Property ID: 8287112833
3037 Willow Dr, Brandon, MS, 39042
Brandon, MS
Money Down: $55,080
CoC Return: -6.21%
Monthly Cash Flow: $-285
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$45,900
Closing Costs
$9,180
Total Down
$55,080
Investment Snapshot
Purchase Price
$229,500
Money Down
$55,080
Cash-on-Cash Return
-6.21%
Rent
$1,211
Monthly Cash Flow
$-285
Annual Cash Flow
$-3,419
Debt Service / Mo
$1,221
Property Tax / Mo
$79
Insurance / Mo
$75
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,211
Payment Standard
$1,590
Rent
$1,211
Insurance
$75
Property Tax
$79
Management
$121
Utilities Allowance
$379
NOI (Monthly)
$937
Debt Service
$1,221
Cash Flow After Debt
$-285
Quality Score: 76.70%
Confidence: 95.00%
Based on photos and listing text this 3-bed, 2-bath single-family home appears largely move-in ready with fresh paint, new-looking flooring, intact exterior envelope, and no visible life-safety hazards. Major unknowns that will determine an NSPIRE pass are presence/function of smoke and CO alarms, GFCI protection, and verification/testing of HVAC, water heater and electrical panel. Roof shows age-related wear but no visible failure. Expect a likely pass after verification/installation of required detectors and any minor GFCI or appliance touch-ups (likely turnkey within 1-4 weeks).
Section 8 Payment Standard
$1,590
Utility Allowance Total
$379
Guaranteed Section 8 Rent (PS - Utilities)
$1,211
Property Management
$121
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$229,500
Beds
3
Baths
2
Living Area
1,487 sqft
Lot Size
7,841 sqft
Year Built
1990
Days on Market
24
Capital Outlay
$55,080
Debt Service
$1,221
Property Tax / Mo
$79
Insurance / Mo
$75
Property Description
Welcome to 3037 Willow Drive in the heart of Brandon. Charming home that is completely move in ready. One of the larger homes in the neighborhood, this home features a huge primary bedroom, and bath upstairs, plus two bedrooms and a bath downstairs with huge storage space. A large open family room and dining room to entertain or relax in. Lovely kitchen with upgraded appliances and lots of light. Large fenced in backyard with plenty of space for kids, backyard parties, or pets. Home has been freshly painted and ready for new owners. Contact your realtor today to make an appointment!
Utility Allowances
air_conditioning
$12
Based on the 3-bedroom rate for a single family detached home from the provided schedule.
cooking
$11
Selected 'Electric' option based on 'Electric Cooktop' and 'Electric Range' listed in property details. Matched to the 3-bedroom rate.
heating
$50
Selected 'Electric' as the heating fuel. Property details mention 'Central' heating and numerous electric appliances, with no mention of gas. 'Electric' was chosen over 'Electric Heat Pump' as it is the more expensive option, per instructions for ambiguous cases.
other_electric
$69
Standard allowance for general electric use (lights, outlets) in a 3-bedroom single family detached home.
range_microwave
$3
Property details do not list a microwave as a provided appliance. This allowance is for a tenant-owned microwave, based on the 3-bedroom rate.
refrigerator
$4
Property details do not list a refrigerator as a provided appliance. This allowance is for a tenant-owned refrigerator, based on the 3-bedroom rate.
sewer
$60
Property details state 'Public Sewer' under utilities. Matched to the 3-bedroom rate.
trash_collection
$37
Selected as a standard utility for a single family detached home. Matched to the 3-bedroom rate.
water
$104
Property details state 'Public' water source under utilities. Matched to the 3-bedroom rate.
water_heating
$29
Selected 'Electric' as the fuel type, inferred from the presence of other major electric appliances and the absence of any mention of gas. Matched to the 3-bedroom rate.
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$877
DP3 Annual Estimate$917
DP1 Monthly Equivalent$73
DP3 Monthly Equivalent$76
Replacement Value$73,150
Basis1,487 sqft / 1990
Nearby Houses
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110 Windchase Dr
sold · 0.02 mi
Price: $214,900
3 bd / 2 ba · 1,360 sqft
Latest sale: — on Aug 22, 2025
Latest rent: —
Photo unavailable
3019 Willow Dr
sold · 0.03 mi
Price: $219,000
3 bd / 2 ba · 1,547 sqft
Latest sale: — on Mar 02, 2026
Latest rent: —
Photo unavailable
529 Stonecreek Dr
sold · 0.04 mi
Price: $262,500
4 bd / 2 ba · 1,949 sqft
Latest sale: — on Aug 12, 2025
Latest rent: —
Photo unavailable
116 Windchase Dr
sold · 0.04 mi
Price: $230,000
3 bd / 2 ba · 1,429 sqft
Latest sale: — on Dec 19, 2025
Latest rent: —
Photo unavailable
106 Windchase Dr
sold · 0.04 mi
Price: $199,900
3 bd / 2 ba · 1,453 sqft
Latest sale: — on Nov 19, 2024
Latest rent: $1,575 on May 11, 2023
Photo unavailable
3068 Willow Dr
sold · 0.05 mi
Price: $182,000
3 bd / 2 ba · 1,128 sqft
Latest sale: — on Mar 28, 2024
Latest rent: —
Photo unavailable
513 Stonecreek Dr
sold · 0.06 mi
Price: $227,000
3 bd / 2 ba · 1,623 sqft
Latest sale: — on Jul 24, 2024
Latest rent: —
Photo unavailable
127 Windchase Dr
sold · 0.06 mi
Price: $224,900
3 bd / 2 ba · 1,398 sqft
Latest sale: — on Jan 12, 2024
Latest rent: —
Photo unavailable
122 Windchase Dr
sold · 0.07 mi
Price: $206,900
3 bd / 2 ba · 1,273 sqft
Latest sale: — on Aug 29, 2023
Latest rent: $1,000 on Nov 26, 2013
Photo unavailable
105 Windchase Dr
sold · 0.07 mi
Price: $172,000
2 bd / 2 ba · 1,015 sqft
Latest sale: — on Aug 02, 2023
Latest rent: $1,525 on Jun 19, 2025
Photo unavailable
104 Sunchase Dr
sold · 0.07 mi
Price: $180,000
3 bd / 2 ba · 1,250 sqft
Latest sale: — on Mar 17, 2023
Latest rent: —
Photo unavailable
103 Windchase Dr
sold · 0.07 mi
Price: $172,000
3 bd / 2 ba · 1,286 sqft
Latest sale: — on Jan 19, 2022
Latest rent: —
Photo unavailable
222 Sunchase Dr
sold · 0.07 mi
Price: $204,900
3 bd / 2 ba · 1,304 sqft
Latest sale: —
Latest rent: —
Photo unavailable
528 Stonecreek Dr
sold · 0.07 mi
Price: $149,900
2 bd / 1 ba · 996 sqft
Latest sale: — on Mar 13, 2025
Latest rent: —
Photo unavailable
131 Windchase Dr
sold · 0.07 mi
Price: $234,900
3 bd / 2 ba · 1,440 sqft
Latest sale: —
Latest rent: —
Photo unavailable
2036 Red Oak Dr
sold · 0.08 mi
Price: $184,900
3 bd / 2 ba · 1,200 sqft
Latest sale: —
Latest rent: —
Photo unavailable
124 Windchase Dr
sold · 0.08 mi
Price: $199,900
3 bd / 2 ba · 1,370 sqft
Latest sale: —
Latest rent: —
Photo unavailable
230 Sunchase Dr
sold · 0.08 mi
Price: $163,000
3 bd / 2 ba · 1,277 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Kitchen appliances (stove, refrigerator, dishwasher) described as upgraded in listing are present and functional; if absent this would be a moderate repair item.
- Central HVAC exists and is operational (supply vents visible); final determination requires testing.
- Hot water and plumbing function normally; no visible leaks in photos.
- Smoke detectors, carbon monoxide alarms, and GFCI protection are not visible in photos and will need to be confirmed or installed to meet NSPIRE.
- No concealed structural or major mechanical failures (roof leak, foundation movement) beyond visible surface aging; photos do not show sagging, large foundation cracks, or collapsed ceilings.
- Fenced backyard is intact and provides secure boundary as described, although full fence condition not shown in detail.
- Electrical panel is present and intact but not photographed; no exposed wiring was visible in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $915 | $93,150 | $9,315 |
| 2023 | $857 | $88,720 | $8,872 |
| 2022 | $844 | $88,720 | $8,872 |
| 2021 | $844 | $88,720 | $8,872 |
| 2020 | $844 | $88,720 | $7,976 |
| 2019 | $751 | $79,760 | $7,976 |
| 2018 | $735 | $79,760 | $7,976 |
| 2017 | $735 | $79,760 | $7,976 |
| 2016 | $954 | $79,050 | $7,905 |
| 2015 | $654 | $79,050 | $7,905 |
| 2014 | $638 | $79,050 | $7,905 |
| 2013 | $638 | $79,050 | $7,905 |
| 2012 | $590 | $79,050 | $7,905 |
| 2011 | $560 | $79,050 | $7,905 |
| 2010 | $560 | $79,050 | $7,905 |
| 2009 | $560 | $79,050 | $7,905 |
| 2008 | $542 | $77,710 | $7,905 |
| 2007 | $509 | $70,970 | $7,097 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-02-29 | Sold | — |
Photo Gallery
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{
"note": "Selected 'Electric' option based on 'Electric Cooktop' and 'Electric Range' listed in property details. Matched to the 3-bedroom rate.",
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"note": "Selected 'Electric' as the heating fuel. Property details mention 'Central' heating and numerous electric appliances, with no mention of gas. 'Electric' was chosen over 'Electric Heat Pump' as it is the more expensive option, per instructions for ambiguous cases.",
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"label": "Section 8 / NSPIRE safety & code risk",
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"rationale": "Interior supply vents are visible indicating central HVAC is present; ceiling registers and conditioned interior look intact. No furnace/AC equipment, water heater, electrical panel, or plumbing fixtures are shown; their condition must be verified. Roof shows aging (dark streaks and some surface wear) but no visible sagging, missing shingles, or active leaks in photos. Given the 1990 build date and that the home appears refreshed, systems likely operable but unconfirmed — moderate risk until HVAC, water heater, and electrical panel are verified and tested."
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"score": 80.0,
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"No concealed structural or major mechanical failures (roof leak, foundation movement) beyond visible surface aging; photos do not show sagging, large foundation cracks, or collapsed ceilings.",
"Fenced backyard is intact and provides secure boundary as described, although full fence condition not shown in detail.",
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"overall_score": 77.0,
"rubric_version": "1.0"
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"label": "Condition / Deferred maintenance",
"score": 85.0,
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},
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"key": "safety_code",
"label": "Safety / Code compliance risk",
"score": 75.0,
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{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, roof, plumbing, electrical)",
"score": 70.0,
"rationale": "Supply/return vents visible in living area indicating central HVAC ducting; no outdoor condenser or water heater photographed. Roof shows dark streaking and some granular loss signs but no visible sagging or active leaks. Electrical panel, water heater and appliance hookups are not pictured. Given home's 1990 construction and otherwise tidy condition, assume systems are functional but age/condition unknown — moderate risk for repairs or servicing."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 78.0,
"rationale": "Siding and brick are intact; front porch and walkways are in usable condition. Backyard appears fenced and usable (photos show fence and swing). Driveway cracking and nearby large trees present (leaf/debris risk to roof and gutters). No standing water or obvious foundation settlement visible from exterior photos. Fence appears weathered but intact."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Kitchen and laundry appliances are present and functional as the listing states 'upgraded appliances', though not shown in photos.",
"Central HVAC system is present and functional (supply/return vents visible).",
"No active roof leaks or interior water intrusion despite dark roof staining; staining is surface aging/growth rather than active failure.",
"Smoke detector(s) exist (one small white device visible on living room wall) but carbon monoxide detectors and GFCI protection were not visible and must be confirmed.",
"Electrical panel and plumbing fixtures are serviceable; no exposed wiring was observed in photos.",
"Fenced backyard and yard drainage are adequate; no areas of standing water were visible in exterior photos.",
"No recent rental history available (rental_history_last_5y missing), so rental performance/history not factored into overall score."
],
"overall_score": 78.0,
"rubric_version": "1.0"
},
{
"summary": "Based on photos and the listing text, this 3-bed/2-bath single-family home appears largely turnkey for Section 8/HCV leasing with mostly cosmetic and routine maintenance needs. The interior looks freshly painted with new-looking floors and operational-feeling HVAC vents; exterior is tidy and fenced. Key verifications missing from photos (smoke/CO detectors, GFCI outlets, electrical panel, water heater, proof of functioning HVAC) reduce confidence slightly. The roof shows staining and shingle wear which should be inspected. Expected time to inspection-ready: likely within 1–4 weeks if detectors and GFCI are installed/verified and a roof inspection is completed; if major system repairs are required, allow more time.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Exterior and interior photos show a well-maintained, recently painted interior with new-looking laminate flooring and intact drywall. Minor deferred items visible: driveway cracking, overgrown shrubs that need trimming, small staining on the front porch ceiling, and roof surface staining/granule loss. Listing states upgraded appliances; none are pictured but absence from photos is not treated as catastrophic. Overall cosmetic condition is good with primarily easy-to-fix items."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, no standing water, no visible severe mold or foundation movement). Central air registers visible indicating HVAC distribution. However photos do not clearly show smoke detectors, carbon monoxide alarm, GFCI outlets in kitchen/baths, or the electrical panel. Windows appear standard size and likely provide egress for most rooms shown, but bedroom windows not individually verified. Entry door looks secure but deadbolt not clearly visible. Given the overall good condition but several required safety items are not visible, moderate deduction applied."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Supply/return vents visible indicating a central HVAC system is present. No furnace, water heater, electrical panel or plumbing fixtures are shown in photos so condition is inferred from listing claim of 'move in ready.' Roof shows staining and dark streaks and visible shingle wear which suggests aging roof that may need inspection/maintenance within a few years. Driveway drainage appears typical but gutters/downspouts are not visible. Because major systems are present by inference but not verified, score reflects some risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 82.0,
"rationale": "Yard is fenced, flat and appears safe; driveway and walkway are serviceable though driveway has cracks. Siding and brick veneer appear intact with no obvious foundation settlement or major exterior damage. Mature trees provide shade but may require routine maintenance. Fencing appears intact from views shown. Overall exterior/site condition is good with only minor maintenance items identified."
}
],
"red_flags": [
"Roof surface staining and visible shingle wear — near-term inspection recommended (possible aging roof).",
"No clearly visible smoke detectors or carbon monoxide alarm in the photographs (required for NSPIRE/HCV).",
"No visible GFCI outlets in photographed areas (kitchen/bath GFCI required) and electrical panel not shown.",
"Front porch ceiling shows minor staining that could indicate past water intrusion—verify no active leaks."
],
"confidence": 0.7,
"assumptions": [
"Kitchen appliances are present and functional as the listing states 'upgraded appliances' though they are not pictured.",
"Central HVAC is present and operational because supply/return vents are visible and listing calls the home 'move in ready.'",
"No visible active roof leaks or structural sagging exist beyond surface staining; roof staining indicates cosmetic wear/age rather than current leak.",
"Bedrooms have compliant egress windows typical of 1990-built single-family homes; individual bedroom windows were not photographed.",
"Smoke detectors, carbon monoxide alarms, and GFCI outlets may be present but are not visible in the provided photos; if absent they will need installation prior to inspection."
],
"overall_score": 76.0,
"rubric_version": "2026-03-27_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3037 Willow Dr, Brandon, MS, 39042",
"aggregate": {
"summary": "Based on photos and listing text this 3-bed, 2-bath single-family home appears largely move-in ready with fresh paint, new-looking flooring, intact exterior envelope, and no visible life-safety hazards. Major unknowns that will determine an NSPIRE pass are presence/function of smoke and CO alarms, GFCI protection, and verification/testing of HVAC, water heater and electrical panel. Roof shows age-related wear but no visible failure. Expect a likely pass after verification/installation of required detectors and any minor GFCI or appliance touch-ups (likely turnkey within 1-4 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 82.7,
"rationale": "Exterior and interior photos show a well-kept house with recent paint and new-looking vinyl plank flooring. Cabinetry/kitchen not fully visible but listing states upgraded appliances; no major cosmetic damage visible inside. Observable deferred items are minor: concrete driveway has surface cracks, small staining/discoloration on the covered porch ceiling, and landscaping/hedges need trimming. Missing appliances were not evident in photos and are described in the listing. These are mostly easy-to-fix or cosmetic items and do not indicate deep deferred maintenance."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and yard condition",
"score": 80.0,
"rationale": "Exterior siding and brick appear in serviceable condition, windows intact and grounds generally tidy. Property has a fenced backyard (listed and partially visible), sidewalks and porch are sound, and yard looks level with adequate drainage away from visible foundation. Driveway shows cracks but is functional. No signs of extensive foundation cracks, standing water, or pest infestation visible in provided photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 73.3,
"rationale": "No obvious life-safety hazards visible (no collapsed ceilings, exposed wiring, or major trip hazards). Interior shows working ceiling fan and intact outlets with covers. However, required safety items are not visible in photos: smoke detectors and carbon monoxide alarms are not shown, GFCI protection in kitchen/baths cannot be confirmed, and deadbolt on entry door is not visible. Window egress for upstairs bedroom appears plausible based on dormer windows but cannot be confirmed. No active water intrusion or mold staining observed in photos. Because several NSPIRE-required devices/fixtures cannot be verified from images, score is reduced to reflect inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 70.0,
"rationale": "Interior supply vents are visible indicating central HVAC is present; ceiling registers and conditioned interior look intact. No furnace/AC equipment, water heater, electrical panel, or plumbing fixtures are shown; their condition must be verified. Roof shows aging (dark streaks and some surface wear) but no visible sagging, missing shingles, or active leaks in photos. Given the 1990 build date and that the home appears refreshed, systems likely operable but unconfirmed — moderate risk until HVAC, water heater, and electrical panel are verified and tested."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Kitchen appliances (stove, refrigerator, dishwasher) described as upgraded in listing are present and functional; if absent this would be a moderate repair item.",
"Central HVAC exists and is operational (supply vents visible); final determination requires testing.",
"Hot water and plumbing function normally; no visible leaks in photos.",
"Smoke detectors, carbon monoxide alarms, and GFCI protection are not visible in photos and will need to be confirmed or installed to meet NSPIRE.",
"No concealed structural or major mechanical failures (roof leak, foundation movement) beyond visible surface aging; photos do not show sagging, large foundation cracks, or collapsed ceilings.",
"Fenced backyard is intact and provides secure boundary as described, although full fence condition not shown in detail.",
"Electrical panel is present and intact but not photographed; no exposed wiring was visible in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 76.7,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8287112833"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.