Property ID: 7983149581
1208 Cooper Rd, Jackson, MS, 39212
Jackson, MS
Money Down: $30,000
CoC Return: 16.59%
Monthly Cash Flow: $415
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Investment Snapshot
Purchase Price
$125,000
Money Down
$30,000
Cash-on-Cash Return
16.59%
Rent
$1,345
Monthly Cash Flow
$415
Annual Cash Flow
$4,978
Debt Service / Mo
$665
Property Tax / Mo
$90
Insurance / Mo
$41
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,345
Payment Standard
$1,790
Rent
$1,345
Insurance
$41
Property Tax
$90
Management
$134
Utilities Allowance
$445
NOI (Monthly)
$1,080
Debt Service
$665
Cash Flow After Debt
$415
Quality Score: 68.00%
Confidence: 89.00%
Based on exterior photos and listing data, this brick ranch appears cosmetically sound and likely to pass a first-time HCV/NSPIRE inspection with minor work. Key life-safety and system items (smoke/CO detectors, GFCI, HVAC, water heater, interior conditions, and bedroom egress) are not visible in the photos and represent the primary inspection risk. With a short interior check and likely small fixes (install/confirm detectors, GFCI where needed, clear vegetation from foundation, verify locks and address minor driveway/walkway repairs), the property is likely rent-ready within 2–4 weeks. Recent rental activity (2023) is a positive indicator.
Section 8 Payment Standard
$1,790
Utility Allowance Total
$445
Guaranteed Section 8 Rent (PS - Utilities)
$1,345
Property Management
$134
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,000
Beds
4
Baths
2
Living Area
2,000 sqft
Lot Size
14,810 sqft
Year Built
1963
Days on Market
8
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$90
Insurance / Mo
$41
Property Description
Income producing property. This spacious 3 bedroom 2 bath home is a must see.
Utility Allowances
Air Conditioning
$16
Property has central air conditioning, as listed in the 'cooling' features.
Cooking
$14
Property includes a 'Free-Standing Electric Range', so electric cooking was selected.
Heating
$64
Property has 'Electric' heating as specified in the listing details.
Other Electric
$88
Standard allowance for general tenant electric use (lights, outlets, etc.).
Range/Microwave
$3
The property listing does not explicitly state a microwave is provided, so it is assumed to be tenant-owned and the allowance is included.
Refrigerator
$0
The property listing explicitly includes a 'Free-Standing Refrigerator', so no allowance for a tenant-owned refrigerator is provided.
Sewer
$70
The property is connected to 'Public Sewer' as stated in the listing.
Trash Collection
$37
Trash collection is not explicitly mentioned but is inferred as a standard required utility for a single-family home.
Water
$116
The property's water source is 'Public' and it is 'Water Connected' per the listing.
Water Heating
$37
The property has an 'Electric Water Heater' as listed under appliances.
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$299
DP3 Annual Estimate$680
DP1 Monthly Equivalent$25
DP3 Monthly Equivalent$57
Replacement Value$16,010
Basis2,000 sqft / 1963
Nearby Houses
Photo unavailable
1244 Cooper Rd
for_sale · 0.10 mi
Price: $65,000
3 bd / 2 ba · 1,680 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1268 Cooper Rd
for_sale · 0.18 mi
Price: $210,000
4 bd / 2 ba · 2,498 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3344 Fleetwood Dr
off_market · 0.18 mi
Price: $121,999
3 bd / 2 ba · 1,468 sqft
Latest sale: — on Sep 24, 1998
Latest rent: —
Photo unavailable
3331 Fleetwood Dr
sold · 0.20 mi
Price: $50,000
3 bd / 2 ba · 2,212 sqft
Latest sale: — on Aug 22, 2024
Latest rent: —
Photo unavailable
3328 Fleetwood Dr
for_sale · 0.20 mi
Price: $134,500
3 bd / 3 ba · 2,076 sqft
Latest sale: — on Aug 22, 2024
Latest rent: —
Photo unavailable
3341 Suncrest Dr
sold · 0.22 mi
Price: $35,000
4 bd / 2 ba · 1,292 sqft
Latest sale: — on Aug 01, 2023
Latest rent: $950 on Jan 19, 2023
Photo unavailable
3512 Forest Hill Rd
sold · 0.23 mi
Price: $360,000
3 bd / 3 ba · 4,488 sqft
Latest sale: — on Apr 28, 2022
Latest rent: —
Photo unavailable
3350 Suncrest Dr
sold · 0.23 mi
Price: $3,000
— bd / — ba
Latest sale: — on Feb 18, 2025
Latest rent: —
Photo unavailable
1119 Primrose St
sold · 0.25 mi
Price: $135,000
3 bd / 2 ba · 1,785 sqft
Latest sale: — on Oct 31, 2025
Latest rent: —
Photo unavailable
1074 Brookley St
sold · 0.29 mi
Price: $49,500
3 bd / 2 ba · 1,150 sqft
Latest sale: — on Nov 30, 2022
Latest rent: $850 on Aug 29, 2019
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos not provided; assume interior is in average, rentable condition unless otherwise noted.
- Property was rented in 2023 (per rental history) which suggests systems were functional recently; assume HVAC, water heater and electrical were operational at that time but require verification.
- Smoke detectors, carbon monoxide alarms and GFCI protection are not visible; assume they may be missing or need battery/placement verification and will be required to meet NSPIRE.
- No visible major structural movement or sagging from exterior photos; assume foundation is serviceable but requires confirmation beneath grade/interior.
- Windows at front appear full-size and likely provide egress in at least some rooms, but bedroom egress compliance for all bedrooms is unknown.
- Age of home (1963) raises potential for lead-based paint risk; no peeling lead paint visible on exterior painted brick, but interior paint condition unknown.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,044 | $36,010 | $5,402 |
| 2023 | $1,039 | $36,010 | $5,402 |
| 2021 | $1,039 | $36,010 | $5,402 |
| 2020 | $1,019 | $35,540 | $5,331 |
| 2019 | $1,020 | $35,540 | $5,331 |
| 2018 | $1,389 | $48,930 | $7,340 |
| 2017 | $1,390 | $48,930 | $7,340 |
| 2016 | $1,353 | $48,930 | $7,340 |
| 2015 | $1,320 | $49,180 | $7,377 |
| 2014 | $1,319 | $49,180 | $7,377 |
| 2013 | $1,282 | $49,180 | $7,377 |
| 2012 | $1,791 | $68,680 | $10,302 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-08 | Listed | $125,000 |
| 2025-03-31 | Listing removed | $0 |
| 2025-02-01 | Relisted | $155,000 |
| 2025-01-31 | Listing removed | $0 |
| 2024-08-30 | Listed | $155,000 |
| 2023-09-08 | Listing removed | $0 |
| 2023-08-23 | Price Changed for rent | $1,275 |
| 2023-07-19 | Listed for rent | $1,500 |
| 2023-04-18 | Listing removed | $0 |
| 2023-01-30 | Price Changed | $125,000 |
| 2022-12-28 | Listed | $155,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2023-07-19 | Listed for rent | $1,500 | — |
Photo Gallery
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"tax": 1039,
"year": 2021,
"market": {
"land": 20000,
"total": 36010,
"building": 16010
},
"assessment": {
"land": 3000,
"total": 5402,
"building": 2402
}
},
{
"tax": 1019,
"year": 2020,
"market": {
"land": 20000,
"total": 35540,
"building": 15540
},
"assessment": {
"land": 3000,
"total": 5331,
"building": 2331
}
},
{
"tax": 1020,
"year": 2019,
"market": {
"land": 20000,
"total": 35540,
"building": 15540
},
"assessment": {
"land": 3000,
"total": 5331,
"building": 2331
}
},
{
"tax": 1389,
"year": 2018,
"market": {
"land": 20000,
"total": 48930,
"building": 28930
},
"assessment": {
"land": 3000,
"total": 7340,
"building": 4340
}
},
{
"tax": 1390,
"year": 2017,
"market": {
"land": 20000,
"total": 48930,
"building": 28930
},
"assessment": {
"land": 3000,
"total": 7340,
"building": 4340
}
},
{
"tax": 1353,
"year": 2016,
"market": {
"land": 20000,
"total": 48930,
"building": 28930
},
"assessment": {
"land": 3000,
"total": 7340,
"building": 4340
}
},
{
"tax": 1320,
"year": 2015,
"market": {
"land": 20000,
"total": 49180,
"building": 29180
},
"assessment": {
"land": 3000,
"total": 7377,
"building": 4377
}
},
{
"tax": 1319,
"year": 2014,
"market": {
"land": 20000,
"total": 49180,
"building": 29180
},
"assessment": {
"land": 3000,
"total": 7377,
"building": 4377
}
},
{
"tax": 1282,
"year": 2013,
"market": {
"land": 20000,
"total": 49180,
"building": 29180
},
"assessment": {
"land": 3000,
"total": 7377,
"building": 4377
}
},
{
"tax": 1791,
"year": 2012,
"market": {
"land": 20000,
"total": 68680,
"building": 48680
},
"assessment": {
"land": 3000,
"total": 10302,
"building": 7302
}
}
],
"property_history": [
{
"date": "2026-02-08",
"price": 125000,
"listing": {
"status": "for_sale",
"list_date": "2026-02-08T01:48:33Z",
"list_price": 125000,
"listing_id": "2991378826",
"last_update_date": "2026-02-12T19:52:57Z",
"last_status_change_date": "2026-02-08T01:48:33Z"
},
"event_name": "Listed",
"price_sqft": 62.5,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4138536",
"price_change_percentage": null
},
{
"date": "2025-03-31",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2024-08-30T13:34:52Z",
"list_price": 155000,
"listing_id": "2971392201",
"last_update_date": "2025-02-01T12:11:04Z",
"last_status_change_date": "2025-03-31T08:23:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4090009",
"price_change_percentage": null
},
{
"date": "2025-02-01",
"price": 155000,
"listing": {
"status": "off_market",
"list_date": "2024-08-30T13:34:52Z",
"list_price": 155000,
"listing_id": "2971392201",
"last_update_date": "2025-02-01T12:11:04Z",
"last_status_change_date": "2025-03-31T08:23:00Z"
},
"event_name": "Relisted",
"price_sqft": 77.5,
"source_name": "MLSUnited",
"price_change": 155000,
"days_after_listed": null,
"source_listing_id": "4090009",
"price_change_percentage": null
},
{
"date": "2025-01-31",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2024-08-30T13:34:52Z",
"list_price": 155000,
"listing_id": "2971392201",
"last_update_date": "2025-02-01T12:11:04Z",
"last_status_change_date": "2025-03-31T08:23:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": "154 days",
"source_listing_id": "4090009",
"price_change_percentage": null
},
{
"date": "2024-08-30",
"price": 155000,
"listing": {
"status": "off_market",
"list_date": "2024-08-30T13:34:52Z",
"list_price": 155000,
"listing_id": "2971392201",
"last_update_date": "2025-02-01T12:11:04Z",
"last_status_change_date": "2025-03-31T08:23:00Z"
},
"event_name": "Listed",
"price_sqft": 77.5,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4090009",
"price_change_percentage": null
},
{
"date": "2023-09-08",
"price": 0,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1275,
"listing_id": "2957826211",
"last_update_date": "2023-08-23T13:18:50Z",
"last_status_change_date": "2023-09-08T13:27:44Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "8162461",
"price_change_percentage": null
},
{
"date": "2023-08-23",
"price": 1275,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1275,
"listing_id": "2957826211",
"last_update_date": "2023-08-23T13:18:50Z",
"last_status_change_date": "2023-09-08T13:27:44Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 0.6375,
"source_name": "AppfolioUnits",
"price_change": -225,
"days_after_listed": null,
"source_listing_id": "8162461",
"price_change_percentage": null
},
{
"date": "2023-07-19",
"price": 1500,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1275,
"listing_id": "2957826211",
"last_update_date": "2023-08-23T13:18:50Z",
"last_status_change_date": "2023-09-08T13:27:44Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.75,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "8162461",
"price_change_percentage": null
},
{
"date": "2023-04-18",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2022-12-28T15:35:07Z",
"list_price": 125000,
"listing_id": "2950951807",
"last_update_date": "2023-03-30T16:40:32Z",
"last_status_change_date": "2023-04-18T08:20:53Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": "111 days",
"source_listing_id": "4036035",
"price_change_percentage": null
},
{
"date": "2023-01-30",
"price": 125000,
"listing": {
"status": "off_market",
"list_date": "2022-12-28T15:35:07Z",
"list_price": 125000,
"listing_id": "2950951807",
"last_update_date": "2023-03-30T16:40:32Z",
"last_status_change_date": "2023-04-18T08:20:53Z"
},
"event_name": "Price Changed",
"price_sqft": 62.5,
"source_name": "MLSUnited",
"price_change": -30000,
"days_after_listed": null,
"source_listing_id": "4036035",
"price_change_percentage": null
},
{
"date": "2022-12-28",
"price": 155000,
"listing": {
"status": "off_market",
"list_date": "2022-12-28T15:35:07Z",
"list_price": 125000,
"listing_id": "2950951807",
"last_update_date": "2023-03-30T16:40:32Z",
"last_status_change_date": "2023-04-18T08:20:53Z"
},
"event_name": "Listed",
"price_sqft": 77.5,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4036035",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "7983149581",
"generated_at": "2026-02-16T23:15:45.158900Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 68.0
},
"utility_allowance": {
"zip_code": "39212",
"home_photo": "https://ap.rdcpix.com/a4b4b3d910c917e39225a1b7d9d819ccl-m1537000526s-w1280.jpg",
"rent_price": 1345.0,
"loan_amount": 100000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1208-Cooper-Rd_Jackson_MS_39212_M79831-49581",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 125000.0,
"loan_term_years": 30,
"annual_cash_flow": 12961.18,
"mortgage_monthly": 665.3,
"payment_standard": 1790.0,
"total_amount_out": 25000.0,
"additional_photos": [
"https://ap.rdcpix.com/a4b4b3d910c917e39225a1b7d9d819ccl-m1317249905s-w1280.jpg",
"https://ap.rdcpix.com/a4b4b3d910c917e39225a1b7d9d819ccl-m2285322494s-w1280.jpg",
"https://ap.rdcpix.com/a4b4b3d910c917e39225a1b7d9d819ccl-m4012956600s-w1280.jpg",
"https://ap.rdcpix.com/a4b4b3d910c917e39225a1b7d9d819ccl-m3720782390s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 40.79,
"monthly_cash_flow": 1080.1,
"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 has central air conditioning, as listed in the 'cooling' features.",
"utility": "Air Conditioning",
"allowance": 16
},
{
"note": "Property includes a 'Free-Standing Electric Range', so electric cooking was selected.",
"utility": "Cooking",
"allowance": 14
},
{
"note": "Property has 'Electric' heating as specified in the listing details.",
"utility": "Heating",
"allowance": 64
},
{
"note": "Standard allowance for general tenant electric use (lights, outlets, etc.).",
"utility": "Other Electric",
"allowance": 88
},
{
"note": "The property listing does not explicitly state a microwave is provided, so it is assumed to be tenant-owned and the allowance is included.",
"utility": "Range/Microwave",
"allowance": 3
},
{
"note": "The property listing explicitly includes a 'Free-Standing Refrigerator', so no allowance for a tenant-owned refrigerator is provided.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property is connected to 'Public Sewer' as stated in the listing.",
"utility": "Sewer",
"allowance": 70
},
{
"note": "Trash collection is not explicitly mentioned but is inferred as a standard required utility for a single-family home.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "The property's water source is 'Public' and it is 'Water Connected' per the listing.",
"utility": "Water",
"allowance": 116
},
{
"note": "The property has an 'Electric Water Heater' as listed under appliances.",
"utility": "Water Heating",
"allowance": 37
}
],
"cash_on_cash_return": 0.52,
"down_payment_amount": 25000.0,
"property_tax_annual": 1075.32,
"property_tax_monthly": 89.61,
"property_tax_increase": 0.03,
"utility_allowance_total": 445.0,
"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": 4977.55,
"property_management_monthly": 134.5,
"monthly_cash_flow_after_debt": 414.8,
"cash_on_cash_return_after_debt": 0.2
},
"section8_assessment": {
"runs": [
{
"summary": "Based on exterior photos and listing data, this brick ranch appears cosmetically sound and likely to pass a first-time HCV/NSPIRE inspection with minor work. Key life-safety and system items (smoke/CO detectors, GFCI, HVAC, water heater, interior conditions, and bedroom egress) are not visible in the photos and represent the primary inspection risk. With a short interior check and likely small fixes (install/confirm detectors, GFCI where needed, clear vegetation from foundation, verify locks and address minor driveway/walkway repairs), the property is likely rent-ready within 2–4 weeks. Recent rental activity (2023) is a positive indicator.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Exterior photos show a brick ranch that has been recently painted and has generally intact windows, roof covering and trim. Minor deferred maintenance visible: gravel driveway with bare patches, minimal landscaping, small concrete walkway with surface wear, and vegetation close to foundation that should be cleared. No visible major exterior damage (no collapsed porches, broken structural members, or missing exterior walls). Missing interior photos prevent confirmation of flooring, cabinets and appliance condition; listing text references 3 beds/2 baths but snapshot lists 4 beds (discrepancy noted). Overall condition appears good cosmetically; missing/unknown interior items (appliances, flooring) assumed to be average for a rented property and reduce score moderately."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 60.0,
"rationale": "No obvious life-threatening hazards visible from exterior (no collapsed ceilings, severe foundation movement, open electrical hazards, or standing water). However many code items cannot be confirmed from exterior photos: presence/placement/operation of smoke detectors and CO alarms, GFCI protection in kitchen/baths, secure deadbolt on entry, bedroom egress sizing and interior trip hazards. Windows look older (likely single-pane metal frame) but appear full-size for egress at least in front rooms; egress for all bedrooms cannot be confirmed. Trees are close to the roof which increases risk of roof damage or falling limbs; recommend checking for missing smoke detectors and functional locks. Because key life-safety items are unknown and frequently cause initial inspection failures, score reflects moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, plumbing, electrical",
"score": 55.0,
"rationale": "Roof shingles appear generally intact from photos with no obvious large sag or active leaks visible externally, but close-up inspection needed (some dark areas noted near roof plane transitions). No exterior HVAC condenser is clearly visible in photos; interior/utility systems (furnace/AC, water heater, electrical panel, hot water availability, plumbing condition) are not shown. Given the property was recently rented (rental event in 2023) it's reasonable to assume systems were functional recently, but absence of visible condenser and no interior images lowers confidence. Score reflects moderate risk due to unknowns and the age of the house (1963)."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 70.0,
"rationale": "Brick exterior appears solid and recently painted; foundation perimeter looks continuous with no visible major cracks or settlement in photos. Yard is large and sloped away from house in some photos, which is favorable for drainage, but trees are close to the structure and some shrubbery abuts the foundation. Rear patio area and steps are present but photos show minor wear. No evidence of active standing water, pest infestation, or collapsed structures. Gravel driveway and lack of defined gutters/downspouts visible are minor site items to address."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.55,
"assumptions": [
"Interior photos not provided; assume interior is in average, rentable condition unless otherwise noted.",
"Property was rented in 2023 (per rental history) which suggests systems were functional recently; assume HVAC, water heater and electrical were operational at that time but require verification.",
"Smoke detectors, carbon monoxide alarms and GFCI protection are not visible; assume they may be missing or need battery/placement verification and will be required to meet NSPIRE.",
"No visible major structural movement or sagging from exterior photos; assume foundation is serviceable but requires confirmation beneath grade/interior.",
"Windows at front appear full-size and likely provide egress in at least some rooms, but bedroom egress compliance for all bedrooms is unknown.",
"Age of home (1963) raises potential for lead-based paint risk; no peeling lead paint visible on exterior painted brick, but interior paint condition unknown."
],
"overall_score": 65.0,
"rubric_version": "ns-pire-v1.0-exterior-only-assessment"
},
{
"summary": "Exterior photos show a structurally sound mid-century ranch with fresh exterior paint, intact roofline, and a large usable yard. Major visible safety/structure red flags are minimal, but interior safety elements (smoke/CO detectors, GFCI, heating/AC, hot water) and window egress cannot be verified from the photos. A missing/absent handrail on rear steps is a tangible code issue. Likely Section 8 inspection outcome: with a short interior check and minor corrections (install/verify smoke and CO detectors, GFCI outlets where required, add handrail), this property is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks. If mechanical systems (HVAC, water heater, electrical) are found defective, repair timelines will increase.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Exterior photos show a recently painted brick exterior, an intact roofline with no visible sagging, and generally tidy grounds. Driveway/parking is worn gravel with surface patches; some minor landscaping and trim needed. Windows appear older (likely original aluminum) which may need weatherproofing or replacement but are intact. No interior photos were provided so interior cosmetic/fixture condition is unknown — this uncertainty reduces the score slightly. Missing appliances are not evident from photos; listing references rental income which suggests the unit has been occupied recently."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 65.0,
"rationale": "No interior photos so critical items (smoke/CO detectors, GFCI, interior handrails, exposed wiring, plumbing fixtures, hot water) cannot be directly verified. Exterior shows rear concrete/wood steps without a visible handrail — likely requires a guard/handrail per code if steps exceed allowed rise. Windows appear large enough in many rooms for egress, but bedroom egress cannot be confirmed. No visible exposed wiring, collapsed structure, or roof leaks. Because many required safety items (smoke/CO detectors, GFCI, hot water verification) are unknown, assign a moderate risk score."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 60.0,
"rationale": "Roof appears serviceable from exterior photos with no obvious failures or sagging. No exterior HVAC condenser or furnace venting is clearly visible in photos — system presence/function cannot be confirmed. Electrical panel, water heater, and plumbing components were not shown. Given the home's age (1963) and lack of visible mechanical equipment, assume some lifecycle replacement may be needed; this uncertainty lowers the score. No signs of active leaks or standing water observed outdoors."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 75.0,
"rationale": "Large lot with mature trees and gently sloped yard; yard appears maintained. Brick exterior looks intact and was recently painted. Rear patio area and small steps present; the driveway is gravel with worn areas. Trees are reasonably set back but some are fairly close to the structure — routine tree maintenance recommended. No visible foundation cracks, major erosion, or standing water in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"missing_or_broken_handrail_rear_steps"
],
"confidence": 0.6,
"assumptions": [
"Interior photos were not provided; assume interior is occupied and in average condition consistent with exterior presentation.",
"An operable HVAC system and water heater are present but their condition is unknown; assume functionality unless inspection finds otherwise.",
"Smoke and carbon monoxide detectors, GFCI outlets, and interior handrails may not be present/verified from photos and should be confirmed before inspection.",
"Window egress for bedrooms is assumed probable based on window sizes but actual compliance for each bedroom cannot be confirmed without interior measurements.",
"Beds/baths count discrepancy: snapshot lists 4 beds, listing text says 3 beds. Assessment assumes 3–4 bedrooms but does not change passability estimate materially."
],
"overall_score": 69.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this brick ranch appears to be in fair-to-good condition and likely to pass an initial HCV/NSPIRE inspection after modest repairs. Primary issues to confirm and address: install/verify smoke and CO detectors, add or repair handrail(s) at rear steps if required, verify bedroom egress windows, and inspect/confirm heating/cooling and hot water systems. Roof shows age and should be inspected but no active failure is visible. With these fixes and standard electrical/plumbing verification the property is likely rent-ready within 30 days; currently scored as a minor-repairs property.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show a single-story brick ranch with painted brick in generally good cosmetic condition, intact windows, and an intact roofline with no visible sagging. Minor deferred maintenance visible: gravel driveway areas with rutting, minimal landscaping cleanup, and some staining below windows. No signs of collapsed ceilings, major exterior cracking, or heavy vandalism. Interior condition not provided; missing interior photos means unseen cosmetic or appliance issues could exist but missing appliances alone were not assumed. Overall this appears to need only minor repairs and cosmetic work to be rent-ready."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "From exterior photos there are no obvious life‑threatening hazards (no collapsed ceilings, no standing water, no visible exposed electrical conductors). Entry door looks solid but deadbolt presence cannot be confirmed. Windows are older single/double hung units; bedroom egress and glazing compliance cannot be confirmed from photos. Rear access shows a small set of steps without a visible handrail—this is an NSPIRE safety concern for stairs and may trigger a fail if risers meet the threshold for required handrails. No smoke/CO detector evidence (interiors not shown). GFCI outlets, hot water, plumbing operation, and electrical panel condition cannot be verified from provided photos. Given what is visible, moderate safety risk exists that likely can be corrected quickly (install detectors, add handrail, verify GFCI)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 60.0,
"rationale": "No central HVAC condenser is visible in exterior shots; a small through‑wall/window unit appears present at the rear which suggests possible lack of or aged central heating/cooling. Roof shingles appear aged with surface wear but no obvious active leaks or large missing areas; roof should be inspected for remaining life. No water heater, furnace, electrical panel, or plumbing fixtures are visible to verify function. Because major systems are not verifiable from photos, assume moderate risk: may require HVAC servicing or replacement and standard checks/repairs to plumbing and electrical to meet NSPIRE requirements."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Large, level-to-gently sloped lot with mature trees, adequate yard space, and usable rear patio. Brick exterior and foundation edge visible and appear intact with no obvious large cracks or settlement. Driveway is gravel with worn patches but serviceable. Trees are relatively close to the structure which is a maintenance consideration (falling limbs) but not an immediate code fail. Some exterior clutter and light landscaping debris present that would be cleared before tenant move-in."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Rear steps/entry lack a visible handrail (unsafe stairs / missing handrail)",
"No interior evidence of smoke/CO detectors provided (must be verified/installed prior to inspection)"
],
"confidence": 0.6,
"assumptions": [
"Interior photos and systems documentation were not provided; assume interior surfaces and appliances may need typical cosmetic refresh but no catastrophic damage unless noted.",
"No visible central HVAC condenser in provided exterior photos; assume heating/cooling may be provided by window/through-wall units or an unseen central system requiring verification.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not documented and will need verification/installation to meet NSPIRE.",
"Electrical panel condition, GFCI protection in kitchen/baths, water heater functionality and hot water availability are unknown and assumed to require verification but not necessarily replacement.",
"Bedroom count discrepancy between listing snapshot (beds: 4) and listing text (3 bedrooms) was not resolved; assumed typical 3–4 bedroom layout but this does not materially change inspection readiness score.",
"No evidence of active roof leaks or foundation movement from exterior photos; assumption is that any roof issues are cosmetic/age-related until an inspection determines otherwise."
],
"overall_score": 70.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1208 Cooper Rd, Jackson, MS, 39212",
"aggregate": {
"summary": "Based on exterior photos and listing data, this brick ranch appears cosmetically sound and likely to pass a first-time HCV/NSPIRE inspection with minor work. Key life-safety and system items (smoke/CO detectors, GFCI, HVAC, water heater, interior conditions, and bedroom egress) are not visible in the photos and represent the primary inspection risk. With a short interior check and likely small fixes (install/confirm detectors, GFCI where needed, clear vegetation from foundation, verify locks and address minor driveway/walkway repairs), the property is likely rent-ready within 2–4 weeks. Recent rental activity (2023) is a positive indicator.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Exterior photos show a brick ranch that has been recently painted and has generally intact windows, roof covering and trim. Minor deferred maintenance visible: gravel driveway with bare patches, minimal landscaping, small concrete walkway with surface wear, and vegetation close to foundation that should be cleared. No visible major exterior damage (no collapsed porches, broken structural members, or missing exterior walls). Missing interior photos prevent confirmation of flooring, cabinets and appliance condition; listing text references 3 beds/2 baths but snapshot lists 4 beds (discrepancy noted). Overall condition appears good cosmetically; missing/unknown interior items (appliances, flooring) assumed to be average for a rented property and reduce score moderately."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 73.3,
"rationale": "Brick exterior appears solid and recently painted; foundation perimeter looks continuous with no visible major cracks or settlement in photos. Yard is large and sloped away from house in some photos, which is favorable for drainage, but trees are close to the structure and some shrubbery abuts the foundation. Rear patio area and steps are present but photos show minor wear. No evidence of active standing water, pest infestation, or collapsed structures. Gravel driveway and lack of defined gutters/downspouts visible are minor site items to address."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible from exterior (no collapsed ceilings, severe foundation movement, open electrical hazards, or standing water). However many code items cannot be confirmed from exterior photos: presence/placement/operation of smoke detectors and CO alarms, GFCI protection in kitchen/baths, secure deadbolt on entry, bedroom egress sizing and interior trip hazards. Windows look older (likely single-pane metal frame) but appear full-size for egress at least in front rooms; egress for all bedrooms cannot be confirmed. Trees are close to the roof which increases risk of roof damage or falling limbs; recommend checking for missing smoke detectors and functional locks. Because key life-safety items are unknown and frequently cause initial inspection failures, score reflects moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, plumbing, electrical",
"score": 58.3,
"rationale": "Roof shingles appear generally intact from photos with no obvious large sag or active leaks visible externally, but close-up inspection needed (some dark areas noted near roof plane transitions). No exterior HVAC condenser is clearly visible in photos; interior/utility systems (furnace/AC, water heater, electrical panel, hot water availability, plumbing condition) are not shown. Given the property was recently rented (rental event in 2023) it's reasonable to assume systems were functional recently, but absence of visible condenser and no interior images lowers confidence. Score reflects moderate risk due to unknowns and the age of the house (1963)."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Interior photos not provided; assume interior is in average, rentable condition unless otherwise noted.",
"Property was rented in 2023 (per rental history) which suggests systems were functional recently; assume HVAC, water heater and electrical were operational at that time but require verification.",
"Smoke detectors, carbon monoxide alarms and GFCI protection are not visible; assume they may be missing or need battery/placement verification and will be required to meet NSPIRE.",
"No visible major structural movement or sagging from exterior photos; assume foundation is serviceable but requires confirmation beneath grade/interior.",
"Windows at front appear full-size and likely provide egress in at least some rooms, but bedroom egress compliance for all bedrooms is unknown.",
"Age of home (1963) raises potential for lead-based paint risk; no peeling lead paint visible on exterior painted brick, but interior paint condition unknown."
],
"score_method": "mean_of_criteria",
"overall_score": 68.0,
"rubric_version": "ns-pire-v1.0-exterior-only-assessment",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7983149581"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.