Property ID: 8370573135
265 Lamar St, Durant, MS, 39063
Durant, MS
Money Down: $31,200
CoC Return: 4.85%
Monthly Cash Flow: $126
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$26,000
Closing Costs
$5,200
Total Down
$31,200
Investment Snapshot
Purchase Price
$130,000
Money Down
$31,200
Cash-on-Cash Return
4.85%
Rent
$1,065
Monthly Cash Flow
$126
Annual Cash Flow
$1,514
Debt Service / Mo
$692
Property Tax / Mo
$97
Insurance / Mo
$43
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,065
Payment Standard
$1,300
Rent
$1,065
Insurance
$43
Property Tax
$97
Management
$106
Utilities Allowance
$235
NOI (Monthly)
$818
Debt Service
$692
Cash Flow After Debt
$126
Quality Score: 78.90%
Confidence: 93.00%
This 3BR/2BA single-family home appears largely move-in ready for a Housing Choice Voucher inspection. The cosmetic condition is strong (fresh paint, updated kitchen/baths, solid hardwood floors), the exterior envelope and roof look sound, and there are no visible life-threatening hazards in the photos. Key documentation/verification items remain: functioning smoke detectors (and CO if required), presence of GFCI protection in kitchen/baths, confirmation of a working heating system and hot water, and electrical panel condition. With those verifications and minor items (install detectors if missing, address any GFCI/handrail requirements), the property is likely to pass an initial NSPIRE/HCV inspection with only minor repairs required.
Section 8 Payment Standard
$1,300
Utility Allowance Total
$235
Guaranteed Section 8 Rent (PS - Utilities)
$1,065
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$130,000
Beds
3
Baths
2
Living Area
1,398 sqft
Lot Size
12,197 sqft
Year Built
1950
Days on Market
195
Capital Outlay
$31,200
Debt Service
$692
Property Tax / Mo
$97
Insurance / Mo
$43
Property Description
Great house sitting on a great lot! This 3 bedroom, 2 full bath home in Durant is just 3 miles from I55! Updated kitchen and baths, wood floors, everything freshly painted and fresh. Granite counters, tile backsplash and manufactured cabinets with pull out trays and the-always a favorite-corner carousal shelves. All windows have been replaced with vinyl, insulated windows; with exterior in vinyl siding. Super easy maintenance. There is a storage room off the 1 car carport with additional paved parking off driveway. The interior laundry room has a back door out to the roomy backyard. With approximately 1,398 sft this home is cozy, quaint and move-in ready.
Utility Allowances
Air Conditioning
$13
Selected from the 'Air Conditioning' schedule for a 3-bedroom unit. Property details mention 'Wall/Window Unit(s)' for cooling.
Cooking
$13
Selected the 'natural_gas' option from the 'Cooking' schedule for a 3-bedroom unit, as the property includes a 'Built-In Gas Range'.
Heating
$35
Selected the 'natural_gas' option from the 'Heating' schedule for a 3-bedroom unit, as property details specify 'Natural Gas' heating.
Other Electric
$69
Selected from the 'Other Electric' schedule for a 3-bedroom unit. This covers general electricity usage.
Sewer
$21
Selected from the 'Sewer' schedule for a 3-bedroom unit. Property details specify 'Public Sewer'.
Trash Collection
$19
Selected from the 'Trash Collection' schedule for a 3-bedroom unit. This is a standard tenant-paid utility, not mentioned as landlord-provided.
Water
$35
Selected from the 'Water' schedule for a 3-bedroom unit. Property details specify 'Public' water source.
Water Heating
$30
Selected the 'natural_gas' option from the 'Water Heating' schedule for a 3-bedroom unit, as the property includes a 'Gas Water Heater'.
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$505
DP3 Annual Estimate$528
DP1 Monthly Equivalent$42
DP3 Monthly Equivalent$44
Replacement Value$36,378
Basis1,398 sqft / 1950
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for_sale · 0.34 mi
Price: $130,000
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Latest sale: —
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Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing text is accurate about updated kitchen and baths; the stove shown in photos is functional and a refrigerator will be provided or is present though not pictured.
- No central HVAC is visible; cooling appears to be via window units. A working heating source exists inside (not shown) or will be provided; if no working heat source is present, that will reduce pass likelihood.
- Smoke detectors and CO alarm(s) may not be shown in photos but are either present or will be installed prior to inspection. If they are absent, this will be an easy but required fix.
- Electrical panel, water heater, plumbing fixtures, and hot water are present and operational though not pictured; absence or failure of any of these would reduce score.
- Rear and front steps have ≤3 risers; local code/inspector may not require handrails. If handrails are required and not present, that is a minor fix.
- No concealed structural or moisture issues inferred from clean exterior and interior photos. If there are hidden leaks or crawlspace issues, score would be lower.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,135 | $40,656 | $6,099 |
| 2024 | $1,135 | $40,656 | $6,099 |
| 2023 | $1,146 | $41,056 | $6,159 |
| 2022 | $984 | $35,253 | $5,288 |
| 2021 | $946 | $34,839 | $5,226 |
| 2020 | $946 | $34,839 | $5,226 |
| 2019 | $937 | $34,496 | $5,175 |
| 2018 | $869 | $32,003 | $4,801 |
| 2017 | $912 | $32,003 | $4,801 |
| 2016 | $912 | $32,003 | $4,801 |
| 2009 | $474 | $25,246 | $3,787 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-11 | Price Changed | $130,000 |
| 2025-09-19 | Price Changed | $139,000 |
| 2025-08-06 | Listing removed | $0 |
| 2025-08-05 | Listed | $145,000 |
| 2025-08-04 | Listed | $145,000 |
Photo Gallery
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"score": 75.0,
"rationale": "No obvious life‑threatening hazards visible: no sagging roof, no collapsed ceilings, no standing water, and no exposed wiring in the photos. Entry doors look secure and windows appear operable. Potential issues: smoke/CO detectors are not visible in interior photos (required); GFCI presence in kitchen/baths cannot be confirmed from images; rear entry steps lack a handrail though riser count appears low (may or may not require a handrail depending on local code/NSPIRE inspector). Gas meter and supply visible at side — CO detector advisable. Recommend confirming functioning smoke detectors (one per level and in/near sleeping areas), GFCI outlets in wet locations, and a working hot water source prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electrical, plumbing)",
"score": 70.0,
"rationale": "Roof shingles appear in generally good condition with no visible sagging or active leaks. Electrical panel and water heater are not shown; no exposed wiring visible. Window AC units are present (suggesting cooling is via window units rather than central HVAC); a definitive heating system is not visible in photos. Gas line visible at exterior indicates gas service present (possible gas appliances). Because key systems (central HVAC, water heater, electrical panel) are not visible in photos, score is conservative — recommend verifying operability of heating, hot water, electrical panel labeling, and functional plumbing before inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Vinyl siding and trim look intact and recently maintained. Yard is mowed and free of debris; driveway and carport are serviceable though there are hairline cracks in the concrete. Foundation appears stable with brick skirting; no visible major foundation cracks or settlement. Carport structure and storage room look solid. Trees close to the rear of the house but no visible roof overhang damage. Overall a sound exterior with typical minor maintenance items."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Listing text is accurate about updated kitchen and baths; the stove shown in photos is functional and a refrigerator will be provided or is present though not pictured.",
"No central HVAC is visible; cooling appears to be via window units. A working heating source exists inside (not shown) or will be provided; if no working heat source is present, that will reduce pass likelihood.",
"Smoke detectors and CO alarm(s) may not be shown in photos but are either present or will be installed prior to inspection. If they are absent, this will be an easy but required fix.",
"Electrical panel, water heater, plumbing fixtures, and hot water are present and operational though not pictured; absence or failure of any of these would reduce score.",
"Rear and front steps have ≤3 risers; local code/inspector may not require handrails. If handrails are required and not present, that is a minor fix.",
"No concealed structural or moisture issues inferred from clean exterior and interior photos. If there are hidden leaks or crawlspace issues, score would be lower."
],
"overall_score": 78.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this property is largely turnkey and has a high likelihood of passing an initial HCV/NSPIRE inspection after addressing a few common checklist items. The home shows clear cosmetic updates (paint, floors, kitchen/baths, windows, siding) and no visible structural defects. Primary inspection uncertainties are lack of visible smoke/CO detectors and unknown central HVAC/heating setup and electrical panel/GFCI protection. These are usually quick corrections (install detectors, verify/repair GFCI, confirm heating) and do not indicate major rehabilitation. Estimated time-to-rent readiness: 1–4 weeks depending on verification/installation of required detectors and confirmation of heating system operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recent cosmetic refresh: fresh paint, refinished hardwoods, updated kitchen and bathrooms (listing text and visible stove), replaced vinyl windows and vinyl siding. Floors, trim, and fixtures appear intact with no visible water stains or damaged drywall. Minor items visible or possible (no visible refrigerator in photos, small concrete front steps with slight edge wear) are easy-to-fix cosmetic or appliance items and do not indicate deferred maintenance. Overall turnkey appearance with only minor finish-level tasks expected prior to move-in."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "No visible exposed wiring, no signs of active roof leaks, exterior doors appear secure with a deadbolt, windows are newer (likely operational), stairs at rear have a small handrail and front entry has three steps (likely below many jurisdictions' handrail trigger). However smoke detectors and carbon-monoxide alarms are not visible in interior photos (NSPIRE requires functional smoke detectors in hallways/bedrooms and CO alarms where fuel-burning appliances or attached garages exist). GFCI outlets in kitchen/baths are not visible in the photos. Bedroom egress likely acceptable given full-size windows but bedrooms were not photographed directly. Based on condition and recent updates, these are likely installable with minimal effort but represent the main inspection risk items."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 75.0,
"rationale": "Roof shingles appear in good condition with no visible sagging or missing areas. Plumbing fixtures are reported updated and no active leaks are visible. A gas meter is present on the exterior suggesting gas service (and the kitchen photo shows a gas/propane range). There is no visible exterior central HVAC condenser in photos and cooling appears to rely at least in part on window A/C units (visible in side window). Heating system type and water heater are not shown. Electrical panel location and condition are not visible. Given the updated interior and intact exterior, major system failure is not apparent but HVAC/heating configuration and electrical panel/GFCI presence are unknown and should be verified; possible minor mechanical work or installation of a central condenser (if required by tenant needs) could be needed."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 88.0,
"rationale": "Exterior photos show recent vinyl siding, replaced insulated windows, a well-kept lawn, intact driveway and carport with storage room, and a solid-looking roofline with no visible foundation cracks or sagging. Crawlspace lattice is in place; yard drains not obviously pooling. Walkways and driveway show hairline cracking but are serviceable. Overall exterior and site present low risk for inspection; landscaping and small concrete cracks are easy-to-fix maintenance items."
}
],
"red_flags": [
"No smoke detectors visible in interior photos — required by NSPIRE and must be installed/verified.",
"No carbon monoxide alarm visible (required where fuel-burning appliances or attached carport/garage are present).",
"HVAC/heating system not visible (no exterior condenser seen); heating source and operational status must be confirmed prior to inspection.",
"Electrical safety details (panel condition, GFCI protection in kitchen/bath) not verified by photos — potential inspection items if missing or nonfunctional."
],
"confidence": 0.7,
"assumptions": [
"Interior utilities are functional (water, electric, gas) though not directly shown in photos.",
"Kitchen is functional — a gas or electric range is present (photo shows a stove) but refrigerator is either not present or not shown; missing appliances would be replaced prior to rental if required.",
"Bedrooms have adequately sized windows for egress given exterior window photos and typical layout of a 1950s 3BR home with replaced windows.",
"No active roof leaks or structural foundation movement exist; roof and foundation appear sound in photos.",
"Smoke detectors, carbon monoxide alarms, GFCI outlets and electrical panel condition were not visible and must be verified — their absence is assumed possible and correctable.",
"Heating system exists and is operational (type unknown); absence of a visible exterior heat pump condenser suggests window units are used for cooling and heating may be via gas furnace or electric heat inside."
],
"overall_score": 81.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 3BR/2BA single-family appears largely move-in ready with updated kitchen/baths, replaced windows, sound roof, and well-finished interior surfaces. Visible exterior and interior conditions are good with only minor cosmetic repairs likely. Key NSPIRE uncertainties include absence of visible smoke/CO detectors, unconfirmed GFCI protection in wet areas, and no clearly shown central heating system or mechanical/electrical equipment — these items will need verification before a Housing Choice Voucher inspection. If smoke/CO alarms, proper egress, GFCIs and a functioning heating system are present, the property is likely to pass an initial inspection with minimal fixes (turnkey within ~1-2 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Exterior and interior photos show a recently painted, well-maintained home with replaced vinyl windows, new-looking siding, intact roof shingles, and refinished hardwood floors. Kitchen described as updated and a stove is visible in a photo; no major cosmetic defects, water stains, or collapsed surfaces are visible. Minor issues: driveway hairline cracks and small concrete step wear at the front entry. Missing interior photos of baths/kitchen details mean minor unknowns, but visible condition indicates only minor repair/cosmetic work likely required."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 70.0,
"rationale": "No exposed wiring, no visible active leaks, and doors/windows appear secure. However, smoke detectors and carbon monoxide alarms are not visible in the interior photos (required). Egress windows appear to be standard double-hung units but bedroom egress dimensions cannot be confirmed from photos. GFCI protection in kitchen and bathrooms not visible. Front stoop has three steps (no handrail required under typical code) and rear entry has a small handrail. Gas meter and piping appear intact but electrical panel and water heater locations are not visible. Because a number of required safety items can't be confirmed from photos, there is moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 70.0,
"rationale": "Roof shingles appear in good shape with no visible sagging or missing areas. A window-mounted AC unit is visible (cooling present), but a central heating system is not visible in the photos (no HVAC equipment, no visible furnace or exterior AC condenser shown). Plumbing, water heater, and main electrical panel locations are not shown; gas service and a gas stove appear present. Given the solid roof and visible utilities, systems likely functional but unverified — lack of visible central heating and unseen electrical panel/water heater reduce the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Lot is well-kept with maintained lawn, clear walkways, and an intact concrete driveway/carport. Vinyl siding, brick foundation perimeter, and carport structure appear in good condition. Crawlspace perimeter lattice is intact. No standing water or erosion is visible. Driveway has minor cracking but is serviceable. Overall exterior/site condition is good and low risk for initial inspection."
}
],
"red_flags": [
"No visible central heating system (only a window AC unit is shown) — heating must be confirmed operational prior to inspection.",
"No smoke detectors or carbon monoxide alarms visible in interior photos — required devices must be present and properly located.",
"GFCI protection in kitchen/bathrooms is not documented in photos and must be verified."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that kitchen and baths are updated is correct; a working stove is present (stove seen in one photo).",
"Hardwood floors and paint shown are representative throughout main living areas; no hidden widespread water damage where not pictured.",
"There is a functional domestic hot water supply and functioning plumbing fixtures (not pictured but typical for an occupied/renovated listing).",
"At least basic locks (deadbolt or secure keyed locks) are installed on main doors even if not clearly visible in photos.",
"Bedrooms have standard-size windows that likely meet egress requirements, though exact dimensions are unverified.",
"Electrical panel, GFCI outlets, and heating equipment exist on the property but their compliance and exact condition are not visible in photos and must be confirmed on-site."
],
"overall_score": 78.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "265 Lamar St, Durant, MS, 39063",
"aggregate": {
"summary": "This 3BR/2BA single-family home appears largely move-in ready for a Housing Choice Voucher inspection. The cosmetic condition is strong (fresh paint, updated kitchen/baths, solid hardwood floors), the exterior envelope and roof look sound, and there are no visible life-threatening hazards in the photos. Key documentation/verification items remain: functioning smoke detectors (and CO if required), presence of GFCI protection in kitchen/baths, confirmation of a working heating system and hot water, and electrical panel condition. With those verifications and minor items (install detectors if missing, address any GFCI/handrail requirements), the property is likely to pass an initial NSPIRE/HCV inspection with only minor repairs required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 85.0,
"rationale": "Exterior and interior photos show freshly painted walls, replaced vinyl windows, updated kitchen and baths per listing, and well-maintained hardwood floors. No visible major cosmetic damage, large areas of missing finish, or collapsed surfaces. Driveway has minor cracking; front and rear steps are intact but simple. Stove is visible in kitchen; refrigerator not shown (minor). Overall appears recently refreshed and move-in ready with only minor touch-ups/final cleaning likely needed."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 84.3,
"rationale": "Vinyl siding and trim look intact and recently maintained. Yard is mowed and free of debris; driveway and carport are serviceable though there are hairline cracks in the concrete. Foundation appears stable with brick skirting; no visible major foundation cracks or settlement. Carport structure and storage room look solid. Trees close to the rear of the house but no visible roof overhang damage. Overall a sound exterior with typical minor maintenance items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 74.3,
"rationale": "No obvious life‑threatening hazards visible: no sagging roof, no collapsed ceilings, no standing water, and no exposed wiring in the photos. Entry doors look secure and windows appear operable. Potential issues: smoke/CO detectors are not visible in interior photos (required); GFCI presence in kitchen/baths cannot be confirmed from images; rear entry steps lack a handrail though riser count appears low (may or may not require a handrail depending on local code/NSPIRE inspector). Gas meter and supply visible at side — CO detector advisable. Recommend confirming functioning smoke detectors (one per level and in/near sleeping areas), GFCI outlets in wet locations, and a working hot water source prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electrical, plumbing)",
"score": 71.7,
"rationale": "Roof shingles appear in generally good condition with no visible sagging or active leaks. Electrical panel and water heater are not shown; no exposed wiring visible. Window AC units are present (suggesting cooling is via window units rather than central HVAC); a definitive heating system is not visible in photos. Gas line visible at exterior indicates gas service present (possible gas appliances). Because key systems (central HVAC, water heater, electrical panel) are not visible in photos, score is conservative — recommend verifying operability of heating, hot water, electrical panel labeling, and functional plumbing before inspection."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Listing text is accurate about updated kitchen and baths; the stove shown in photos is functional and a refrigerator will be provided or is present though not pictured.",
"No central HVAC is visible; cooling appears to be via window units. A working heating source exists inside (not shown) or will be provided; if no working heat source is present, that will reduce pass likelihood.",
"Smoke detectors and CO alarm(s) may not be shown in photos but are either present or will be installed prior to inspection. If they are absent, this will be an easy but required fix.",
"Electrical panel, water heater, plumbing fixtures, and hot water are present and operational though not pictured; absence or failure of any of these would reduce score.",
"Rear and front steps have ≤3 risers; local code/inspector may not require handrails. If handrails are required and not present, that is a minor fix.",
"No concealed structural or moisture issues inferred from clean exterior and interior photos. If there are hidden leaks or crawlspace issues, score would be lower."
],
"score_method": "mean_of_criteria",
"overall_score": 78.9,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8370573135"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.