402 Newton St, Crystal Springs, MS, 39059
Crystal Springs, MS
Investment Snapshot
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Quality Score: 61.60%
Confidence: 86.00%
This 1954 brick ranch appears generally serviceable and is likely to pass a Housing Choice Voucher initial inspection after a modest scope of targeted repairs and verifications. Major structural failures are not apparent in the photos. Prioritized actions before inspection: verify/repair HVAC and water heater operation; install/confirm functioning smoke detectors in all sleeping areas and a CO alarm near bedrooms (required because of gas range); install GFCI protection for kitchen/bath outlets where required; secure and repair porch handrail and any loose steps; address ceiling seam/crack repairs, bathroom vanity base rot, replace/repair damaged trim and outlet covers, and fix fencing as needed. With those items addressed (plus routine cosmetic work), the property is likely rent-ready within 2–6 weeks.
Property Fundamentals
Property Description
3 bedroom 2.5 bath home with over 2200 sq feet in Copiah County With a little TLC this home will be great for your family or the investor. Selling AS IS.
Utility Allowances
Source References
Insurance Quotes
Coverage Options
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Risk and Criteria Detail
Red Flags
- success
- No visible CO alarm while a gas range is present (CO alarm required).
- Kitchen countertop outlets do not show obvious GFCI protection (possible NSPIRE deficiency).
- Ceiling seam/cracking in multiple rooms — needs evaluation to rule out structural movement or past water intrusion.
- Bathroom vanity base shows rot/damage (possible water intrusion).
- Roof shingles appear aged; flashings at porch/roof junction should be inspected for leaks.
- Fence sections leaning/deteriorated — site safety/egress/privacy issue until repaired.
Assumptions
- Central HVAC exists because of visible floor supply registers; unit location and operational status are unknown.
- A gas range is present (visible) so CO alarm will be required near sleeping areas per NSPIRE/local code.
- Only one visible smoke alarm shown in hallway photo; additional smoke alarms in bedrooms are not confirmed and likely absent or unverified.
- Electrical panel condition and circuit labeling are unknown (not pictured).
- No evidence of active roof leaks; interior ceiling cracks are assumed non-structural but should be inspected.
- Water heater and septic/sewer connections exist but are not shown; assumed functional until tested.
- No evidence of severe mold, termite damage, foundation movement, collapsed ceilings, or major structural sagging in the provided photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,031 | $90,450 | $13,568 |
| 2024 | $1,076 | $90,450 | $13,568 |
| 2023 | $1,088 | $88,680 | $8,868 |
| 2022 | $1,099 | $88,680 | $8,868 |
| 2021 | $1,069 | $88,680 | $8,868 |
| 2020 | $997 | $82,450 | $8,245 |
| 2019 | $1,010 | $82,450 | $8,245 |
| 2018 | $997 | $82,450 | $8,245 |
| 2017 | $958 | $82,450 | $8,245 |
| 2016 | $902 | $78,280 | $7,828 |
| 2015 | $911 | $78,280 | $7,828 |
| 2014 | $910 | $78,280 | $7,828 |
| 2013 | $886 | $78,280 | $7,828 |
| 2012 | $832 | $76,270 | $7,627 |
| 2011 | $801 | $76,270 | $7,627 |
| 2010 | $801 | $76,270 | $7,627 |
| 2009 | $758 | $76,270 | $7,627 |
| 2008 | $743 | $71,910 | $7,191 |
| 2007 | $765 | $71,910 | $7,191 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-12-23 | Sold | — |
Photo Gallery
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"assessment": {
"land": null,
"total": 8245,
"building": null
}
},
{
"tax": 997,
"year": 2018,
"market": {
"land": 9000,
"total": 82450,
"building": 73450
},
"assessment": {
"land": null,
"total": 8245,
"building": null
}
},
{
"tax": 958,
"year": 2017,
"market": {
"land": 9000,
"total": 82450,
"building": 73450
},
"assessment": {
"land": null,
"total": 8245,
"building": null
}
},
{
"tax": 902,
"year": 2016,
"market": {
"land": 9000,
"total": 78280,
"building": 69280
},
"assessment": {
"land": null,
"total": 7828,
"building": null
}
},
{
"tax": 911,
"year": 2015,
"market": {
"land": 9000,
"total": 78280,
"building": 69280
},
"assessment": {
"land": 900,
"total": 7828,
"building": 6928
}
},
{
"tax": 910,
"year": 2014,
"market": {
"land": 9000,
"total": 78280,
"building": 69280
},
"assessment": {
"land": 900,
"total": 7828,
"building": 6928
}
},
{
"tax": 886,
"year": 2013,
"market": {
"land": 9000,
"total": 78280,
"building": 69280
},
"assessment": {
"land": 900,
"total": 7828,
"building": 6928
}
},
{
"tax": 832,
"year": 2012,
"market": {
"land": 9000,
"total": 76270,
"building": 67270
},
"assessment": {
"land": 900,
"total": 7627,
"building": 6727
}
},
{
"tax": 801,
"year": 2011,
"market": {
"land": 9000,
"total": 76270,
"building": 67270
},
"assessment": {
"land": 900,
"total": 7627,
"building": 6727
}
},
{
"tax": 801,
"year": 2010,
"market": {
"land": 9000,
"total": 76270,
"building": 67270
},
"assessment": {
"land": 900,
"total": 7627,
"building": 6727
}
},
{
"tax": 758,
"year": 2009,
"market": {
"land": 9000,
"total": 76270,
"building": 67270
},
"assessment": {
"land": 900,
"total": 7627,
"building": 6727
}
},
{
"tax": 743,
"year": 2008,
"market": {
"land": 9000,
"total": 71910,
"building": 62910
},
"assessment": {
"land": null,
"total": 7191,
"building": null
}
},
{
"tax": 765,
"year": 2007,
"market": {
"land": 9000,
"total": 71910,
"building": 62910
},
"assessment": {
"land": null,
"total": 7191,
"building": null
}
}
],
"property_history": [
{
"date": "2026-01-13",
"price": 79900,
"listing": {
"status": "for_sale",
"list_date": "2025-03-27T04:24:44Z",
"list_price": 79900,
"listing_id": "2979828299",
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"last_status_change_date": "2026-02-11T02:36:30Z"
},
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},
{
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"price": 0,
"listing": {
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},
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"price_change": 0,
"days_after_listed": "281 days",
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{
"date": "2025-11-13",
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"listing": {
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"price_change": -10000,
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},
{
"date": "2025-10-01",
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"list_date": "2025-03-27T04:24:44Z",
"list_price": 79900,
"listing_id": "2979828299",
"last_update_date": "2026-02-11T02:36:20Z",
"last_status_change_date": "2026-02-11T02:36:30Z"
},
"event_name": "Price Changed",
"price_sqft": 38.4681215233205,
"source_name": "MLSUnited",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "4108031",
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},
{
"date": "2025-07-23",
"price": 99900,
"listing": {
"status": "for_sale",
"list_date": "2025-03-27T04:24:44Z",
"list_price": 79900,
"listing_id": "2979828299",
"last_update_date": "2026-02-11T02:36:20Z",
"last_status_change_date": "2026-02-11T02:36:30Z"
},
"event_name": "Price Changed",
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"price_change": -10100,
"days_after_listed": null,
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"price_change_percentage": null
},
{
"date": "2025-06-05",
"price": 110000,
"listing": {
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"list_date": "2025-03-27T04:24:44Z",
"list_price": 79900,
"listing_id": "2979828299",
"last_update_date": "2026-02-11T02:36:20Z",
"last_status_change_date": "2026-02-11T02:36:30Z"
},
"event_name": "Price Changed",
"price_sqft": 47.068891741548995,
"source_name": "MLSUnited",
"price_change": -19900,
"days_after_listed": null,
"source_listing_id": "4108031",
"price_change_percentage": null
},
{
"date": "2025-03-27",
"price": 129900,
"listing": {
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"list_date": "2025-03-27T04:24:44Z",
"list_price": 79900,
"listing_id": "2979828299",
"last_update_date": "2026-02-11T02:36:20Z",
"last_status_change_date": "2026-02-11T02:36:30Z"
},
"event_name": "Listed",
"price_sqft": 55.58408215661104,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4108031",
"price_change_percentage": null
},
{
"date": "2024-12-23",
"price": 0,
"listing": null,
"event_name": "Sold",
"price_sqft": 0,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "8263886705",
"generated_at": "2026-02-16T22:14:57.094772Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 61.6
},
"utility_allowance": {
"zip_code": "39059",
"home_photo": "https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m1011082475s-w1280.jpg",
"rent_price": 1344.0,
"loan_amount": 63920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/402-Newton-St_Crystal-Springs_MS_39059_M82638-86705",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 79900.0,
"loan_term_years": 30,
"annual_cash_flow": 11073.27,
"mortgage_monthly": 425.26,
"payment_standard": 1680.0,
"total_amount_out": 15980.0,
"additional_photos": [
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m4218153984s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m1921961960s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m2332734504s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m3805370816s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m371579979s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m2673847646s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m2324074775s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m3888960735s-w1280.jpg",
"https://ap.rdcpix.com/50fe1ac329f6bb4733fc8b911d57f406l-m4113241777s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 112.5,
"monthly_cash_flow": 922.77,
"property_tax_rate": 0.0077,
"_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 cooling as indicated by the 'Central Air' feature.",
"utility": "Air Conditioning",
"allowance": 12
},
{
"note": "Selected 'natural_gas' as the property listing confirms a natural gas connection.",
"utility": "Cooking",
"allowance": 8
},
{
"note": "Selected 'natural_gas' as explicitly stated in the property's heating details.",
"utility": "Heating",
"allowance": 21
},
{
"note": "This is a standard fixed allowance for general electricity usage (lights, outlets).",
"utility": "Other Electric",
"allowance": 69
},
{
"note": "The property listing does not explicitly state a range or microwave is provided, so it is assumed to be tenant-owned.",
"utility": "Range/Microwave",
"allowance": 3
},
{
"note": "The property listing does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned.",
"utility": "Refrigerator",
"allowance": 4
},
{
"note": "Property is connected to 'Public Sewer' as per the listing details.",
"utility": "Sewer",
"allowance": 60
},
{
"note": "Standard utility for a single-family home, assumed to be the tenant's responsibility.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "Property is connected to a 'Public' water source according to the listing.",
"utility": "Water",
"allowance": 104
},
{
"note": "Selected 'natural_gas' based on the property having a natural gas connection for other appliances like heating.",
"utility": "Water Heating",
"allowance": 18
}
],
"cash_on_cash_return": 0.69,
"down_payment_amount": 15980.0,
"property_tax_annual": 2091.93,
"property_tax_monthly": 174.33,
"property_tax_increase": 0.03,
"utility_allowance_total": 336.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.hudexchange.info/programs/housing-choice-voucher/",
"https://www.huduser.gov/portal/datasets/hcv.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": 5970.13,
"property_management_monthly": 134.4,
"monthly_cash_flow_after_debt": 497.51,
"cash_on_cash_return_after_debt": 0.37
},
"section8_assessment": {
"runs": [
{
"summary": "This 1954 brick ranch appears generally serviceable and is likely to pass a Housing Choice Voucher initial inspection after a modest scope of targeted repairs and verifications. Major structural failures are not apparent in the photos. Prioritized actions before inspection: verify/repair HVAC and water heater operation; install/confirm functioning smoke detectors in all sleeping areas and a CO alarm near bedrooms (required because of gas range); install GFCI protection for kitchen/bath outlets where required; secure and repair porch handrail and any loose steps; address ceiling seam/crack repairs, bathroom vanity base rot, replace/repair damaged trim and outlet covers, and fix fencing as needed. With those items addressed (plus routine cosmetic work), the property is likely rent-ready within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior shows cosmetic and medium-priority repair items: worn cabinetry, tile counters, stained hardwood floors in places, ceiling seams/cracks, and a damaged vanity base in a half bath. Kitchen appliances (gas range, dishwasher) are present but older. Exterior brick envelope appears intact. These are mostly repair/finish items that are fixable without major structural work; missing cosmetic TLC and some carpentry/paint and fixture replacement are expected."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 58.0,
"rationale": "Visible safety items: at least one ceiling smoke alarm in the hallway, but no obvious CO alarm (required because a gas range is present) and bedroom-level smoke/CO coverage is not confirmed. Kitchen outlets visible do not clearly show GFCI protection for countertop circuits. Porch steps have a handrail but condition not fully verified. No exposed wiring, no collapsed ceilings, and window egress appears acceptable from photos. Because CO alarm and GFCI status are uncertain and would be required for NSPIRE compliance, this is a moderate inspection risk until verified/fixed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 60.0,
"rationale": "Floor supply vents indicate central HVAC ducting is present but the system equipment (furnace/A/C) and its working status are not shown and should be tested. Plumbing fixtures are present and appear intact; dual sinks in main bath look functional. Water heater not pictured. Roof shingles look aged but no active leaks are visible in interior photos; ceiling cracks could indicate minor settlement or past movement but not collapse. Electrical panel not shown. Systems likely operational but unverified — requires testing and possibly service."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and foundation vents appear sound; yard is fenced and generally clear. Wooden privacy fence shows leaning/age in sections and will likely need repair. Porch and front steps are intact but need paint and confirmation of secure handrail. No obvious standing water or major drainage issues visible from photos. Overall exterior is in fair condition with moderate maintenance needs."
}
],
"red_flags": [
"No visible CO alarm while a gas range is present (CO alarm required).",
"Kitchen countertop outlets do not show obvious GFCI protection (possible NSPIRE deficiency).",
"Ceiling seam/cracking in multiple rooms — needs evaluation to rule out structural movement or past water intrusion.",
"Bathroom vanity base shows rot/damage (possible water intrusion).",
"Roof shingles appear aged; flashings at porch/roof junction should be inspected for leaks.",
"Fence sections leaning/deteriorated — site safety/egress/privacy issue until repaired."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists because of visible floor supply registers; unit location and operational status are unknown.",
"A gas range is present (visible) so CO alarm will be required near sleeping areas per NSPIRE/local code.",
"Only one visible smoke alarm shown in hallway photo; additional smoke alarms in bedrooms are not confirmed and likely absent or unverified.",
"Electrical panel condition and circuit labeling are unknown (not pictured).",
"No evidence of active roof leaks; interior ceiling cracks are assumed non-structural but should be inspected.",
"Water heater and septic/sewer connections exist but are not shown; assumed functional until tested.",
"No evidence of severe mold, termite damage, foundation movement, collapsed ceilings, or major structural sagging in the provided photos."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "This 1954 brick ranch has solid bones and would likely pass Section 8/NSPIRE after moderate repairs and safety corrections. Primary issues to address before inspection: verify and service major systems (HVAC, water heater, electrical), repair/patch ceiling cracks and investigate for active leaks or water intrusion, install/verify smoke alarms (all sleeping areas and common corridors), install CO alarm(s) where required, add GFCI protection for kitchen/bath outlets, and perform basic cosmetic and minor carpentry/fixture work. With 30–60 days of targeted repairs and system testing it could become inspection-ready.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior shows general deferred maintenance and cosmetic damage but largely intact: outdated kitchen and cabinetry, tile counters, older appliances present (gas range, dishwasher) but appear serviceable, multiple ceiling cracks and seam separations visible in living/dining areas, scuffed/stained hardwoods, a damaged base at a half-bath vanity and worn trim. No large collapsed finishes or exposed structural framing are visible. Missing light trim/fixture in kitchen and some cosmetic repairs/paint/finish work expected. Overall repairs are moderate and mostly cosmetic/finish-level with a few localized replacements required."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 55.0,
"rationale": "Mixed safety picture: windows in bedrooms and common rooms appear to provide egress (visible double-hung windows), front entry has a solid door and porch railing present, and there are return/heat vents indicating central HVAC. However I did not see clearly-located smoke detectors in all sleeping corridors (one detector visible in hallway only) and no carbon monoxide alarm is visible in photos. GFCI outlets at kitchen counters and bathrooms are not clearly identified (kitchen outlets appear standard). Ceiling cracks may indicate prior water intrusion (risk). No obvious exposed live wiring or broken electrical panel observed in photos. Overall there are multiple potential NSPIRE/landlord compliance issues (smoke/CO/GFCI) that will likely require correction prior to approval."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 50.0,
"rationale": "Major systems are not documented in photos. Floor/ceiling vents imply central HVAC but no equipment is shown or tested; age of house (1954) suggests systems may be original/older. Plumbing fixtures (sinks, faucets, tub) are present but condition of hot water heater and water temperature unknown. Electrical panel not pictured; visible outlets and fixtures mostly intact though a missing light fixture box in kitchen needs work. Roof shingles appear aged from exterior photos, with potential wear near porch eaves. Given unknown operational status of HVAC, water heater, and electrical panel, and visible ceiling cracking (possible leak), systems risk is moderate and will require inspection/testing."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior brick shell appears sound; level lot, fenced backyard with intact panels though some weathering and leaning exists. Front porch and steps are serviceable with a railing visible but step/handrail details should be checked for code height/stability. Gutters/downspouts not clearly visible; yard drainage appears typical with no standing water observed. Driveway is unpaved/gravel/dirt which is acceptable but shows wear. No obvious large foundation cracks or visible major exterior structural distress in supplied photos."
}
],
"red_flags": [
"Multiple ceiling cracks/separations visible — potential structural movement or prior/active water intrusion needing investigation",
"Localized water-damage / staining and mold-risk at base of small bathroom vanity and baseboards",
"No clearly visible carbon monoxide detector and no confirmed GFCI protection at kitchen counters (noncompliant items for NSPIRE/local codes)",
"Roof appears aged and may require further evaluation / likely needed maintenance or replacement"
],
"confidence": 0.6,
"assumptions": [
"Central HVAC exists (floor/ceiling vents visible) but operational status and age are unknown.",
"Water heater and electrical service exist but were not photographed; functionality is unverified.",
"Smoke detector seen in hallway is present but additional detectors (per sleeping rooms and levels) are not evident from photos and likely missing or insufficient.",
"No carbon monoxide alarm was visible in photos and is likely absent; will be required if gas appliances present (gas range shown).",
"GFCI protection at kitchen countertop and bathroom outlets is not clearly visible and should be assumed not present until verified.",
"Ceiling cracks are assumed to be from localized settling or past leaks; no full collapse observed, but cause needs investigation.",
"Exterior roof appears aged but no active major roof failure (large missing areas or collapse) is visible in photos."
],
"overall_score": 58.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 1954 brick single-family appears to be a moderately repairable property with mostly cosmetic and mid-level maintenance needs. Interiors show wear (floors, cabinetry, ceiling cracks, a damaged vanity) but no visible structural collapse. Safety/code risks that would likely need addressing before HCV/NSPIRE pass include adding a carbon monoxide alarm (gas range present), installing GFCI protection near the kitchen sink if absent, and resolving localized water-damage and aged roof/porch trim. Major systems (HVAC, water heater, electrical panel) are not photographed; floor registers suggest central HVAC exists but equipment condition is unknown and should be verified. With targeted repairs (CO/GFCI, plumbing leak repairs, patched ceilings, minor roof/porch repairs, replacing/repairing fixtures and cabinetry) the home is likely to pass an initial Housing Choice Voucher inspection within 30 days. Estimated readiness: minor-to-moderate repairs required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior appears structurally intact but shows visible deferred maintenance and cosmetic issues: worn hardwood floors with stains in some rooms, peeling/aged cabinetry, tile counters and grout showing wear, ceiling cracks in living/dining areas, small bathroom vanity with water damage at base, dishwasher with damaged front, general repainting/patching required. Major appliances (range, dishwasher) are present which reduces impact of missing items. Overall repairs are moderate and mostly cosmetic/carpentry/plumbing finishes rather than structural."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 55.0,
"rationale": "Some safety items visible but several NSPIRE risk items unclear/likely: a smoke alarm is visible in hallway (good). Gas range present, but no carbon monoxide alarm was visible in photos (CO alarm likely required). No obvious exposed wiring or collapsed ceilings. Porch has railing but stair/porch edge trim appears weathered — needs close inspection. GFCI protection near kitchen sink not evident in photos (likely required). Bedroom egress windows appear adequate in photos. Evidence of water damage under a small vanity may indicate past or active plumbing leaks. Electrical panel not shown. Because a few code-critical items (CO alarm, GFCI) are not visible and plumbing leak evidence exists, risk of initial inspection items failing is moderate."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Floor registers and a ceiling return suggest central HVAC/ducted system is present but the HVAC equipment itself is not photographed — condition and operation are unknown. Plumbing fixtures and a water-using appliance (dishwasher, tubs, sinks) are present; one small vanity shows water damage under base which suggests leak history. No water heater or electrical panel photos; roof shingles appear aged with a worn area near the porch eave that should be evaluated for leak potential. Overall systems likely functional but require inspection and minor-to-moderate service or replacement depending on age and condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior brick shell appears sound; foundation vents visible and at-grade looks typical. Front porch and steps are serviceable but trim/soffit near porch edge looks worn and may need repair; no obvious major foundation settlement or structural sagging seen. Backyard is fenced but fence shows leaning/age and will likely need repair or replacement; yard is generally level with no visible standing water in photos. Trees are close to the house and may require pruning. Overall exterior is in fair condition with routine repairs recommended."
}
],
"red_flags": [
"No carbon monoxide alarm visible in photos despite presence of gas range (CO alarm likely required).",
"Evidence of water damage under a small bathroom vanity — potential past or active plumbing leak that needs repair.",
"Aged roof/porch edge and fascia area visible near porch — potential roof/flashings issue that could cause leaks if not addressed."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and ducted (floor registers visible) but its operational condition and age are unknown.",
"Water heater and electrical service/panel exist but were not photographed; assume present and accessible.",
"Gas range is functional or at least properly connected; presence of gas implies CO alarm requirement per local code/NSPIRE.",
"No obvious major foundation movement or structural sagging based on exterior brick line and visible floor/ceiling photos.",
"No evidence of active standing water or major mold in photos, but bathroom vanity base water damage suggests past or localized leaks.",
"Listing 'AS IS' indicates seller may not perform repairs; costs assumed to be owner/landlord responsibility if required for voucher inspection."
],
"overall_score": 62.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "402 Newton St, Crystal Springs, MS, 39059",
"aggregate": {
"summary": "This 1954 brick ranch appears generally serviceable and is likely to pass a Housing Choice Voucher initial inspection after a modest scope of targeted repairs and verifications. Major structural failures are not apparent in the photos. Prioritized actions before inspection: verify/repair HVAC and water heater operation; install/confirm functioning smoke detectors in all sleeping areas and a CO alarm near bedrooms (required because of gas range); install GFCI protection for kitchen/bath outlets where required; secure and repair porch handrail and any loose steps; address ceiling seam/crack repairs, bathroom vanity base rot, replace/repair damaged trim and outlet covers, and fix fencing as needed. With those items addressed (plus routine cosmetic work), the property is likely rent-ready within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 64.3,
"rationale": "Interior shows cosmetic and medium-priority repair items: worn cabinetry, tile counters, stained hardwood floors in places, ceiling seams/cracks, and a damaged vanity base in a half bath. Kitchen appliances (gas range, dishwasher) are present but older. Exterior brick envelope appears intact. These are mostly repair/finish items that are fixable without major structural work; missing cosmetic TLC and some carpentry/paint and fixture replacement are expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Brick exterior and foundation vents appear sound; yard is fenced and generally clear. Wooden privacy fence shows leaning/age in sections and will likely need repair. Porch and front steps are intact but need paint and confirmation of secure handrail. No obvious standing water or major drainage issues visible from photos. Overall exterior is in fair condition with moderate maintenance needs."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 56.0,
"rationale": "Visible safety items: at least one ceiling smoke alarm in the hallway, but no obvious CO alarm (required because a gas range is present) and bedroom-level smoke/CO coverage is not confirmed. Kitchen outlets visible do not clearly show GFCI protection for countertop circuits. Porch steps have a handrail but condition not fully verified. No exposed wiring, no collapsed ceilings, and window egress appears acceptable from photos. Because CO alarm and GFCI status are uncertain and would be required for NSPIRE compliance, this is a moderate inspection risk until verified/fixed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 56.7,
"rationale": "Floor supply vents indicate central HVAC ducting is present but the system equipment (furnace/A/C) and its working status are not shown and should be tested. Plumbing fixtures are present and appear intact; dual sinks in main bath look functional. Water heater not pictured. Roof shingles look aged but no active leaks are visible in interior photos; ceiling cracks could indicate minor settlement or past movement but not collapse. Electrical panel not shown. Systems likely operational but unverified — requires testing and possibly service."
}
],
"red_flags": [
"No visible CO alarm while a gas range is present (CO alarm required).",
"Kitchen countertop outlets do not show obvious GFCI protection (possible NSPIRE deficiency).",
"Ceiling seam/cracking in multiple rooms — needs evaluation to rule out structural movement or past water intrusion.",
"Bathroom vanity base shows rot/damage (possible water intrusion).",
"Roof shingles appear aged; flashings at porch/roof junction should be inspected for leaks.",
"Fence sections leaning/deteriorated — site safety/egress/privacy issue until repaired."
],
"confidence": 0.86,
"assumptions": [
"Central HVAC exists because of visible floor supply registers; unit location and operational status are unknown.",
"A gas range is present (visible) so CO alarm will be required near sleeping areas per NSPIRE/local code.",
"Only one visible smoke alarm shown in hallway photo; additional smoke alarms in bedrooms are not confirmed and likely absent or unverified.",
"Electrical panel condition and circuit labeling are unknown (not pictured).",
"No evidence of active roof leaks; interior ceiling cracks are assumed non-structural but should be inspected.",
"Water heater and septic/sewer connections exist but are not shown; assumed functional until tested.",
"No evidence of severe mold, termite damage, foundation movement, collapsed ceilings, or major structural sagging in the provided photos."
],
"score_method": "mean_of_criteria",
"overall_score": 61.6,
"rubric_version": "nsPIRE-v1.0-2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8263886705"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.