Property ID: 7975192399
203 Sgt Kevin Gatson Ave, Durant, MS, 39063
Durant, MS
Money Down: $31,200
CoC Return: 2.82%
Monthly Cash Flow: $73
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$26,000
Closing Costs
$5,200
Total Down
$31,200
Investment Snapshot
Purchase Price
$130,000
Money Down
$31,200
Cash-on-Cash Return
2.82%
Rent
$1,038
Monthly Cash Flow
$73
Annual Cash Flow
$880
Debt Service / Mo
$692
Property Tax / Mo
$102
Insurance / Mo
$67
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,038
Payment Standard
$1,300
Rent
$1,038
Insurance
$67
Property Tax
$102
Management
$104
Utilities Allowance
$262
NOI (Monthly)
$765
Debt Service
$692
Cash Flow After Debt
$73
Quality Score: 75.70%
Confidence: 92.00%
Overall the property appears to be in good, mostly rent-ready condition with primarily cosmetic repairs and routine verification tasks remaining. The metal roof and brick exterior are strengths; interior finishes are in decent shape and major appliances are present. Primary inspection risks are verification of smoke/CO detectors and GFCI outlets, confirmation of HVAC and water heater operation, and confirming a secure entry (deadbolt). Expect minor repairs and documentation (working detectors, GFCI, service records if requested) to achieve NSPIRE/Section 8 pass. Likely rent-ready within 2-4 weeks pending verification and minor fixes.
Section 8 Payment Standard
$1,300
Utility Allowance Total
$262
Guaranteed Section 8 Rent (PS - Utilities)
$1,038
Property Management
$104
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$130,000
Beds
3
Baths
2
Living Area
1,300 sqft
Lot Size
5,663 sqft
Year Built
2010
Days on Market
168
Capital Outlay
$31,200
Debt Service
$692
Property Tax / Mo
$102
Insurance / Mo
$67
Property Description
Discover comfort and convenience in this charming three-bed, two-bath with a sturdy metal roof, spacious outdoor storage, 2 hall closets, laundry room and pantry. Just a stroll away from Durant Elementary, the post office, and downtown Durant, it's a perfect blend of homey and handy!
Utility Allowances
Air Conditioning
$13
The property is listed as having 'Central Air', which corresponds to this utility.
Cooking
$13
The property has 'Electricity Connected' but no mention of gas. The electric option was chosen. It is the same price as natural gas.
Heating
$63
The property has 'Central' heating. With electricity connected and no mention of gas, the more expensive 'Electric' option was chosen over 'Electric Heat Pump' as per the rules.
Other Electric
$69
This is a standard charge for miscellaneous electric usage when electricity is tenant-paid.
Sewer
$21
The property is explicitly listed as being connected to 'Public Sewer'.
Trash Collection
$19
Inferred as a standard tenant responsibility for a single-family home.
Water
$35
The property is explicitly listed as having a 'Public' water source.
Water Heating
$29
The property has 'Electricity Connected' but no mention of gas, so the electric option was selected for water heating.
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$784
DP3 Annual Estimate$819
DP1 Monthly Equivalent$65
DP3 Monthly Equivalent$68
Replacement Value$77,508
Basis1,300 sqft / 2010
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sold · 0.47 mi
Price: $160,000
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Risk and Criteria Detail
Red Flags
- success
Assumptions
- Appliances shown in photos (refrigerator, dishwasher, range) are included and operational or will be made operational prior to tenancy.
- The round ceiling device visible in the hallway is a smoke alarm and is functional; additional smoke/CO detectors may be required and not pictured.
- Central HVAC is present and functional (ceiling vents observed), though HVAC equipment and service records were not photographed.
- No active roof leaks, major plumbing leaks, or hidden mold are present inside walls or ceilings (no staining observed in photos).
- Electrical panel is present and intact (not shown); there are no major electrical hazards behind walls.
- Bedrooms have proper egress windows as pictured and meet minimum size/location egress requirements.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,190 | $80,084 | $8,009 |
| 2024 | $1,190 | $80,084 | $8,009 |
| 2023 | $1,200 | $80,626 | $8,063 |
| 2022 | $1,017 | $69,824 | $6,983 |
| 2021 | $982 | $69,824 | $6,983 |
| 2020 | $950 | $67,708 | $6,771 |
| 2019 | $950 | $67,708 | $6,771 |
| 2018 | $877 | $62,327 | $6,233 |
| 2017 | $948 | $63,460 | $6,346 |
| 2016 | $948 | $63,460 | $6,346 |
| 2009 | $106 | $65,117 | $6,512 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-09-01 | Listed | $130,000 |
Photo Gallery
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"summary": "Overall the property appears to be in good, mostly rent-ready condition with primarily cosmetic repairs and routine verification tasks remaining. The metal roof and brick exterior are strengths; interior finishes are in decent shape and major appliances are present. Primary inspection risks are verification of smoke/CO detectors and GFCI outlets, confirmation of HVAC and water heater operation, and confirming a secure entry (deadbolt). Expect minor repairs and documentation (working detectors, GFCI, service records if requested) to achieve NSPIRE/Section 8 pass. Likely rent-ready within 2-4 weeks pending verification and minor fixes.",
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"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
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},
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"score": 70.0,
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},
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"Central HVAC is present and functional (ceiling vents observed), though HVAC equipment and service records were not photographed.",
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"score": 70.0,
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"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Brick exterior and yard are well-kept; lawn maintained and no visible major foundation settlement or large exterior damage. Driveway shows minor cracking but is serviceable. Covered carport and exterior storage mentioned in listing. No standing water, external structural sagging, or visible pest infestation in photos. Eaves and soffits appear intact. Overall low exterior risk."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (inferred from ceiling supply vents and ceiling fans).",
"Water heater and main plumbing are functional though not pictured.",
"Smoke detector visible in hallway exists and is functional; additional detectors (per NSPIRE) may be required in other locations.",
"No active roof leaks or significant hidden water intrusion exist based on lack of ceiling stains in photos and the listing note of a metal roof.",
"Entry door has a functioning deadbolt or will be fitted with one prior to tenancy; not clearly visible in the photos.",
"Electrical panel is intact and up to code though not shown; no visible exposed wiring inside photos.",
"GFCI outlets and carbon monoxide alarm locations were not visible in photos and should be verified during inspection."
],
"overall_score": 75.0,
"rubric_version": "2026-01-NSPIRE-1.0"
},
{
"summary": "Overall the house appears largely rent-ready with only minor cosmetic repairs and routine verifications needed. The brick exterior and metal roof look sound, interior finishes show normal wear, appliances are present, and no immediate life‑safety hazards are visible in photos. Remaining inspection risk centers on unshown items (electrical panel, HVAC/water heater condition, GFCI/CO devices). With a short punchlist (paint, minor trim/threshold work, verify/replace detectors and GFCI as required) this property is likely to pass an initial HCV/NSPIRE inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 80.0,
"rationale": "Interior photos show generally intact finishes with cosmetic wear: scuffed walls, a visible flooring transition strip and some mismatched flooring in dining area, worn cabinet faces and minor cabinet/top wear in kitchen. Appliances (refrigerator and dishwasher) are present; stove appears present in photos. No visible major interior finish failures, rot, or collapsed surfaces. These are mostly cosmetic and minor repair items that should be quick fixes (painting, threshold trim, minor cabinet work)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards visible. Hallway ceiling shows a device that appears to be a smoke detector. Bedrooms have egress windows visible in photos. No exposed live wiring or open electrical junctions are seen. No visible active water stains, mold, or collapsed ceilings. Unknowns: carbon monoxide alarm not visible (may be required if fuel appliances present), GFCI protection at kitchen/bath outlets and electrical panel condition not shown, and deadbolt presence on entry doors is not clearly visible. These unknowns create moderate inspection risk but nothing in photos indicates a clear safety fail."
},
{
"key": "systems_mechanical",
"label": "Major systems: HVAC, plumbing, electrical, roof",
"score": 75.0,
"rationale": "Metal roof appears in good condition from exterior photos (seller lists 'sturdy metal roof'). Ceiling vents and central air returns are visible, indicating central HVAC; ceiling fans also present. Bathrooms and kitchen fixtures appear functional (toilet, tub/shower, sink). Water heater, HVAC equipment, and electrical panel are not pictured so their condition is assumed serviceable but unverified. No signs of active leaks or drainage problems. Given visible good roof and vents but missing system verification, score reflects moderate confidence."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and grounds",
"score": 85.0,
"rationale": "Brick exterior and foundation visible and appear sound; yard is maintained and drains generally away from house. Driveway shows minor cracking but is serviceable. Carport and outdoor storage are present per listing and photos. No evidence of standing water, significant siding damage, or pest infestation in provided images."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational because ceiling vents and returns are visible; no HVAC equipment photo provided.",
"Water heater and electrical panel exist and are functional though not pictured.",
"Stove is present (partially visible) and is in operable condition; listing photos show a kitchen with appliances.",
"At least one smoke detector exists (visible in hallway); additional detectors/CO alarm may need verification or installation.",
"No significant hidden mold, major plumbing leaks, or foundation movement exist since there are no visible interior stains, sagging ceilings, or exterior evidence.",
"GFCI protection in kitchen/bath exists but was not visible in photos and should be verified/repaired if absent."
],
"overall_score": 78.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "203 Sgt Kevin Gatson Ave, Durant, MS, 39063",
"aggregate": {
"summary": "Overall the property appears to be in good, mostly rent-ready condition with primarily cosmetic repairs and routine verification tasks remaining. The metal roof and brick exterior are strengths; interior finishes are in decent shape and major appliances are present. Primary inspection risks are verification of smoke/CO detectors and GFCI outlets, confirmation of HVAC and water heater operation, and confirming a secure entry (deadbolt). Expect minor repairs and documentation (working detectors, GFCI, service records if requested) to achieve NSPIRE/Section 8 pass. Likely rent-ready within 2-4 weeks pending verification and minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 76.7,
"rationale": "Interior photos show generally clean, occupied condition with newer-looking LVP flooring in bedrooms and finished hardwood in living/dining, intact tile in kitchen and baths. Cabinets and countertops show normal wear; some cabinet surfaces and trim/thresholds show scuffs and cosmetic wear that will need touch-up or minor repairs. Appliances visible (refrigerator, dishwasher, range present in photos) so missing-appliance risk is low. No collapsed surfaces, exposed subfloor, or major interior damage visible. Overall mainly cosmetic and minor-repair items."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 83.3,
"rationale": "Brick exterior looks intact with even grade and maintained lawn. Metal roof visible and appears well-seated. Driveway has minor cracking but is serviceable; yard is free of debris and no standing water is visible. Foundation exposure appears normal in photos with no visible major cracks or sagging. Overall exterior condition is good and low risk for inspection failures."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 71.7,
"rationale": "No obvious life-threatening hazards visible. A round device is visible in the hallway (likely a smoke detector) but smoke/CO detector placement and functionality are not fully documented; no CO alarm is visible in photos. Entry door appears secure but no deadbolt is clearly visible. No exposed wiring, major ceiling cracks, visible mold, or active water intrusion are evident. GFCI presence in kitchen/bath not shown. Bedroom windows appear to provide egress. Because detectors, GFCI, and electrical panel access are not shown, and deadbolt/CO/GFCI verification are typical Section 8 checklist items, this is a moderate compliance risk."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 73.3,
"rationale": "Listing and exterior photos show a metal roof in good visible condition (reduces roof-failure risk). Interior ceiling vents and ceiling returns suggest central HVAC is present; ceiling fans in bedrooms. No HVAC equipment, water heater, or electrical panel are pictured so operability must be verified; plumbing fixtures (toilet, tub/shower, sink) appear serviceable in photos. No visible signs of active leaks or water staining. Without direct verification of HVAC operation, water heater temperature, and electrical panel condition a moderate systems risk remains."
}
],
"red_flags": [],
"confidence": 0.92,
"assumptions": [
"Appliances shown in photos (refrigerator, dishwasher, range) are included and operational or will be made operational prior to tenancy.",
"The round ceiling device visible in the hallway is a smoke alarm and is functional; additional smoke/CO detectors may be required and not pictured.",
"Central HVAC is present and functional (ceiling vents observed), though HVAC equipment and service records were not photographed.",
"No active roof leaks, major plumbing leaks, or hidden mold are present inside walls or ceilings (no staining observed in photos).",
"Electrical panel is present and intact (not shown); there are no major electrical hazards behind walls.",
"Bedrooms have proper egress windows as pictured and meet minimum size/location egress requirements."
],
"score_method": "mean_of_criteria",
"overall_score": 75.7,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7975192399"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.