Property ID: 8727866793

404 Walnut St, Port Gibson, MS, 39150

Port Gibson, MS

For Sale Feb 16, 2026 10:40 PM UTC Realtor Zillow Street View
Money Down: $18,000 CoC Return: -0.95% Monthly Cash Flow: $-14
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$15,000
Closing Costs
$3,000
Total Down
$18,000
Primary property image

Investment Snapshot

Purchase Price
$75,000
Money Down
$18,000
Cash-on-Cash Return
-0.95%
Rent
$565
Monthly Cash Flow
$-14
Annual Cash Flow
$-171
Debt Service / Mo
$399
Property Tax / Mo
$71
Insurance / Mo
$53

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$565
Payment Standard
$771
Rent
$565
Insurance
$53
Property Tax
$71
Management
$56
Utilities Allowance
$206
NOI (Monthly)
$385
Debt Service
$399
Cash Flow After Debt
$-14

Quality Score: 74.00%

Confidence: 93.00%

Overall the property appears to have undergone recent cosmetic and roof repairs and looks close to rent-ready. Visible interior finishes, kitchen, and HVAC supply vents indicate functional systems. Primary inspection risks are lack of visible smoke/CO detectors, unknown electrical panel/GFCI presence, and exterior trip hazards (broken sidewalk). These are typically quick fixes (install detectors, add/confirm GFCI protection, repair/level walkway) but must be addressed before a Section 8/HCV initial NSPIRE inspection. Expect minor to moderate punch-list items; likely passable within 2–4 weeks if utilities and detectors are confirmed/installed and walkway/electrical items remedied.

Section 8 Payment Standard
$771
Utility Allowance Total
$206
Guaranteed Section 8 Rent (PS - Utilities)
$565
Property Management
$56

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$75,000
Beds
2
Baths
1
Living Area
1,342 sqft
Lot Size
6,970 sqft
Year Built
1945
Days on Market
127
Capital Outlay
$18,000
Debt Service
$399
Property Tax / Mo
$71
Insurance / Mo
$53

Property Description

Fresh paint, new flooring, and a new roof are only a few of the things that will make you fall in love with this property. Don't miss the chance to make this property your own. Call your favorite realtor today for a showing. This is a Fannie Mae Homepath property.

Utility Allowances

Air Conditioning
$10
Property has Central Air cooling system, this allowance is for a standard single-family home.
Cooking
$11
Property has a natural gas connection and provides a range, so natural gas was selected as the fuel source for cooking.
Heating
$29
Property is listed with central heating and a natural gas connection, making natural gas the most likely and cost-effective heating fuel.
Other Electric
$56
Standard allowance for general electricity for lights, outlets, and fans not covered by other categories.
Range/Microwave
$0
The property listing states that a range and microwave are provided, so the tenant does not incur this cost.
Refrigerator
$4
A refrigerator is not mentioned as a provided appliance in the property details, so an allowance for a tenant-owned unit is included.
Sewer
$19
The property is connected to public sewer according to the listing details.
Trash Collection
$19
Standard allowance for municipal trash collection service for a single-family home.
Water
$33
The property is connected to a public water source according to the listing details.
Water Heating
$25
The property has a natural gas connection, making it the most logical choice for the water heater's fuel source.

Source References

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$620
DP3 Annual Estimate$648
DP1 Monthly Equivalent$52
DP3 Monthly Equivalent$54
Replacement Value$33,110
Basis1,342 sqft / 1945

Nearby Houses

Nearby house 1
Photo unavailable

701 Church St

for_sale · 0.01 mi
Price: $134,999
3 bd / 2 ba · 3,139 sqft
Latest sale: — on Jul 03, 2015
Latest rent: —
Nearby house 2
Photo unavailable

603 College St

for_sale · 0.08 mi
Price: $105,000
4 bd / 2 ba · 2,156 sqft
Latest sale: —
Latest rent: —
Nearby house 3
Photo unavailable

707 Farmer

off_market · 0.09 mi
Price: $175,000
6 bd / 4 ba · 4,760 sqft
Latest sale: —
Latest rent: —
Nearby house 4
Photo unavailable

212 Walnut St

for_sale · 0.12 mi
Price: $265,000
6 bd / 5 ba · 6,109 sqft
Latest sale: —
Latest rent: —
Nearby house 5
Photo unavailable

509 Fair St

for_sale · 0.13 mi
Price: $10,000
2 bd / 1 ba · 1,200 sqft
Latest sale: — on Nov 10, 2009
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Listing statement of a 'new roof' is accurate and the roof pictured is recently replaced and watertight.
  • Central HVAC is present and operational based on visible ceiling supply/return vent; detailed functionality (heating/cooling tests) not verified from photos.
  • Water heater exists and is functioning (not pictured), and there is working hot water since kitchen plumbing appears complete.
  • Smoke detectors and CO alarms are not visible in photos; assume they were not shown and may be absent or not yet installed.
  • Electrical panel, circuit labeling, and presence of GFCI protection (kitchen/bath) are unknown and assumed to require verification or installation.
  • Bedrooms have adequate egress windows but full compliance (egress size/operation) cannot be confirmed from the photos; assume typical older single-family windows may be adequate but should be measured/verified.
  • No major hidden structural or roof failures are present given clean rehab photos and no visible sagging; however hidden issues cannot be ruled out without inspection.
  • Appliances: electric range is present; refrigerator is not pictured and may be absent — appliance absence reduces turnkey readiness but is a moderate issue only.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2025 $824 $37,230 $5,585
2024 $824 $37,230 $5,585
2023 $824 $37,230 $5,585
2022 $802 $37,230 $5,585
2021 $764 $35,490 $5,324
2020 $764 $35,490 $5,324
2019 $764 $35,490 $5,324
2018 $791 $35,490 $5,324
2017 $754 $33,810 $5,072
2016 $751 $33,810 $5,072
2015 $731 $33,810 $5,072
2014 $727 $33,810 $5,072
2013 $622 $29,490 $4,424
2012 $622 $29,490 $4,424
2010 $622 $29,490 $4,424
2009 $567 $27,880 $4,182
2008 $369 $27,880 $4,182
2007 $199 $27,880 $4,182

Sale History

DateEventPrice
2026-01-18 Price Changed $75,000
2026-01-18 Price Changed $75,000
2026-01-09 Price Changed $80,000
2026-01-09 Price Changed $80,000
2025-12-05 Price Changed $85,000
2025-12-05 Price Changed $85,000
2025-11-01 Price Changed $90,000
2025-11-01 Price Changed $90,000
2025-10-13 Listed $95,000
2025-09-30 Listed $95,000
2025-06-30 Listing removed $0
2025-05-20 Price Changed $115,000
2025-05-09 Price Changed $130,000
2025-04-04 Price Changed $133,000
2025-03-06 Listed $140,900
2004-11-05 Sold $0

Photo Gallery

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            "listing": {
              "status": "off_market",
              "list_date": "2025-03-06T05:34:43Z",
              "list_price": 115000,
              "listing_id": "2979040073",
              "last_update_date": "2025-05-20T00:09:50Z",
              "last_status_change_date": "2025-06-30T08:21:21Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "MLSUnited",
            "price_change": 0,
            "days_after_listed": "116 days",
            "source_listing_id": "4105735",
            "price_change_percentage": null
          },
          {
            "date": "2025-05-20",
            "price": 115000,
            "listing": {
              "status": "off_market",
              "list_date": "2025-03-06T05:34:43Z",
              "list_price": 115000,
              "listing_id": "2979040073",
              "last_update_date": "2025-05-20T00:09:50Z",
              "last_status_change_date": "2025-06-30T08:21:21Z"
            },
            "event_name": "Price Changed",
            "price_sqft": 85.69299552906111,
            "source_name": "MLSUnited",
            "price_change": -15000,
            "days_after_listed": null,
            "source_listing_id": "4105735",
            "price_change_percentage": null
          },
          {
            "date": "2025-05-09",
            "price": 130000,
            "listing": {
              "status": "off_market",
              "list_date": "2025-03-06T05:34:43Z",
              "list_price": 115000,
              "listing_id": "2979040073",
              "last_update_date": "2025-05-20T00:09:50Z",
              "last_status_change_date": "2025-06-30T08:21:21Z"
            },
            "event_name": "Price Changed",
            "price_sqft": 96.87034277198211,
            "source_name": "MLSUnited",
            "price_change": -3000,
            "days_after_listed": null,
            "source_listing_id": "4105735",
            "price_change_percentage": null
          },
          {
            "date": "2025-04-04",
            "price": 133000,
            "listing": {
              "status": "off_market",
              "list_date": "2025-03-06T05:34:43Z",
              "list_price": 115000,
              "listing_id": "2979040073",
              "last_update_date": "2025-05-20T00:09:50Z",
              "last_status_change_date": "2025-06-30T08:21:21Z"
            },
            "event_name": "Price Changed",
            "price_sqft": 99.10581222056632,
            "source_name": "MLSUnited",
            "price_change": -7900,
            "days_after_listed": null,
            "source_listing_id": "4105735",
            "price_change_percentage": null
          },
          {
            "date": "2025-03-06",
            "price": 140900,
            "listing": {
              "status": "off_market",
              "list_date": "2025-03-06T05:34:43Z",
              "list_price": 115000,
              "listing_id": "2979040073",
              "last_update_date": "2025-05-20T00:09:50Z",
              "last_status_change_date": "2025-06-30T08:21:21Z"
            },
            "event_name": "Listed",
            "price_sqft": 104.99254843517139,
            "source_name": "MLSUnited",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "4105735",
            "price_change_percentage": null
          },
          {
            "date": "2004-11-05",
            "price": 0,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 0,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          }
        ],
        "building_permits_history": null
      }
    },
    "rmn_listing_attribution": true
  },
  "property_id": "8727866793",
  "generated_at": "2026-02-16T22:40:17.786166Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 74.0
  },
  "utility_allowance": {
    "zip_code": "39150",
    "home_photo": "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m2750758075s-w1280.jpg",
    "rent_price": 565.0,
    "loan_amount": 60000.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/404-Walnut-St_Port-Gibson_MS_39150_M87278-66793",
    "bedroom_count": 2,
    "interest_rate": 0.07,
    "purchase_price": 75000.0,
    "loan_term_years": 30,
    "annual_cash_flow": 4619.28,
    "mortgage_monthly": 399.18,
    "payment_standard": 771.0,
    "total_amount_out": 15000.0,
    "additional_photos": [
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m134763931s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m1709972868s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m78604342s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m1910486080s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m3685231243s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m2074630320s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m3432469624s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m3377659025s-w1280.jpg",
      "https://ap.rdcpix.com/c565537c606b8205940403abab9fb470l-m2902322605s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 52.83,
    "monthly_cash_flow": 384.94,
    "property_tax_rate": 0.0060999999999999995,
    "_utility_allowance": {
      "sources": [
        "https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/",
        "https://www.mrha6.org/wp-content/uploads/section_8_utility_allowances/Non%20Metro%20Single%20Family%20Detached.pdf"
      ],
      "effective_date": "2025-12-01"
    },
    "utility_allowances": [
      {
        "note": "Property has Central Air cooling system, this allowance is for a standard single-family home.",
        "utility": "Air Conditioning",
        "allowance": 10
      },
      {
        "note": "Property has a natural gas connection and provides a range, so natural gas was selected as the fuel source for cooking.",
        "utility": "Cooking",
        "allowance": 11
      },
      {
        "note": "Property is listed with central heating and a natural gas connection, making natural gas the most likely and cost-effective heating fuel.",
        "utility": "Heating",
        "allowance": 29
      },
      {
        "note": "Standard allowance for general electricity for lights, outlets, and fans not covered by other categories.",
        "utility": "Other Electric",
        "allowance": 56
      },
      {
        "note": "The property listing states that a range and microwave are provided, so the tenant does not incur this cost.",
        "utility": "Range/Microwave",
        "allowance": 0
      },
      {
        "note": "A refrigerator is not mentioned as a provided appliance in the property details, so an allowance for a tenant-owned unit is included.",
        "utility": "Refrigerator",
        "allowance": 4
      },
      {
        "note": "The property is connected to public sewer according to the listing details.",
        "utility": "Sewer",
        "allowance": 19
      },
      {
        "note": "Standard allowance for municipal trash collection service for a single-family home.",
        "utility": "Trash Collection",
        "allowance": 19
      },
      {
        "note": "The property is connected to a public water source according to the listing details.",
        "utility": "Water",
        "allowance": 33
      },
      {
        "note": "The property has a natural gas connection, making it the most logical choice for the water heater's fuel source.",
        "utility": "Water Heating",
        "allowance": 25
      }
    ],
    "cash_on_cash_return": 0.31,
    "down_payment_amount": 15000.0,
    "property_tax_annual": 848.72,
    "property_tax_monthly": 70.73,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 206.0,
    "property_management_rate": 0.1,
    "_fetched_payment_standard": {
      "sources": [
        "https://www.hudexchange.info/programs/housing-choice-voucher/payment-standards/",
        "https://www.huduser.gov/portal/datasets/fmr.html",
        "https://www.mrha6.org/section-8-current-participants/voucher-payment-standard-utility-allow/"
      ],
      "effective_date": "2025-10-01"
    },
    "property_tax_history_year": 2025,
    "annual_cash_flow_after_debt": -170.9,
    "property_management_monthly": 56.5,
    "monthly_cash_flow_after_debt": -14.24,
    "cash_on_cash_return_after_debt": -0.01
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Overall the property appears to have undergone recent cosmetic and roof repairs and looks close to rent-ready. Visible interior finishes, kitchen, and HVAC supply vents indicate functional systems. Primary inspection risks are lack of visible smoke/CO detectors, unknown electrical panel/GFCI presence, and exterior trip hazards (broken sidewalk). These are typically quick fixes (install detectors, add/confirm GFCI protection, repair/level walkway) but must be addressed before a Section 8/HCV initial NSPIRE inspection. Expect minor to moderate punch-list items; likely passable within 2–4 weeks if utilities and detectors are confirmed/installed and walkway/electrical items remedied.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 80.0,
            "rationale": "Photos and listing show recent cosmetic rehab: fresh interior/exterior paint, new flooring, updated kitchen cabinets/countertops, and an electric range installed. Porch and roof appear recently redone. Observable deferred items are minor: cracked/uneven front sidewalk slabs (trip risk), some driveway cracking and debris, and no refrigerator visible in photos (appliance absence reduces score moderately). No visible major interior damage, peeling paint, or exposed subfloor. Overall appears cosmetically complete with only minor repair/cleanup tasks remaining."
          },
          {
            "key": "safety_code",
            "label": "Safety / NSPIRE Code Risk",
            "score": 65.0,
            "rationale": "No life-threatening hazards visible (no collapsed ceilings, standing water, or severe mold). However critical NSPIRE items are not visible or not clearly compliant in photos: no smoke detectors are shown, no carbon monoxide detector is visible, GFCI protection in kitchen/bathrooms cannot be confirmed, and the electrical panel location/condition is not shown. The front walkway is uneven and presents a trip hazard. Exterior stairs are present for upper access; handrail is visible on one side but full compliance of guard/handrail and tread condition can't be confirmed. Because these required safety devices and electrical protections are not visibly documented, score reduced to reflect inspection risk despite generally clean, renovated appearance."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems & Mechanical",
            "score": 75.0,
            "rationale": "New roof is claimed in listing and appears in good condition in photos. Central HVAC duct/vent is visible in living area ceiling (indicating forced-air system), and an electric range and washer hookup are present which suggests functional plumbing and electrical distribution. Water heater, electrical panel, service condition, and HVAC operation status are not shown; these unknowns lower the score modestly. No visible signs of active leaks, roof sagging, or major plumbing failures in provided photos."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 70.0,
            "rationale": "Exterior painted brick and new roof present a strong envelope condition. Porch, columns, and exterior paint look freshly done. Site issues: cracked/uneven front sidewalk slabs and driveway cracks are evident (trip and curb appeal issues). Mailbox is leaning and landscape is minimal (straw cover) suggesting recent seeding/cleanup but not finished grading; drainage away from foundation not verifiable. Side exterior stairs appear serviceable but final handrail/guardrail compliance not fully documented. No signs of infestation or major foundation displacement visible."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Listing statement of a 'new roof' is accurate and the roof pictured is recently replaced and watertight.",
          "Central HVAC is present and operational based on visible ceiling supply/return vent; detailed functionality (heating/cooling tests) not verified from photos.",
          "Water heater exists and is functioning (not pictured), and there is working hot water since kitchen plumbing appears complete.",
          "Smoke detectors and CO alarms are not visible in photos; assume they were not shown and may be absent or not yet installed.",
          "Electrical panel, circuit labeling, and presence of GFCI protection (kitchen/bath) are unknown and assumed to require verification or installation.",
          "Bedrooms have adequate egress windows but full compliance (egress size/operation) cannot be confirmed from the photos; assume typical older single-family windows may be adequate but should be measured/verified.",
          "No major hidden structural or roof failures are present given clean rehab photos and no visible sagging; however hidden issues cannot be ruled out without inspection.",
          "Appliances: electric range is present; refrigerator is not pictured and may be absent — appliance absence reduces turnkey readiness but is a moderate issue only."
        ],
        "overall_score": 73.0,
        "rubric_version": "1.0"
      },
      {
        "summary": "This single-family 2-bed, 1-bath property has undergone an evident cosmetic rehab (new roof per listing, fresh paint, new flooring, updated kitchen) and presents as largely move-in ready. The most likely Section 8/NSPIRE inspection issues are missing/undocumented life-safety devices (smoke and CO alarms), unclear presence of GFCI protection in the kitchen, and minor trip hazards from cracked sidewalks/driveway. Major systems (roof, HVAC, plumbing) appear present with no obvious failures in photos, but the electrical panel, water heater, and operational verification of HVAC/hot water need confirmation. With installation/verification of smoke/CO detectors, confirmation of GFCI outlets and deadbolt, and minor exterior trip-hazard repairs, this property is likely to pass an initial HCV inspection within ~1–4 weeks. If detectors and GFCI are already present but not visible, the pass timeline could be shorter.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 80.0,
            "rationale": "Photos and listing indicate a recent cosmetic rehab: fresh paint inside/out, new flooring, new roof per listing, updated kitchen cabinets and counters, functioning interior finishes (ceiling fans, fixtures). Minor visible deferred items: concrete driveway/sidewalk has cracking/uneven sections, porch floor finish is worn/stained, exterior plantings/landscaping are incomplete. No obvious collapsed surfaces or large-scale finish demolition. Missing refrigerator not visible in photos (stove is present) — absence would be an easy-to-fix appliance replacement, not structural. Overall mostly cosmetic work completed; only small repairs/cleaning likely required prior to tenancy."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance (NSPIRE risks)",
            "score": 65.0,
            "rationale": "No active life-threatening hazards are visible (no sagging roof, collapsed ceilings, standing water, or exposed wiring). Interior shows intact outlets and cover plates. Ceiling HVAC vent visible indicating central system presence. However: no smoke detectors or carbon monoxide detectors are visible in photos (required and common cause for inspection failure), GFCI outlets near the kitchen sink are not clearly identified, and exterior sidewalk has trip hazards from cracks/uneven slabs. The front entry door appears solid; a deadbolt is not clearly visible in photos and should be verified. Gas connection is visible outside which typically requires CO protection inside. These missing/uncertain items are likely quick fixes (install detectors, install/verify GFCI, secure lock) but could cause an initial inspection fail if not addressed."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (roof, HVAC, plumbing, electrical)",
            "score": 70.0,
            "rationale": "Roof appears new and in good visual condition per listing/photos. HVAC registers/ceiling vent and central system grille are visible suggesting installed forced-air HVAC; ceiling fans add cooling support. Kitchen shows an electric range installed; washer hookup visible. No visible plumbing leaks, water stains, or deteriorated piping in photos. Electrical panel and water heater were not photographed so condition cannot be confirmed. Given the recent rehab appearance, reasonable to infer systems were serviced, but lack of visible panels/water heater and no service records reduce certainty. Overall systems likely functional but should be verified (HVAC operational test, water heater, electrical panel labeling/condition, hot water availability)."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 75.0,
            "rationale": "Exterior brick/stucco looks freshly painted and structurally intact; new roof visible. Front covered porch is solid with posts and low wall; side exterior wooden stairs to upper level appear recently installed and generally serviceable. Driveway and front sidewalk show cracking and uneven slabs that create trip hazards and will need leveling or patching. Yard is cleared but landscaping is incomplete (straw/mulch placed). No visible exterior signs of infestation, major foundation displacement, or active drainage ponding in provided images."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Listing text stating 'new roof' is accurate and the roof installation is complete and watertight.",
          "Central HVAC is installed and functioning (ceiling vent visible), but operational confirmation has not been provided.",
          "Water heater and electrical panel are present and serviceable though not shown in photos.",
          "Smoke detectors and carbon monoxide detectors are not installed or not visible in supplied interior photos; they will need to be installed/verified for NSPIRE compliance.",
          "GFCI protection at kitchen and bath is not visible in photos and should be verified/installed if missing.",
          "At least one bedroom has an egress window (bedroom windows are visible in photos) and meet egress size requirements—exact dimensions not verified.",
          "Range/stove is present (electric). Refrigerator is not visible and may not be included; a missing refrigerator is assumed to be an easy-to-fix appliance issue.",
          "Exterior wooden stairs are structurally sound as shown, and guardrails/handrails meet local code — but final verification is required on-site.",
          "No recent rental history data is available for the last 5 years (rental_history_last_5y missing) and therefore was excluded from scoring."
        ],
        "overall_score": 73.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall the property looks like a recent cosmetic rehab with a new roof, new flooring, fresh paint and a modernized kitchen — likely to pass an HCV/NSPIRE initial inspection after addressing a few code items. Primary inspection risks are missing/undocumented smoke and CO alarms, unclear GFCI protection in the kitchen, and verification of exterior stair/handrail compliance and operation of major systems (HVAC, water heater, electrical panel). These are mostly straightforward to remedy; the home should be rent-ready within ~2–4 weeks after confirming and completing small safety upgrades and appliance provision.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition / Repairs",
            "score": 80.0,
            "rationale": "Photos and listing indicate recent cosmetic rehab: fresh paint, new flooring, new roof, updated kitchen cabinets and counters. Interior surfaces, trim and flooring look complete and in good condition. Minor exterior defects visible: cracked/uneven front walkway edges, bare strawed landscaping, and driveway staining/cracking. Listing/photos do not show a refrigerator; missing fridge would be an easy-to-fix, non-safety item that moderately reduces readiness. Overall only minor/finish repairs appear needed."
          },
          {
            "key": "safety_code",
            "label": "Safety / Code Compliance Risk",
            "score": 70.0,
            "rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, visible active leaks, or exposed wiring). Entry door appears secure and windows intact. However smoke detectors and carbon monoxide alarms are not visible in photos (required by NSPIRE/HUD); GFCI protection at kitchen sink is not clearly shown and should be verified/installed. Exterior secondary stair exists for upstairs egress but the handrail/guard height/details need verification (photo shows stair and railing but condition/continuous handrail not fully confirmed). Because of the missing/undocumented alarms and GFCI, there is a moderate inspection risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
            "score": 75.0,
            "rationale": "Roof appears new and in good visual condition per listing and photos. Ceiling HVAC supply/return vents are visible indicating central HVAC ducting for climate control (unit not shown, assumed present and operational). Stove (electric smooth top) and kitchen plumbing/sink visible; washer/dryer hook-up box appears present. Electrical outlets are covered and no exposed wiring seen, but the electrical panel and water heater locations/conditions are not shown and should be verified. Given the visible new roof, vents, and functioning fixtures, systems are likely acceptable but need confirmation of service/operation and panel condition."
          },
          {
            "key": "exterior_site",
            "label": "Exterior / Site Condition",
            "score": 78.0,
            "rationale": "Exterior brick and painted finish look recently refreshed; new roof and porch in good visual condition. Driveway has cracking and staining; sidewalks have some uneven edges that are trip-hazard candidates. Yard is cleared but newly strawed—no signs of standing water, major foundation movement, or exterior structural sagging visible. Exterior stairs to second level appear structurally intact from photos but require verification of guardrail height and stability. No visible infestation evidence."
          }
        ],
        "red_flags": [
          "No smoke detectors visible in any interior photos — required for pass.",
          "No carbon monoxide alarm visible (verify requirement depending on fuel sources and local code).",
          "GFCI protection for kitchen countertop/sink area not clearly visible — verify and install if missing.",
          "Exterior second‑floor stairs/handrail need verification for secure, continuous handrail and proper guard height.",
          "Electrical panel, water heater, and HVAC equipment not pictured — their condition must be confirmed prior to move-in."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Listing statement 'new roof' and photos correctly reflect a recently replaced roof in good condition.",
          "Central HVAC is present and functioning (ceiling vents visible) though the HVAC unit and service records are not pictured.",
          "Water heater and electrical panel exist and are serviceable though not shown in photos and should be confirmed during inspection.",
          "Windows provide required bedroom egress or there are alternative compliant egress paths; window dimensions were not measured in photos.",
          "Refrigerator is not pictured and may not be included; missing fridge would be a minor readiness item to supply.",
          "No visible mold, active leaks or structural settlement in photos; assume none present unless a walkthrough reveals otherwise.",
          "Exterior stair shown provides second-floor egress but handrail continuity and guard height need on-site verification."
        ],
        "overall_score": 76.0,
        "rubric_version": "2026-02-NSPIRE-1.0"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "404 Walnut St, Port Gibson, MS, 39150",
    "aggregate": {
      "summary": "Overall the property appears to have undergone recent cosmetic and roof repairs and looks close to rent-ready. Visible interior finishes, kitchen, and HVAC supply vents indicate functional systems. Primary inspection risks are lack of visible smoke/CO detectors, unknown electrical panel/GFCI presence, and exterior trip hazards (broken sidewalk). These are typically quick fixes (install detectors, add/confirm GFCI protection, repair/level walkway) but must be addressed before a Section 8/HCV initial NSPIRE inspection. Expect minor to moderate punch-list items; likely passable within 2–4 weeks if utilities and detectors are confirmed/installed and walkway/electrical items remedied.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 80.0,
          "rationale": "Photos and listing show recent cosmetic rehab: fresh interior/exterior paint, new flooring, updated kitchen cabinets/countertops, and an electric range installed. Porch and roof appear recently redone. Observable deferred items are minor: cracked/uneven front sidewalk slabs (trip risk), some driveway cracking and debris, and no refrigerator visible in photos (appliance absence reduces score moderately). No visible major interior damage, peeling paint, or exposed subfloor. Overall appears cosmetically complete with only minor repair/cleanup tasks remaining."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Condition",
          "score": 74.3,
          "rationale": "Exterior painted brick and new roof present a strong envelope condition. Porch, columns, and exterior paint look freshly done. Site issues: cracked/uneven front sidewalk slabs and driveway cracks are evident (trip and curb appeal issues). Mailbox is leaning and landscape is minimal (straw cover) suggesting recent seeding/cleanup but not finished grading; drainage away from foundation not verifiable. Side exterior stairs appear serviceable but final handrail/guardrail compliance not fully documented. No signs of infestation or major foundation displacement visible."
        },
        {
          "key": "safety_code",
          "label": "Safety / NSPIRE Code Risk",
          "score": 66.7,
          "rationale": "No life-threatening hazards visible (no collapsed ceilings, standing water, or severe mold). However critical NSPIRE items are not visible or not clearly compliant in photos: no smoke detectors are shown, no carbon monoxide detector is visible, GFCI protection in kitchen/bathrooms cannot be confirmed, and the electrical panel location/condition is not shown. The front walkway is uneven and presents a trip hazard. Exterior stairs are present for upper access; handrail is visible on one side but full compliance of guard/handrail and tread condition can't be confirmed. Because these required safety devices and electrical protections are not visibly documented, score reduced to reflect inspection risk despite generally clean, renovated appearance."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems & Mechanical",
          "score": 73.3,
          "rationale": "New roof is claimed in listing and appears in good condition in photos. Central HVAC duct/vent is visible in living area ceiling (indicating forced-air system), and an electric range and washer hookup are present which suggests functional plumbing and electrical distribution. Water heater, electrical panel, service condition, and HVAC operation status are not shown; these unknowns lower the score modestly. No visible signs of active leaks, roof sagging, or major plumbing failures in provided photos."
        }
      ],
      "red_flags": [],
      "confidence": 0.93,
      "assumptions": [
        "Listing statement of a 'new roof' is accurate and the roof pictured is recently replaced and watertight.",
        "Central HVAC is present and operational based on visible ceiling supply/return vent; detailed functionality (heating/cooling tests) not verified from photos.",
        "Water heater exists and is functioning (not pictured), and there is working hot water since kitchen plumbing appears complete.",
        "Smoke detectors and CO alarms are not visible in photos; assume they were not shown and may be absent or not yet installed.",
        "Electrical panel, circuit labeling, and presence of GFCI protection (kitchen/bath) are unknown and assumed to require verification or installation.",
        "Bedrooms have adequate egress windows but full compliance (egress size/operation) cannot be confirmed from the photos; assume typical older single-family windows may be adequate but should be measured/verified.",
        "No major hidden structural or roof failures are present given clean rehab photos and no visible sagging; however hidden issues cannot be ruled out without inspection.",
        "Appliances: electric range is present; refrigerator is not pictured and may be absent — appliance absence reduces turnkey readiness but is a moderate issue only."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 74.0,
      "rubric_version": "1.0",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "8727866793"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.