Property ID: 7923914462

419 Carrollton St, Lexington, MS, 39095

Lexington, MS

For Sale Feb 16, 2026 10:30 PM UTC Realtor Zillow Street View
Money Down: $16,800 CoC Return: 15.87% Monthly Cash Flow: $222
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$14,000
Closing Costs
$2,800
Total Down
$16,800
Primary property image

Investment Snapshot

Purchase Price
$69,999
Money Down
$16,800
Cash-on-Cash Return
15.87%
Rent
$841
Monthly Cash Flow
$222
Annual Cash Flow
$2,666
Debt Service / Mo
$373
Property Tax / Mo
$117
Insurance / Mo
$46

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$841
Payment Standard
$1,110
Rent
$841
Insurance
$46
Property Tax
$117
Management
$84
Utilities Allowance
$269
NOI (Monthly)
$595
Debt Service
$373
Cash Flow After Debt
$222

Quality Score: 68.50%

Confidence: 94.00%

Based on the exterior photo and listing notes, this 1961 brick ranch with a ~4-year-old roof appears largely sound and is likely to pass an initial HCV/NSPIRE inspection after basic readiness work (install/verify smoke & CO detectors, GFCI checks, secure locks, minor yard cleanup). Unknown interior/system conditions (HVAC, water heater, electrical panel, appliances) present moderate risk and should be verified. No major structural red flags are visible from the provided materials.

Section 8 Payment Standard
$1,110
Utility Allowance Total
$269
Guaranteed Section 8 Rent (PS - Utilities)
$841
Property Management
$84

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$69,999
Beds
3
Baths
2
Living Area
1,227 sqft
Lot Size
21,780 sqft
Year Built
1961
Days on Market
6
Capital Outlay
$16,800
Debt Service
$373
Property Tax / Mo
$117
Insurance / Mo
$46

Property Description

Great house! Roof is approximately 4 years old. Floors are original hardware. Great floorplan as well. Convenient to everything! Call you favorite agent to view!

Utility Allowances

Air Conditioning
$13
The property is a single-family home and air conditioning is a standard utility. The allowance schedule provides a fixed amount for this for a 3-bedroom unit.
Cooking
$13
Selected 'electric' as the property details explicitly state 'Electricity Connected' but do not mention a gas connection. The value is based on the 3-bedroom schedule.
Heating
$63
Property details note 'Electricity Connected' with no mention of gas. The more expensive 'Electric' option was chosen over 'Electric Heat Pump' as per instructions for ambiguity. The value is for a 3-bedroom unit.
Other Electric
$69
This is a standard fixed charge for general electric use not covered by other specific categories, based on the 3-bedroom schedule.
Range/Microwave
$3
The property data does not specify that a range or microwave is included, so it is assumed to be tenant-provided and the allowance is included.
Refrigerator
$4
The property data does not specify that a refrigerator is included, so it is assumed to be tenant-provided and the allowance is included.
Sewer
$21
The property details explicitly state the home is connected to 'Public Sewer'. The value is based on the 3-bedroom schedule.
Trash Collection
$19
Trash collection is a standard municipal service for a single-family home and is included as a fixed utility in the allowance schedule.
Water
$35
The property details explicitly state the home has a 'Public' water source. The value is based on the 3-bedroom schedule.
Water Heating
$29
Selected 'electric' as the property details explicitly state 'Electricity Connected' but do not mention a gas connection. The value is based on the 3-bedroom schedule.

Source References

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$535
DP3 Annual Estimate$559
DP1 Monthly Equivalent$45
DP3 Monthly Equivalent$47
Replacement Value$40,262
Basis1,227 sqft / 1961

Nearby Houses

Nearby house 1
Photo unavailable

322 North St

sold · 0.08 mi
Price: $79,900
2 bd / 2 ba · 2,092 sqft
Latest sale: — on May 24, 2022
Latest rent: —
Nearby house 2
Photo unavailable

434 Carrollton St

sold · 0.20 mi
Price: $225,000
3 bd / 3 ba · 2,700 sqft
Latest sale: —
Latest rent: —
Photo unavailable

104 Clifton St

sold · 0.25 mi
Price: $199,000
4 bd / 3 ba · 3,998 sqft
Latest sale: — on Mar 02, 2021
Latest rent: —
Nearby house 4
Photo unavailable

18332 MS 17

sold · 0.28 mi
Price: $89,900
3 bd / 2 ba · 1,960 sqft
Latest sale: — on May 30, 2025
Latest rent: —
Nearby house 5
Photo unavailable

405 Tchula St

sold · 0.31 mi
Price: $125,000
3 bd / 2 ba · 2,128 sqft
Latest sale: —
Latest rent: —
Nearby house 6
Photo unavailable

110 Old Tchula Rd

for_sale · 0.32 mi
Price: $69,500
2 bd / 1 ba · 1,304 sqft
Latest sale: —
Latest rent: —
Nearby house 7
Photo unavailable

102 North St

off_market · 0.39 mi
Price: $170,000
3 bd / 2 ba · 1,400 sqft
Latest sale: —
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Interior rooms, ceilings and major structural elements are in generally serviceable condition since no exterior signs of sagging, settlement or roof failure are visible.
  • Listing statement about original hardwoods implies floors are present and not severely damaged (no exposed subfloor visible in photos).
  • Roof is in good condition as stated (approx. 4 years old) and has no active leaks at present.
  • HVAC, water heater, electrical panel and plumbing exist and are operational or repairable; their exact age and condition are unknown and will require verification.
  • Appliances (stove, refrigerator) are not shown; absence would be a moderate capital item but not an automatic inspection fail unless unsafe connections are present.
  • Smoke and carbon monoxide detectors, GFCI outlets, deadbolt locks, and bedroom egress windows are not visible in photos and should be assumed missing/unchecked until verified.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2025 $1,358 $45,309 $6,796
2009 $648 $39,763 $4,016

Sale History

DateEventPrice
2026-02-10 Listed $69,999

Photo Gallery

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          {
            "tax": 648,
            "year": 2009,
            "market": {
              "land": 5047,
              "total": 39763,
              "building": 34716
            },
            "assessment": {
              "land": 505,
              "total": 4016,
              "building": 3511
            }
          }
        ],
        "property_history": [
          {
            "date": "2026-02-10",
            "price": 69999,
            "listing": {
              "status": "for_sale",
              "list_date": "2026-02-10T21:09:46Z",
              "list_price": 69999,
              "listing_id": "2991439163",
              "last_update_date": "2026-02-10T21:13:27Z",
              "last_status_change_date": "2026-02-10T21:09:46Z"
            },
            "event_name": "Listed",
            "price_sqft": 57.048899755501225,
            "source_name": "MLSUnited",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "4138736",
            "price_change_percentage": null
          }
        ],
        "building_permits_history": null
      }
    },
    "rmn_listing_attribution": true
  },
  "property_id": "7923914462",
  "generated_at": "2026-02-16T22:30:46.011765Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 68.5
  },
  "utility_allowance": {
    "zip_code": "39095",
    "home_photo": "https://ap.rdcpix.com/bedb4c172cf52088916141f80e7d9c50l-m826761120s-w1280.jpg",
    "rent_price": 841.0,
    "loan_amount": 55999.2,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/419-Carrollton-Ave_Lexington_MS_39095_M79239-14462",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 69999.0,
    "loan_term_years": 30,
    "annual_cash_flow": 7137.06,
    "mortgage_monthly": 372.56,
    "payment_standard": 1110.0,
    "total_amount_out": 13999.8,
    "additional_photos": [],
    "down_payment_rate": 0.2,
    "insurance_monthly": 45.58,
    "monthly_cash_flow": 594.75,
    "property_tax_rate": 0.0097,
    "_utility_allowance": {
      "sources": [
        "https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/",
        "https://www.mrha6.org/wp-content/uploads/section_8_utility_allowances/Non%20Metro%20Single%20Family%20Detached.pdf"
      ],
      "effective_date": "2025-12-01"
    },
    "utility_allowances": [
      {
        "note": "The property is a single-family home and air conditioning is a standard utility. The allowance schedule provides a fixed amount for this for a 3-bedroom unit.",
        "utility": "Air Conditioning",
        "allowance": 13
      },
      {
        "note": "Selected 'electric' as the property details explicitly state 'Electricity Connected' but do not mention a gas connection. The value is based on the 3-bedroom schedule.",
        "utility": "Cooking",
        "allowance": 13
      },
      {
        "note": "Property details note 'Electricity Connected' with no mention of gas. The more expensive 'Electric' option was chosen over 'Electric Heat Pump' as per instructions for ambiguity. The value is for a 3-bedroom unit.",
        "utility": "Heating",
        "allowance": 63
      },
      {
        "note": "This is a standard fixed charge for general electric use not covered by other specific categories, based on the 3-bedroom schedule.",
        "utility": "Other Electric",
        "allowance": 69
      },
      {
        "note": "The property data does not specify that a range or microwave is included, so it is assumed to be tenant-provided and the allowance is included.",
        "utility": "Range/Microwave",
        "allowance": 3
      },
      {
        "note": "The property data does not specify that a refrigerator is included, so it is assumed to be tenant-provided and the allowance is included.",
        "utility": "Refrigerator",
        "allowance": 4
      },
      {
        "note": "The property details explicitly state the home is connected to 'Public Sewer'. The value is based on the 3-bedroom schedule.",
        "utility": "Sewer",
        "allowance": 21
      },
      {
        "note": "Trash collection is a standard municipal service for a single-family home and is included as a fixed utility in the allowance schedule.",
        "utility": "Trash Collection",
        "allowance": 19
      },
      {
        "note": "The property details explicitly state the home has a 'Public' water source. The value is based on the 3-bedroom schedule.",
        "utility": "Water",
        "allowance": 35
      },
      {
        "note": "Selected 'electric' as the property details explicitly state 'Electricity Connected' but do not mention a gas connection. The value is based on the 3-bedroom schedule.",
        "utility": "Water Heating",
        "allowance": 29
      }
    ],
    "cash_on_cash_return": 0.51,
    "down_payment_amount": 13999.8,
    "property_tax_annual": 1398.74,
    "property_tax_monthly": 116.56,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 269.0,
    "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/"
      ],
      "effective_date": "2025-10-01"
    },
    "property_tax_history_year": 2025,
    "annual_cash_flow_after_debt": 2666.29,
    "property_management_monthly": 84.1,
    "monthly_cash_flow_after_debt": 222.19,
    "cash_on_cash_return_after_debt": 0.19
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Based on the exterior photo and listing notes, this 1961 brick ranch with a ~4-year-old roof appears largely sound and is likely to pass an initial HCV/NSPIRE inspection after basic readiness work (install/verify smoke & CO detectors, GFCI checks, secure locks, minor yard cleanup). Unknown interior/system conditions (HVAC, water heater, electrical panel, appliances) present moderate risk and should be verified. No major structural red flags are visible from the provided materials.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 75.0,
            "rationale": "Exterior visible from photos shows a well-maintained brick ranch with a relatively new roof (listing: ~4 years). Brick veneer and windows appear intact; original hardwoods are advertised which suggests serviceable interior floors rather than damaged subfloor. Minor deferred maintenance visible: lawn needs clean-up, some fallen branches, driveway staining/age. No visible major exterior finish failures. Interior not shown so assumption made that cosmetic work (paint, trim) and possibly appliance replacement or updates will be needed. Missing appliances were not documented in listing; absent interior photos prevent full verification. These are mostly easy-to-fix or capital items rather than structural failures."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 65.0,
            "rationale": "No overt life-threatening hazards visible from exterior photo: roofline appears level (no sagging), no collapsed ceilings, no standing water, and exterior doors/windows appear intact. However critical NSPIRE items cannot be confirmed from the photo: presence/placement of smoke and CO detectors, functioning GFCI in kitchen/baths, bedroom egress windows, deadbolt security on entry, close-up electrical panel condition, and interior plumbing/hot water. Overhanging tree limbs near the roof increase risk of damage during storms and could create inspection concerns if branches have damaged roofing/gutters. These unknowns lower the score to reflect likely minor safety fixes (detectors, GFCI, locks) but no visible severe code violations."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems condition (roof, HVAC, electrical, plumbing)",
            "score": 65.0,
            "rationale": "Roof is reported ~4 years old and appears in good condition on exterior photo — positive for short-term waterproofing. No visible chimney or obvious roof penetrations. Major systems (HVAC, water heater, electrical panel, plumbing) are not visible in photos; house age (1961) means some systems may be older or in need of servicing. No visible signs of active leaks, sagging, or foundation failure. Given the absence of interior/system photos, assume mechanical systems may be operational but should be inspected; expect routine servicing or replacements possible (HVAC, water heater, breakers). This is moderate risk but not an immediate fail based on visible evidence."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 75.0,
            "rationale": "Lot is level with a paved driveway and covered carport. Brick exterior looks intact with no visible major cracks. Foundation visible at grade appears level from photo. Yard is overgrown/unclean in spots with some fallen branches and a large tree close to the house which poses a risk of limb fall; trimming recommended. Driveway shows surface aging and staining but no major collapse. Overall the site is serviceable and mostly minor maintenance is required."
          }
        ],
        "red_flags": [],
        "confidence": 0.45,
        "assumptions": [
          "Interior rooms, ceilings and major structural elements are in generally serviceable condition since no exterior signs of sagging, settlement or roof failure are visible.",
          "Listing statement about original hardwoods implies floors are present and not severely damaged (no exposed subfloor visible in photos).",
          "Roof is in good condition as stated (approx. 4 years old) and has no active leaks at present.",
          "HVAC, water heater, electrical panel and plumbing exist and are operational or repairable; their exact age and condition are unknown and will require verification.",
          "Appliances (stove, refrigerator) are not shown; absence would be a moderate capital item but not an automatic inspection fail unless unsafe connections are present.",
          "Smoke and carbon monoxide detectors, GFCI outlets, deadbolt locks, and bedroom egress windows are not visible in photos and should be assumed missing/unchecked until verified."
        ],
        "overall_score": 70.0,
        "rubric_version": "nspt_section8_v1.0"
      },
      {
        "summary": "Based on exterior photos and listing text, this 1961 single‑family home appears structurally serviceable from the outside with a relatively new roof and intact brick envelope. Major unknowns are interior condition and operational status of HVAC, electrical, plumbing, and life‑safety devices (smoke/CO detectors, GFCI). Expect minor to moderate work to meet NSPIRE: install/verify detectors, GFCI outlets, check egress windows and handrails, and repair any interior cosmetic or appliance issues. Likely rentable under Section 8 after 7–30 days of inspection‑driven fixes if no hidden system failures are found.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 70.0,
            "rationale": "Exterior brick and roof appear in good condition from photos; listing states roof ~4 years old. Yard and carport are serviceable. Listing notes original hardwood floors which suggests interior surfaces may be intact but cosmetically dated. No visible major exterior damage, but interior condition, appliances, light fixtures, outlet covers and other cosmetic repairs are unknown. Missing interior photos increases uncertainty but there is no visible deferred maintenance that would indicate major rehab."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 60.0,
            "rationale": "No obvious life‑threatening exterior hazards visible (no collapsed ceilings, sagging roofline, or standing water). Because only exterior photos are provided, critical NSPIRE items cannot be confirmed: smoke/CO detectors, GFCI protection, secure deadbolt, bedroom egress, exposed wiring, and interior mold/peeling lead paint. The house was built in 1961 (pre‑1978) so a lead paint risk exists until proven otherwise. Given the age and unknown interior condition, assume some mandatory safety updates (detectors, GFCI, possible window/egress or handrail fixes) will be required before passing an initial inspection."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
            "score": 60.0,
            "rationale": "Roof is stated to be approximately 4 years old and appears visually intact; that reduces immediate roof risk. No HVAC condenser, meter, electrical panel, water heater, or plumbing fixtures are visible in available photos. Given the 1961 build date, electrical and plumbing systems may be original or partially updated; absent inspection, moderate risk is assumed. If HVAC and hot water systems are functional, passing is likely after minor repairs; if not functional, more significant repairs would be needed."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 80.0,
            "rationale": "Brick exterior appears sound with level roofline and no visible foundation settlement. Driveway and carport are intact though somewhat aged; yard is flat and clear of standing water. No visible termite/infestation evidence or collapsed structures. Some overgrown brush/tree debris at lot edges but nothing that indicates immediate safety risk to tenants."
          }
        ],
        "red_flags": [
          "Pre-1978 construction (1961) — potential lead‑based paint hazard until evaluated and documented.",
          "No interior photos provided — cannot verify smoke/CO detectors, GFCI protection, bedroom egress, or presence/function of HVAC and water heater (these unknowns are inspection risks)."
        ],
        "confidence": 0.5,
        "assumptions": [
          "Roof is serviceable as advertised (~4 years old) and shows no active leaks from exterior photos.",
          "Interior finish (original hardwood floors) is present and generally intact but may be cosmetically dated.",
          "HVAC, water heater, electrical panel and plumbing are present and functional or serviceable, though not visible in photos.",
          "No visible structural sagging, major foundation movement, or collapsed elements exist beyond the photo area.",
          "Smoke and carbon monoxide detectors, GFCI outlets, and other NSPIRE‑required devices are not visible and should be assumed to require verification or installation.",
          "No appliances or interior fixtures are visible; absence of a refrigerator or range would reduce readiness but not constitute immediate safety failure."
        ],
        "overall_score": 67.0,
        "rubric_version": "nsprite-2026-01"
      },
      {
        "summary": "Based on external photos and listing text, the house appears structurally sound with a relatively new roof and intact exterior brick; most issues look like minor repairs or routine maintenance. Major unknowns are interior systems and required safety devices (smoke/CO detectors, GFCI outlets), HVAC and water heater operation, and potential lead-based paint considerations (built 1961). Likely to pass an initial HCV/NSPIRE inspection after minor fixes and verification of mechanicals — estimated rent-ready within 2–4 weeks if interior systems are operational; longer if HVAC or hot water require repair.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 75.0,
            "rationale": "Exterior visible in photos is generally sound: brick walls intact, roof appears recently replaced (~4 years per listing) and in good visual condition, carport and driveway are serviceable. Yard is maintained (dormant grass). Minor items visible or likely: driveway surface staining and cracking, some tree debris near the house, and likely interior cosmetic wear (listing notes original hardwoods). No interior photos to confirm cabinets, counters, fixtures or appliances; missing appliances would be a moderate deduction but not catastrophic. Overall likely minor cosmetic and wear items that are easy-to-fix or capital-only."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 65.0,
            "rationale": "No obvious life‑threatening hazards visible from exterior: no sagging roofline, no collapsed structures, no standing water, no visible major foundation movement. However critical NSPIRE items cannot be confirmed from photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, condition of stair/handrails (small stoop to front not visible), deadbolt on entry, and interior exposed wiring. Given the intact exterior and no visible exterior electrical hazards, I infer moderate compliance risk but recommend verification/installation of detectors, GFCIs, and confirmation of egress windows. Potential lead‑paint risk (built 1961) increases inspection requirements for occupied children under 6 and must be disclosed; this is a compliance consideration but not an automatic fail if no deteriorated paint or hazards are present."
          },
          {
            "key": "systems_mechanical",
            "label": "Mechanical Systems",
            "score": 60.0,
            "rationale": "Listing confirms a relatively new roof (~4 years). No exterior AC condenser or water heater are visible in the provided photo; interior mechanicals (HVAC operational, water heater, hot water availability, electrical panel condition) are unknown. No visible signs of major system failure from exterior (no stains indicating active roof leaks). Because mechanicals are unverified, assume moderate risk: likely functional but require inspection/testing. Failure of HVAC or hot water would be an inspection-fail risk until repaired."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 75.0,
            "rationale": "Large lot with gradual grade, driveway and carport in place, no visible major erosion or foundation cracks, exterior brick in good condition. Some tree limbs and vegetation are close to the structure and there is minor debris (fallen branch) which should be cleared. Walkway/driveway surface shows wear and some cracking but is serviceable. No evidence of infestation or standing water visible from photo. Overall site is in good, rent-ready condition with minor cleanup recommended."
          }
        ],
        "red_flags": [],
        "confidence": 0.6,
        "assumptions": [
          "Interior photos were not provided; assumptions about interior condition are based on exterior appearance and listing notes (original hardwoods).",
          "Roof age stated (~4 years) is accurate and roof is in good functional condition with no active leaks unless otherwise found during interior inspection.",
          "Major mechanical systems (HVAC, water heater, electrical panel) exist and are typical for a 1961 single-family home but their operational status is unknown and must be verified.",
          "Smoke detectors, carbon monoxide alarms, and GFCI protection are not visible from the exterior photos and should be assumed absent until confirmed; installation may be required.",
          "Windows likely provide required egress for bedrooms but this must be verified during interior inspection.",
          "No visible structural sagging, foundation movement, or severe water intrusion was observed from provided images.",
          "Because the property was built in 1961, lead-based paint is possible and appropriate lead disclosure and assessment actions are required per HUD rules.",
          "No recent rental history found in the last 5 years (rental_history_last_5y missing), so rental history was excluded from scoring."
        ],
        "overall_score": 69.0,
        "rubric_version": "1.0"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "419 Carrollton St, Lexington, MS, 39095",
    "aggregate": {
      "summary": "Based on the exterior photo and listing notes, this 1961 brick ranch with a ~4-year-old roof appears largely sound and is likely to pass an initial HCV/NSPIRE inspection after basic readiness work (install/verify smoke & CO detectors, GFCI checks, secure locks, minor yard cleanup). Unknown interior/system conditions (HVAC, water heater, electrical panel, appliances) present moderate risk and should be verified. No major structural red flags are visible from the provided materials.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition and repairs",
          "score": 73.3,
          "rationale": "Exterior visible from photos shows a well-maintained brick ranch with a relatively new roof (listing: ~4 years). Brick veneer and windows appear intact; original hardwoods are advertised which suggests serviceable interior floors rather than damaged subfloor. Minor deferred maintenance visible: lawn needs clean-up, some fallen branches, driveway staining/age. No visible major exterior finish failures. Interior not shown so assumption made that cosmetic work (paint, trim) and possibly appliance replacement or updates will be needed. Missing appliances were not documented in listing; absent interior photos prevent full verification. These are mostly easy-to-fix or capital items rather than structural failures."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope and site condition",
          "score": 76.7,
          "rationale": "Lot is level with a paved driveway and covered carport. Brick exterior looks intact with no visible major cracks. Foundation visible at grade appears level from photo. Yard is overgrown/unclean in spots with some fallen branches and a large tree close to the house which poses a risk of limb fall; trimming recommended. Driveway shows surface aging and staining but no major collapse. Overall the site is serviceable and mostly minor maintenance is required."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety & code risk",
          "score": 63.3,
          "rationale": "No overt life-threatening hazards visible from exterior photo: roofline appears level (no sagging), no collapsed ceilings, no standing water, and exterior doors/windows appear intact. However critical NSPIRE items cannot be confirmed from the photo: presence/placement of smoke and CO detectors, functioning GFCI in kitchen/baths, bedroom egress windows, deadbolt security on entry, close-up electrical panel condition, and interior plumbing/hot water. Overhanging tree limbs near the roof increase risk of damage during storms and could create inspection concerns if branches have damaged roofing/gutters. These unknowns lower the score to reflect likely minor safety fixes (detectors, GFCI, locks) but no visible severe code violations."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems condition (roof, HVAC, electrical, plumbing)",
          "score": 61.7,
          "rationale": "Roof is reported ~4 years old and appears in good condition on exterior photo — positive for short-term waterproofing. No visible chimney or obvious roof penetrations. Major systems (HVAC, water heater, electrical panel, plumbing) are not visible in photos; house age (1961) means some systems may be older or in need of servicing. No visible signs of active leaks, sagging, or foundation failure. Given the absence of interior/system photos, assume mechanical systems may be operational but should be inspected; expect routine servicing or replacements possible (HVAC, water heater, breakers). This is moderate risk but not an immediate fail based on visible evidence."
        }
      ],
      "red_flags": [],
      "confidence": 0.94,
      "assumptions": [
        "Interior rooms, ceilings and major structural elements are in generally serviceable condition since no exterior signs of sagging, settlement or roof failure are visible.",
        "Listing statement about original hardwoods implies floors are present and not severely damaged (no exposed subfloor visible in photos).",
        "Roof is in good condition as stated (approx. 4 years old) and has no active leaks at present.",
        "HVAC, water heater, electrical panel and plumbing exist and are operational or repairable; their exact age and condition are unknown and will require verification.",
        "Appliances (stove, refrigerator) are not shown; absence would be a moderate capital item but not an automatic inspection fail unless unsafe connections are present.",
        "Smoke and carbon monoxide detectors, GFCI outlets, deadbolt locks, and bedroom egress windows are not visible in photos and should be assumed missing/unchecked until verified."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 68.5,
      "rubric_version": "nspt_section8_v1.0",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7923914462"
  }
}

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