Property ID: 7706413395

123 Fairoaks Dr, Jackson, MS, 39212

Jackson, MS

For Sale Feb 16, 2026 11:22 PM UTC Realtor Zillow Street View
Money Down: $30,000 CoC Return: 8.67% Monthly Cash Flow: $217
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Primary property image

Investment Snapshot

Purchase Price
$124,999
Money Down
$30,000
Cash-on-Cash Return
8.67%
Rent
$1,241
Monthly Cash Flow
$217
Annual Cash Flow
$2,602
Debt Service / Mo
$665
Property Tax / Mo
$175
Insurance / Mo
$60

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,241
Payment Standard
$1,620
Rent
$1,241
Insurance
$60
Property Tax
$175
Management
$124
Utilities Allowance
$379
NOI (Monthly)
$882
Debt Service
$665
Cash Flow After Debt
$217

Quality Score: 65.00%

Confidence: 82.00%

Overall this property appears to be in fair-to-good condition with mostly cosmetic repairs and a few medium-priority inspection risks. The house shows updated-looking floors, functioning fixtures and a central HVAC duct layout, but seller photos do not show electrical panel, water heater, smoke/CO detectors, or proof of functioning HVAC. Missing/uncertain items (smoke/CO detectors, GFCI, functional HVAC, fridge) and a few cosmetic repairs are the primary items to address. With targeted fixes and verification/testing of systems the home is likely Section 8 / HCV-ready within ~30 days.

Section 8 Payment Standard
$1,620
Utility Allowance Total
$379
Guaranteed Section 8 Rent (PS - Utilities)
$1,241
Property Management
$124

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$124,999
Beds
3
Baths
2
Living Area
1,460 sqft
Lot Size
12,632 sqft
Year Built
1976
Days on Market
97
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$175
Insurance / Mo
$60

Property Description

Looking for the perfect investment ,this is it! Positive cash flow! This open plan with a Fireplace will attract able renters wanting to stay in this fine community, ideal for young families. You will enjoy Prime stable rental rates,as your property values appreciate. This area is in demand for young renters, Market trends are on the up in this area.

Utility Allowances

Air Conditioning
$12
Property information indicates 'Central Air' is present.
Cooking
$11
Property has a 'Cooktop'. Electric fuel is assumed as gas is not explicitly mentioned and is the more expensive option on the schedule when ambiguous.
Heating
$50
Property has 'Central' and 'Forced Air' heating. Electric fuel is assumed as gas is not specified and is the more expensive option on the schedule when ambiguous.
Other Electric
$69
Standard allowance for miscellaneous tenant-paid electric costs.
Range/Microwave
$3
Property details do not list a microwave as a provided appliance, so it is assumed to be tenant-owned.
Refrigerator
$4
Property details do not list a refrigerator as a provided appliance, so it is assumed to be tenant-owned.
Sewer
$60
Property details explicitly state 'Public Sewer'.
Trash Collection
$37
This is a standard utility for single-family homes and is included as a tenant responsibility unless otherwise specified.
Water
$104
Property details explicitly state 'Public' water source.
Water Heating
$29
Property has hot water. Electric fuel is assumed as gas is not explicitly mentioned and is the more expensive option on the schedule when ambiguous.

Source References

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$701
DP3 Annual Estimate$733
DP1 Monthly Equivalent$58
DP3 Monthly Equivalent$61
Replacement Value$58,330
Basis1,460 sqft / 1976

Nearby Houses

Nearby house 1
Photo unavailable

126 Waywood Dr

sold · 0.04 mi
Price: $209,900
3 bd / 2 ba · 1,896 sqft
Latest sale: — on Sep 12, 2025
Latest rent: —
Nearby house 2
Photo unavailable

346 Sharon Hills Dr

sold · 0.09 mi
Price: $155,000
3 bd / 2 ba · 1,522 sqft
Latest sale: — on Apr 25, 2025
Latest rent: —
Nearby house 3
Photo unavailable

133 Waywood Dr

sold · 0.10 mi
Price: $135,000
3 bd / 2 ba · 1,452 sqft
Latest sale: — on Jun 28, 2024
Latest rent: —
Nearby house 4
Photo unavailable

143 Waywood Dr

for_sale · 0.11 mi
Price: $122,000
3 bd / 2 ba · 1,506 sqft
Latest sale: —
Latest rent: $1,400 on Feb 04, 2026
Nearby house 5
Photo unavailable

230 Sharon Hills Dr

sold · 0.12 mi
Price: $125,000
3 bd / 2 ba · 1,489 sqft
Latest sale: — on May 11, 2022
Latest rent: —
Nearby house 6
Photo unavailable

247 Sharon Hills Dr

sold · 0.12 mi
Price: $120,000
3 bd / 2 ba · 1,548 sqft
Latest sale: — on Jul 05, 2022
Latest rent: —
Nearby house 7
Photo unavailable

364 Sharon Hills Dr

for_sale · 0.13 mi
Price: $150,000
4 bd / 2 ba · 1,903 sqft
Latest sale: — on Dec 22, 1992
Latest rent: —
Nearby house 8
Photo unavailable

152 Cedarwood Dr

sold · 0.13 mi
Price: $229,900
3 bd / 3 ba · 1,850 sqft
Latest sale: — on Jun 04, 2024
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • No rental history in last 5 years (snapshot shows missing); rental_history_activity excluded from weighted score.
  • Central HVAC exists and is ducted (ceiling registers visible) but its operational status is unknown.
  • Water heater and electrical service exist in the home but were not photographed; assume present but unverified.
  • Window security bars are fixed and may reduce emergency egress dimension; assume windows meet egress sizes unless proven otherwise.
  • No active roof leaks are present; small discoloration on some ceilings is assumed to be prior stains, not currently active.
  • Appliances: stove is present (appears worn); refrigerator is not shown and should be provided to tenants (easy-to-fix capital item).

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $2,039 $70,330 $10,550
2023 $2,029 $70,330 $10,550
2021 $1,071 $70,330 $7,033
2020 $1,048 $69,550 $6,955
2019 $1,049 $69,550 $6,955
2018 $1,034 $69,550 $6,955
2017 $1,035 $69,550 $6,955
2016 $1,000 $69,550 $6,955
2015 $946 $68,260 $6,826
2014 $944 $68,260 $6,826
2013 $910 $68,260 $6,826
2012 $910 $68,260 $6,826
2011 $867 $66,380 $6,638
2010 $860 $66,380 $6,638
2009 $860 $66,380 $6,638
2008 $860 $58,110 $5,811
2007 $766 $58,110 $5,811

Sale History

DateEventPrice
2022-03-08 Sold

Photo Gallery

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            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": -4900,
            "days_after_listed": null,
            "source_listing_id": "215127",
            "price_change_percentage": null
          },
          {
            "date": "2010-06-07",
            "price": 89900,
            "listing": {
              "status": "off_market",
              "list_date": "2010-01-26T14:56:00Z",
              "list_price": 85000,
              "listing_id": "514865963",
              "last_update_date": "2010-09-07T17:07:00Z",
              "last_status_change_date": "2010-09-07T17:07:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": -4100,
            "days_after_listed": null,
            "source_listing_id": "215127",
            "price_change_percentage": null
          },
          {
            "date": "2010-01-26",
            "price": 94000,
            "listing": {
              "status": "off_market",
              "list_date": "2009-04-23T14:53:00Z",
              "list_price": 94000,
              "listing_id": "507446739",
              "last_update_date": "2010-02-13T23:27:00Z",
              "last_status_change_date": "2010-01-26T16:56:00Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": 0,
            "days_after_listed": "240 days",
            "source_listing_id": "201925",
            "price_change_percentage": null
          },
          {
            "date": "2010-01-26",
            "price": 94000,
            "listing": {
              "status": "off_market",
              "list_date": "2010-01-26T14:56:00Z",
              "list_price": 85000,
              "listing_id": "514865963",
              "last_update_date": "2010-09-07T17:07:00Z",
              "last_status_change_date": "2010-09-07T17:07:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "215127",
            "price_change_percentage": null
          },
          {
            "date": "2009-11-09",
            "price": 94000,
            "listing": {
              "status": "off_market",
              "list_date": "2009-04-23T14:53:00Z",
              "list_price": 94000,
              "listing_id": "507446739",
              "last_update_date": "2010-02-13T23:27:00Z",
              "last_status_change_date": "2010-01-26T16:56:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": -3000,
            "days_after_listed": null,
            "source_listing_id": "201925",
            "price_change_percentage": null
          },
          {
            "date": "2009-10-18",
            "price": 97000,
            "listing": {
              "status": "off_market",
              "list_date": "2009-04-23T14:53:00Z",
              "list_price": 94000,
              "listing_id": "507446739",
              "last_update_date": "2010-02-13T23:27:00Z",
              "last_status_change_date": "2010-01-26T16:56:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": -2900,
            "days_after_listed": null,
            "source_listing_id": "201925",
            "price_change_percentage": null
          },
          {
            "date": "2009-07-22",
            "price": 99900,
            "listing": {
              "status": "off_market",
              "list_date": "2009-04-23T14:53:00Z",
              "list_price": 94000,
              "listing_id": "507446739",
              "last_update_date": "2010-02-13T23:27:00Z",
              "last_status_change_date": "2010-01-26T16:56:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": -5000,
            "days_after_listed": null,
            "source_listing_id": "201925",
            "price_change_percentage": null
          },
          {
            "date": "2009-05-31",
            "price": 104900,
            "listing": {
              "status": "off_market",
              "list_date": "2009-04-23T14:53:00Z",
              "list_price": 94000,
              "listing_id": "507446739",
              "last_update_date": "2010-02-13T23:27:00Z",
              "last_status_change_date": "2010-01-26T16:56:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "CentralMSMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "201925",
            "price_change_percentage": null
          }
        ],
        "building_permits_history": null
      }
    },
    "rmn_listing_attribution": true
  },
  "property_id": "7706413395",
  "generated_at": "2026-02-16T23:22:19.435567Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 65.0
  },
  "utility_allowance": {
    "zip_code": "39212",
    "home_photo": "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m3660058283s-w1280.jpg",
    "rent_price": 1241.0,
    "loan_amount": 99999.2,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/123-Fairoaks-Dr_Jackson_MS_39212_M77064-13395",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 124999.0,
    "loan_term_years": 30,
    "annual_cash_flow": 10585.63,
    "mortgage_monthly": 665.3,
    "payment_standard": 1620.0,
    "total_amount_out": 24999.8,
    "additional_photos": [
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m217894263s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m1826966773s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m1913010065s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m122403589s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m919823119s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m712659968s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m3811375725s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m2930376276s-w1280.jpg",
      "https://ap.rdcpix.com/c90ebf78395767eba961ed5c78894e3el-m607571962s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 59.75,
    "monthly_cash_flow": 882.14,
    "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 information indicates 'Central Air' is present.",
        "utility": "Air Conditioning",
        "allowance": 12
      },
      {
        "note": "Property has a 'Cooktop'. Electric fuel is assumed as gas is not explicitly mentioned and is the more expensive option on the schedule when ambiguous.",
        "utility": "Cooking",
        "allowance": 11
      },
      {
        "note": "Property has 'Central' and 'Forced Air' heating. Electric fuel is assumed as gas is not specified and is the more expensive option on the schedule when ambiguous.",
        "utility": "Heating",
        "allowance": 50
      },
      {
        "note": "Standard allowance for miscellaneous tenant-paid electric costs.",
        "utility": "Other Electric",
        "allowance": 69
      },
      {
        "note": "Property details do not list a microwave as a provided appliance, so it is assumed to be tenant-owned.",
        "utility": "Range/Microwave",
        "allowance": 3
      },
      {
        "note": "Property details do not list a refrigerator as a provided appliance, so it is assumed to be tenant-owned.",
        "utility": "Refrigerator",
        "allowance": 4
      },
      {
        "note": "Property details explicitly state 'Public Sewer'.",
        "utility": "Sewer",
        "allowance": 60
      },
      {
        "note": "This is a standard utility for single-family homes and is included as a tenant responsibility unless otherwise specified.",
        "utility": "Trash Collection",
        "allowance": 37
      },
      {
        "note": "Property details explicitly state 'Public' water source.",
        "utility": "Water",
        "allowance": 104
      },
      {
        "note": "Property has hot water. Electric fuel is assumed as gas is not explicitly mentioned and is the more expensive option on the schedule when ambiguous.",
        "utility": "Water Heating",
        "allowance": 29
      }
    ],
    "cash_on_cash_return": 0.42,
    "down_payment_amount": 24999.8,
    "property_tax_annual": 2100.17,
    "property_tax_monthly": 175.01,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 379.0,
    "property_management_rate": 0.1,
    "_fetched_payment_standard": {
      "sources": [
        "https://www.huduser.gov/portal/datasets/fmr.html",
        "https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/",
        "https://www.unitedstateszipcodes.org/39212/"
      ],
      "effective_date": "2025-10-01"
    },
    "property_tax_history_year": 2024,
    "annual_cash_flow_after_debt": 2602.06,
    "property_management_monthly": 124.1,
    "monthly_cash_flow_after_debt": 216.84,
    "cash_on_cash_return_after_debt": 0.1
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Overall this property appears to be in fair-to-good condition with mostly cosmetic repairs and a few medium-priority inspection risks. The house shows updated-looking floors, functioning fixtures and a central HVAC duct layout, but seller photos do not show electrical panel, water heater, smoke/CO detectors, or proof of functioning HVAC. Missing/uncertain items (smoke/CO detectors, GFCI, functional HVAC, fridge) and a few cosmetic repairs are the primary items to address. With targeted fixes and verification/testing of systems the home is likely Section 8 / HCV-ready within ~30 days.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 70.0,
            "rationale": "Interior finishes are generally serviceable: recent-looking laminate floors, painted walls and trim, working faucets and cabinets present. Visible cosmetic issues include scuffed/dirty trim at entry, stained porch ceiling, cabinet wear and a missing refrigerator in photos. Stove/oven appears present but the appliance front looks worn/dented. These are mostly cosmetic or capital-repair items (paint, cabinet repair, appliance replacement/repair). No widespread collapsed ceilings, exposed subfloor or obvious structural failure visible that would force a major rehab."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risks",
            "score": 65.0,
            "rationale": "No obvious life-threatening hazards seen (no collapsed ceilings, no standing water, no visible major foundation cracks). A deadbolt appears present at the entry and windows have security bars (may affect egress—need verification). Smoke/CO detectors are not clearly visible in the photos; one small round device is seen near the fireplace but not confirmed. Some wall/ceiling staining near fixtures could indicate past water intrusion that should be checked. A few outlets and low-voltage cables are exposed/loose and will need proper covers. GFCI protection in kitchen/bath not clearly identifiable. Overall moderate compliance risk pending verification of smoke/CO detectors, egress window dimensions and GFCI functionality."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems (HVAC, electrical, plumbing, roof)",
            "score": 60.0,
            "rationale": "Central HVAC registers are visible in ceilings indicating a ducted system, but no condenser/air handler photos or confirmation of operation. Kitchen plumbing and sink appear intact. Water heater, electrical panel and breaker condition are not shown. Roof appears intact from exterior photo with no obvious sagging or large missing shingles, but soffit/eave staining near entry suggests mildew or past moisture. Given missing system evidence (water heater/panel/testing), systems risk is moderate and would require functional testing to confirm."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 75.0,
            "rationale": "Exterior photos show a sound single-story envelope, attached two-car garage and driveway in reasonable condition. Landscaping is basic with some overgrown shrubs near entry. Window security bars are present (tenant safety vs egress tradeoff). Minor staining on exterior siding and at front porch soffit/ceiling indicates cleaning/paint and caulking are needed. No visible major foundation movement, standing water, or severe exterior deterioration in provided photos."
          }
        ],
        "red_flags": [],
        "confidence": 0.65,
        "assumptions": [
          "No rental history in last 5 years (snapshot shows missing); rental_history_activity excluded from weighted score.",
          "Central HVAC exists and is ducted (ceiling registers visible) but its operational status is unknown.",
          "Water heater and electrical service exist in the home but were not photographed; assume present but unverified.",
          "Window security bars are fixed and may reduce emergency egress dimension; assume windows meet egress sizes unless proven otherwise.",
          "No active roof leaks are present; small discoloration on some ceilings is assumed to be prior stains, not currently active.",
          "Appliances: stove is present (appears worn); refrigerator is not shown and should be provided to tenants (easy-to-fix capital item)."
        ],
        "overall_score": 67.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Moderate inspection risk. The house is broadly serviceable and likely rentable after addressing a short list of safety and cosmetic items, but several safety-critical items need attention before passing a HUD/NSPIRE initial HCV inspection: install/verify smoke and CO alarms, ensure any security bars on windows are egress-compliant or removed, add GFCI protection near kitchen sink, investigate and repair ceiling stains/roof or plumbing leaks, and complete kitchen cabinet repairs and final cleaning. Expect 30–60 days to be inspection-ready depending on how quickly the safety items and any leak repairs are completed.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 65.0,
            "rationale": "Interior photos show generally clean, updated laminate flooring and painted walls but several cosmetic and minor repair needs: base cabinets show missing panels/drawer fronts, one cabinet face and trim need repair, some wall scuffs and minor ceiling staining, window coverings appear improvised (sheets). Kitchen range is present but a refrigerator is not shown in listing photos (likely missing). Porch area shows leaf/debris accumulation and some staining of the soffit/ceiling. These items are generally cosmetic/finishing and medium-effort carpentry/paint tasks rather than heavy structural work."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance (NSPIRE risk)",
            "score": 45.0,
            "rationale": "Key NSPIRE safety items not visible or potentially non-compliant: no smoke detectors or CO alarms are visible in photos (required), kitchen sink area shows standard outlet(s) rather than visible GFCI protection, several large windows (living/front) have security bars visible behind curtains which may impede emergency egress if not quick-release/egress-compliant, and there are ceiling stains near the entry and living area indicating prior or ongoing water intrusion that could hide active leaks or mold. Entry door has a deadbolt present. No exposed live wiring is evident in photos; outlet covers mostly present. Because smoke detectors and egress are primary safety pass/fail items, score is reduced."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, electrical, plumbing, roof)",
            "score": 60.0,
            "rationale": "Photos show central HVAC supply/return vents in ceilings (indicating central system present) but no mechanical equipment or water heater is pictured to verify age/operation. Electrical: multiple outlet locations and covers present, but the main panel was not shown. Plumbing fixtures (kitchen double sink) appear intact; stove is present and appears older. Roof is visible in exterior shot and appears aged but not collapsed — no obvious sagging. Ceiling stains suggest a prior roof or plumbing leak that should be investigated. Overall systems appear present but unverified; inspection risk is moderate until equipment operation and panel condition are confirmed."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 75.0,
            "rationale": "Exterior photos show an attached two-car garage, brick and stucco facade in generally serviceable condition, and an asphalt driveway. Yard is sloped but tidy; shrubs need trimming. No visible major foundation cracking, no collapsed walkways or collapsed structures in photos. Porch concrete has leaf debris and staining. Roof shingles appear aged with some discoloration but no visible large-scale failure from available angles. Site shows typical deferred-maintenance items rather than structural failure."
          }
        ],
        "red_flags": [
          "No visible smoke detectors or carbon monoxide alarms (NSPIRE/HUD required).",
          "Security bars visible on front/living windows — may block emergency egress if not quick-release/egress-compliant.",
          "Ceiling stains in entry and living areas indicating possible roof or plumbing leaks that must be investigated and repaired.",
          "No visible GFCI-protected outlet at or immediately adjacent to the kitchen sink (electrical safety issue)."
        ],
        "confidence": 0.65,
        "assumptions": [
          "Listing photos are recent and representative of current condition.",
          "Central HVAC exists and vents seen are functional; system operation was not verified because units are not pictured.",
          "Water heater and electrical panel were not shown; their condition is unknown.",
          "Stove/oven is present and appears older but functional; refrigerator is not shown and likely not provided.",
          "Window security bars exist on at least the front/living windows; it's unknown whether they have quick-release egress hardware.",
          "No obvious active mold colonies visible in photos beyond staining; mold was not directly observed but water stains imply potential risk.",
          "Smoke and carbon monoxide detectors are not visible in photos and are assumed missing until verified."
        ],
        "overall_score": 60.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall the property appears to be in fair-to-good turnkey condition with mostly cosmetic repairs needed. Flooring, paint, and cabinets need modest work; a functioning stove and sink are present though a refrigerator is not shown. Major structural issues are not evident in photos. Primary NSPIRE risks that could cause an initial inspection failure are unverified GFCI protection in the kitchen, window security bars that may block bedroom egress unless they have quick‑release mechanisms, and unconfirmed smoke/CO detector placement and operation. Because the home was built in 1976, lead‑based paint requirements apply and must be addressed. If the mechanical systems (HVAC, water heater, electrical panel) are operational and the GFCI/egress/smoke detector items are rectified, the property should be ready to rent within 2–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 75.0,
            "rationale": "Interior shows mostly cosmetic issues: scuffed/dirty paint, some cabinet wear (kitchen has missing/loose trim and an open cabinet area), temporary window coverings and leaves/debris at entry. Flooring and trim appear intact and recently installed laminate. Stove present; refrigerator not shown (likely missing). Overall repair needs are minor-to-moderate cosmetic and carpentry work that can be completed quickly."
          },
          {
            "key": "safety_code",
            "label": "Safety / Code Compliance Risk",
            "score": 60.0,
            "rationale": "No obvious life‑threatening hazards visible in photos. Entry door has a deadbolt. Ceiling registers and small round ceiling devices suggest smoke alarms but locations/working status not confirmed. Kitchen outlets near sink do not show GFCI receptacle in photos (possible fail). Several large windows have exterior security bars visible from living/front windows — bedroom egress status and quick‑release capability not confirmed (egress hazard if not quick‑release). Some ceiling discoloration/stains visible (possible prior leak). Property built 1976 triggers HUD lead‑paint rules (pre‑1978). Because several required items (GFCI, egress quick‑release, verified smoke/CO) are unconfirmed, there is moderate NSPIRE risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems / Mechanical Condition",
            "score": 60.0,
            "rationale": "Central HVAC appears present (ceiling supply/return registers visible) but system equipment (furnace/condensing unit) and operational status not shown. Roof looks intact from distance with no visible sagging, but age appears moderate and flashing/vents not inspected. Water heater, electrical panel, and plumbing supply/drain details not provided. Kitchen plumbing fixtures appear in place and not leaking in photos. Given unknown condition of major systems and no visible catastrophic failures, score reflects moderate uncertainty and likely need for appliance/system verification and possible minor repairs."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 75.0,
            "rationale": "Exterior envelope (brick and stucco) looks generally intact; driveway and yard show only normal wear and need minor cleanup/landscaping. Entry porch has staining and leaf accumulation. Roof appears aged but not visibly failed or sagging. Security bars on windows are present (affect egress considerations). No visible standing water, major foundation cracks, or collapsed elements in provided photos."
          }
        ],
        "red_flags": [
          "Potential non‑quick‑release window security bars on windows — bedroom egress failure risk.",
          "No visible GFCI receptacle(s) at kitchen sink/counter — potential immediate fail under local code/NSPIRE for electrical safety.",
          "Unconfirmed placement/operation of smoke and carbon monoxide detectors — required for pass.",
          "Pre‑1978 construction (1976) — lead‑based paint rules apply; any deteriorated paint must be addressed per HUD requirements.",
          "Ceiling discoloration/stains observed (possible prior water intrusion) — requires verification to rule out active leak or roof/pipe issue."
        ],
        "confidence": 0.65,
        "assumptions": [
          "Photos represent current condition of the majority of main living areas; bathrooms and mechanical closets were not photographed.",
          "Central HVAC exists and is the primary heating/cooling (ceiling registers present); the outdoor condensing unit and gas/electric furnace/water heater locations were not provided and their functionality is unknown.",
          "Smoke detector(s) are likely present (small round ceiling devices visible) but their number, placement, and operational status (battery/hardwired) are unverified.",
          "Kitchen GFCI protection is not visible in photos; assume no GFCI unless shown otherwise.",
          "Window/security bars observed on front windows may also be present on bedroom windows; assume bedroom egress could be impacted unless quick‑release is demonstrated.",
          "No evidence of active roof leaks or major structural movement was seen in photos; ceiling discoloration likely from a prior stain but not an active collapse.",
          "Refrigerator not shown in listing photos and likely not provided; missing fridge reduces convenience but is not a safety failure.",
          "Because the home was built in 1976, federal/state lead‑based paint disclosure and potential remediation requirements apply for households with children under 6 or pregnant women."
        ],
        "overall_score": 68.0,
        "rubric_version": "ns-pm-2026-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "123 Fairoaks Dr, Jackson, MS, 39212",
    "aggregate": {
      "summary": "Overall this property appears to be in fair-to-good condition with mostly cosmetic repairs and a few medium-priority inspection risks. The house shows updated-looking floors, functioning fixtures and a central HVAC duct layout, but seller photos do not show electrical panel, water heater, smoke/CO detectors, or proof of functioning HVAC. Missing/uncertain items (smoke/CO detectors, GFCI, functional HVAC, fridge) and a few cosmetic repairs are the primary items to address. With targeted fixes and verification/testing of systems the home is likely Section 8 / HCV-ready within ~30 days.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition and repairs",
          "score": 70.0,
          "rationale": "Interior finishes are generally serviceable: recent-looking laminate floors, painted walls and trim, working faucets and cabinets present. Visible cosmetic issues include scuffed/dirty trim at entry, stained porch ceiling, cabinet wear and a missing refrigerator in photos. Stove/oven appears present but the appliance front looks worn/dented. These are mostly cosmetic or capital-repair items (paint, cabinet repair, appliance replacement/repair). No widespread collapsed ceilings, exposed subfloor or obvious structural failure visible that would force a major rehab."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope and site condition",
          "score": 75.0,
          "rationale": "Exterior photos show a sound single-story envelope, attached two-car garage and driveway in reasonable condition. Landscaping is basic with some overgrown shrubs near entry. Window security bars are present (tenant safety vs egress tradeoff). Minor staining on exterior siding and at front porch soffit/ceiling indicates cleaning/paint and caulking are needed. No visible major foundation movement, standing water, or severe exterior deterioration in provided photos."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety & code risks",
          "score": 56.7,
          "rationale": "No obvious life-threatening hazards seen (no collapsed ceilings, no standing water, no visible major foundation cracks). A deadbolt appears present at the entry and windows have security bars (may affect egress—need verification). Smoke/CO detectors are not clearly visible in the photos; one small round device is seen near the fireplace but not confirmed. Some wall/ceiling staining near fixtures could indicate past water intrusion that should be checked. A few outlets and low-voltage cables are exposed/loose and will need proper covers. GFCI protection in kitchen/bath not clearly identifiable. Overall moderate compliance risk pending verification of smoke/CO detectors, egress window dimensions and GFCI functionality."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems (HVAC, electrical, plumbing, roof)",
          "score": 60.0,
          "rationale": "Central HVAC registers are visible in ceilings indicating a ducted system, but no condenser/air handler photos or confirmation of operation. Kitchen plumbing and sink appear intact. Water heater, electrical panel and breaker condition are not shown. Roof appears intact from exterior photo with no obvious sagging or large missing shingles, but soffit/eave staining near entry suggests mildew or past moisture. Given missing system evidence (water heater/panel/testing), systems risk is moderate and would require functional testing to confirm."
        }
      ],
      "red_flags": [],
      "confidence": 0.82,
      "assumptions": [
        "No rental history in last 5 years (snapshot shows missing); rental_history_activity excluded from weighted score.",
        "Central HVAC exists and is ducted (ceiling registers visible) but its operational status is unknown.",
        "Water heater and electrical service exist in the home but were not photographed; assume present but unverified.",
        "Window security bars are fixed and may reduce emergency egress dimension; assume windows meet egress sizes unless proven otherwise.",
        "No active roof leaks are present; small discoloration on some ceilings is assumed to be prior stains, not currently active.",
        "Appliances: stove is present (appears worn); refrigerator is not shown and should be provided to tenants (easy-to-fix capital item)."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 65.0,
      "rubric_version": "2026-02-NSPIRE-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7706413395"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.