Property ID: 7910827759
1946 Oakwood Pl, Jackson, MS, 39213
Jackson, MS
Money Down: $31,176
CoC Return: -12.37%
Monthly Cash Flow: $-321
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,980
Closing Costs
$5,196
Total Down
$31,176
Investment Snapshot
Purchase Price
$129,900
Money Down
$31,176
Cash-on-Cash Return
-12.37%
Rent
$811
Monthly Cash Flow
$-321
Annual Cash Flow
$-3,857
Debt Service / Mo
$691
Property Tax / Mo
$280
Insurance / Mo
$80
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$811
Payment Standard
$1,190
Rent
$811
Insurance
$80
Property Tax
$280
Management
$81
Utilities Allowance
$379
NOI (Monthly)
$370
Debt Service
$691
Cash Flow After Debt
$-321
Quality Score: 61.00%
Confidence: 82.00%
Exterior and curb appeal are good and the structure shows no obvious exterior structural failures. Major uncertainty stems from the property being occupied with no interior access and 'selling as-is' at auction — interior safety items (smoke/CO detectors, GFCI, egress windows), appliance condition, and major systems (HVAC, water heater, electrical panel) cannot be verified. Likely requires interior inspection and modest repairs/updates; overall assessment indicates minor-to-moderate work needed and a probable path to pass an initial HCV/NSPIRE inspection within 30 days if interior issues are limited to common items (detectors, minor appliance/fixture replacement, GFCI).
Section 8 Payment Standard
$1,190
Utility Allowance Total
$379
Guaranteed Section 8 Rent (PS - Utilities)
$811
Property Management
$81
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$129,900
Beds
3
Baths
2
Living Area
1,704 sqft
Lot Size
12,632 sqft
Year Built
1984
Days on Market
58
Capital Outlay
$31,176
Debt Service
$691
Property Tax / Mo
$280
Insurance / Mo
$80
Property Description
This property is being offered for sale through an AUCTION. Auction dates - 2/15/26 - 2/17/26 ***PROPERTY IS OCCUPIED. No access will be allowed and do not approach the occupants.*** Selling As-Is. Number of bedrooms and baths are estimated. Contact an agent for more details.
Utility Allowances
Air Conditioning
$12
Property information indicates the presence of cooling, and this is a standard utility for a single-family home in this region.
Cooking
$11
Cooking fuel is not specified. Electric was chosen as a common option and is more expensive than natural gas, ensuring a sufficient allowance.
Heating
$50
Heating fuel is not specified. Electric was chosen as it is a common option and more expensive than natural gas, ensuring a sufficient allowance.
Other Electric
$69
Standard allowance for general electricity usage (lights, outlets) in a home of this size.
Range/Microwave
$3
The property listing does not explicitly state that a range or microwave is provided, so an allowance for a tenant-owned appliance is included.
Refrigerator
$4
The property listing does not explicitly state that a refrigerator is provided, so an allowance for a tenant-owned appliance is included.
Sewer
$60
Property information explicitly states the home is connected to 'Public Sewer'.
Trash Collection
$37
Inferred as a standard municipal service for a single-family residence, although not explicitly mentioned in the property details.
Water
$104
Property information explicitly states the home is connected to a 'Public' water source.
Water Heating
$29
Water heater fuel is not specified. Electric was chosen for consistency with other fuel choices and is more expensive than natural gas.
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$937
DP3 Annual Estimate$979
DP1 Monthly Equivalent$78
DP3 Monthly Equivalent$82
Replacement Value$82,550
Basis1,704 sqft / 1984
Nearby Houses
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1920 W County Line Rd
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6266 Amblewood Dr
sold · 0.28 mi
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3 bd / 3 ba · 2,583 sqft
Latest sale: — on Aug 29, 2022
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6319 Cedarwood Dr
sold · 0.30 mi
Price: $135,000
4 bd / 3 ba · 2,485 sqft
Latest sale: — on Dec 08, 2023
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6254 Amblewood Dr
sold · 0.33 mi
Price: $279,900
5 bd / 4 ba · 3,862 sqft
Latest sale: — on Dec 27, 2019
Latest rent: —
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6549 Richwood Dr
sold · 0.33 mi
Price: $119,900
3 bd / 2 ba · 1,952 sqft
Latest sale: — on Jul 27, 2022
Latest rent: —
Photo unavailable
6313 Cedarwood Dr
sold · 0.34 mi
Price: $340,000
5 bd / 4 ba · 4,908 sqft
Latest sale: — on May 06, 2024
Latest rent: —
Photo unavailable
6237 Tanglewood Dr
sold · 0.38 mi
Price: $179,000
4 bd / 2 ba · 2,113 sqft
Latest sale: — on May 17, 2024
Latest rent: —
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1738 Tanglewood Cv
sold · 0.39 mi
Price: $275,500
4 bd / 3 ba · 2,759 sqft
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6217 Berrywood Dr
sold · 0.43 mi
Price: $289,000
4 bd / 4 ba · 2,895 sqft
Latest sale: — on Mar 10, 2022
Latest rent: —
Photo unavailable
6215 Amblewood Dr
sold · 0.47 mi
Price: $265,000
4 bd / 3 ba · 3,000 sqft
Latest sale: — on Feb 16, 2023
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior was not available for inspection; all interior safety and systems (smoke/CO detectors, GFCI outlets, plumbing, hot water, water heater, electrical panel, HVAC) are unknown.
- No visible exterior structural sagging, large roof failure, collapsed ceilings, or standing water were observed in the photos; assume no active major structural collapse.
- Windows with security bars are assumed present; potential egress impact is unknown without interior view of release mechanisms.
- Appliances (stove/fridge) and interior finishes may be missing or in poor condition because property is sold 'as-is' at auction; missing appliances would be treated as capital items and not automatic inspection failures.
- Mature trees close to the house may require trimming but are not indicating immediate roof or foundation failure based on photos.
- No rental history in last 5 years (rental_history_last_5y missing) so rental_history_activity criterion excluded from scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $3,263 | $112,550 | $16,883 |
| 2023 | $1,864 | $112,550 | $11,255 |
| 2021 | $1,865 | $112,550 | $11,255 |
| 2020 | $1,829 | $111,300 | $11,130 |
| 2019 | $1,831 | $111,300 | $11,130 |
| 2018 | $1,807 | $111,300 | $11,130 |
| 2017 | $1,808 | $111,300 | $11,130 |
| 2016 | $1,752 | $111,300 | $11,130 |
| 2015 | $1,657 | $109,340 | $10,934 |
| 2014 | $1,655 | $109,340 | $10,934 |
| 2013 | $1,600 | $109,340 | $10,934 |
| 2012 | $1,600 | $109,340 | $10,934 |
| 2011 | $1,502 | $105,220 | $10,522 |
| 2010 | $1,492 | $105,220 | $10,522 |
| 2009 | $1,492 | $105,220 | $10,522 |
| 2008 | $1,492 | $80,300 | $8,030 |
| 2007 | $1,082 | $80,300 | $8,030 |
Sale History
| Date | Event | Price |
|---|---|---|
| 1987-08-19 | Sold | — |
Photo Gallery
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"href": "https://www.propertypanorama.com/1946-Oakwood-Place-Jackson-MS-39213/unbranded"
}
],
"lead_attributes": {
"lead_type": "co_broke",
"market_type": "unity",
"show_contact_an_agent": true,
"is_veterans_united_eligible": true
},
"search_promotions": null,
"price_reduced_amount": null,
"property_tax_history": {
"home": {
"status": "for_sale",
"tax_history": [
{
"tax": 3263,
"year": 2024,
"market": {
"land": 30000,
"total": 112550,
"building": 82550
},
"assessment": {
"land": 4500,
"total": 16883,
"building": 12383
}
},
{
"tax": 1864,
"year": 2023,
"market": {
"land": 30000,
"total": 112550,
"building": 82550
},
"assessment": {
"land": 3000,
"total": 11255,
"building": 8255
}
},
{
"tax": 1865,
"year": 2021,
"market": {
"land": 30000,
"total": 112550,
"building": 82550
},
"assessment": {
"land": 3000,
"total": 11255,
"building": 8255
}
},
{
"tax": 1829,
"year": 2020,
"market": {
"land": 30000,
"total": 111300,
"building": 81300
},
"assessment": {
"land": 3000,
"total": 11130,
"building": 8130
}
},
{
"tax": 1831,
"year": 2019,
"market": {
"land": 30000,
"total": 111300,
"building": 81300
},
"assessment": {
"land": 3000,
"total": 11130,
"building": 8130
}
},
{
"tax": 1807,
"year": 2018,
"market": {
"land": 30000,
"total": 111300,
"building": 81300
},
"assessment": {
"land": 3000,
"total": 11130,
"building": 8130
}
},
{
"tax": 1808,
"year": 2017,
"market": {
"land": 30000,
"total": 111300,
"building": 81300
},
"assessment": {
"land": 3000,
"total": 11130,
"building": 8130
}
},
{
"tax": 1752,
"year": 2016,
"market": {
"land": 30000,
"total": 111300,
"building": 81300
},
"assessment": {
"land": 3000,
"total": 11130,
"building": 8130
}
},
{
"tax": 1657,
"year": 2015,
"market": {
"land": 30000,
"total": 109340,
"building": 79340
},
"assessment": {
"land": 3000,
"total": 10934,
"building": 7934
}
},
{
"tax": 1655,
"year": 2014,
"market": {
"land": 30000,
"total": 109340,
"building": 79340
},
"assessment": {
"land": 3000,
"total": 10934,
"building": 7934
}
},
{
"tax": 1600,
"year": 2013,
"market": {
"land": 30000,
"total": 109340,
"building": 79340
},
"assessment": {
"land": 3000,
"total": 10934,
"building": 7934
}
},
{
"tax": 1600,
"year": 2012,
"market": {
"land": 30000,
"total": 109340,
"building": 79340
},
"assessment": {
"land": 3000,
"total": 10934,
"building": 7934
}
},
{
"tax": 1502,
"year": 2011,
"market": {
"land": 30000,
"total": 105220,
"building": 75220
},
"assessment": {
"land": 3000,
"total": 10522,
"building": 7522
}
},
{
"tax": 1492,
"year": 2010,
"market": {
"land": 30000,
"total": 105220,
"building": 75220
},
"assessment": {
"land": 3000,
"total": 10522,
"building": 7522
}
},
{
"tax": 1492,
"year": 2009,
"market": {
"land": 30000,
"total": 105220,
"building": 75220
},
"assessment": {
"land": 3000,
"total": 10522,
"building": 7522
}
},
{
"tax": 1492,
"year": 2008,
"market": {
"land": 6500,
"total": 80300,
"building": 73800
},
"assessment": {
"land": 650,
"total": 8030,
"building": 7380
}
},
{
"tax": 1082,
"year": 2007,
"market": {
"land": 6500,
"total": 80300,
"building": 73800
},
"assessment": {
"land": 650,
"total": 8030,
"building": 7380
}
}
],
"property_history": [
{
"date": "2025-12-20",
"price": 129900,
"listing": {
"status": "for_sale",
"list_date": "2025-12-20T17:30:32Z",
"list_price": 129900,
"listing_id": "2989623735",
"last_update_date": "2026-02-12T15:44:16Z",
"last_status_change_date": "2025-12-20T17:30:32Z"
},
"event_name": "Listed",
"price_sqft": 76.23239436619718,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4134345",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "7910827759",
"generated_at": "2026-02-16T23:25:59.219018Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 61.0
},
"utility_allowance": {
"zip_code": "39213",
"home_photo": "https://ap.rdcpix.com/83aba102a8affacaf6b46485390ddc30l-m2219601562s-w1280.jpg",
"rent_price": 811.0,
"loan_amount": 103920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1946-Oakwood-Pl_Jackson_MS_39213_M79108-27759",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 129900.0,
"loan_term_years": 30,
"annual_cash_flow": 4439.91,
"mortgage_monthly": 691.38,
"payment_standard": 1190.0,
"total_amount_out": 25980.0,
"additional_photos": [
"https://ap.rdcpix.com/83aba102a8affacaf6b46485390ddc30l-m2144680149s-w1280.jpg",
"https://ap.rdcpix.com/83aba102a8affacaf6b46485390ddc30l-m2360821061s-w1280.jpg",
"https://ap.rdcpix.com/83aba102a8affacaf6b46485390ddc30l-m3271776690s-w1280.jpg",
"https://ap.rdcpix.com/83aba102a8affacaf6b46485390ddc30l-m1895227796s-w1280.jpg",
"https://ap.rdcpix.com/83aba102a8affacaf6b46485390ddc30l-m1586315974s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 79.83,
"monthly_cash_flow": 369.99,
"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": "Property information indicates the presence of cooling, and this is a standard utility for a single-family home in this region.",
"utility": "Air Conditioning",
"allowance": 12
},
{
"note": "Cooking fuel is not specified. Electric was chosen as a common option and is more expensive than natural gas, ensuring a sufficient allowance.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Heating fuel is not specified. Electric was chosen as it is a common option and more expensive than natural gas, ensuring a sufficient allowance.",
"utility": "Heating",
"allowance": 50
},
{
"note": "Standard allowance for general electricity usage (lights, outlets) in a home of this size.",
"utility": "Other Electric",
"allowance": 69
},
{
"note": "The property listing does not explicitly state that a range or microwave is provided, so an allowance for a tenant-owned appliance is included.",
"utility": "Range/Microwave",
"allowance": 3
},
{
"note": "The property listing does not explicitly state that a refrigerator is provided, so an allowance for a tenant-owned appliance is included.",
"utility": "Refrigerator",
"allowance": 4
},
{
"note": "Property information explicitly states the home is connected to 'Public Sewer'.",
"utility": "Sewer",
"allowance": 60
},
{
"note": "Inferred as a standard municipal service for a single-family residence, although not explicitly mentioned in the property details.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "Property information explicitly states the home is connected to a 'Public' water source.",
"utility": "Water",
"allowance": 104
},
{
"note": "Water heater fuel is not specified. Electric was chosen for consistency with other fuel choices and is more expensive than natural gas.",
"utility": "Water Heating",
"allowance": 29
}
],
"cash_on_cash_return": 0.17,
"down_payment_amount": 25980.0,
"property_tax_annual": 3360.89,
"property_tax_monthly": 280.07,
"property_tax_increase": 0.03,
"utility_allowance_total": 379.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"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": -3856.68,
"property_management_monthly": 81.1,
"monthly_cash_flow_after_debt": -321.39,
"cash_on_cash_return_after_debt": -0.15
},
"section8_assessment": {
"runs": [
{
"summary": "Exterior and curb appeal are good and the structure shows no obvious exterior structural failures. Major uncertainty stems from the property being occupied with no interior access and 'selling as-is' at auction — interior safety items (smoke/CO detectors, GFCI, egress windows), appliance condition, and major systems (HVAC, water heater, electrical panel) cannot be verified. Likely requires interior inspection and modest repairs/updates; overall assessment indicates minor-to-moderate work needed and a probable path to pass an initial HCV/NSPIRE inspection within 30 days if interior issues are limited to common items (detectors, minor appliance/fixture replacement, GFCI).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 65.0,
"rationale": "Exterior photos show a well-kept brick ranch with maintained lawn, intact shutters, garage door present and no obvious exterior damage. No visible severe drywall, siding, or foundation distress from exterior photos. Property is occupied and being sold 'as-is' at auction, so interior cosmetic and appliance condition is unknown; missing or worn interior fixtures/appliances would be an easy-to-fix/capital item but could moderately reduce readiness. Given good exterior condition but unknown interior, score reflects likely minor-to-moderate interior repairs rather than major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 55.0,
"rationale": "No visible life‑threatening exterior hazards (no collapsed ceilings, sagging rooflines, open trenches, or standing water). However interior safety items required by NSPIRE (smoke/CO detectors, egress windows, GFCI in kitchen/bath, secure deadbolt, exposed wiring, plumbing/hot water status) cannot be verified because the property is occupied and no interior photos or access are provided. Front windows appear to have security bars which may affect egress depending on design. Because these required safety elements are unknown and could be failing, assign a moderate risk score reflecting uncertainty."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, electrical, plumbing",
"score": 50.0,
"rationale": "Roof appears intact from street photos with no visible large patches or sagging, but age (built 1984) suggests systems may be older and due for inspection. No exterior HVAC condenser or water heater is visible in provided photos; electrical service appears present at side of home and garage. Plumbing, water heater, HVAC operational status, and electrical panel condition cannot be confirmed without interior/exterior mechanical photos or access. Given unknowns about critical systems and age of home, score reflects moderate probability of required servicing/repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & neighborhood condition",
"score": 80.0,
"rationale": "Curb appeal is good: maintained lawn, mailbox in place, no visible major foundation exposure or exterior brick damage, driveway and street are in typical condition. Mature trees are near the house (one in front yard) which is common and may require trimming but do not indicate immediate failure. Neighborhood photos show similar maintained homes. Fencing is partially visible and appears present in the rear. Overall exterior/site condition appears well maintained."
}
],
"red_flags": [],
"confidence": 0.45,
"assumptions": [
"Interior was not available for inspection; all interior safety and systems (smoke/CO detectors, GFCI outlets, plumbing, hot water, water heater, electrical panel, HVAC) are unknown.",
"No visible exterior structural sagging, large roof failure, collapsed ceilings, or standing water were observed in the photos; assume no active major structural collapse.",
"Windows with security bars are assumed present; potential egress impact is unknown without interior view of release mechanisms.",
"Appliances (stove/fridge) and interior finishes may be missing or in poor condition because property is sold 'as-is' at auction; missing appliances would be treated as capital items and not automatic inspection failures.",
"Mature trees close to the house may require trimming but are not indicating immediate roof or foundation failure based on photos.",
"No rental history in last 5 years (rental_history_last_5y missing) so rental_history_activity criterion excluded from scoring."
],
"overall_score": 61.0,
"rubric_version": "ns_2026_v1"
},
{
"summary": "Based on exterior photos and listing data, the property presents as a structurally intact single‑story brick home with a maintained yard and serviceable exterior. However, the home is occupied and listed 'as‑is' at auction with no interior access; critical life‑safety items and major systems (smoke/CO detectors, HVAC operation, water heater, plumbing, electrical panel, GFCI outlets, interior condition) could not be verified. Window security bars potentially impair egress and represent an NSPIRE risk unless quick-release mechanisms are present. Overall assessment: moderate repairs and verification required; likely 30–60 days of inspection/repairs to reach Section 8/NSPIRE pass readiness depending on interior condition and systems operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 58.0,
"rationale": "Exterior photos show a maintained lawn, intact brick exterior, garage and driveway in serviceable condition. No visible major structural damage or collapsed elements. Property is listed 'as‑is' and is occupied and being auctioned, which often indicates deferred interior maintenance. Because there are no interior photos, interior cosmetic and minor functional issues (flooring, paint, cabinetry, fixtures, possible missing appliances) are unknown — these typically reduce readiness moderately. Missing appliances would be a moderate deduction but not catastrophic."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 48.0,
"rationale": "No interior access to verify life-safety items (smoke/CO detectors, GFCI outlets, condition of stair/handrails, plumbing/hot water). Window security bars are visible on front windows which may hinder egress unless they have a quick-release — this is an NSPIRE risk. Entry door appears solid and garage present. No exposed wiring or obvious exterior electrical hazards visible. Given the lack of interior verification and the potential egress concern, there is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 50.0,
"rationale": "Roof appears aged but serviceable in photos (no visible sagging or active leak indicators). No HVAC condenser or water‑heater vent is visible in provided exterior photos (condenser may be at rear/out of frame). Electrical meter and likely service present at side; no obvious external plumbing leaks or standing water seen. Because critical systems (HVAC operation, water heater, electrical panel condition, plumbing/hot water) cannot be verified from photos and the property is occupied/as‑is, assume moderate uncertainty and potential for repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Neighborhood and lot appear well maintained. Brick exterior, shutters, garage door and driveway are in decent visible condition. Yard is mowed and no significant debris or obvious infestation visible. A large tree is close to the roofline which can create roof debris/damage risk and may require trimming. Sidewalks/driveway show typical wear but no visible severe trip hazards from provided angles."
}
],
"red_flags": [
"Occupied — no interior access allowed (prevents verification of life‑safety items and major systems).",
"Window security bars on front windows — potential egress obstruction if no quick‑release mechanism.",
"Property offered at auction and 'selling as‑is' — higher probability of deferred interior maintenance or undisclosed issues.",
"No interior verification of smoke detectors, carbon monoxide detectors, GFCI outlets, or operable HVAC — Section 8 inspection risk."
],
"confidence": 0.55,
"assumptions": [
"No interior photos were provided; interior condition, presence/operation of smoke/CO detectors, GFCI outlets, plumbing fixtures, hot water, and appliances are unknown.",
"An HVAC condenser and water-heater are likely present but are not visible in provided photos (may be at rear/out of frame).",
"Window security bars observed on front windows may lack quick-release egress hardware; assumed potential egress obstruction until proven otherwise.",
"Roof is assumed to be aged but not leaking based on no visible sagging or stains in exterior photos; interior ceiling condition unknown.",
"Electrical service and meter are present at side; assumed electrical panel exists and is intact though interior panel condition unknown.",
"Because property is occupied and auctioned 'as‑is', interior deferred maintenance is more likely than a typical actively marketed rental."
],
"overall_score": 56.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "Based on exterior photos and listing data, the property presents as an occupied, generally well‑maintained brick ranch with good curb appeal and no obvious exterior structural failures. However, lack of interior access (occupied, auction 'as-is') prevents verification of critical NSPIRE items (smoke/CO detectors, egress, GFCI, HVAC/water heater condition, plumbing, and interior safety hazards). The visible metal security/grill on front windows raises a potential egress compliance risk. Overall the property is likely rent-ready with minor repairs in many scenarios but carries moderate inspection risk until an interior inspection confirms alarms, egress, and system operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Exterior photos show a maintained brick single-story house with intact windows, doors, garage, and a mowed lawn. Curb appeal is good and there is no obvious exterior structural damage. The listing is an 'as-is' auction and the property is occupied with no interior access, so interior deferred maintenance (flooring, cabinets, cosmetics, appliances) cannot be confirmed and creates uncertainty. Missing interior photos and occupied status reduce certainty but exterior condition supports a moderate-to-good rating."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Visible exterior items: entry doors appear secure, electrical meter and service conduit visible and intact, no visible exterior wiring hazards, no visible roof sag or active water intrusion. However key NSPIRE items cannot be verified from photos: presence/placement of smoke and CO alarms, GFCI outlets, plumbing/hot water, and egress from bedrooms. Front windows show metal security/grill features which could impede emergency egress if present on bedrooms. Because egress and alarms cannot be confirmed and window security bars are visible, there is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical)",
"score": 60.0,
"rationale": "Roof appears intact with no visible large missing areas or sag in provided photos but shows age consistent with a 1984 build. No HVAC equipment is visible in exterior photos (typical for front shots) so operational status and age of HVAC, water heater, and plumbing cannot be confirmed. Electrical service appears present and the meter/enclosure looks intact from street view. Given the maintained exterior and occupied status, systems are likely functional but the unknown age and lack of interior verification warrant a conservative mid score."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Brick siding and trim appear sound with no visible foundation cracks, major siding damage, or severe roof failure from the street images. Driveway, mailbox, and yard are maintained and free of obvious trip hazards or standing water. Fencing and lot boundaries are not fully shown but visible yard and sidewalks look serviceable and safe from exterior perspective."
}
],
"red_flags": [
"occupied_property_no_access_for_inspection",
"window_security_grills_may_block_egress",
"auction_sale_as-is (unknown interior condition)"
],
"confidence": 0.45,
"assumptions": [
"No interior access was provided; all interior systems, detectors, and conditions are assumed unknown.",
"The property is occupied and lived-in, so major systems (electric, plumbing, HVAC) are likely present and functional but may be older (typical for a 1984 build).",
"Exterior security/grills seen on front windows may extend to other windows; these could impede emergency egress and will need verification/possible removal.",
"Because year built is 1984, lead-based paint federal pre-1978 presumption does not apply, though local/state rules should be checked.",
"No visible active roof leaks, sagging, or major foundation movement were seen from available exterior photos; interior ceilings and attic were not inspected."
],
"overall_score": 65.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1946 Oakwood Pl, Jackson, MS, 39213",
"aggregate": {
"summary": "Exterior and curb appeal are good and the structure shows no obvious exterior structural failures. Major uncertainty stems from the property being occupied with no interior access and 'selling as-is' at auction — interior safety items (smoke/CO detectors, GFCI, egress windows), appliance condition, and major systems (HVAC, water heater, electrical panel) cannot be verified. Likely requires interior inspection and modest repairs/updates; overall assessment indicates minor-to-moderate work needed and a probable path to pass an initial HCV/NSPIRE inspection within 30 days if interior issues are limited to common items (detectors, minor appliance/fixture replacement, GFCI).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 64.3,
"rationale": "Exterior photos show a well-kept brick ranch with maintained lawn, intact shutters, garage door present and no obvious exterior damage. No visible severe drywall, siding, or foundation distress from exterior photos. Property is occupied and being sold 'as-is' at auction, so interior cosmetic and appliance condition is unknown; missing or worn interior fixtures/appliances would be an easy-to-fix/capital item but could moderately reduce readiness. Given good exterior condition but unknown interior, score reflects likely minor-to-moderate interior repairs rather than major rehab."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & neighborhood condition",
"score": 78.3,
"rationale": "Curb appeal is good: maintained lawn, mailbox in place, no visible major foundation exposure or exterior brick damage, driveway and street are in typical condition. Mature trees are near the house (one in front yard) which is common and may require trimming but do not indicate immediate failure. Neighborhood photos show similar maintained homes. Fencing is partially visible and appears present in the rear. Overall exterior/site condition appears well maintained."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 52.7,
"rationale": "No visible life‑threatening exterior hazards (no collapsed ceilings, sagging rooflines, open trenches, or standing water). However interior safety items required by NSPIRE (smoke/CO detectors, egress windows, GFCI in kitchen/bath, secure deadbolt, exposed wiring, plumbing/hot water status) cannot be verified because the property is occupied and no interior photos or access are provided. Front windows appear to have security bars which may affect egress depending on design. Because these required safety elements are unknown and could be failing, assign a moderate risk score reflecting uncertainty."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, electrical, plumbing",
"score": 53.3,
"rationale": "Roof appears intact from street photos with no visible large patches or sagging, but age (built 1984) suggests systems may be older and due for inspection. No exterior HVAC condenser or water heater is visible in provided photos; electrical service appears present at side of home and garage. Plumbing, water heater, HVAC operational status, and electrical panel condition cannot be confirmed without interior/exterior mechanical photos or access. Given unknowns about critical systems and age of home, score reflects moderate probability of required servicing/repairs."
}
],
"red_flags": [],
"confidence": 0.82,
"assumptions": [
"Interior was not available for inspection; all interior safety and systems (smoke/CO detectors, GFCI outlets, plumbing, hot water, water heater, electrical panel, HVAC) are unknown.",
"No visible exterior structural sagging, large roof failure, collapsed ceilings, or standing water were observed in the photos; assume no active major structural collapse.",
"Windows with security bars are assumed present; potential egress impact is unknown without interior view of release mechanisms.",
"Appliances (stove/fridge) and interior finishes may be missing or in poor condition because property is sold 'as-is' at auction; missing appliances would be treated as capital items and not automatic inspection failures.",
"Mature trees close to the house may require trimming but are not indicating immediate roof or foundation failure based on photos.",
"No rental history in last 5 years (rental_history_last_5y missing) so rental_history_activity criterion excluded from scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 61.0,
"rubric_version": "ns_2026_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7910827759"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.