen and bathroom not visible; assume not present until verified.
- Interior photos represent the typical condition of the whole unit; bathrooms and mechanical closets not shown may contain issues not visible here.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $765 | $50,140 | $5,014 |
| 2023 | $760 | $50,140 | $5,014 |
| 2021 | $760 | $50,140 | $5,014 |
| 2020 | $771 | $50,970 | $5,097 |
| 2019 | $771 | $50,970 | $5,097 |
| 2018 | $761 | $50,970 | $5,097 |
| 2017 | $761 | $50,970 | $5,097 |
| 2013 | $1,259 | $48,300 | $7,245 |
| 2012 | $1,259 | $48,300 | $7,245 |
| 2011 | $1,241 | $48,300 | $7,245 |
| 2009 | $624 | $48,300 | $4,830 |
| 2008 | $624 | $30,610 | $3,061 |
| 2007 | $400 | $30,610 | $3,061 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2010-06-30 | Sold | — |
| 2009-07-13 | Sold | — |
Photo Gallery
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"source_listing_id": "267796",
"price_change_percentage": null
},
{
"date": "2015-03-01",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2014-08-31T07:00:00Z",
"list_price": 72000,
"listing_id": "587027507",
"last_update_date": "2016-02-19T08:57:00Z",
"last_status_change_date": "2016-02-18T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": 64.8064806480648,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": "182 days",
"source_listing_id": "267796",
"price_change_percentage": null
},
{
"date": "2014-08-31",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2014-08-31T07:00:00Z",
"list_price": 72000,
"listing_id": "587027507",
"last_update_date": "2016-02-19T08:57:00Z",
"last_status_change_date": "2016-02-18T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 64.8064806480648,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "267796",
"price_change_percentage": null
},
{
"date": "2013-10-31",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2013-07-01T23:53:51Z",
"list_price": 72000,
"listing_id": "570560523",
"last_update_date": "2013-10-31T20:21:38Z",
"last_status_change_date": "2013-10-31T20:21:38Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "254404",
"price_change_percentage": null
},
{
"date": "2013-10-24",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2013-07-01T23:53:51Z",
"list_price": 72000,
"listing_id": "570560523",
"last_update_date": "2013-10-31T20:21:38Z",
"last_status_change_date": "2013-10-31T20:21:38Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "254404",
"price_change_percentage": null
},
{
"date": "2013-09-26",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2013-07-01T23:53:51Z",
"list_price": 72000,
"listing_id": "570560523",
"last_update_date": "2013-10-31T20:21:38Z",
"last_status_change_date": "2013-10-31T20:21:38Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": "87 days",
"source_listing_id": "254404",
"price_change_percentage": null
},
{
"date": "2013-07-01",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2013-07-01T23:53:51Z",
"list_price": 72000,
"listing_id": "570560523",
"last_update_date": "2013-10-31T20:21:38Z",
"last_status_change_date": "2013-10-31T20:21:38Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "254404",
"price_change_percentage": null
},
{
"date": "2013-04-01",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2012-09-24T17:42:00Z",
"list_price": 72000,
"listing_id": "556386647",
"last_update_date": "2013-04-26T19:26:00Z",
"last_status_change_date": "2013-04-02T01:08:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "246108",
"price_change_percentage": null
},
{
"date": "2013-01-03",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2012-09-24T17:42:00Z",
"list_price": 72000,
"listing_id": "556386647",
"last_update_date": "2013-04-26T19:26:00Z",
"last_status_change_date": "2013-04-02T01:08:00Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "246108",
"price_change_percentage": null
},
{
"date": "2012-12-24",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2012-09-24T17:42:00Z",
"list_price": 72000,
"listing_id": "556386647",
"last_update_date": "2013-04-26T19:26:00Z",
"last_status_change_date": "2013-04-02T01:08:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": "91 days",
"source_listing_id": "246108",
"price_change_percentage": null
},
{
"date": "2012-09-24",
"price": 72000,
"listing": {
"status": "off_market",
"list_date": "2012-09-24T17:42:00Z",
"list_price": 72000,
"listing_id": "556386647",
"last_update_date": "2013-04-26T19:26:00Z",
"last_status_change_date": "2013-04-02T01:08:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "246108",
"price_change_percentage": null
},
{
"date": "2010-04-06",
"price": 21600,
"listing": {
"status": "off_market",
"list_date": "2009-12-10T19:19:00Z",
"list_price": 21600,
"listing_id": "513901419",
"last_update_date": "2010-05-18T17:28:00Z",
"last_status_change_date": "2010-04-06T17:09:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": "117 days",
"source_listing_id": "213929",
"price_change_percentage": null
},
{
"date": "2010-04-01",
"price": 21600,
"listing": {
"status": "off_market",
"list_date": "2009-12-10T19:19:00Z",
"list_price": 21600,
"listing_id": "513901419",
"last_update_date": "2010-05-18T17:28:00Z",
"last_status_change_date": "2010-04-06T17:09:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": -2400,
"days_after_listed": null,
"source_listing_id": "213929",
"price_change_percentage": null
},
{
"date": "2009-12-10",
"price": 24000,
"listing": {
"status": "off_market",
"list_date": "2009-12-10T19:19:00Z",
"list_price": 21600,
"listing_id": "513901419",
"last_update_date": "2010-05-18T17:28:00Z",
"last_status_change_date": "2010-04-06T17:09:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "213929",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "7628847744",
"generated_at": "2026-02-16T23:00:28.152250Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 74.0
},
"utility_allowance": {
"zip_code": "39206",
"home_photo": "https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m863399530s-w1280.jpg",
"rent_price": 1201.0,
"loan_amount": 80000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5517-Grafton-St_Jackson_MS_39206_M76288-47744",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 100000.0,
"loan_term_years": 30,
"annual_cash_flow": 11783.85,
"mortgage_monthly": 532.24,
"payment_standard": 1530.0,
"total_amount_out": 20000.0,
"additional_photos": [
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"https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m2023693800s-w1280.jpg",
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"https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m441623267s-w1280.jpg",
"https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m2946816613s-w1280.jpg",
"https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m1718875919s-w1280.jpg",
"https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m1759665363s-w1280.jpg",
"https://ap.rdcpix.com/841475394e468cd6f13880686c16ab38l-m316684699s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 33.25,
"monthly_cash_flow": 981.99,
"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": "Selected 'Natural Gas' as the heating source based on property details specifying 'Natural Gas' heating.",
"utility": "Heating",
"allowance": 21
},
{
"note": "Selected because the property has 'Central Air' cooling.",
"utility": "Air Conditioning",
"allowance": 12
},
{
"note": "Selected 'Natural Gas' for cooking as property details list 'Natural Gas Connected' and photos show a gas range.",
"utility": "Cooking",
"allowance": 8
},
{
"note": "Selected 'Natural Gas' for water heating because the property is equipped with a 'Gas Water Heater'.",
"utility": "Water Heating",
"allowance": 18
},
{
"note": "Selected as the property uses a 'Public' water source.",
"utility": "Water",
"allowance": 104
},
{
"note": "Selected as the property is connected to a 'Public Sewer'.",
"utility": "Sewer",
"allowance": 60
},
{
"note": "Included as a standard tenant-paid utility for single-family homes.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "Standard allowance for general electricity (lights, outlets, etc.).",
"utility": "Other Electric",
"allowance": 69
},
{
"note": "Allowance is $0 as the property's appliance list includes a 'Refrigerator', indicating it is landlord-provided.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "Allowance is $0 as the property's appliance list includes a 'Microwave', indicating it is landlord-provided.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.59,
"down_payment_amount": 20000.0,
"property_tax_annual": 787.95,
"property_tax_monthly": 65.66,
"property_tax_increase": 0.03,
"utility_allowance_total": 329.0,
"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": 5396.95,
"property_management_monthly": 120.1,
"monthly_cash_flow_after_debt": 449.75,
"cash_on_cash_return_after_debt": 0.27
},
"section8_assessment": {
"runs": [
{
"summary": "This 3BR/1BA single-family home is in generally good, mostly move-in condition and would likely pass an initial HCV/NSPIRE inspection with a few minor preparations. Main recommended pre-inspection items: trim/clear front shrubs, verify and/or install required smoke/CO detectors and GFCI protection in kitchen/bath, confirm stove presence/operation and hot water, and check HVAC, water heater, and electrical panel on-site. No structural sagging, collapsed ceilings, or active leaks were visible in photos. Large trees near the roof and blocked windows are the principal exterior concerns to address prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 82.0,
"rationale": "Interior and exterior photos show a well-kept, recently cleaned interior: intact laminate flooring, painted walls, functioning ceiling fans, and finished kitchen with appliances shown (fridge, dishwasher). Exterior paint and siding are serviceable. Deferred maintenance is limited to overgrown shrubs at the front that obscure windows, leaf/debris buildup in beds, and some weathering/age on exterior finishes and driveway (minor cracks). No visible collapsed surfaces, major rot, or exposed subfloor. Missing interior photos for bath(s) prevent full validation, but listing states washer/dryer included. Overall these are mostly cosmetic and minor repair items that are easy/fast to fix."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risk",
"score": 75.0,
"rationale": "Photos show at least one ceiling-mounted smoke detector in living area and secure front door with keyed lock; central HVAC venting is visible. No exposed wiring, no collapsed ceilings, no visible major water intrusion or mold in photos. Unclear/absent evidence of carbon monoxide alarm (not seen), GFCI outlets (kitchen/bath GFCIs not visible), bedroom egress windows not fully verified (living-room and other windows look adequate but bedrooms not shown). Large shrubs partially cover front windows (could impede egress/inspection). No obvious life-threatening hazards observed, but missing visible CO detector and uncertainty about GFCI outlets reduce score moderately."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Central HVAC supply/return vents are visible in interior photos indicating a forced-air system present; roof shingles appear intact with no visible sagging or active leaks. Kitchen shows modern stainless refrigerator and dishwasher; stove location not pictured but listing implies appliances included. Water heater, electrical panel, and plumbing risers were not photographed so condition must be assumed; absence of visible deterioration is positive but unknown items create moderate risk. Systems appear functional but require on-site verification (hot water, water heater, electrical panel labeling, HVAC operation)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Yard is large and generally maintained though many leaves and garden beds need cleanup. Driveway has minor cracking but is serviceable; carport is intact. Large mature trees are very close to the roofline (potential future roof/leaf/debris risk and possible root effects) and heavy shrubs against the facade create pest/egress/inspection issues. Chain-link fence in back appears present. No standing water, major foundation cracks, or collapsed exterior elements observed from photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing text is accurate: washer and dryer are included; kitchen appliances are mostly present (stove not shown in photos but assumed provided).",
"Central HVAC is present and operational (supply/return vents visible), but full operational status not verified from photos.",
"Hot water and plumbing fixtures are functioning; water heater location and condition unknown (not photographed).",
"Electrical panel location and condition were not photographed; assume standard service with no visible hazards inside living spaces.",
"Bedrooms have egress windows meeting code dimensions (bedroom photos not provided).",
"No active roof leaks or significant hidden water intrusion exist beyond what is visible in photos.",
"No carbon monoxide alarm is visible in photos; assume none unless provided during in-person check.",
"GFCI outlet protection in kitchen and bathroom not visible; assume not present until verified.",
"Interior photos represent the typical condition of the whole unit; bathrooms and mechanical closets not shown may contain issues not visible here."
],
"overall_score": 75.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This appears to be a well-maintained mid-century single-story house with mostly cosmetic updates and functional major components visible (kitchen appliances, central HVAC vents, intact roofline). Primary inspection risks are unknown condition of unpictured major systems (water heater, electrical panel, HVAC equipment), lack of visible GFCI/CO detectors, and overgrown shrubs/large trees near the roof that should be remedied. Likely to pass an initial HCV/NSPIRE inspection after small fixes (trim shrubs, install CO detector if required, confirm/label GFCI outlets, test smoke detector) and confirmation of mechanical systems. Estimated time-to-rent: minor repairs within 1-3 weeks, but allow testing/servicing of HVAC and water heater if needed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Interior appears cosmetically updated: clean laminate floors, fresh paint, functioning ceiling fans, and intact trim. Kitchen shows stainless refrigerator and dishwasher (listing confirms washer/dryer included) so major appliance absence is not an issue. Exterior shows overgrown shrubs obscuring lower windows, scattered leaf debris, and minor driveway cracking; these are easy-to-fix landscaping/maintenance items. No visible collapsed ceilings, exposed subfloor, or extensive water stains. Overall mostly cosmetic and maintenance work only."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 72.0,
"rationale": "A smoke detector is visible in the living area and the front door has a secure-looking lock and an exterior security door. There are no visible exposed electrical wires and vents indicate central HVAC ducting. Bedroom windows are visible from exterior and appear operable for egress, but bedroom-level photos are limited. Carbon monoxide detector and GFCI-protected kitchen/bath outlets are not visible in photos (inspection risk). Shrubs partially cover lower windows which can impede egress and inspector access if not trimmed. No active leaks, major trip hazards, sagging structures or mold are visible."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 70.0,
"rationale": "Interior return/supply vents indicate central HVAC (presence likely), and photos show no visible ceiling/floor evidence of active leaks. Roof shows intact shingles with no visible sagging but is low-slope and appears aged; large trees close to the roof increase long-term risk. Water heater, electrical panel, and furnace/air handler were not photographed so their condition is unknown. Kitchen plumbing fixtures appear sound and dishwasher is present. Overall system presence is consistent with a serviceable house but critical components are unverified and may need testing or minor servicing."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 68.0,
"rationale": "Block/cinder exterior and paint appear intact; gutters exist along roofline. Large mature trees and overgrown shrubs sit close to the house and roofline (risk for roof/shingle damage and clogged gutters). Driveway has hairline/crack areas but is serviceable. Backyard appears large and fenced (partial view through carport). Landscaping cleanup, trimming, and minor concrete repairs recommended. No visible foundation displacement, major wall cracking, or standing water observed in photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing text is accurate: washer and dryer are included and kitchen has 'mostly stainless steel appliances' (photos confirm fridge and dishwasher).",
"Central HVAC exists and is functional (supply/return vents visible) but equipment (furnace/AC unit) condition and age are unknown because exterior unit and mechanical closet were not photographed.",
"Water heater and electrical panel exist and are operational but were not shown; assume functional unless inspection reveals otherwise.",
"Bedrooms have compliant egress windows — exterior photos show typical double-hung windows but bedroom-level images are limited.",
"No active roof leaks are present; ceiling photos show only minor texture/finish imperfections and no large water stains.",
"GFCI outlets and CO detector are not visible in photos; assume not installed or not shown and therefore a potential inspection item."
],
"overall_score": 73.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be in good rental-ready condition with mostly cosmetic and maintenance items to address. Interior finishes are clean and functional, appliances appear present, and central HVAC is evident. Primary inspection risks are incomplete documentation/verification of some safety devices (CO alarm and GFCI outlets not visible), shrubs partially blocking windows (egress/security), and unknown condition of the electrical panel, water heater and roof due to limited photos. With routine yard cleanup, window clearance, confirmation/installation of required detectors and GFCI protection (if missing), and a short systems check (hot water, electrical panel, HVAC service), this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior photos show recently painted walls, intact laminate flooring, functioning ceiling fans and finished trim — no major cosmetic failures visible. Kitchen cabinets and tile bar appear serviceable; stainless refrigerator and dishwasher visible and listing states washer/dryer included. Exterior paint and block siding are generally intact. Observable deferred items: overgrown shrubs against front windows and leaves/landscaping debris along foundation and beds, minor driveway cracks, and light exterior cleaning/yard work needed. A few small ceiling discolorations are visible in living area (possible past leak; not actively wet in photos). Missing or unshown items (electrical panel, water heater, oven/range condition) reduce certainty but do not appear to be immediate catastrophic issues. Overall this is minor repair/cosmetic grade work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 72.0,
"rationale": "Smoke detector(s) are visible on interior ceilings (living area). Entry door has a security/metal storm door and modern lock hardware visible. No exposed electrical wiring is evident in photos; outlet and switch cover plates are present. Windows appear operable and large enough for egress by visual estimate, though exact egress dimensions were not measured. GFCI protection in kitchen/bath is not clearly visible in photos (kitchen outlet locations not shown close-up); carbon monoxide detector is not visible. Overgrown shrubs partially block front windows which could impede escape or conceal pests. No visible active water intrusion, collapsed ceilings, major foundation cracks, or other life-threatening hazards in provided images. Because some required devices/clearances (CO alarm, GFCI, verified egress) are not clearly shown, there is moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Central HVAC supply/return grille visible in interior photos indicating central heating/cooling is present. Kitchen appliances (fridge, dishwasher) shown and appear modern. Water heater, main electrical panel, and furnace/air handler are not shown; no direct evidence of malfunction. Roof shingles visible and appear generally intact from photos (no obvious large missing areas or sagging), but roof age cannot be determined and large mature trees overhang the roof which increases maintenance risk. Plumbing fixtures (kitchen sink) present; hot water not verifiable from photos. Given the home's 1958 construction date but visible mid-life interior upgrades, systems likely functional but require verification (service records, panel check, hot water, GFCI, CO)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front yard and landscaping show general upkeep but need seasonal cleanup (leaves, beds). Driveway and concrete walk show hairline and small cracks but are serviceable. Carport structure appears stable and provides covered parking; chain-link fence visible at rear. Foundation appears level in photos; vent openings present. Large mature trees and overgrown shrubbery near the house are present and represent debris/roof-damage risk if not trimmed. Gutters/downspouts are present (one rain barrel visible). No visible standing water, major erosion, or exterior structural failure observed in supplied photos."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Listing text is accurate that washer/dryer and mostly stainless appliances are included; photos show fridge and dishwasher but the oven/range is not visible — assume a functioning cooking appliance is present or will be provided.",
"Central HVAC is operational because supply/return grilles are visible; no evidence of missing heating/cooling equipment was shown.",
"No active roof leaks are present; ceiling discoloration represents past minor issue or cosmetic staining rather than active structural failure (no wet staining or sagging observed).",
"Smoke detectors present in images are functional; carbon monoxide alarms and GFCI outlets may be missing or not shown and need verification/installation if required.",
"Electrical service panel, water heater, and furnace/air handler exist and are serviceable though not pictured — their age/condition is unknown and should be verified prior to lease.",
"Bedroom windows provide legal egress (size not measured) — assume typical mid-century window sizes sufficient for egress unless measurements indicate otherwise.",
"No evidence of severe pest infestation, active mold growth, or major foundation movement was observed in photos."
],
"overall_score": 74.0,
"rubric_version": "ns_prep_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5517 Grafton St, Jackson, MS, 39206",
"aggregate": {
"summary": "This 3BR/1BA single-family home is in generally good, mostly move-in condition and would likely pass an initial HCV/NSPIRE inspection with a few minor preparations. Main recommended pre-inspection items: trim/clear front shrubs, verify and/or install required smoke/CO detectors and GFCI protection in kitchen/bath, confirm stove presence/operation and hot water, and check HVAC, water heater, and electrical panel on-site. No structural sagging, collapsed ceilings, or active leaks were visible in photos. Large trees near the roof and blocked windows are the principal exterior concerns to address prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 79.3,
"rationale": "Interior and exterior photos show a well-kept, recently cleaned interior: intact laminate flooring, painted walls, functioning ceiling fans, and finished kitchen with appliances shown (fridge, dishwasher). Exterior paint and siding are serviceable. Deferred maintenance is limited to overgrown shrubs at the front that obscure windows, leaf/debris buildup in beds, and some weathering/age on exterior finishes and driveway (minor cracks). No visible collapsed surfaces, major rot, or exposed subfloor. Missing interior photos for bath(s) prevent full validation, but listing states washer/dryer included. Overall these are mostly cosmetic and minor repair items that are easy/fast to fix."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.0,
"rationale": "Yard is large and generally maintained though many leaves and garden beds need cleanup. Driveway has minor cracking but is serviceable; carport is intact. Large mature trees are very close to the roofline (potential future roof/leaf/debris risk and possible root effects) and heavy shrubs against the facade create pest/egress/inspection issues. Chain-link fence in back appears present. No standing water, major foundation cracks, or collapsed exterior elements observed from photos."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risk",
"score": 73.0,
"rationale": "Photos show at least one ceiling-mounted smoke detector in living area and secure front door with keyed lock; central HVAC venting is visible. No exposed wiring, no collapsed ceilings, no visible major water intrusion or mold in photos. Unclear/absent evidence of carbon monoxide alarm (not seen), GFCI outlets (kitchen/bath GFCIs not visible), bedroom egress windows not fully verified (living-room and other windows look adequate but bedrooms not shown). Large shrubs partially cover front windows (could impede egress/inspection). No obvious life-threatening hazards observed, but missing visible CO detector and uncertainty about GFCI outlets reduce score moderately."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Central HVAC supply/return vents are visible in interior photos indicating a forced-air system present; roof shingles appear intact with no visible sagging or active leaks. Kitchen shows modern stainless refrigerator and dishwasher; stove location not pictured but listing implies appliances included. Water heater, electrical panel, and plumbing risers were not photographed so condition must be assumed; absence of visible deterioration is positive but unknown items create moderate risk. Systems appear functional but require on-site verification (hot water, water heater, electrical panel labeling, HVAC operation)."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing text is accurate: washer and dryer are included; kitchen appliances are mostly present (stove not shown in photos but assumed provided).",
"Central HVAC is present and operational (supply/return vents visible), but full operational status not verified from photos.",
"Hot water and plumbing fixtures are functioning; water heater location and condition unknown (not photographed).",
"Electrical panel location and condition were not photographed; assume standard service with no visible hazards inside living spaces.",
"Bedrooms have egress windows meeting code dimensions (bedroom photos not provided).",
"No active roof leaks or significant hidden water intrusion exist beyond what is visible in photos.",
"No carbon monoxide alarm is visible in photos; assume none unless provided during in-person check.",
"GFCI outlet protection in kitchen and bathroom not visible; assume not present until verified.",
"Interior photos represent the typical condition of the whole unit; bathrooms and mechanical closets not shown may contain issues not visible here."
],
"score_method": "mean_of_criteria",
"overall_score": 74.0,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7628847744"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.