Property ID: 8393337920
1004 Spengler St, Jackson, MS, 39202
Jackson, MS
Money Down: $20,904
CoC Return: 45.62%
Monthly Cash Flow: $795
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,420
Closing Costs
$3,484
Total Down
$20,904
Investment Snapshot
Purchase Price
$87,100
Money Down
$20,904
Cash-on-Cash Return
45.62%
Rent
$1,501
Monthly Cash Flow
$795
Annual Cash Flow
$9,537
Debt Service / Mo
$464
Property Tax / Mo
$59
Insurance / Mo
$34
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,501
Payment Standard
$1,880
Rent
$1,501
Insurance
$34
Property Tax
$59
Management
$150
Utilities Allowance
$379
NOI (Monthly)
$1,258
Debt Service
$464
Cash Flow After Debt
$795
Quality Score: 66.20%
Confidence: 86.00%
This tenant-occupied 3BR/2BA property appears mostly turnkey with clean, recently painted interiors, functioning kitchen fixtures and central HVAC present. The most likely issues to fail an initial HCV/NSPIRE inspection are exterior porch/step safety (cracked steps and missing/damaged handrails) and unverified required safety devices/outlets (GFCI, CO alarm, deadbolt). No active major structural failures or active standing water were observed in the photos. Expect a likely pass after addressing the porch step/handrail repairs, verifying/installing required detectors and GFCI where missing, and confirming hot water and electrical panel condition. Estimated readiness: minor repairs within 1–4 weeks.
Section 8 Payment Standard
$1,880
Utility Allowance Total
$379
Guaranteed Section 8 Rent (PS - Utilities)
$1,501
Property Management
$150
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$87,100
Beds
3
Baths
2
Living Area
1,422 sqft
Lot Size
7,405 sqft
Year Built
1939
Days on Market
210
Capital Outlay
$20,904
Debt Service
$464
Property Tax / Mo
$59
Insurance / Mo
$34
Property Description
Price Reduced - Now $87,100! Attention Investors! Welcome to 1004 Spengler St - a 3-bedroom, 2-bathroom tenant-occupied property generating steady rental income in a prime Jackson location. Recently reduced from $89,600 to $87,100, this affordable investment offers immediate cash flow and long-term potential. Features include central HVAC, a functional floor plan, and unbeatable proximity - just one minute from High Street and downtown shopping, dining, and entertainment. Showing Instructions: Property is tenant-occupied. Showings will only be permitted after an accepted offer due to tenant scheduling limitations. Please include proof of funds or a pre-approval letter with all offers. This is a turnkey investment opportunity at an unbeatable price-don't miss your chance!
Utility Allowances
Heating
$50
Property has central heating. Fuel type is not specified, so electric was chosen as it is the more expensive option compared to natural gas, per instructions.
Cooking
$11
No cooking appliance is listed as provided. Assumed tenant-provided electric range, which is consistent with other electric appliances (water heater).
Water Heating
$29
Property information explicitly lists 'Electric Water Heater' under appliances.
Air Conditioning
$12
Property has 'Central Air' cooling, a fixed utility on the schedule.
Water
$104
Property information states 'Public' water source. This is a standard tenant-paid utility.
Sewer
$60
Property information states 'Public Sewer'. This is a standard tenant-paid utility.
Trash Collection
$37
Trash collection is a standard utility for single-family homes.
Other Electric
$69
This allowance covers general electricity for lights, outlets, and fans. Standard tenant responsibility.
Refrigerator
$4
A refrigerator is not listed as a provided appliance in the property details. Assumed to be tenant-owned per instructions.
Range/Microwave
$3
A range or microwave is not listed as a provided appliance in the property details. Assumed to be tenant-owned per instructions.
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$324
DP3 Annual Estimate$483
DP1 Monthly Equivalent$27
DP3 Monthly Equivalent$40
Replacement Value$18,400
Basis1,422 sqft / 1939
Nearby Houses
Photo unavailable
717 Lorraine St
sold · 0.02 mi
Price: $85,000
2 bd / 2 ba · 1,162 sqft
Latest sale: — on Aug 07, 2023
Latest rent: —
Photo unavailable
1003 Spengler St
for_sale · 0.04 mi
Price: $149,000
3 bd / 2 ba · 1,511 sqft
Latest sale: —
Latest rent: $1,400 on Oct 29, 2025
Photo unavailable
617 Rio St
for_sale · 0.07 mi
Price: $220,000
3 bd / 2 ba · 1,310 sqft
Latest sale: —
Latest rent: $2,100 on Nov 22, 2025
Photo unavailable
700 N Jefferson St Apt 319
off_market · 0.08 mi
Price: $1,200
1 bd / 1 ba
Latest sale: —
Latest rent: —
Photo unavailable
710-712 N Jefferson St # 122
off_market · 0.12 mi
Price: $1,050
2 bd / 1 ba
Latest sale: —
Latest rent: $1,050 on May 29, 2025
Risk and Criteria Detail
Red Flags
- success
- Cracked/uneven front porch steps (trip hazard)
- Missing/damaged front porch handrail (safety code fail)
- Possible past water intrusion indicated by ceiling texture/discoloration — requires verification
Assumptions
- Central HVAC is operational as listed; thermostat and vents visible indicate system presence.
- Smoke detectors are present (visible in multiple photos); carbon monoxide alarm and GFCI outlets are not visible in photos and may be missing.
- Appliances (stove/fridge) are tenant-provided or present but not shown; missing appliances would be a moderate deduction only.
- No active roof leaks or major foundation movement are present—ceiling texture variation likely from cosmetic repairs or prior minor water intrusion but not active collapse.
- Electrical panel, water heater, and sewer/drain condition are not visible and assumed serviceable until inspection reveals otherwise.
- Bedrooms have egress windows sufficient for code based on visible window sizes, though this must be confirmed onsite.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $687 | $23,000 | $3,450 |
| 2023 | $684 | $23,000 | $3,450 |
| 2021 | $663 | $23,000 | $3,450 |
| 2020 | $660 | $23,000 | $3,450 |
| 2019 | $660 | $23,000 | $3,450 |
| 2018 | $653 | $23,000 | $3,450 |
| 2017 | $653 | $23,000 | $3,450 |
| 2016 | $636 | $23,000 | $3,450 |
| 2015 | $617 | $23,000 | $3,450 |
| 2014 | $616 | $23,000 | $3,450 |
| 2013 | $599 | $23,000 | $3,450 |
| 2012 | $599 | $23,000 | $3,450 |
| 2011 | $591 | $23,000 | $3,450 |
| 2010 | $587 | $23,000 | $3,450 |
| 2009 | $587 | $23,000 | $3,450 |
| 2008 | $587 | $17,000 | $2,550 |
| 2007 | $438 | $17,000 | $2,550 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-08-25 | Price Changed | $87,100 |
| 2025-07-21 | Listed | $89,600 |
| 2025-06-27 | Listing removed | $0 |
| 2025-05-12 | Price Changed | $89,000 |
| 2025-03-18 | Price Changed | $94,000 |
| 2025-02-21 | Listed | $99,000 |
| 2024-11-18 | Listing removed | $0 |
| 2024-11-05 | Price Changed for rent | $1,200 |
| 2024-10-28 | Price Changed for rent | $1,350 |
| 2024-10-22 | Listed for rent | $1,600 |
| 2022-10-06 | Listing removed | $0 |
| 2022-09-08 | Listing removed | $0 |
| 2022-08-27 | Listed for rent | $995 |
| 2022-08-16 | Price Changed | $89,900 |
| 2022-07-27 | Price Changed | $94,900 |
| 2022-07-04 | Price Changed | $99,500 |
| 2022-06-15 | Price Changed | $109,000 |
| 2022-06-04 | Price Changed | $115,000 |
| 2022-05-11 | Listed | $120,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-06-27 | Listed for rent | $1,300 | — |
| 2024-11-17 | Listed for rent | $1,200 | — |
| 2024-10-23 | Listed for rent | $1,600 | — |
Photo Gallery
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"price_change_percentage": null
},
{
"date": "2022-06-15",
"price": 109000,
"listing": {
"status": "off_market",
"list_date": "2022-05-11T16:44:31Z",
"list_price": 89900,
"listing_id": "2942962729",
"last_update_date": "2022-08-16T10:04:22Z",
"last_status_change_date": "2022-09-08T08:20:56Z"
},
"event_name": "Price Changed",
"price_sqft": 78.70036101083032,
"source_name": "MLSUnited",
"price_change": -6000,
"days_after_listed": null,
"source_listing_id": "4017233",
"price_change_percentage": null
},
{
"date": "2022-06-04",
"price": 115000,
"listing": {
"status": "off_market",
"list_date": "2022-05-11T16:44:31Z",
"list_price": 89900,
"listing_id": "2942962729",
"last_update_date": "2022-08-16T10:04:22Z",
"last_status_change_date": "2022-09-08T08:20:56Z"
},
"event_name": "Price Changed",
"price_sqft": 83.03249097472924,
"source_name": "MLSUnited",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "4017233",
"price_change_percentage": null
},
{
"date": "2022-05-11",
"price": 120000,
"listing": {
"status": "off_market",
"list_date": "2022-05-11T16:44:31Z",
"list_price": 89900,
"listing_id": "2942962729",
"last_update_date": "2022-08-16T10:04:22Z",
"last_status_change_date": "2022-09-08T08:20:56Z"
},
"event_name": "Listed",
"price_sqft": 86.64259927797833,
"source_name": "MLSUnited",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4017233",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "8393337920",
"generated_at": "2026-02-16T22:48:26.511565Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 66.2
},
"utility_allowance": {
"zip_code": "39202",
"home_photo": "https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m501653297s-w1280.jpg",
"rent_price": 1501.0,
"loan_amount": 69680.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1004-Spengler-St_Jackson_MS_39202_M83933-37920",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 87100.0,
"loan_term_years": 30,
"annual_cash_flow": 15099.69,
"mortgage_monthly": 463.58,
"payment_standard": 1880.0,
"total_amount_out": 17420.0,
"additional_photos": [
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m981191749s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m2122219215s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m4283073313s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m4021920565s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m1480483737s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m2169779260s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m3469973971s-w1280.jpg",
"https://ap.rdcpix.com/655e4b8879966a5175c43600b52de575l-m1751119350s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 33.62,
"monthly_cash_flow": 1258.31,
"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 heating. Fuel type is not specified, so electric was chosen as it is the more expensive option compared to natural gas, per instructions.",
"utility": "Heating",
"allowance": 50
},
{
"note": "No cooking appliance is listed as provided. Assumed tenant-provided electric range, which is consistent with other electric appliances (water heater).",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property information explicitly lists 'Electric Water Heater' under appliances.",
"utility": "Water Heating",
"allowance": 29
},
{
"note": "Property has 'Central Air' cooling, a fixed utility on the schedule.",
"utility": "Air Conditioning",
"allowance": 12
},
{
"note": "Property information states 'Public' water source. This is a standard tenant-paid utility.",
"utility": "Water",
"allowance": 104
},
{
"note": "Property information states 'Public Sewer'. This is a standard tenant-paid utility.",
"utility": "Sewer",
"allowance": 60
},
{
"note": "Trash collection is a standard utility for single-family homes.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "This allowance covers general electricity for lights, outlets, and fans. Standard tenant responsibility.",
"utility": "Other Electric",
"allowance": 69
},
{
"note": "A refrigerator is not listed as a provided appliance in the property details. Assumed to be tenant-owned per instructions.",
"utility": "Refrigerator",
"allowance": 4
},
{
"note": "A range or microwave is not listed as a provided appliance in the property details. Assumed to be tenant-owned per instructions.",
"utility": "Range/Microwave",
"allowance": 3
}
],
"cash_on_cash_return": 0.87,
"down_payment_amount": 17420.0,
"property_tax_annual": 707.61,
"property_tax_monthly": 58.97,
"property_tax_increase": 0.03,
"utility_allowance_total": 379.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/"
],
"effective_date": "2025-10-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 9536.7,
"property_management_monthly": 150.1,
"monthly_cash_flow_after_debt": 794.72,
"cash_on_cash_return_after_debt": 0.55
},
"section8_assessment": {
"runs": [
{
"summary": "This tenant-occupied 3BR/2BA property appears mostly turnkey with clean, recently painted interiors, functioning kitchen fixtures and central HVAC present. The most likely issues to fail an initial HCV/NSPIRE inspection are exterior porch/step safety (cracked steps and missing/damaged handrails) and unverified required safety devices/outlets (GFCI, CO alarm, deadbolt). No active major structural failures or active standing water were observed in the photos. Expect a likely pass after addressing the porch step/handrail repairs, verifying/installing required detectors and GFCI where missing, and confirming hot water and electrical panel condition. Estimated readiness: minor repairs within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior photos show recently painted walls, intact doors, functioning cabinet/sink in kitchen and new-looking vinyl plank floors in many rooms — overall cosmetic condition is good. Observable deferred maintenance: cracked/uneven concrete walkway and front porch steps, peeling/rough paint at porch and some trim, missing/broken porch railings, and yard overgrowth. No catastrophic interior damage visible. Missing appliances are not visible in photos; listing notes tenant-occupied rental (appliances may be present). These are mostly easy-to-fix or cosmetic items, so moderate deduction only."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 65.0,
"rationale": "Smoke detectors visible in multiple interior photos (positive). Thermostat and floor vents present indicating central HVAC. Kitchen has a mounted fire extinguisher. No exposed wiring or electrical hazards visible. However there are safety concerns: front porch handrail is damaged/missing pieces and front steps are cracked — both are common NSPIRE fail items (trip/fall risk, missing/loose handrails). GFCI outlets, carbon monoxide detector, deadbolt locks, electrical panel, and water heater were not visible in photos; their absence on inspection would lower the score but they are not confirmed missing. Some ceiling texture/discoloration in photos suggests possible past water intrusion that should be investigated. Overall moderate inspection risk due to handrail/step hazards and unverified required devices/outlets."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 68.0,
"rationale": "Listing and photos indicate central HVAC (thermostat and vents visible) which is a strong positive. Kitchen plumbing and sink appear functional. No visible exposed or unsafe electrical work in living areas. Roof shingles are visible and appear aged but not visibly collapsed; no active roof collapse or large penetrations visible from photos. Water heater, electrical panel, and furnace/air-handler locations are not shown so their condition is unknown. Given the house age (1939) there is moderate risk of older systems but nothing in photos indicates outright system failure."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 62.0,
"rationale": "Exterior brick painted and generally intact. Front porch/steps have notable cracking and the handrail is broken/missing parts — safety and curb appeal issues. Yard/backyard is overgrown with brush that should be cleared. No visible standing water, major foundation cracks, roof collapse, or termite/infestation evidence in photos. Detached accessory structure visible to side appears weathered. Overall the exterior needs clean-up and minor structural concrete/railing repairs, but no obvious structural failure is visible."
},
{
"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": [
"Cracked/uneven front porch steps (trip hazard)",
"Missing/damaged front porch handrail (safety code fail)",
"Possible past water intrusion indicated by ceiling texture/discoloration — requires verification"
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is operational as listed; thermostat and vents visible indicate system presence.",
"Smoke detectors are present (visible in multiple photos); carbon monoxide alarm and GFCI outlets are not visible in photos and may be missing.",
"Appliances (stove/fridge) are tenant-provided or present but not shown; missing appliances would be a moderate deduction only.",
"No active roof leaks or major foundation movement are present—ceiling texture variation likely from cosmetic repairs or prior minor water intrusion but not active collapse.",
"Electrical panel, water heater, and sewer/drain condition are not visible and assumed serviceable until inspection reveals otherwise.",
"Bedrooms have egress windows sufficient for code based on visible window sizes, though this must be confirmed onsite."
],
"overall_score": 68.0,
"rubric_version": "1.0"
},
{
"summary": "Mostly cosmetically refreshed, tenant-occupied single-family with functioning kitchen plumbing, visible smoke detectors, and evidence of central HVAC/thermostat. Main issues that could delay or fail an initial NSPIRE inspection are an incomplete/damaged front handrail and cracked front steps/walkway (trip hazard), uncertain window egress on some openings, and lack of visible GFCI outlets and CO detector. Appliances (stove/fridge) are not shown and should be confirmed. With straightforward repairs (secure/replace handrail, repair steps/walk, verify/replace detectors, confirm GFCI, install missing appliances) this property is likely to pass and be rent-ready within 2–4 weeks. Overall condition and systems appear moderate-good; expected time-to-rent with repairs ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 72.0,
"rationale": "Interior photos show recent cosmetic painting, intact trim, functioning doors and floors in fair condition. Kitchen has cabinets and a sink; no stove or refrigerator visible (missing appliances reduce score moderately). Exterior shows cracked front walkway, worn concrete porch steps and patched paint on brick. Overall mainly cosmetic/finish work and porch repairs needed; no obvious large-scale structural collapse visible."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 62.0,
"rationale": "Multiple ceiling-mounted smoke/CO-style devices visible (positive). Fire extinguisher visible in kitchen. Thermostat present. However front porch handrail is incomplete/damaged (safety fail risk), front steps and cracked pathway are trip hazards. No CO detector explicitly identified, GFCI outlets not visible at sink, electrical panel not shown. Window egress for bedrooms not fully verifiable (windows present but some appear covered/boarded). These items create moderate NSPIRE risk; handrail/trip hazards are the most significant immediate concerns."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 68.0,
"rationale": "Listing and interior thermostat indicate central HVAC likely present (not directly photographed outdoors but plausible). Kitchen plumbing and double sink appear serviceable; water heater and electrical panel not shown. Roof shingles look intact from front view with no visible active leaks. Given age (1939) systems could have older components, but visible evidence indicates recently refreshed interior and functioning basic systems. Moderate score due to limited visibility of water heater, electrical panel and exterior HVAC unit."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Exterior brick appears painted and largely intact; roof appears serviceable from photos. Front porch steps and walkway are cracked and need repair; handrail incomplete. Backyard is overgrown but not showing standing water or obvious collapse. No clear foundation cracks visible in photos, but limited angles. Overall site needs modest maintenance and porch safety repairs."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Broken / incomplete front handrail (safety hazard on stairs)",
"Cracked, uneven front walkway and worn porch steps (trip hazard)",
"Window coverings/boards on front windows — potential bedroom egress concern if actually boarded",
"Limited visibility of electrical panel, water heater and CO detector — these must be verified before NSPIRE approval"
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is operational as stated in the listing; thermostat seen inside is connected to a working system.",
"Smoke detectors (round ceiling devices visible) are hardwired or have working batteries; carbon monoxide detectors are not visible and likely not present.",
"No active roof leaks or major hidden water intrusion beyond minor ceiling texture/finish irregularities visible in photos.",
"Electrical panel, water heater and exterior HVAC condenser are present and functional though not photographed.",
"Bedrooms have egress windows of code-acceptable size unless the white-covered/boarded-looking window treatments are actual boarding (assumed to be interior blinds/shutters unless confirmed otherwise).",
"Stove and refrigerator are not present in photos; their absence reduces readiness but does not constitute an automatic safety fail."
],
"overall_score": 72.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on photos and listing, this tenant-occupied 3BR/2BA house appears largely serviceable and close to Section 8/NSPIRE ready but has a handful of moderate inspection risks. Interior cosmetic condition is good (fresh paint, floors, visible smoke alarms, thermostat), and the listing reports central HVAC. Primary issues: damaged/partial front handrail and cracked porch steps and walkway (trip/fall hazard), some boarded/covered windows at the front, overgrown yard, and a lack of visible documentation/photos for the electrical panel, water heater, GFCI protection, CO detectors and appliances. These are repairable and typically resolvable within 2–6 weeks, so I estimate a likely pass after minor repairs and verification of systems (score = 65 — minor repairs; likely rent-ready within 30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 70.0,
"rationale": "Interior photos show recent paint, intact doors, trim and generally serviceable floors; kitchen has cabinets and a double sink. Exterior shows painted brick, an older roof and cracked front walkway and porch steps. Porch rails are partially missing/damaged. No obvious collapsed ceilings or severe finish failure. Missing stove/fridge not pictured; assumed tenant may have appliances. Overall mostly cosmetic and small capital repairs, plus porch step/rail repair."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "Smoke detectors are visible in multiple rooms (round ceiling devices). There are missing/broken porch handrails and cracked front steps (trip/fall hazard). No exposed wiring visible in photos. Bedroom egress appears present (windows visible). CO detectors and GFCI outlets are not visible in photos (unknown). Ceiling texture irregularities in a few photos could indicate past water intrusion that should be confirmed. Entry door security (deadbolt) and electrical panel condition not shown. Overall moderate compliance risk due to handrail/steps and several unknowns that are common inspection failure items."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "Listing states central HVAC and a thermostat is visible on interior photos, supporting operational heating/cooling presence. No water heater, electrical panel or furnace/air handler photos provided. Roof appears aged but intact in exterior photo; no active interior leak stains or collapsed ceilings seen (only minor ceiling imperfections). Plumbing fixtures shown (kitchen sink). Because major systems are claimed and no active failure signs are visible, score is above midline but tempered by lack of visual confirmation of water heater, electrical panel, GFCI and full roof condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 60.0,
"rationale": "Brick exterior and foundation appear intact and painted. Front concrete walkway and porch steps are cracked; porch handrails are damaged/missing (safety). Backyard is overgrown with brush that could harbor pests and needs clearing. No obvious major foundation movement or sagging visible in photos. Some front windows appear boarded or covered (could be security/cosmetic). Overall site requires moderate cleanup and selective repairs."
},
{
"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": [
"Damaged/missing front porch handrail and cracked porch steps (unsafe stairs / trip & fall hazard).",
"Cracked and uneven front walkway (trip hazard).",
"Front windows appear boarded/covered in exterior photo (security/breach of normal egress or cosmetic deficiency to confirm).",
"Interior ceiling irregularities/texture differences that could indicate prior water intrusion—recommend confirm no active leaks.",
"Backyard overgrowth which can conceal infestation or drainage issues and requires cleanup before inspection."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is operable as stated in the listing and supported by visible thermostat.",
"Hot water and water heater are present and functional (not shown in photos).",
"Smoke detectors shown are functional; CO detectors are not visible and may be missing.",
"No active roof leaks exist since interior photos show no clear water staining or collapsed ceilings, only surface ceiling texture irregularities.",
"Electrical panel exists and is intact but was not photographed; no exposed wiring visible in living areas photographed.",
"Kitchen likely lacks a visible stove/fridge in the photos; appliances may be tenant-owned or missing — treated as moderate repair/capital items rather than safety failures."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1004 Spengler St, Jackson, MS, 39202",
"aggregate": {
"summary": "This tenant-occupied 3BR/2BA property appears mostly turnkey with clean, recently painted interiors, functioning kitchen fixtures and central HVAC present. The most likely issues to fail an initial HCV/NSPIRE inspection are exterior porch/step safety (cracked steps and missing/damaged handrails) and unverified required safety devices/outlets (GFCI, CO alarm, deadbolt). No active major structural failures or active standing water were observed in the photos. Expect a likely pass after addressing the porch step/handrail repairs, verifying/installing required detectors and GFCI where missing, and confirming hot water and electrical panel condition. Estimated readiness: minor repairs within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 71.3,
"rationale": "Interior photos show recently painted walls, intact doors, functioning cabinet/sink in kitchen and new-looking vinyl plank floors in many rooms — overall cosmetic condition is good. Observable deferred maintenance: cracked/uneven concrete walkway and front porch steps, peeling/rough paint at porch and some trim, missing/broken porch railings, and yard overgrowth. No catastrophic interior damage visible. Missing appliances are not visible in photos; listing notes tenant-occupied rental (appliances may be present). These are mostly easy-to-fix or cosmetic items, so moderate deduction only."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.7,
"rationale": "Exterior brick painted and generally intact. Front porch/steps have notable cracking and the handrail is broken/missing parts — safety and curb appeal issues. Yard/backyard is overgrown with brush that should be cleared. No visible standing water, major foundation cracks, roof collapse, or termite/infestation evidence in photos. Detached accessory structure visible to side appears weathered. Overall the exterior needs clean-up and minor structural concrete/railing repairs, but no obvious structural failure is visible."
},
{
"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."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 62.3,
"rationale": "Smoke detectors visible in multiple interior photos (positive). Thermostat and floor vents present indicating central HVAC. Kitchen has a mounted fire extinguisher. No exposed wiring or electrical hazards visible. However there are safety concerns: front porch handrail is damaged/missing pieces and front steps are cracked — both are common NSPIRE fail items (trip/fall risk, missing/loose handrails). GFCI outlets, carbon monoxide detector, deadbolt locks, electrical panel, and water heater were not visible in photos; their absence on inspection would lower the score but they are not confirmed missing. Some ceiling texture/discoloration in photos suggests possible past water intrusion that should be investigated. Overall moderate inspection risk due to handrail/step hazards and unverified required devices/outlets."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 67.0,
"rationale": "Listing and photos indicate central HVAC (thermostat and vents visible) which is a strong positive. Kitchen plumbing and sink appear functional. No visible exposed or unsafe electrical work in living areas. Roof shingles are visible and appear aged but not visibly collapsed; no active roof collapse or large penetrations visible from photos. Water heater, electrical panel, and furnace/air-handler locations are not shown so their condition is unknown. Given the house age (1939) there is moderate risk of older systems but nothing in photos indicates outright system failure."
}
],
"red_flags": [
"Cracked/uneven front porch steps (trip hazard)",
"Missing/damaged front porch handrail (safety code fail)",
"Possible past water intrusion indicated by ceiling texture/discoloration — requires verification"
],
"confidence": 0.86,
"assumptions": [
"Central HVAC is operational as listed; thermostat and vents visible indicate system presence.",
"Smoke detectors are present (visible in multiple photos); carbon monoxide alarm and GFCI outlets are not visible in photos and may be missing.",
"Appliances (stove/fridge) are tenant-provided or present but not shown; missing appliances would be a moderate deduction only.",
"No active roof leaks or major foundation movement are present—ceiling texture variation likely from cosmetic repairs or prior minor water intrusion but not active collapse.",
"Electrical panel, water heater, and sewer/drain condition are not visible and assumed serviceable until inspection reveals otherwise.",
"Bedrooms have egress windows sufficient for code based on visible window sizes, though this must be confirmed onsite."
],
"score_method": "mean_of_criteria",
"overall_score": 66.2,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8393337920"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.