Property ID: 8729767356

603 College St, Port Gibson, MS, 39150

Port Gibson, MS

For Sale Feb 16, 2026 10:40 PM UTC Realtor Zillow Street View
Money Down: $25,200 CoC Return: 0.90% Monthly Cash Flow: $19
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,000
Closing Costs
$4,200
Total Down
$25,200
Primary property image

Investment Snapshot

Purchase Price
$105,000
Money Down
$25,200
Cash-on-Cash Return
0.90%
Rent
$833
Monthly Cash Flow
$19
Annual Cash Flow
$228
Debt Service / Mo
$559
Property Tax / Mo
$103
Insurance / Mo
$69

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$833
Payment Standard
$1,120
Rent
$833
Insurance
$69
Property Tax
$103
Management
$83
Utilities Allowance
$287
NOI (Monthly)
$578
Debt Service
$559
Cash Flow After Debt
$19

Quality Score: 70.00%

Confidence: 92.00%

Overall this 1945 single-family has been cosmetically refreshed and presents as mostly rent‑ready with minor repairs. Major visible systems (roof, exterior HVAC condenser) look acceptable and the porch/doors/windows are intact. Key inspection risks that could cause an initial NSPIRE fail are lack of visible smoke/CO detectors and unconfirmed GFCI protection and electrical panel condition. Site concrete (steps/driveway) has trip hazards that should be repaired. With 1–3 targeted corrections (install/verify detectors, confirm/label GFCI and electrical, repair trip hazards, confirm appliances/plumbing), the property is likely to pass a Housing Choice Voucher inspection within 2–4 weeks.

Section 8 Payment Standard
$1,120
Utility Allowance Total
$287
Guaranteed Section 8 Rent (PS - Utilities)
$833
Property Management
$83

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$105,000
Beds
4
Baths
2
Living Area
2,156 sqft
Lot Size
19,602 sqft
Year Built
1945
Days on Market
347
Capital Outlay
$25,200
Debt Service
$559
Property Tax / Mo
$103
Insurance / Mo
$69

Property Description

This charming two-story, 4-bedroom, 2-bathroom historical home in Port Gibson is the perfect blend of character and modern updates. The inviting front porch is perfect for relaxing. Call your favorite realtor today to make this your dream home. This is a Fannie Mae Homepath property.

Utility Allowances

Air Conditioning
$16
Property details list 'Central Air', which uses electricity. The allowance is for a 4-bedroom unit.
Cooking
$16
Property details confirm 'Natural Gas Connected'. Natural gas was selected over more expensive bottled gas or electric. The allowance is for a 4-bedroom unit.
Heating
$44
Property details specify 'Central' heating and 'Natural Gas Connected'. Natural gas was selected. The allowance is for a 4-bedroom unit.
Other Electric
$88
This is a standard allowance for general electric use (lights, outlets). The property is connected to electricity. The allowance is for a 4-bedroom unit.
Range/Microwave
$3
The property includes a microwave and range, but it is not specified if they are landlord-provided. Per the rules, this is treated as a tenant-owned appliance and the corresponding allowance is applied.
Refrigerator
$4
A refrigerator is not listed as a provided appliance. The allowance for a tenant-owned refrigerator is applied.
Sewer
$22
Property details explicitly state 'Public Sewer'. The allowance is for a 4-bedroom unit.
Trash Collection
$19
Trash collection is a standard utility service for a single-family home and is included in the utility schedule.
Water
$37
Property details explicitly state 'Public' water source. The allowance is for a 4-bedroom unit.
Water Heating
$38
Property has a water heater and is connected to natural gas, which was chosen for the calculation. The allowance is for a 4-bedroom unit.

Source References

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$811
DP3 Annual Estimate$848
DP1 Monthly Equivalent$68
DP3 Monthly Equivalent$71
Replacement Value$46,820
Basis2,156 sqft / 1945

Nearby Houses

Nearby house 1
Photo unavailable

509 Fair St

for_sale · 0.06 mi
Price: $10,000
2 bd / 1 ba · 1,200 sqft
Latest sale: — on Nov 10, 2009
Latest rent: —
Nearby house 2
Photo unavailable

404 Walnut St

for_sale · 0.08 mi
Price: $75,000
2 bd / 1 ba · 1,342 sqft
Latest sale: —
Latest rent: —
Nearby house 3
Photo unavailable

701 Church St

for_sale · 0.09 mi
Price: $134,999
3 bd / 2 ba · 3,139 sqft
Latest sale: — on Jul 03, 2015
Latest rent: —
Nearby house 4
Photo unavailable

707 Farmer

off_market · 0.16 mi
Price: $175,000
6 bd / 4 ba · 4,760 sqft
Latest sale: —
Latest rent: —
Nearby house 5
Photo unavailable

801 Marginal St

sold · 0.17 mi
Price: $19,000
3 bd / 1 ba · 1,214 sqft
Latest sale: — on Mar 13, 2020
Latest rent: —
Nearby house 6
Photo unavailable

512 Jackson St

sold · 0.19 mi
Price: $9,900
3 bd / 1 ba · 912 sqft
Latest sale: — on Mar 20, 2024
Latest rent: —
Nearby house 7
Photo unavailable

212 Walnut St

for_sale · 0.19 mi
Price: $265,000
6 bd / 5 ba · 6,109 sqft
Latest sale: —
Latest rent: —
Nearby house 8
Photo unavailable

1002 College St

sold · 0.25 mi
Price: $30,000
4 bd / 3 ba · 2,592 sqft
Latest sale: — on Jul 07, 2023
Latest rent: —
Nearby house 9
Photo unavailable

1009 Church St

sold · 0.29 mi
Price: $350,000
5 bd / 6 ba · 6,693 sqft
Latest sale: — on Apr 07, 2022
Latest rent: —
Nearby house 10
Photo unavailable

1010 Church St

for_sale · 0.31 mi
Price: $199,000
4 bd / 3 ba · 3,226 sqft
Latest sale: —
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success
  • No visible smoke detectors or carbon monoxide detectors in interior photos — common NSPIRE automatic fail if absent or nonfunctional.
  • Cracked/uneven concrete at front steps, driveway and carport creating trip hazards that could cause inspector citation.
  • GFCI protection in kitchen/bathrooms not visible/verified — potential electrical safety deficiency.
  • Electrical panel location and condition not shown/verified; uninspected electrical systems increase risk of hidden hazards.

Assumptions

  • Interior photos shown are representative; areas not photographed (kitchen, bathrooms, electrical panel, water heater) are assumed present but unverified.
  • The visible exterior A/C condenser indicates a paired HVAC system that provides both heating and cooling (likely a heat pump) unless otherwise disconnected.
  • Windows visible in bedrooms/living areas provide required egress dimensions typical for this era and remodel, but exact measurements are unconfirmed.
  • No active roof leaks or major concealed structural issues are inferred because roof and ceilings appear visually intact in available photos.
  • Appliances (range, refrigerator) and smoke/CO detectors are not shown and should be verified; missing appliances will be treated as moderate capital items, not automatic inspection fails.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2025 $1,197 $54,090 $8,114
2024 $1,197 $54,090 $8,114
2023 $1,197 $54,090 $8,114
2022 $1,165 $54,090 $8,114
2021 $1,124 $52,160 $7,825
2020 $1,124 $52,160 $7,825
2019 $1,124 $52,160 $7,825
2018 $1,163 $52,160 $7,825
2017 $1,109 $49,740 $7,462
2016 $1,105 $49,740 $7,462
2015 $1,075 $49,740 $7,462
2014 $1,070 $49,740 $7,462
2013 $918 $43,530 $6,530
2012 $918 $43,530 $6,530
2010 $918 $43,530 $6,530
2009 $829 $40,740 $6,112
2008 $540 $40,740 $6,112
2007 $292 $40,740 $6,112

Sale History

DateEventPrice
2026-02-05 Price Changed $105,000
2026-02-05 Price Changed $105,000
2026-02-02 Price Changed $115,000
2026-02-02 Price Changed $115,000
2026-01-18 Price Changed $120,000
2026-01-18 Price Changed $120,000
2026-01-09 Price Changed $125,000
2026-01-09 Price Changed $125,000
2025-12-11 Price Changed $130,000
2025-12-11 Price Changed $130,000
2025-11-11 Price Changed $135,000
2025-11-11 Price Changed $135,000
2025-10-13 Relisted $140,000
2025-10-13 Price Changed $140,000
2025-09-11 Listed $145,000
2025-08-21 Listing removed $0
2025-08-21 Listing removed $0
2025-03-06 Listed $150,900
2025-03-06 Listed $150,900

Photo Gallery

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            "price_change_percentage": null
          },
          {
            "date": "2025-08-21",
            "price": 0,
            "listing": {
              "status": "for_sale",
              "list_date": "2025-03-06T05:24:02Z",
              "list_price": 105000,
              "listing_id": "2979039969",
              "last_update_date": "2026-02-05T21:18:07Z",
              "last_status_change_date": "2025-10-13T00:43:51Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "Vicksburg",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "32997",
            "price_change_percentage": null
          },
          {
            "date": "2025-03-06",
            "price": 150900,
            "listing": {
              "status": "off_market",
              "list_date": "2025-03-06T05:34:43Z",
              "list_price": 150900,
              "listing_id": "2979040070",
              "last_update_date": "2025-03-26T16:20:32Z",
              "last_status_change_date": "2025-08-21T08:21:17Z"
            },
            "event_name": "Listed",
            "price_sqft": 69.99072356215213,
            "source_name": "MLSUnited",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "4105734",
            "price_change_percentage": null
          },
          {
            "date": "2025-03-06",
            "price": 150900,
            "listing": {
              "status": "for_sale",
              "list_date": "2025-03-06T05:24:02Z",
              "list_price": 105000,
              "listing_id": "2979039969",
              "last_update_date": "2026-02-05T21:18:07Z",
              "last_status_change_date": "2025-10-13T00:43:51Z"
            },
            "event_name": "Listed",
            "price_sqft": 69.99072356215213,
            "source_name": "Vicksburg",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "32997",
            "price_change_percentage": null
          }
        ],
        "building_permits_history": null
      }
    },
    "rmn_listing_attribution": false
  },
  "property_id": "8729767356",
  "generated_at": "2026-02-16T22:40:23.558534Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 70.0
  },
  "utility_allowance": {
    "zip_code": "39150",
    "home_photo": "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m832041371s-w1280.jpg",
    "rent_price": 833.0,
    "loan_amount": 84000.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/603-College-St_Port-Gibson_MS_39150_M87297-67356",
    "bedroom_count": 4,
    "interest_rate": 0.07,
    "purchase_price": 105000.0,
    "loan_term_years": 30,
    "annual_cash_flow": 6933.99,
    "mortgage_monthly": 558.85,
    "payment_standard": 1120.0,
    "total_amount_out": 21000.0,
    "additional_photos": [
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m1156426610s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m1402130898s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m1145461191s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m612489451s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m1426573985s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m787856701s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m403175071s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m3849122858s-w1280.jpg",
      "https://ap.rdcpix.com/9f26c4322498a82a5a4f8c678e2957dal-m1581947728s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 69.12,
    "monthly_cash_flow": 577.83,
    "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 details list 'Central Air', which uses electricity. The allowance is for a 4-bedroom unit.",
        "utility": "Air Conditioning",
        "allowance": 16
      },
      {
        "note": "Property details confirm 'Natural Gas Connected'. Natural gas was selected over more expensive bottled gas or electric. The allowance is for a 4-bedroom unit.",
        "utility": "Cooking",
        "allowance": 16
      },
      {
        "note": "Property details specify 'Central' heating and 'Natural Gas Connected'. Natural gas was selected. The allowance is for a 4-bedroom unit.",
        "utility": "Heating",
        "allowance": 44
      },
      {
        "note": "This is a standard allowance for general electric use (lights, outlets). The property is connected to electricity. The allowance is for a 4-bedroom unit.",
        "utility": "Other Electric",
        "allowance": 88
      },
      {
        "note": "The property includes a microwave and range, but it is not specified if they are landlord-provided. Per the rules, this is treated as a tenant-owned appliance and the corresponding allowance is applied.",
        "utility": "Range/Microwave",
        "allowance": 3
      },
      {
        "note": "A refrigerator is not listed as a provided appliance. The allowance for a tenant-owned refrigerator is applied.",
        "utility": "Refrigerator",
        "allowance": 4
      },
      {
        "note": "Property details explicitly state 'Public Sewer'. The allowance is for a 4-bedroom unit.",
        "utility": "Sewer",
        "allowance": 22
      },
      {
        "note": "Trash collection is a standard utility service for a single-family home and is included in the utility schedule.",
        "utility": "Trash Collection",
        "allowance": 19
      },
      {
        "note": "Property details explicitly state 'Public' water source. The allowance is for a 4-bedroom unit.",
        "utility": "Water",
        "allowance": 37
      },
      {
        "note": "Property has a water heater and is connected to natural gas, which was chosen for the calculation. The allowance is for a 4-bedroom unit.",
        "utility": "Water Heating",
        "allowance": 38
      }
    ],
    "cash_on_cash_return": 0.33,
    "down_payment_amount": 21000.0,
    "property_tax_annual": 1232.91,
    "property_tax_monthly": 102.74,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 287.0,
    "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": 227.74,
    "property_management_monthly": 83.3,
    "monthly_cash_flow_after_debt": 18.98,
    "cash_on_cash_return_after_debt": 0.01
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Overall this 1945 single-family has been cosmetically refreshed and presents as mostly rent‑ready with minor repairs. Major visible systems (roof, exterior HVAC condenser) look acceptable and the porch/doors/windows are intact. Key inspection risks that could cause an initial NSPIRE fail are lack of visible smoke/CO detectors and unconfirmed GFCI protection and electrical panel condition. Site concrete (steps/driveway) has trip hazards that should be repaired. With 1–3 targeted corrections (install/verify detectors, confirm/label GFCI and electrical, repair trip hazards, confirm appliances/plumbing), the property is likely to pass a Housing Choice Voucher inspection within 2–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 80.0,
            "rationale": "Exterior and interior appear recently updated: fresh paint, restored porch, new-looking roof shingles, new vinyl plank flooring and ceiling fans. Visible cosmetic issues: concrete steps and driveway are cracked/uneven, minor scuffs on porch floor and exterior trim, carport and driveway surface deterioration. No interior photos of kitchen/bath so missing appliances are not visible; absence of appliances would be a moderate, easily remedied capital expense but not a structural failure. Overall mostly cosmetic and minor repair items."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Risk (NSPIRE)",
            "score": 65.0,
            "rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, no visible major structural movement). Porch railings and guardrails present. However there are important inspection risks: no smoke detectors or carbon monoxide detectors are visible in the provided interior photos (required), GFCI presence in kitchen/baths cannot be confirmed, and driveway/sidewalk/entry concrete is cracked creating trip hazards. Electrical panel, outlets, and hot water supply are not shown. Given visible condition, these are likely addressable but could cause an initial fail if detectors or GFCI protections are missing."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems & Mechanical",
            "score": 70.0,
            "rationale": "Roof appears recently re-shingled and in good visible condition. Exterior A/C condenser unit is present (indicates forced HVAC likely serviceable). Siding and foundation painted and intact from photos. Water heater, plumbing fixtures, sewer/drainage, and electrical panel are not shown so their condition is unknown — older 1945 build increases probability of older concealed systems but visible upgrades reduce immediate concern. No visible roof sagging or major plumbing leaks in photos."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 70.0,
            "rationale": "Porch, siding and lot look maintained; front porch has secure railings and outdoor lighting. Concrete driveway and carport slab show widespread cracking and uneven surfaces (trip hazard, drainage/pitting). Carport metal frame and adjacent yard vegetation will need routine maintenance/clean-up. Foundation vents present; no obvious large foundation cracks visible. Yard grading near rear not fully visible but no standing water is apparent in images."
          }
        ],
        "red_flags": [
          "No visible smoke detectors or carbon monoxide detectors in interior photos — common NSPIRE automatic fail if absent or nonfunctional.",
          "Cracked/uneven concrete at front steps, driveway and carport creating trip hazards that could cause inspector citation.",
          "GFCI protection in kitchen/bathrooms not visible/verified — potential electrical safety deficiency.",
          "Electrical panel location and condition not shown/verified; uninspected electrical systems increase risk of hidden hazards."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Interior photos shown are representative; areas not photographed (kitchen, bathrooms, electrical panel, water heater) are assumed present but unverified.",
          "The visible exterior A/C condenser indicates a paired HVAC system that provides both heating and cooling (likely a heat pump) unless otherwise disconnected.",
          "Windows visible in bedrooms/living areas provide required egress dimensions typical for this era and remodel, but exact measurements are unconfirmed.",
          "No active roof leaks or major concealed structural issues are inferred because roof and ceilings appear visually intact in available photos.",
          "Appliances (range, refrigerator) and smoke/CO detectors are not shown and should be verified; missing appliances will be treated as moderate capital items, not automatic inspection fails."
        ],
        "overall_score": 72.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall the house demonstrates a mostly updated cosmetic condition with a solid exterior roof and an exterior HVAC unit visible — indicating probable functioning systems. The property appears likely to pass a Section 8 / HCV inspection after addressing a few common, relatively quick items: install/verify smoke and CO detectors, confirm/replace GFCI protection in kitchen and baths, verify working hot water and heating/AC, and address trip hazards (front steps/walkway). Major structural or life-safety failures are not evident in the photos, but missing verification of detectors, electrical GFCIs, and appliance/fixture operation are the primary inspection risks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 75.0,
            "rationale": "Exterior and interior photos show recent cosmetic rehabilitation: fresh paint, new-looking roof shingles, painted porch and new-looking LVP flooring. Minimal visible interior damage (small wall patch under window, fireplace opening unfinished). Concrete walkway and driveway have cracking and surface spalls. No kitchen or bathroom photos provided so presence of appliances/fixtures is unknown; missing appliances would be an easy-to-fix capital expense but reduce turnkey readiness moderately. Overall only minor cosmetic and finish work appears needed."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risks",
            "score": 60.0,
            "rationale": "Porch has guardrails and handrails; no collapsed ceilings, visible severe mold, or sagging structure. However, no smoke detectors or CO alarms are visible in interior photos (required); GFCI outlets in kitchen/bath are not shown. Windows are large and likely provide egress but bedroom windows/measurements are not documented. No exposed wiring is visible and exterior HVAC condenser is present. Concrete entry and driveway have cracks that present trip hazards. The likely missing/undocumented detectors and unknown GFCI/egress details are inspection risk items that can be corrected quickly but would likely be flagged on an initial inspection."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems & mechanical condition",
            "score": 70.0,
            "rationale": "Roof shingles and siding appear in good condition in photos. Exterior HVAC condenser unit visible at side suggests central heat/air exists; gas meter is present indicating gas service. Water heater, electrical panel and plumbing fixtures are not shown so function is assumed but not verified. No signs of active roof leaks or water intrusion in interiors photographed. Given visible condenser and good roof, major systems appear intact but remain partly unverified (medium risk)."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, site & walkways",
            "score": 75.0,
            "rationale": "Front porch, columns and railings look sound and recently painted. Foundation vents visible; siding looks well maintained. Driveway and carport concrete are cracked with areas of spalling; carport support posts show surface rust at bases. Yard and site show typical wear but no obvious standing water or heavy vegetation against the house. Cracked concrete and rusted carport posts are maintenance items that can present trip or minor structural concerns but are repairable."
          }
        ],
        "red_flags": [
          "No smoke detectors or carbon monoxide alarms visible in interior photos (required for pass).",
          "Potential lead-based paint risk (house built 1945) — requires disclosure/management per HUD rules.",
          "Concrete walkway/front steps and driveway cracking create trip hazards that inspectors commonly flag.",
          "GFCI protection and electrical panel condition not documented — lack of visible GFCI in photos is an inspection risk.",
          "Carport support posts show surface rust and the concrete undercarriage is cracked — potential localized structural maintenance needed."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Interior photos do not show smoke or carbon monoxide detectors; assume none visible and that detectors may need to be installed or verified.",
          "Exterior HVAC condenser visible and assumed operational, but no documentation of functioning HVAC or water heater; assume systems are present but unverified.",
          "Kitchen and major appliances (stove, refrigerator) are not shown in photos; assume they may be missing or are not guaranteed present — missing appliances are treated as moderate, fixable readiness items.",
          "Electrical panel location, label condition, and GFCI outlet presence are not shown; assume typical mid-century wiring with some modern updates but GFCI protection likely needs verification.",
          "Windows visible appear large enough for bedroom egress but bedrooms and exact window dimensions/egress compliance were not confirmed.",
          "No evidence of active leaks, significant mold, roof sagging, or foundation movement visible in provided photos; assume none present unless discovered on inspection."
        ],
        "overall_score": 70.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall the property appears largely renovated and cosmetically turnkey with a new-looking roof, refreshed exterior/interior paint, intact porch and flooring, and an exterior HVAC condenser visible. The most significant inspection risks are missing/uncertain life-safety items (smoke detectors, carbon monoxide alarm), unverified GFCI protection in kitchen/baths, and unknown condition of electrical panel and hot water system. Exterior concrete (driveway, carport, front steps) and a possibly incomplete handrail on the central porch steps are the main site hazards shown. With relatively minor corrective work (install alarms/CO detector, verify/upgrade GFCI, ensure deadbolts/egress, patch/repair concrete and handrail) this property is likely to pass an initial HCV/NSPIRE inspection within 2–6 weeks. Current overall readiness: minor repairs needed but moderate safety-code verification required.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repairs",
            "score": 75.0,
            "rationale": "Interior and exterior appear recently renovated: fresh paint, new-looking roof shingles, intact porch railings, new-looking LVP flooring and ceiling fans inside. Visible cosmetic issues: worn/cracked concrete at front steps and driveway, staining and minor surface wear on porch floor, carport concrete is cracked and surface-deteriorated, minor rust on carport posts. Fireplace appears nonfunctional/open (cosmetic). No kitchen photos provided — appliances not visible; absence of shown appliances reduced score moderately but the unit otherwise appears well-maintained. Overall only minor-to-moderate repair items visible."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 55.0,
            "rationale": "Several NSPIRE-required safety items are not visible in the photos: no smoke detectors are visible inside (none shown in living areas), no carbon monoxide detector visible (property has a gas meter on side), and GFCI outlets in kitchen/baths are not shown. Windows appear large (likely egress) but bedroom egress cannot be confirmed. Front doors show knobs but no clearly visible deadbolts in photos. Porch steps have short side rails but central steps may lack a continuous handrail and concrete is worn (trip hazard). No exposed electrical wiring or collapsed ceilings visible. Because required alarms/outlet protection cannot be confirmed and CO detector likely required, this creates a moderate inspection risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems & mechanical condition",
            "score": 70.0,
            "rationale": "Roof appears recently replaced and in good condition in exterior photos. At least one exterior HVAC condenser is visible (indicating central HVAC/heat source exists). Gas service is present at the side of the house. Electrical panel, water heater and interior HVAC equipment are not shown so their condition is unknown. No signs of active roof leaks or major plumbing failure in visible interior photos. Given visible new roof and outdoor HVAC unit, systems appear generally functional but unknowns (panel, hot water, plumbing) reduce the score moderately."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope & site condition",
            "score": 70.0,
            "rationale": "Porch, siding and foundation masonry appear intact and freshly painted. Yard is level and free of standing water in photos, and front walkway is present. Driveway and carport slab are cracked and uneven (trip hazard) and carport posts show surface rust. Large trees close to the structure could increase debris/gutter maintenance needs. Overall exterior and site are in good cosmetic condition with some concrete and carport deterioration to address."
          }
        ],
        "red_flags": [
          "No smoke detectors visible in interior photos — NSPIRE failure risk if not installed/operational.",
          "No carbon monoxide alarm visible and gas meter present — CO alarm required if gas appliances/connection exist.",
          "GFCI protection in kitchen and bathrooms not shown — common NSPIRE failure item (unknown).",
          "Front porch center steps show worn/cracked concrete and may lack a continuous handrail — trip/fall hazard and potential code issue.",
          "Driveway and carport slab are cracked and uneven creating trip hazards; carport posts show surface rust.",
          "Property built 1945 — potential lead-based paint hazard unless properly addressed."
        ],
        "confidence": 0.6,
        "assumptions": [
          "No interior kitchen or bathroom photos were provided; appliance presence (stove, refrigerator), GFCI outlets, and bathroom fixtures were not visible and assumed uncertain.",
          "Presence of an exterior HVAC condenser indicates central HVAC/heat pump is installed and likely functional; interior furnace/air handler condition unknown.",
          "Roof appears recently replaced based on shingle appearance in photos; assumed watertight with no active leaks since no interior staining visible.",
          "Windows are assumed operable and likely provide egress for at least some bedrooms given large size, but specific bedroom egress compliance is unconfirmed.",
          "Electrical panel location and condition, water heater condition, and plumbing operation were not shown and are assumed serviceable unless uncovered at inspection.",
          "House was built in 1945 (pre-1978) so lead-based paint risk exists; no severe peeling paint observed in photos.",
          "No evidence of major structural movement, sagging, collapsed ceilings, active leaks, or standing water was visible in provided images; those would be higher-risk if present."
        ],
        "overall_score": 68.0,
        "rubric_version": "NSPIRE_v1.0_photos_only_assessment"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "603 College St, Port Gibson, MS, 39150",
    "aggregate": {
      "summary": "Overall this 1945 single-family has been cosmetically refreshed and presents as mostly rent‑ready with minor repairs. Major visible systems (roof, exterior HVAC condenser) look acceptable and the porch/doors/windows are intact. Key inspection risks that could cause an initial NSPIRE fail are lack of visible smoke/CO detectors and unconfirmed GFCI protection and electrical panel condition. Site concrete (steps/driveway) has trip hazards that should be repaired. With 1–3 targeted corrections (install/verify detectors, confirm/label GFCI and electrical, repair trip hazards, confirm appliances/plumbing), the property is likely to pass a Housing Choice Voucher inspection within 2–4 weeks.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 76.7,
          "rationale": "Exterior and interior appear recently updated: fresh paint, restored porch, new-looking roof shingles, new vinyl plank flooring and ceiling fans. Visible cosmetic issues: concrete steps and driveway are cracked/uneven, minor scuffs on porch floor and exterior trim, carport and driveway surface deterioration. No interior photos of kitchen/bath so missing appliances are not visible; absence of appliances would be a moderate, easily remedied capital expense but not a structural failure. Overall mostly cosmetic and minor repair items."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Condition",
          "score": 71.7,
          "rationale": "Porch, siding and lot look maintained; front porch has secure railings and outdoor lighting. Concrete driveway and carport slab show widespread cracking and uneven surfaces (trip hazard, drainage/pitting). Carport metal frame and adjacent yard vegetation will need routine maintenance/clean-up. Foundation vents present; no obvious large foundation cracks visible. Yard grading near rear not fully visible but no standing water is apparent in images."
        },
        {
          "key": "safety_code",
          "label": "Safety & Code Risk (NSPIRE)",
          "score": 60.0,
          "rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, no visible major structural movement). Porch railings and guardrails present. However there are important inspection risks: no smoke detectors or carbon monoxide detectors are visible in the provided interior photos (required), GFCI presence in kitchen/baths cannot be confirmed, and driveway/sidewalk/entry concrete is cracked creating trip hazards. Electrical panel, outlets, and hot water supply are not shown. Given visible condition, these are likely addressable but could cause an initial fail if detectors or GFCI protections are missing."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems & Mechanical",
          "score": 70.0,
          "rationale": "Roof appears recently re-shingled and in good visible condition. Exterior A/C condenser unit is present (indicates forced HVAC likely serviceable). Siding and foundation painted and intact from photos. Water heater, plumbing fixtures, sewer/drainage, and electrical panel are not shown so their condition is unknown — older 1945 build increases probability of older concealed systems but visible upgrades reduce immediate concern. No visible roof sagging or major plumbing leaks in photos."
        }
      ],
      "red_flags": [
        "No visible smoke detectors or carbon monoxide detectors in interior photos — common NSPIRE automatic fail if absent or nonfunctional.",
        "Cracked/uneven concrete at front steps, driveway and carport creating trip hazards that could cause inspector citation.",
        "GFCI protection in kitchen/bathrooms not visible/verified — potential electrical safety deficiency.",
        "Electrical panel location and condition not shown/verified; uninspected electrical systems increase risk of hidden hazards."
      ],
      "confidence": 0.92,
      "assumptions": [
        "Interior photos shown are representative; areas not photographed (kitchen, bathrooms, electrical panel, water heater) are assumed present but unverified.",
        "The visible exterior A/C condenser indicates a paired HVAC system that provides both heating and cooling (likely a heat pump) unless otherwise disconnected.",
        "Windows visible in bedrooms/living areas provide required egress dimensions typical for this era and remodel, but exact measurements are unconfirmed.",
        "No active roof leaks or major concealed structural issues are inferred because roof and ceilings appear visually intact in available photos.",
        "Appliances (range, refrigerator) and smoke/CO detectors are not shown and should be verified; missing appliances will be treated as moderate capital items, not automatic inspection fails."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 70.0,
      "rubric_version": "2026-02-NSPIRE-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "8729767356"
  }
}

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