Property ID: 8876570990
202 Donna Cir, Richland, MS, 39218
Richland, MS
Money Down: $28,800
CoC Return: 19.27%
Monthly Cash Flow: $462
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,000
Closing Costs
$4,800
Total Down
$28,800
Investment Snapshot
Purchase Price
$119,999
Money Down
$28,800
Cash-on-Cash Return
19.27%
Rent
$1,328
Monthly Cash Flow
$462
Annual Cash Flow
$5,549
Debt Service / Mo
$639
Property Tax / Mo
$29
Insurance / Mo
$66
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,328
Payment Standard
$1,770
Rent
$1,328
Insurance
$66
Property Tax
$29
Management
$133
Utilities Allowance
$442
NOI (Monthly)
$1,101
Debt Service
$639
Cash Flow After Debt
$462
Quality Score: 61.00%
Confidence: 85.00%
This 4-bed, 1-bath single-family shows mostly cosmetic condition with functional kitchen appliances and a recently replaced roof (per listing). Key inspection risks are missing/unstated life-safety devices (smoke/CO detectors), older wall heaters/window units instead of central HVAC, unknown electrical panel condition and a potentially damaged dryer/appliance in the laundry. If smoke/CO detectors are installed, heaters/ appliances professionally checked and any faulty dryer/electrical issues corrected, the property is likely able to pass a Housing Choice Voucher (NSPIRE) inspection after moderate repairs (30–60 days).
Section 8 Payment Standard
$1,770
Utility Allowance Total
$442
Guaranteed Section 8 Rent (PS - Utilities)
$1,328
Property Management
$133
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$119,999
Beds
4
Baths
1
Living Area
1,450 sqft
Lot Size
13,939 sqft
Year Built
1960
Days on Market
51
Capital Outlay
$28,800
Debt Service
$639
Property Tax / Mo
$29
Insurance / Mo
$66
Property Description
Lovely house up for sale in Stephens Heights. This rare gem is one of the few homes available in Richland, the area, that is move in ready, on the market, and for this price, setting the stage for a unique opportunity in this sought-after location. This property is central to town and walking distance to Highway 49, lots of shopping options, restaurants, businesses and schools. New roof placed 2 years ago. Furthermore, step into a spacious fenced backyard (ripe for expansion) for family & pets to roam around. Also Includes fairly large bedrooms, and enough room to reconstruct a second bathroom. Home comes with a few barns for tools and land mower etc. Don't miss your chance to own this exceptional property at 202 Donna Circle where quiet & family friendly living meets the city life.
Utility Allowances
Heating
$64
Property info lists 'Electric' under 'resoFacts' for heating.
Cooking
$14
Property info lists an electric 'Oven' in appliances and does not mention gas utilities.
Water Heating
$37
Inferred as electric because heating is electric and natural gas is not mentioned in the property details.
Air Conditioning
$16
Property lists 'Window Unit(s)' for cooling, making this a required tenant utility.
Water
$116
Property info specifies 'Public' for the water source.
Sewer
$70
Property info specifies 'Public Sewer'.
Trash Collection
$37
Standard fixed utility allowance for a single-family home.
Other Electric
$88
Baseline allowance for general electricity usage like lights and outlets.
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$769
DP3 Annual Estimate$804
DP1 Monthly Equivalent$64
DP3 Monthly Equivalent$67
Replacement Value$58,790
Basis1,450 sqft / 1960
Nearby Houses
Photo unavailable
201 Donna Cir
sold · 0.04 mi
Price: $135,000
2 bd / 1 ba · 1,149 sqft
Latest sale: — on Sep 29, 2022
Latest rent: —
Photo unavailable
Parkinson Dr
sold · 0.06 mi
Price: $275,000
— bd / — ba
Latest sale: — on Jul 15, 2024
Latest rent: —
Photo unavailable
416 Donna Cir
sold · 0.11 mi
Price: $185,000
3 bd / 2 ba · 1,176 sqft
Latest sale: — on Mar 22, 2024
Latest rent: —
Photo unavailable
Roland Dr
for_sale · 0.30 mi
Price: $240,000
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
703 Cottonwood Way
sold · 0.30 mi
Price: $265,900
3 bd / 2 ba · 1,612 sqft
Latest sale: — on Sep 22, 2023
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in photos — NSPIRE requires working smoke detectors.
- Older wall-mounted heaters and multiple window AC units visible — potential gas venting or combustion appliance safety issue if gas-fired.
- Electrical condition unknown; dryer in laundry nook appears heavily worn/possibly damaged (potential fire/electrical hazard) — requires immediate inspection.
- Ceiling stain/ discoloration near attic access suggests prior or possible water intrusion that must be inspected.
- Driveway/concrete edge cracking and some exterior trim/planter board damage create trip hazards and need repair.
Assumptions
- Listing statement 'new roof placed 2 years ago' is accurate and roof is in good condition (photo supports reasonable condition).
- Central HVAC is not present or not visible; heating/cooling rely on window units and wall-mounted heaters shown in photos.
- Kitchen appliances (stove, refrigerator, dishwasher) pictured are included and functional but should be tested prior to inspection.
- Water heater and main plumbing are present and functioning though not shown in photos; sink and shower fixtures appear serviceable.
- No electrical panel issues are visible in photos; assume panel exists in a utility closet but its condition is unknown and must be verified.
- Bedrooms have at least one egress window each not fully visible in all photos; assume typical egress but specific bedroom window sizes must be measured.
- No active major structural failure observed in photos; foundation and roofline appear generally level.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2012 | $333 | $48,900 | $4,890 |
| 2011 | $315 | $48,900 | $4,890 |
| 2010 | $315 | $48,900 | $4,890 |
| 2009 | $297 | $46,110 | $4,611 |
| 2008 | $295 | $46,160 | $4,611 |
| 2007 | $250 | $36,970 | $3,697 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-27 | Listed | $119,999 |
Photo Gallery
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"label": "Exterior & Site",
"score": 65.0,
"rationale": "Yard is fenced and usable and the carport and driveway provide covered parking. Siding is intact but paint is weathered; concrete at driveway edge shows cracking and there are loose boards/planter work near the side that need repair. Trees are close to structure (leaf debris). No obvious major foundation movement or roof collapse visible. Exterior is functional but will benefit from clean-up, minor concrete repairs and trim work."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — NSPIRE requires working smoke detectors.",
"Older wall-mounted heaters and multiple window AC units visible — potential gas venting or combustion appliance safety issue if gas-fired.",
"Electrical condition unknown; dryer in laundry nook appears heavily worn/possibly damaged (potential fire/electrical hazard) — requires immediate inspection.",
"Ceiling stain/ discoloration near attic access suggests prior or possible water intrusion that must be inspected.",
"Driveway/concrete edge cracking and some exterior trim/planter board damage create trip hazards and need repair."
],
"confidence": 0.65,
"assumptions": [
"Listing statement 'new roof placed 2 years ago' is accurate and roof is in good condition (photo supports reasonable condition).",
"Central HVAC is not present or not visible; heating/cooling rely on window units and wall-mounted heaters shown in photos.",
"Kitchen appliances (stove, refrigerator, dishwasher) pictured are included and functional but should be tested prior to inspection.",
"Water heater and main plumbing are present and functioning though not shown in photos; sink and shower fixtures appear serviceable.",
"No electrical panel issues are visible in photos; assume panel exists in a utility closet but its condition is unknown and must be verified.",
"Bedrooms have at least one egress window each not fully visible in all photos; assume typical egress but specific bedroom window sizes must be measured.",
"No active major structural failure observed in photos; foundation and roofline appear generally level."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 4-bed, 1-bath single-family appears liveable with cosmetic repairs and updates in place; kitchen appliances are present and the roof is reportedly new. However, the property likely fails an initial NSPIRE/HCV inspection because of missing/unclear smoke and carbon monoxide detectors and potential hazards from older wall-mounted heaters and questionable bedroom egress. Major building systems (electrical panel, water heater, central HVAC) were not documented in photos and should be verified. With targeted work (installing/proving smoke/CO alarms, verifying/repairing heater venting, ensuring egress and GFCI protection, and addressing any discovered mechanical issues), the property could be rent-ready within ~30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears generally maintained with new-ish flooring, functioning kitchen appliances (stove and refrigerator present), and painted walls. Cabinets and bathroom fixtures show cosmetic wear and some chipping; bathroom sink is dated and floor coverings are old but intact. Exterior paint and siding show wear but no obvious rot in photos. Missing/aged fixtures and minor cosmetic repairs expected (cabinet touch-up, trim repair, outlet/cover replacement). Missing appliances are not an issue here since kitchen appliances are present."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 35.0,
"rationale": "Major NSPIRE safety deficiencies likely on initial inspection: no visible smoke detectors or carbon monoxide detectors in photos (required), and there's at least one wall-mounted gas/space heater visible (hall/bath area) whose venting and condition are unknown and could be non-compliant or unsafe. Bedroom egress windows are small in some photos and may not meet egress size requirements (cannot confirm). No obvious exposed live wiring was observed in photos, but vintage heating equipment and window ACs increase code risk. Absence of visible smoke/CO detectors alone is likely an automatic fail until installed/verified."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 50.0,
"rationale": "Listing states a new roof 2 years ago (supports roof integrity). No visible central HVAC — wall heaters and window AC units shown, suggesting localized heating/cooling; condition and safety of heaters is uncertain. Water heater and main electrical panel were not photographed. Laundry machines present in small closet; dryer hookup/power type not confirmed. Given unknowns for major systems (electrical panel, hot water heater, central HVAC) and presence of older space heaters, moderate risk for mechanical-system failures exists."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding and paint are worn but intact; property has a fenced yard and a usable driveway/carport. Some cracking in driveway concrete and leaf/debris accumulation but no visible structural foundation failure or standing water. Porch/drip edge and gutters appear serviceable; small concrete threshold steps exist without handrails but are low. Outbuildings/sheds present (listed as barns). Overall exterior condition is serviceable with typical yard cleanup and minor repairs needed."
}
],
"red_flags": [
"No visible smoke detectors (required) — likely automatic fail until installed and tested.",
"No visible carbon monoxide detector — required where fuel-burning appliances are present.",
"Wall-mounted space/gas heaters visible (hallway & bathroom area) — potential venting/combustion safety issue and high NSPIRE risk without verification.",
"Possible ceiling discoloration/stain in photos indicating past or ongoing water intrusion that needs assessment.",
"Bedroom egress questionable in at least one room (small window) and may not meet NSPIRE emergency egress size requirements."
],
"confidence": 0.7,
"assumptions": [
"New roof statement in listing is accurate (roof replaced ~2 years ago) and photographs show no active roof collapse or severe sagging.",
"No smoke detectors or carbon monoxide detectors are installed or they are not visible in provided photos; none were photographed in bedrooms, hallway, or living area.",
"There is no central forced-air HVAC visible; heating appears to rely on wall-mounted heaters and window AC units for cooling.",
"Electrical panel, water heater, and gas lines were not photographed; their condition is unknown and assumed to be serviceable unless inspection finds otherwise.",
"Bedrooms may have windows that serve as egress but at least one bedroom shows a small window that might not meet NSPIRE egress dimensions — this is an inferred risk based on imagery.",
"No evidence of active severe mold, major foundation movement, or collapsed ceilings was visible in photos; limited ceiling discoloration in one image is assumed to be an old stain that requires verification."
],
"overall_score": 58.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 4-bed single-family looks mostly serviceable and could be made Section 8 / NSPIRE-ready with targeted repairs. Strengths: newer roof (listing), intact exterior, present kitchen appliances and recently updated flooring. Primary inspection risks that may cause an initial fail are missing/undocumented smoke detectors, potentially unsafe/old wall heaters and a visibly damaged dryer (possible fire hazard), and signs of a ceiling stain/previous leak and an open attic hatch. With corrections (install/verify smoke & CO alarms, replace/repair dryer and verify heater venting, patch/verify ceiling leak, confirm electrical panel and GFCI protection), the property is likely rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior is generally intact and lived-in: flooring appears recently replaced (LVP), kitchen appliances (stove, refrigerator, dishwasher) are present, cabinets and counters are serviceable though worn, and bathroom is dated but functional. Visible cosmetic issues include scuffed cabinet faces, older bathroom fixtures and vinyl flooring, and some exterior paint wear. The laundry dryer appears heavily soiled/damaged which reduces score moderately. Missing cosmetic fixes and a few modest repairs are expected but no pervasive structural decay is visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "There are multiple inspection-risk items visible or strongly suggested: no smoke detectors are visible in hallway or bedrooms (NSPIRE requires them), there are older wall-mounted heaters and window AC units (possible unvented gas or combustion appliances — potential CO/ventilation concern), the laundry dryer appears scorched/damaged (possible fire/electrical hazard), an attic/hatch panel appears open/missing cover in the hall, and there is a brown ceiling stain in one photo consistent with prior or active water intrusion. GFCI protection near sink and presence of CO detector are not visible. These issues create a moderate chance of an initial fail until addressed."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 60.0,
"rationale": "Roof is reported new (listing) and exterior roofline appears in acceptable condition. Heating/cooling appears provided by wall heaters and window A/C units — functional but not central; condition of those units is mixed and some appear old. Plumbing fixtures are present and appear usable, but hot water system location/condition is not shown. Electrical panel is not photographed; visible outlets and lighting appear functional but older (fluorescent fixture). The laundry dryer looks damaged which raises an equipment/safety concern. Overall systems appear serviceable but would require verification (water heater, electrical panel, heater venting) prior to passing inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior siding and trim appear intact with a fenced backyard, functioning gutters/downspouts, and a concrete driveway/carport. There are cracks in the driveway and some worn landscaping (leaf litter), but no visible large foundation displacement or structural sagging. The backyard is fenced and usable. A few small exterior repairs and cleanup would be needed but nothing indicates major exterior structural failure."
}
],
"red_flags": [
"No visible smoke detectors in hallway/bedrooms — likely fail for NSPIRE if not installed.",
"Laundry dryer appears scorched/damaged — potential fire/electrical hazard requiring immediate repair or replacement.",
"Older wall-mounted heaters / window ACs present — potential combustion/CO or venting issues; CO detector not visible.",
"Open/missing attic hatch cover in hallway — creates safety/insulation/rodent access concern and must be secured.",
"Ceiling discoloration/stain visible — possible past or active leak that requires verification and repair before inspection."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that roof was replaced 2 years ago is accurate and roof is currently watertight.",
"Photos are representative of the whole unit and there are no additional rooms with major unseen damage.",
"A water heater is present and operational but not shown in photos; hot water is assumed available.",
"Bedrooms have at least one egress-capable window each (not all window sizes are fully visible).",
"Electrical service and main panel are intact and located elsewhere on the property (not shown) and have not been visually damaged.",
"No active severe mold or extensive hidden pest infestation beyond what is visible in photos.",
"Any gas appliances (if present) have standard supply lines; their venting and condition were not documented and must be verified."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "202 Donna Cir, Richland, MS, 39218",
"aggregate": {
"summary": "This 4-bed, 1-bath single-family shows mostly cosmetic condition with functional kitchen appliances and a recently replaced roof (per listing). Key inspection risks are missing/unstated life-safety devices (smoke/CO detectors), older wall heaters/window units instead of central HVAC, unknown electrical panel condition and a potentially damaged dryer/appliance in the laundry. If smoke/CO detectors are installed, heaters/ appliances professionally checked and any faulty dryer/electrical issues corrected, the property is likely able to pass a Housing Choice Voucher (NSPIRE) inspection after moderate repairs (30–60 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 71.7,
"rationale": "Interior appears recently painted and floors updated (LVP) and the kitchen has stove, refrigerator and dishwasher present — reduces repair scope. Visible cabinet wear, scuffed trim, older bathroom finishes and cosmetic floor/linoleum in bedrooms/bathroom will need refresh. Exterior paint is faded and yard cleanup is needed. Missing light fixture covers and some surface repairs expected but no large demolition evident. Overall mostly cosmetic and moderate capital repairs only."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Yard is fenced and usable and the carport and driveway provide covered parking. Siding is intact but paint is weathered; concrete at driveway edge shows cracking and there are loose boards/planter work near the side that need repair. Trees are close to structure (leaf debris). No obvious major foundation movement or roof collapse visible. Exterior is functional but will benefit from clean-up, minor concrete repairs and trim work."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 46.7,
"rationale": "No smoke detectors or CO alarms are visible in photos (inspection automatic fail until provided). Older wall-mounted heaters and window ACs are present — these can be acceptable if properly vented/installed but are higher risk. Potential electrical risks: visible plugged-in appliances and wall-mounted units; electrical panel not shown. Bathroom and kitchen GFCI presence not confirmed. A small ceiling stain near attic access indicates prior or potential water intrusion. Because of these unknowns and the heater/appliance condition, safety risk is moderate and will likely require corrective items before passing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 55.0,
"rationale": "Roof is reported as replaced ~2 years ago (listing) and exterior roof looks serviceable in photos. There is no visible central HVAC; cooling/heating appears to rely on window units and wall heaters — acceptable but less durable and may fail an inspection if unsafe or not operational. Plumbing appears functional (kitchen sink, bathroom, washer), but hot water appliance and water heater were not shown. Electrical panel not visible; dryer in the small laundry nook appears old/damaged which could indicate electrical/venting issues. Systems likely functional but will require verification and some repairs."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — NSPIRE requires working smoke detectors.",
"Older wall-mounted heaters and multiple window AC units visible — potential gas venting or combustion appliance safety issue if gas-fired.",
"Electrical condition unknown; dryer in laundry nook appears heavily worn/possibly damaged (potential fire/electrical hazard) — requires immediate inspection.",
"Ceiling stain/ discoloration near attic access suggests prior or possible water intrusion that must be inspected.",
"Driveway/concrete edge cracking and some exterior trim/planter board damage create trip hazards and need repair."
],
"confidence": 0.85,
"assumptions": [
"Listing statement 'new roof placed 2 years ago' is accurate and roof is in good condition (photo supports reasonable condition).",
"Central HVAC is not present or not visible; heating/cooling rely on window units and wall-mounted heaters shown in photos.",
"Kitchen appliances (stove, refrigerator, dishwasher) pictured are included and functional but should be tested prior to inspection.",
"Water heater and main plumbing are present and functioning though not shown in photos; sink and shower fixtures appear serviceable.",
"No electrical panel issues are visible in photos; assume panel exists in a utility closet but its condition is unknown and must be verified.",
"Bedrooms have at least one egress window each not fully visible in all photos; assume typical egress but specific bedroom window sizes must be measured.",
"No active major structural failure observed in photos; foundation and roofline appear generally level."
],
"score_method": "mean_of_criteria",
"overall_score": 61.0,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8876570990"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.