Property ID: 7681548268
613 Georgetown St, Hazlehurst, MS, 39083
Hazlehurst, MS
Money Down: $30,000
CoC Return: -11.16%
Monthly Cash Flow: $-279
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Investment Snapshot
Purchase Price
$125,000
Money Down
$30,000
Cash-on-Cash Return
-11.16%
Rent
$775
Monthly Cash Flow
$-279
Annual Cash Flow
$-3,349
Debt Service / Mo
$665
Property Tax / Mo
$190
Insurance / Mo
$121
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$775
Payment Standard
$1,110
Rent
$775
Insurance
$121
Property Tax
$190
Management
$78
Utilities Allowance
$335
NOI (Monthly)
$386
Debt Service
$665
Cash Flow After Debt
$-279
Quality Score: 62.20%
Confidence: 89.00%
Overall this property appears structurally intact and mostly cosmetic in need of repair; with targeted work it is likely rentable but will require verification/repair of key safety systems. Major unknowns that could cause an initial NSPIRE fail are lack of documented working heating/hot water, absence of visible smoke/CO detectors, GFCI locations, and potential lead-based paint issues (built 1977). Expect 2–6 weeks of prep to pass a formal inspection depending on system verifications and any required remediation.
Section 8 Payment Standard
$1,110
Utility Allowance Total
$335
Guaranteed Section 8 Rent (PS - Utilities)
$775
Property Management
$78
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,000
Beds
3
Baths
2
Living Area
2,320 sqft
Lot Size
87,120 sqft
Year Built
1977
Days on Market
275
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$190
Insurance / Mo
$121
Property Description
Wonderful 3BR/2BA home which was built in 1977. Open and spacious with plenty of room! Upon entrance you will notice the large foyer with pretty wood floors. There is a sitting area along with a nice size living room. Large kitchen which flows into a spacious dinng area. All bedrooms are a nice size with a bonus of a media room and a sunroom! Situated on two acre+- with detached carport, with a 10 x 12 storage building, old barn and a small storage/utility shed.. Tongue and groove in the back entrance, bonus room and also in the back bedroom Five a/c window units. Home is being sold ''as is'' and has so much potential!!
Utility Allowances
Air Conditioning
$12
Selected based on the property description listing 'Window Unit(s)' for cooling for a 3-bedroom unit.
Heating
$21
Selected 'Natural Gas' as the property data specifies 'Natural Gas' and 'Floor Furnace' for heating for a 3-bedroom unit.
Cooking
$11
Selected 'Electric' as the property data lists 'Electric Cooktop' for a 3-bedroom unit.
Water Heating
$18
Selected 'Natural Gas' based on the property mentioning a 'Water Heater' and being 'Natural Gas Connected' for a 3-bedroom unit.
Other Electric
$69
Standard allowance for general electricity use (lights, outlets, etc.) for a 3-bedroom unit.
Water
$104
Selected based on the property having a 'Public' water source for a 3-bedroom unit.
Sewer
$60
Selected based on the property having 'Public Sewer' for a 3-bedroom unit.
Trash Collection
$37
Standard allowance for tenant-paid trash collection in a single-family home.
Refrigerator
$0
The property includes a 'Free-Standing Refrigerator'; therefore, there is no allowance for a tenant-provided appliance.
Range/Microwave
$3
Allowance for a tenant-owned microwave, as one is not explicitly listed as provided by the landlord.
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$1,253
DP3 Annual Estimate$1,650
DP1 Monthly Equivalent$104
DP3 Monthly Equivalent$138
Replacement Value$82,780
Basis2,320 sqft / 1977
Nearby Houses
Photo unavailable
256 Pinehurst Cir
for_sale · 0.17 mi
Price: $145,000
3 bd / 3 ba · 1,768 sqft
Latest sale: — on Jul 06, 2005
Latest rent: —
Photo unavailable
308 Asbury Dr
sold · 0.20 mi
Price: $142,500
3 bd / 2 ba · 1,296 sqft
Latest sale: — on Aug 22, 2025
Latest rent: —
Photo unavailable
251 Pineview Dr
sold · 0.21 mi
Price: $49,580
3 bd / 1 ba · 1,166 sqft
Latest sale: — on Feb 18, 2025
Latest rent: —
Photo unavailable
114 Primrose Ln
sold · 0.21 mi
Price: $165,500
3 bd / 2 ba · 1,982 sqft
Latest sale: — on Jul 25, 2022
Latest rent: —
Photo unavailable
304 Asbury Dr
sold · 0.22 mi
Price: $104,000
3 bd / 2 ba · 1,380 sqft
Latest sale: — on Mar 18, 2022
Latest rent: —
Photo unavailable
209 Pineview Dr
sold · 0.30 mi
Price: $75,000
3 bd / 1 ba · 1,124 sqft
Latest sale: — on Apr 23, 2024
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible central heating system in photos — reliance on window A/C units and unknown heating source (listed major red flag: no visible heating system).
- Property built 1977 (pre-1978) — potential lead-based paint hazard and required remediation/disclosure if deteriorated paint is found.
- No visible smoke or carbon monoxide detectors shown in interior photos (NSPIRE requires working smoke detectors in required locations).
- Major systems (water heater, primary heating, plumbing) not documented — operability unverified and could cause inspection failure.
Assumptions
- Interior photos do not include kitchen, bathrooms, water heater, furnace or electrical panel — assumed present but unverified.
- Listing indicates five window A/C units; assumed no central HVAC (no furnace/central AC pictured).
- No smoke or carbon monoxide detectors are visible in provided interior photos; assume none documented and may need installation.
- No obvious active roof leaks or structural sagging visible; roof appears recently shingled in photos.
- Minor cosmetic paint wear assumed; because house was built in 1977 (pre-1978), assume potential lead-based paint risk that requires evaluation if paint is deteriorated.
- Window A/C units visible in photos may be installed in some sleeping rooms; assume egress windows may still be available but need confirmation.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,217 | $92,780 | $13,917 |
| 2024 | $487 | $92,780 | $13,917 |
| 2023 | $483 | $48,770 | $7,316 |
| 2022 | $489 | $48,770 | $7,316 |
| 2021 | $484 | $48,770 | $7,316 |
| 2020 | $499 | $49,200 | $7,380 |
| 2019 | $531 | $49,200 | $7,380 |
| 2018 | $515 | $49,200 | $7,380 |
| 2017 | $491 | $49,200 | $7,380 |
| 2016 | $650 | $65,320 | $9,798 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-07-24 | Price Changed | $125,000 |
| 2025-05-17 | Listed | $150,000 |
Photo Gallery
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"label": "Safety & Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "No visible smoke or carbon monoxide detectors in interior pictures; bedrooms and egress windows not documented. Windows with wall AC units exist (some may affect egress). No visible exposed wiring or obvious electrical panel problems from exterior service photo; front and side stairs have railings. Pre-1978 construction (1977) raises a potential lead-based paint risk and requires remediation if deteriorated paint is present. No evidence of active leaks, sagging, collapsed ceilings, or severe mold in photos. Because critical safety items (smoke/CO detectors, egress, GFCI in kitchen/baths) are not confirmed, score is reduced for inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 55.0,
"rationale": "Roof shingles appear in good condition with no visible sagging or large missing areas. There is no visible central HVAC; listing mentions five window A/C units and photos show multiple window units — heating source is not shown (fireplaces present but likely decorative or supplemental). Water heater, furnace, and plumbing fixtures are not photographed; operability of hot water and plumbing is unknown. Electrical meter and service appear intact at exterior. Because heating and hot-water systems are not documented and central HVAC is absent, this is an inspection risk and lowers the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "House sits on a large lot; siding and foundation block appear intact with crawlspace vents visible. Driveway shows cracking but is serviceable. Vegetation is somewhat overgrown but not evidence of severe neglect. Porch decking and exterior stairs look solid. There is some debris in gutters/valley visible which could indicate need for cleaning to prevent water intrusion, but no active roof leaks or major envelope failures are visible."
}
],
"red_flags": [
"No visible central heating system in photos — reliance on window A/C units and unknown heating source (listed major red flag: no visible heating system).",
"Property built 1977 (pre-1978) — potential lead-based paint hazard and required remediation/disclosure if deteriorated paint is found.",
"No visible smoke or carbon monoxide detectors shown in interior photos (NSPIRE requires working smoke detectors in required locations).",
"Major systems (water heater, primary heating, plumbing) not documented — operability unverified and could cause inspection failure."
],
"confidence": 0.65,
"assumptions": [
"Interior photos do not include kitchen, bathrooms, water heater, furnace or electrical panel — assumed present but unverified.",
"Listing indicates five window A/C units; assumed no central HVAC (no furnace/central AC pictured).",
"No smoke or carbon monoxide detectors are visible in provided interior photos; assume none documented and may need installation.",
"No obvious active roof leaks or structural sagging visible; roof appears recently shingled in photos.",
"Minor cosmetic paint wear assumed; because house was built in 1977 (pre-1978), assume potential lead-based paint risk that requires evaluation if paint is deteriorated.",
"Window A/C units visible in photos may be installed in some sleeping rooms; assume egress windows may still be available but need confirmation."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this single-family home appears structurally sound with mostly cosmetic deferred maintenance and a recently shingled roof. Primary inspection risks are missing/undocumented life-safety devices (smoke/CO alarms), absence of a documented heating system (listing shows window AC units only), and unknown plumbing/electrical system details. With installation/verification of smoke and CO detectors, confirmation/repair of a compliant heating source, verification of hot water and safe electrical panel/outlets (GFCI where required), the property could be made Section 8 / HCV-inspection ready within 30 days. Current pass likelihood for an initial NSPIRE/HCV inspection is moderate — contingent on addressing these system and safety items prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior photos show generally sound structure and original wood floors in good condition, intact porches and trim; mostly cosmetic deferred maintenance (paint, wallpaper, minor trim repairs). No obvious collapsed ceilings, severe drywall damage, or exposed subfloor. Kitchen and appliances not shown; missing/unknown appliances will require installation but are a capital/turnkey task rather than a safety failure."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms visible in interior photos (NSPIRE requires smoke detectors). Bedroom egress likely present (tall windows) but not individually verified. Entry door has visible hardware but deadbolt presence unknown. No exposed wiring visible from photos; electrical meter and conduit appear intact outside. Fireplaces have screens, but flue/chimney condition and heating sources are not documented. GFCI outlets, functional smoke/CO alarms, and proof of hot water/working plumbing will likely be required to pass inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 50.0,
"rationale": "Roof appears recently shingled and in good visible condition. There is no visible central HVAC; listing and photos indicate multiple window A/C units only — lack of documented central heating (or other compliant heating) is a probable inspection/comfort issue. Water heater, furnace, and electrical panel interiors were not photographed; plumbing fixtures and hot water not shown. Because heating and other major systems are undocumented/unknown, this presents moderate inspection risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior siding and foundation look intact with crawlspace vents; driveway shows cracking but is serviceable. Yard is overgrown in places but no standing water or obvious infestation seen. Detached carport, storage building and barn present (positive for tenant storage/parking). Small areas of peeling paint and some trim wear noted but no major envelope failure evident."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (required for NSPIRE).",
"No visible central heating system documented (only window A/C units shown) — potential fail if safe, adequate heating is not provided.",
"Major mechanicals undocumented (water heater, furnace, electrical panel) — unknowns that commonly cause inspection failures if not verified functional.",
"Chimney/flue and fireplace operational condition not verified — may require service/inspection before use."
],
"confidence": 0.7,
"assumptions": [
"No central HVAC or furnace is present; listing states five window A/C units and photos show window units. Assessed as lack of documented central heat.",
"Working plumbing and hot water exist but were not photographed; scored as unknown risk rather than confirmed failure.",
"Electrical service is present and meter/conduit visible; interior panel condition unknown.",
"Kitchen appliances (stove, refrigerator) not shown — assumed missing or removed; these are capital items and not treated as immediate safety failures.",
"Bedrooms have standard full-size windows likely meeting egress, inferred from multiple tall windows in photos.",
"No active roof leaks visible in photos; roof looked recently replaced which reduces but does not eliminate leak risk."
],
"overall_score": 61.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This is an older, mostly intact single-family home with solid-looking exterior and good hardwood floors; the property appears to need mostly cosmetic work and documentation to be Section 8 ready. The primary inspection risks are missing/undocumented life-safety items (smoke/CO alarms) and lack of a clearly documented heating system (listing indicates window A/C units). Major mechanicals (furnace, water heater, electrical panel) were not shown and must be tested or repaired. If heating and hot water are present and functional, and smoke/CO detectors, GFCIs, and a few minor repairs are installed, the house could be rent-ready in 30 days. If a compliant heating system must be installed, that will add cost/time and delay voucher inspection readiness.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior photos show a structurally intact, older home with mostly sound hardwood floors, intact siding, and an intact roof. Cosmetic deferred maintenance is present (dated wallpaper/paint, surface dirt, porch paint wear, cracked driveway, overgrown landscaping). No major visible interior collapse, severe drywall damage, or exposed subfloor. Kitchen and bathrooms are not photographed so missing/replacement appliances and fixtures are unknown; missing appliances would be moderate, repair-only items. Overall condition suggests mainly cosmetic and finish repairs and cleaning rather than major structural rehab."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 55.0,
"rationale": "Observations: no smoke detectors or CO alarms visible in photos; entry door hardware/deadbolt not shown; windows appear large enough for bedroom egress; front steps have rails present; no visible exposed wiring in exterior photos; electrical meter and service drop visible and appear intact. Deficiencies that could cause inspection failure: absence of visible smoke detectors/CO alarms (NSPIRE requires functioning smoke detectors), and heating system not visible (see systems_mechanical). Many safety items (GFCI outlets in kitchen/baths, electrical panel condition, hot water, plumbing leaks) are not shown. Several missing items are easy-to-fix (install smoke/CO alarms, GFCI outlets) but their current absence lowers the safety score."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 45.0,
"rationale": "Roof appears in good condition (shingles look recently replaced or sound). However major systems are undocumented in the photos: no central HVAC or furnace is visible and the listing notes five window A/C units — lack of a visible, operable heating system is a significant NSPIRE concern and is a potential inspection-fail without proof of safe heat. Water heater, plumbing fixtures, hot water availability, electrical panel interiors, and service condition are not shown. Because heating and other major systems are unknown/undocumented, this category is rated below average. Some system issues may be easy fixes (installing a compliant heating source or certifying existing heat) but could require service or replacement."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior photos show a large lot, detached storage outbuildings referenced in listing, concrete driveway/parking, and generally intact siding and foundation vents. The roofline and gutters appear serviceable though there is some leaf/debris build-up in gutter corner. Driveway concrete has cracks and some unevenness (trip hazard). Landscaping is overgrown but not severe. Foundation appears to be raised block/brick; no clear major foundation movement or sagging is visible in photos. Overall exterior condition is functional with moderate maintenance needs."
}
],
"red_flags": [
"No visible heating system or documented central furnace (NSPIRE requires safe, operable heat) — potential inspection fail",
"No visible smoke detectors or carbon monoxide alarms in interior photos — missing life-safety devices",
"Major systems (water heater, electrical panel interior, service condition) undocumented — unknown risk that could produce inspection failures"
],
"confidence": 0.65,
"assumptions": [
"No central HVAC/furnace was visible in photos and the listing lists five window A/C units; assume primary cooling is window units and heating is either absent, electric baseboard (not shown), or non-central.",
"No smoke detectors or CO alarms were visible in interior photos; assume none are installed or none are documented.",
"Kitchen, stove, refrigerator, water heater and electrical panel interiors were not photographed; assume appliances and major mechanicals are undocumented and must be verified.",
"Roof shingles appear recently replaced or in good condition; assume no active roof leaks visible from photos.",
"Basement/crawlspace condition and plumbing/drainage details are not visible; assume typical raised-foundation crawlspace with vents shown.",
"Listing 'as is' implies seller will not complete repairs; landlord/owner will be responsible for any repairs required for NSPIRE compliance."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "613 Georgetown St, Hazlehurst, MS, 39083",
"aggregate": {
"summary": "Overall this property appears structurally intact and mostly cosmetic in need of repair; with targeted work it is likely rentable but will require verification/repair of key safety systems. Major unknowns that could cause an initial NSPIRE fail are lack of documented working heating/hot water, absence of visible smoke/CO detectors, GFCI locations, and potential lead-based paint issues (built 1977). Expect 2–6 weeks of prep to pass a formal inspection depending on system verifications and any required remediation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.7,
"rationale": "Exterior and interior photos show generally intact structure and preserved hardwood floors with cosmetic wear. Porch, steps and decorative trim are serviceable. No obvious collapsed ceilings or major water stains. Listing says home sold 'as-is' and some interior finishes (wall panels, wallpaper, ceiling tiles) will need cosmetic updating. Missing kitchen/bath photos; missing appliances are not shown but not assumed to be a safety failure. Overall a moderate cosmetic refresh and targeted repairs appear needed rather than major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 71.7,
"rationale": "House sits on a large lot; siding and foundation block appear intact with crawlspace vents visible. Driveway shows cracking but is serviceable. Vegetation is somewhat overgrown but not evidence of severe neglect. Porch decking and exterior stairs look solid. There is some debris in gutters/valley visible which could indicate need for cleaning to prevent water intrusion, but no active roof leaks or major envelope failures are visible."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 56.7,
"rationale": "No visible smoke or carbon monoxide detectors in interior pictures; bedrooms and egress windows not documented. Windows with wall AC units exist (some may affect egress). No visible exposed wiring or obvious electrical panel problems from exterior service photo; front and side stairs have railings. Pre-1978 construction (1977) raises a potential lead-based paint risk and requires remediation if deteriorated paint is present. No evidence of active leaks, sagging, collapsed ceilings, or severe mold in photos. Because critical safety items (smoke/CO detectors, egress, GFCI in kitchen/baths) are not confirmed, score is reduced for inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 50.0,
"rationale": "Roof shingles appear in good condition with no visible sagging or large missing areas. There is no visible central HVAC; listing mentions five window A/C units and photos show multiple window units — heating source is not shown (fireplaces present but likely decorative or supplemental). Water heater, furnace, and plumbing fixtures are not photographed; operability of hot water and plumbing is unknown. Electrical meter and service appear intact at exterior. Because heating and hot-water systems are not documented and central HVAC is absent, this is an inspection risk and lowers the score."
}
],
"red_flags": [
"No visible central heating system in photos — reliance on window A/C units and unknown heating source (listed major red flag: no visible heating system).",
"Property built 1977 (pre-1978) — potential lead-based paint hazard and required remediation/disclosure if deteriorated paint is found.",
"No visible smoke or carbon monoxide detectors shown in interior photos (NSPIRE requires working smoke detectors in required locations).",
"Major systems (water heater, primary heating, plumbing) not documented — operability unverified and could cause inspection failure."
],
"confidence": 0.89,
"assumptions": [
"Interior photos do not include kitchen, bathrooms, water heater, furnace or electrical panel — assumed present but unverified.",
"Listing indicates five window A/C units; assumed no central HVAC (no furnace/central AC pictured).",
"No smoke or carbon monoxide detectors are visible in provided interior photos; assume none documented and may need installation.",
"No obvious active roof leaks or structural sagging visible; roof appears recently shingled in photos.",
"Minor cosmetic paint wear assumed; because house was built in 1977 (pre-1978), assume potential lead-based paint risk that requires evaluation if paint is deteriorated.",
"Window A/C units visible in photos may be installed in some sleeping rooms; assume egress windows may still be available but need confirmation."
],
"score_method": "mean_of_criteria",
"overall_score": 62.2,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7681548268"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.