Property ID: 8645899177
58 Robinwood Pl, Jackson, MS, 39211
Jackson, MS
Money Down: $30,000
CoC Return: 6.59%
Monthly Cash Flow: $165
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Investment Snapshot
Purchase Price
$125,000
Money Down
$30,000
Cash-on-Cash Return
6.59%
Rent
$1,488
Monthly Cash Flow
$165
Annual Cash Flow
$1,976
Debt Service / Mo
$665
Property Tax / Mo
$381
Insurance / Mo
$128
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,488
Payment Standard
$1,930
Rent
$1,488
Insurance
$128
Property Tax
$381
Management
$149
Utilities Allowance
$442
NOI (Monthly)
$830
Debt Service
$665
Cash Flow After Debt
$165
Quality Score: 61.10%
Confidence: 94.00%
This brick single-family house appears structurally sound from exterior photos and has intact major systems and appliances visible, but shows moderate interior deferred maintenance (stained/removed flooring in places, missing recessed light trims, stained ceilings, soiled carpets, finish repairs). These are typically repairable and would likely be resolved within 30–60 days with a focused renovation/repair plan. Key NSPIRE risks are incomplete recessed fixtures/ceiling penetrations and ceiling stains that require investigation for past or active water intrusion; smoke/CO detector coverage, GFCI presence, and mechanical functionality need verification. Overall, moderate repairs and system checks required before a reliable Section 8/HCV initial inspection pass can be expected.
Section 8 Payment Standard
$1,930
Utility Allowance Total
$442
Guaranteed Section 8 Rent (PS - Utilities)
$1,488
Property Management
$149
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,000
Beds
4
Baths
4
Living Area
2,273 sqft
Lot Size
6,534 sqft
Year Built
1994
Days on Market
21
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$381
Insurance / Mo
$128
Property Description
Located in a quiet, established neighborhood, this property offers a great opportunity for investors or buyers looking to add value. The home features a functional layout with spacious living areas and strong potential for renovation or customization. Conveniently situated near shopping, dining, and major roadways, the location adds to the property's appeal. Being sold as-is, this is an ideal option for those seeking a value-add project or investment in a desirable Jackson area.
Utility Allowances
Air Conditioning
$16
Selected based on the 4-bedroom rate for a single-family home. The property has central air cooling.
Cooking
$14
Selected 'Electric' for a 4-bedroom unit as the property listing specifies a 'Built-In Electric Range' and 'Cooktop'.
Heating
$64
Selected 'Electric' for a 4-bedroom unit. The fuel type for the central heating system is not specified. Electric was chosen over Natural Gas as it is the more expensive option listed in this category and consistent with the electric cooking appliances.
Other Electric
$88
Selected based on the 4-bedroom rate. This is a standard allowance for general electricity usage not covered by other specific categories.
Range/Microwave
$0
The allowance is $0 because the property's appliance list includes a 'Built-In Electric Range' and 'Microwave', meaning the tenant is not responsible for providing them.
Refrigerator
$0
The allowance is $0 because the property's appliance list includes a 'Refrigerator', meaning the tenant is not responsible for providing it.
Sewer
$70
Selected based on the 4-bedroom rate for a single-family home. The property listing specifies it is connected to a 'Public Sewer'.
Trash Collection
$37
Selected based on the standard allowance for a single-family home, assuming it is a tenant-paid utility.
Water
$116
Selected based on the 4-bedroom rate for a single-family home. The property listing specifies the water source is 'Public'.
Water Heating
$37
Selected 'Electric' for a 4-bedroom unit. The fuel type for water heating is not specified, so the more expensive and plausible option (Electric) was chosen, consistent with the heating and cooking fuel selections.
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$1,506
DP3 Annual Estimate$1,574
DP1 Monthly Equivalent$126
DP3 Monthly Equivalent$131
Replacement Value$210,110
Basis2,273 sqft / 1994
Nearby Houses
Photo unavailable
62 Robinwood Pl
sold · 0.01 mi
Price: $279,000
3 bd / 3 ba · 2,707 sqft
Latest sale: — on Jun 24, 2025
Latest rent: —
Photo unavailable
42 Robinwood Pl
sold · 0.06 mi
Price: $198,600
2 bd / 2 ba · 1,848 sqft
Latest sale: — on Jan 31, 2025
Latest rent: —
Photo unavailable
10 Robinwood Pl
sold · 0.06 mi
Price: $285,000
4 bd / 3 ba · 3,053 sqft
Latest sale: — on May 30, 2025
Latest rent: —
Photo unavailable
14 Robinwood Pl
sold · 0.06 mi
Price: $205,000
2 bd / 2 ba · 1,695 sqft
Latest sale: — on Nov 14, 2025
Latest rent: —
Photo unavailable
18 Robinwood Pl
sold · 0.06 mi
Price: $199,500
3 bd / 2 ba · 1,974 sqft
Latest sale: — on Mar 10, 2023
Latest rent: —
Photo unavailable
78 Saint Andrews Dr
sold · 0.07 mi
Price: $375,000
4 bd / 3 ba · 4,050 sqft
Latest sale: — on Oct 20, 2022
Latest rent: —
Photo unavailable
20 Winterfield Dr
sold · 0.08 mi
Price: $828,000
5 bd / 5 ba · 4,491 sqft
Latest sale: — on Oct 08, 2025
Latest rent: —
Photo unavailable
268 Northpointe Pkwy
sold · 0.09 mi
Price: $217,742
3 bd / 2 ba · 2,114 sqft
Latest sale: — on Jul 24, 2024
Latest rent: —
Photo unavailable
276 Northpointe Pkwy
sold · 0.12 mi
Price: $235,000
3 bd / 2 ba · 2,346 sqft
Latest sale: — on Apr 27, 2022
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Multiple ceiling stains/patching visible — possible past roof or plumbing leaks requiring investigation.
- Numerous recessed light openings with missing trims/covers (open holes) — safety and weatherproofing concern until corrected.
- Soiled/stained carpets and areas with missing or temporary flooring — potential mold/deep-cleaning risk in affected rooms.
- No photo of electrical panel, water heater, or furnace/air-handler — mechanical condition unverified and must be inspected prior to lease.
- Smoke/CO detector coverage not confirmed for bedrooms/levels — may fail NSPIRE detector requirements if not installed.
Assumptions
- Property is sold 'as-is' and photos reflect current interior condition.
- Central HVAC is present (visible ceiling vents) but operational status is unknown and assumed serviceable until inspected.
- No active roof leaks observed in photos; ceiling stains indicate prior leaks that may or may not be active—investigation required.
- Smoke detectors are not confirmed in bedrooms or on each level; one ceiling detector-like device is visible in living area.
- Electrical panel, water heater, and utility connections are not shown; their condition is unknown.
- Kitchen has at least basic appliances (refrigerator, dishwasher, wall oven) visible; some cabinetry/trim may need repair.
- No evidence of major structural defects (sagging, foundation failure, collapsed ceilings) was visible in the supplied photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $4,438 | $245,110 | $24,511 |
| 2023 | $4,414 | $245,110 | $24,511 |
| 2021 | $4,416 | $245,110 | $24,511 |
| 2020 | $4,321 | $241,550 | $24,155 |
| 2019 | $4,324 | $241,550 | $24,155 |
| 2018 | $4,273 | $241,550 | $24,155 |
| 2017 | $4,275 | $241,550 | $24,155 |
| 2016 | $4,155 | $241,550 | $24,155 |
| 2015 | $3,995 | $239,910 | $23,991 |
| 2014 | $3,989 | $239,910 | $23,991 |
| 2013 | $3,870 | $239,910 | $23,991 |
| 2012 | $3,870 | $239,910 | $23,991 |
| 2011 | $3,609 | $228,170 | $22,817 |
| 2010 | $3,586 | $228,170 | $22,817 |
| 2009 | $3,586 | $228,170 | $22,817 |
| 2008 | $3,586 | $210,130 | $21,013 |
| 2007 | $3,317 | $210,130 | $21,013 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2016-11-29 | Sold | — |
Photo Gallery
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"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": "58 days",
"source_listing_id": "201519",
"price_change_percentage": null
},
{
"date": "2009-04-04",
"price": 315000,
"listing": {
"status": "off_market",
"list_date": "2009-04-04T19:54:00Z",
"list_price": 315000,
"listing_id": "505607459",
"last_update_date": "2009-06-14T16:53:00Z",
"last_status_change_date": "2009-06-01T13:37:32Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "CentralMSMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "201519",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "8645899177",
"generated_at": "2026-02-16T23:09:10.040249Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 61.1
},
"utility_allowance": {
"zip_code": "39211",
"home_photo": "https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m1682253338s-w1280.jpg",
"rent_price": 1488.0,
"loan_amount": 100000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/58-Robinwood-Pl_Jackson_MS_39211_M86458-99177",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 125000.0,
"loan_term_years": 30,
"annual_cash_flow": 9959.26,
"mortgage_monthly": 665.3,
"payment_standard": 1930.0,
"total_amount_out": 25000.0,
"additional_photos": [
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m925213975s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m2127570771s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m27524497s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m1283272844s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m1980975599s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m2144032991s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m1076689081s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m4057481733s-w1280.jpg",
"https://ap.rdcpix.com/dc87e7f77740dba47bc9ffe4b565b443l-m4282043986s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 128.33,
"monthly_cash_flow": 829.94,
"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": "Selected based on the 4-bedroom rate for a single-family home. The property has central air cooling.",
"utility": "Air Conditioning",
"allowance": 16
},
{
"note": "Selected 'Electric' for a 4-bedroom unit as the property listing specifies a 'Built-In Electric Range' and 'Cooktop'.",
"utility": "Cooking",
"allowance": 14
},
{
"note": "Selected 'Electric' for a 4-bedroom unit. The fuel type for the central heating system is not specified. Electric was chosen over Natural Gas as it is the more expensive option listed in this category and consistent with the electric cooking appliances.",
"utility": "Heating",
"allowance": 64
},
{
"note": "Selected based on the 4-bedroom rate. This is a standard allowance for general electricity usage not covered by other specific categories.",
"utility": "Other Electric",
"allowance": 88
},
{
"note": "The allowance is $0 because the property's appliance list includes a 'Built-In Electric Range' and 'Microwave', meaning the tenant is not responsible for providing them.",
"utility": "Range/Microwave",
"allowance": 0
},
{
"note": "The allowance is $0 because the property's appliance list includes a 'Refrigerator', meaning the tenant is not responsible for providing it.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "Selected based on the 4-bedroom rate for a single-family home. The property listing specifies it is connected to a 'Public Sewer'.",
"utility": "Sewer",
"allowance": 70
},
{
"note": "Selected based on the standard allowance for a single-family home, assuming it is a tenant-paid utility.",
"utility": "Trash Collection",
"allowance": 37
},
{
"note": "Selected based on the 4-bedroom rate for a single-family home. The property listing specifies the water source is 'Public'.",
"utility": "Water",
"allowance": 116
},
{
"note": "Selected 'Electric' for a 4-bedroom unit. The fuel type for water heating is not specified, so the more expensive and plausible option (Electric) was chosen, consistent with the heating and cooking fuel selections.",
"utility": "Water Heating",
"allowance": 37
}
],
"cash_on_cash_return": 0.4,
"down_payment_amount": 25000.0,
"property_tax_annual": 4571.14,
"property_tax_monthly": 380.93,
"property_tax_increase": 0.03,
"utility_allowance_total": 442.0,
"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": 1975.63,
"property_management_monthly": 148.8,
"monthly_cash_flow_after_debt": 164.64,
"cash_on_cash_return_after_debt": 0.08
},
"section8_assessment": {
"runs": [
{
"summary": "This brick single-family house appears structurally sound from exterior photos and has intact major systems and appliances visible, but shows moderate interior deferred maintenance (stained/removed flooring in places, missing recessed light trims, stained ceilings, soiled carpets, finish repairs). These are typically repairable and would likely be resolved within 30–60 days with a focused renovation/repair plan. Key NSPIRE risks are incomplete recessed fixtures/ceiling penetrations and ceiling stains that require investigation for past or active water intrusion; smoke/CO detector coverage, GFCI presence, and mechanical functionality need verification. Overall, moderate repairs and system checks required before a reliable Section 8/HCV initial inspection pass can be expected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior shows moderate deferred maintenance: multiple stained/soiled carpets, areas with flooring removed or replaced with temporary surface, scuffed trim and paint, and recessed light fixtures with missing trims/covers (many visible ceiling holes). Kitchen is largely intact with major cabinets and countertops present and appliances visible, but some cabinet doors/drawers appear missing or open and there is general soiling. Exterior brick shell appears sound. Overall cosmetic and finish work required but no widespread collapse or exposed structural elements visible. Missing appliances are not a major issue here (basic major appliances visible)."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 55.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, stair handrail present). However there are numerous open recessed light holes and exposed ceiling penetrations that must be finished or covered, and ceiling staining/patching in several rooms suggests prior water intrusion that requires investigation and possibly repair. At least one ceiling-mounted detector is visible in the living room, but detector coverage in bedrooms and on each level is not documented. GFCI protection, electrical panel condition, and CO detector presence are not visible. Windows and doors appear to provide egress. Given visible issues, there is moderate NSPIRE risk until detectors, recessed fixture covers, and investigation of ceiling stains are addressed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 60.0,
"rationale": "Central air registers and vents are visible indicating a central HVAC system, and kitchen plumbing fixtures and appliances (dishwasher, sink, wall oven, refrigerator present) are visible. No water heater, furnace, or electrical panel photos are provided so operation cannot be confirmed. Ceiling staining near vents suggests possible prior HVAC or roof leak. No visible active leaks or major plumbing failures in photos. Systems likely functional but unverified; recommend mechanical inspection and service prior to tenancy."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and roofline appear intact from front elevation photos; driveway and front steps show wear but are serviceable. Landscaping is minimal but not severely overgrown. Downspout is visible but full-site drainage/gutter condition not documented. No visible foundation cracking or major exterior structural damage in provided photos."
}
],
"red_flags": [
"Multiple ceiling stains/patching visible — possible past roof or plumbing leaks requiring investigation.",
"Numerous recessed light openings with missing trims/covers (open holes) — safety and weatherproofing concern until corrected.",
"Soiled/stained carpets and areas with missing or temporary flooring — potential mold/deep-cleaning risk in affected rooms.",
"No photo of electrical panel, water heater, or furnace/air-handler — mechanical condition unverified and must be inspected prior to lease.",
"Smoke/CO detector coverage not confirmed for bedrooms/levels — may fail NSPIRE detector requirements if not installed."
],
"confidence": 0.7,
"assumptions": [
"Property is sold 'as-is' and photos reflect current interior condition.",
"Central HVAC is present (visible ceiling vents) but operational status is unknown and assumed serviceable until inspected.",
"No active roof leaks observed in photos; ceiling stains indicate prior leaks that may or may not be active—investigation required.",
"Smoke detectors are not confirmed in bedrooms or on each level; one ceiling detector-like device is visible in living area.",
"Electrical panel, water heater, and utility connections are not shown; their condition is unknown.",
"Kitchen has at least basic appliances (refrigerator, dishwasher, wall oven) visible; some cabinetry/trim may need repair.",
"No evidence of major structural defects (sagging, foundation failure, collapsed ceilings) was visible in the supplied photos."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 4-bed, 4-bath brick home shows solid bones and many intact finishes (kitchen, fireplace, windows, HVAC registers visible) but exhibits moderate deferred maintenance and cosmetic issues. Main concerns are multiple missing recessed light fixtures, ceiling stains consistent with past water intrusion, varied/unfinished flooring in rooms, and uncertain presence/placement of required smoke/CO detectors and mechanical equipment operability. These are generally repairable and the property is likely to pass an initial HCV/NSPIRE inspection after targeted repairs and verification of systems (smoke/CO detectors installed/functional, recessed fixture closures or replacements, address any active leaks and remediate staining/mold if present). Estimated time-to-pass: 2–6 weeks depending on systems testing and minor repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior shows general wear and deferred maintenance but no catastrophic damage. Visible issues: multiple recessed light fixtures/covers are missing (holes in ceiling), stained/soiled carpeting, areas with different/unfinished flooring (painted concrete or missing flooring in rooms), some cabinet doors/trim missing in kitchen, and debris. Kitchen and major finishes (cabinets, counters, island) are largely intact and appliances are present. These are primarily cosmetic and moderate repair items that would be resolved within a typical renovation scope (paint, flooring, replace light trims/fixtures, minor cabinet repair)."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, stairs have handrail). Concerns: multiple recessed light openings may expose junctions or create fire/insulation contact issues if not properly closed; ceiling discoloration/stains in several rooms suggest prior water intrusion that requires investigation for active leaks or mold; smoke/CO detector presence and placement is not clearly documented in photos (one round device seen but bedroom coverage unconfirmed). Windows appear serviceable for egress; exterior entry appears secure but deadbolt presence not verified. These represent inspection risks that are fixable or verifiable with 1–2 trades (electrician, roofer/inspector)."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "HVAC supply registers and ceiling vents are visible throughout, indicating a central system is present, but operational status is unknown and systems were not tested. No visible evidence of major roof collapse or foundation movement from exterior photo; roof appears intact from front elevation but full roof inspection not available. Water heater, furnace, electrical panel and service are not shown. Plumbing fixtures (kitchen sink, dishwasher, oven/range) are present, which supports basic functionality but their working condition is unverified. Given appearance, expect moderate systems checks and likely minor repairs or servicing rather than major replacement unless diagnostics reveal otherwise."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick façade and overall exterior envelope appear sound with no visible large cracks or settlement. Front brick steps show wear and mortar aging but are intact; driveway and mailbox show minor neglect. Yard and walkways appear reasonably maintained; no obvious drainage pooling visible in photos. Exterior condition suggests low immediate risk to habitability but step refurbishment, mailbox repair, and typical exterior touch‑ups will be needed for curb appeal."
}
],
"red_flags": [
"Ceiling discoloration/stains in multiple rooms suggesting prior water intrusion — requires immediate investigation for active leaks and mold.",
"Multiple recessed light openings with missing trims/fixtures which may expose junctions or present fire/insulation contact hazards until corrected.",
"Smoke/CO detector coverage and placement not confirmed — missing or improperly located detectors would fail NSPIRE without remediation."
],
"confidence": 0.62,
"assumptions": [
"Utilities are currently off/untested; operational status of HVAC, water heater, and electrical panel is unknown.",
"No active roof leaks were observed (only ceiling stains); assume stains indicate prior leaks that must be investigated.",
"Smoke and carbon monoxide detectors are not clearly visible in photos; assume at least one ceiling device exists but full required coverage (hallways/bedrooms) is likely missing or unverified.",
"Electrical wiring is assumed intact behind fixtures; recessed fixture holes are cosmetic/electrical trim issues rather than exposed live wiring unless electrician inspection finds otherwise.",
"No evidence of structural sagging or foundation movement from provided photos; assume foundation and structural framing are generally sound absent further inspection.",
"Listing is 'as‑is' and there is no rental history in the last 5 years (rental_history_last_5y missing)."
],
"overall_score": 63.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026-02"
},
{
"summary": "This 1994 brick single-family home shows solid bones and present major systems (vent registers visible) but has clear deferred interior maintenance and several NSPIRE-relevant risks that require repair/verification. Expect cosmetic repairs (flooring, paint, cabinet repair), replacement/installation of recessed light fixtures/trims, verification and likely replacement/installation of smoke and CO detectors, and testing of HVAC, plumbing and electrical systems. If systems test functional and leaks are not active, property is likely rent-ready after 2–6 weeks of targeted repairs. If active leaks or electrical faults are found, timeline extends.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 60.0,
"rationale": "Interior shows moderate deferred maintenance: stained/soiled carpets and flooring in multiple rooms, unfinished/mismatched floor transitions, scuffed cabinetry, missing/removed recessed light trim and some cabinet doors/drawers off, and general cosmetic wear. Kitchen appliances (refrigerator, dishwasher, oven, cooktop) appear present but condition unknown — presence reduces penalty for missing-appliance risk. No evidence of structural collapse or large penetrations. These are primarily cosmetic and mid-level repair items that appear fixable within a renovation cycle."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risk",
"score": 55.0,
"rationale": "There are several inspection-risk items visible: multiple recessed light openings with missing trim/fixtures (potential electrical hazard if wiring exposed), ceiling discoloration/staining in a few rooms (possible prior or active water intrusion), and no clearly visible smoke or CO detectors in photos (one round device in living area could be a detector but not confirmed). Windows look large and rooms have good egress. Entry door appears solid but deadbolt presence not visible. No obvious broken guardrails or collapsed elements. Because several common NSPIRE safety checkpoints are not verifiably met from photos, the safety score is moderate and requires verification/repairs (install/verify detectors, fix recessed fixtures, investigate ceiling stains)."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 60.0,
"rationale": "Central HVAC supply/return vents are visible in ceilings suggesting forced air present, but operability not verified. No water heater, electrical panel, or furnace/AC units are shown. Ceiling stains could indicate past roof or HVAC condensation leaks; exterior roof appears intact from curb photo but was not inspected closely. Plumbing fixtures visible in kitchen appear intact but hot water availability unknown. Electrical panel, GFCI locations and overall system condition not shown. Systems appear present but unknown — a moderate score pending system testing/verification."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Brick exterior, windows, and steps presentable and generally in good condition from street view. Driveway and mailbox show wear; small landscaping maintenance needed. No visible foundation cracks, major siding failure, or standing water at the front. Backyard/roof detail not shown; overall the exterior appears sound and lower-risk compared with interior deferred maintenance."
}
],
"red_flags": [
"Ceiling discoloration/staining in multiple rooms — possible past or active water intrusion that requires investigation.",
"Multiple recessed light openings with missing trim/fixtures — potential electrical hazard until inspected/secured.",
"No clearly visible smoke detectors or CO alarms in bedrooms/hallways in photos — must be installed to meet NSPIRE.",
"Significant staining and worn/damaged flooring and carpets across several rooms — replacement likely required before tenancy.",
"Property is listed 'as-is' with no rental history in last 5 years — may indicate deferred maintenance beyond visible items."
],
"confidence": 0.6,
"assumptions": [
"Central HVAC is present (visible ceiling supply/return vents) but operability has not been tested; assumed functional until tested.",
"Kitchen appliances visible in photos (fridge, dishwasher, oven, cooktop) are included but may require service; absence of appliances is not assumed.",
"No major structural movement or sagging exists — ceilings and floors appear level in photos and no large foundation cracks visible from images.",
"Roof is assumed intact from curb photo; ceiling stains imply prior leaks but not necessarily active roof failure.",
"Smoke and carbon monoxide detectors are assumed missing or non-compliant because no clearly compliant detectors are visible in photographed bedrooms/hallways.",
"Electrical panel, hot water heater, and GFCI outlet locations were not photographed and their condition is unknown.",
"No evidence of active standing water, pests, or severe mold apparent in provided photos; however localized stains could indicate past moisture intrusion."
],
"overall_score": 61.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "58 Robinwood Pl, Jackson, MS, 39211",
"aggregate": {
"summary": "This brick single-family house appears structurally sound from exterior photos and has intact major systems and appliances visible, but shows moderate interior deferred maintenance (stained/removed flooring in places, missing recessed light trims, stained ceilings, soiled carpets, finish repairs). These are typically repairable and would likely be resolved within 30–60 days with a focused renovation/repair plan. Key NSPIRE risks are incomplete recessed fixtures/ceiling penetrations and ceiling stains that require investigation for past or active water intrusion; smoke/CO detector coverage, GFCI presence, and mechanical functionality need verification. Overall, moderate repairs and system checks required before a reliable Section 8/HCV initial inspection pass can be expected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 58.3,
"rationale": "Interior shows moderate deferred maintenance: multiple stained/soiled carpets, areas with flooring removed or replaced with temporary surface, scuffed trim and paint, and recessed light fixtures with missing trims/covers (many visible ceiling holes). Kitchen is largely intact with major cabinets and countertops present and appliances visible, but some cabinet doors/drawers appear missing or open and there is general soiling. Exterior brick shell appears sound. Overall cosmetic and finish work required but no widespread collapse or exposed structural elements visible. Missing appliances are not a major issue here (basic major appliances visible)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and roofline appear intact from front elevation photos; driveway and front steps show wear but are serviceable. Landscaping is minimal but not severely overgrown. Downspout is visible but full-site drainage/gutter condition not documented. No visible foundation cracking or major exterior structural damage in provided photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 56.7,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, stair handrail present). However there are numerous open recessed light holes and exposed ceiling penetrations that must be finished or covered, and ceiling staining/patching in several rooms suggests prior water intrusion that requires investigation and possibly repair. At least one ceiling-mounted detector is visible in the living room, but detector coverage in bedrooms and on each level is not documented. GFCI protection, electrical panel condition, and CO detector presence are not visible. Windows and doors appear to provide egress. Given visible issues, there is moderate NSPIRE risk until detectors, recessed fixture covers, and investigation of ceiling stains are addressed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 60.0,
"rationale": "Central air registers and vents are visible indicating a central HVAC system, and kitchen plumbing fixtures and appliances (dishwasher, sink, wall oven, refrigerator present) are visible. No water heater, furnace, or electrical panel photos are provided so operation cannot be confirmed. Ceiling staining near vents suggests possible prior HVAC or roof leak. No visible active leaks or major plumbing failures in photos. Systems likely functional but unverified; recommend mechanical inspection and service prior to tenancy."
}
],
"red_flags": [
"Multiple ceiling stains/patching visible — possible past roof or plumbing leaks requiring investigation.",
"Numerous recessed light openings with missing trims/covers (open holes) — safety and weatherproofing concern until corrected.",
"Soiled/stained carpets and areas with missing or temporary flooring — potential mold/deep-cleaning risk in affected rooms.",
"No photo of electrical panel, water heater, or furnace/air-handler — mechanical condition unverified and must be inspected prior to lease.",
"Smoke/CO detector coverage not confirmed for bedrooms/levels — may fail NSPIRE detector requirements if not installed."
],
"confidence": 0.94,
"assumptions": [
"Property is sold 'as-is' and photos reflect current interior condition.",
"Central HVAC is present (visible ceiling vents) but operational status is unknown and assumed serviceable until inspected.",
"No active roof leaks observed in photos; ceiling stains indicate prior leaks that may or may not be active—investigation required.",
"Smoke detectors are not confirmed in bedrooms or on each level; one ceiling detector-like device is visible in living area.",
"Electrical panel, water heater, and utility connections are not shown; their condition is unknown.",
"Kitchen has at least basic appliances (refrigerator, dishwasher, wall oven) visible; some cabinetry/trim may need repair.",
"No evidence of major structural defects (sagging, foundation failure, collapsed ceilings) was visible in the supplied photos."
],
"score_method": "mean_of_criteria",
"overall_score": 61.1,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8645899177"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.