Property ID: 9833705221
1501 Cayman Way, Coconut Creek, FL, 33066
Coconut Creek, FL
Money Down: $66,216
CoC Return: 9.72%
Monthly Cash Flow: $537
Est. Final ARV: $226,304
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,180
Closing Costs
$11,036
Total Down
$66,216
Investment Snapshot
Purchase Price
$275,900
Money Down
$66,216
Cash-on-Cash Return
9.72%
Rent
$2,587
Monthly Cash Flow
$537
Annual Cash Flow
$6,438
Debt Service / Mo
$1,468
Property Tax / Mo
$218
Insurance / Mo
$105
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,587
Payment Standard
$2,780
Rent
$2,587
Insurance
$105
Property Tax
$218
Management
$259
Utilities Allowance
$193
NOI (Monthly)
$2,005
Debt Service
$1,468
Cash Flow After Debt
$537
Quality Score: 81.90%
Confidence: 93.00%
This 4th-floor Wynmoor unit appears largely turnkey for Section 8 / HCV occupancy. Interior renovations, functioning appliances, in-unit laundry, and a relatively recent HVAC and water heater reduce major system risk. No obvious life-threatening hazards are visible. Remaining NSPIRE risks are mostly documentation/verification items (smoke/CO detectors in all required locations, GFCI verification, bedroom egress confirmation, electrical panel check). Expect likely pass after quick verification and minor fixes (if any).
Section 8 Payment Standard
$2,780
Utility Allowance Total
$193
Guaranteed Section 8 Rent (PS - Utilities)
$2,587
Property Management
$259
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$275,900
Beds
2
Baths
2
Living Area
1,346 sqft
Lot Size
—
Year Built
1987
Days on Market
87
Capital Outlay
$66,216
Debt Service
$1,468
Property Tax / Mo
$218
Insurance / Mo
$105
Property Description
Unique to Wynmoor, this unit's privacy, seclusion, and spaciousness is one-of-a-kind. Entirely surrounded by trees, immersed in natural light (windows in every room), this 2x2 corner unit is 1425 sq. ft on 4th floor. Evergreen model w/ primary bedroom adjoined by 10x9 ft enclosed patio. Updated newer SS appliances, bathroom vanities & SPC luxury flooring. Many upgrades. Trane AC unit/Moody's water heater (both 7 y/o) Cayman pool directly behind unit. Amazing location. Steps to main pool, gym, admin offices, movie theatre. Amenities: private 18-hole golf course, restaurant, billiards hall, tennis/pickleball court complex. On-site full-service doctor's office w/ cardiologist/internists & lab gives enormous peace of mind for residents & families. 3 mins from Publix. Family owned for 20 yrs.
Utility Allowances
heating
$4
Property info specifies 'Heating Fuel: Electric'. The schedule amount for electric heating in a 2-bedroom unit is selected.
cooking
$11
Property info lists an oven. The fuel is inferred to be electric, consistent with the explicit mention of electric heating. The schedule amount for electric cooking in a 2-bedroom unit is selected.
other_electric
$32
This is a standard allowance for general electric use (lights, appliances) for a 2-bedroom unit.
water_heating
$22
Property info specifies 'Water Heaters: 1' and 'Heating Fuel: Electric'. The water heater fuel is inferred to be electric. The schedule amount for electric water heating in a 2-bedroom unit is selected.
air_conditioning
$25
Property info lists 'Central AC'. The schedule provides a fixed allowance for air conditioning in a 2-bedroom unit.
water
$32
Water is a standard utility. The allowance is based on the 2-bedroom rate from the schedule, assuming it is a tenant responsibility.
sewer
$38
Sewer service is typically bundled with water. The allowance is based on the 2-bedroom rate from the schedule, assuming it is a tenant responsibility.
trash_collection
$25
Trash collection is a standard utility. The allowance is a fixed amount based on the schedule, assuming it is a tenant responsibility.
refrigerator
$0
Property info explicitly states a refrigerator is provided ('Refrigerator: Y'), so the tenant allowance is $0.
range_microwave
$4
The property info does not explicitly state a microwave is provided. Per the rules, this allowance is for a tenant-owned appliance.
natural_gas_base_charge
$0
The property's heating and cooking systems are electric. There is no natural gas service required.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,259
DP3 Annual Estimate$1,259
DP1 Monthly Equivalent$105
DP3 Monthly Equivalent$105
Replacement Value$195,230
Basis1,346 sqft / 1987
Nearby Houses
Photo unavailable
1501 Cayman Way Apt A4
for_sale · 0.01 mi
Price: $275,900
2 bd / 2 ba · 1,346 sqft
Latest sale: $182,500
Latest rent: —
Photo unavailable
1501 Cayman Way Apt K2
off_market · 0.01 mi
Price: $1,600
2 bd / 2 ba · 1,350 sqft
Latest sale: $158,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt C4
off_market · 0.01 mi
Price: $2,000
2 bd / 2 ba · 1,225 sqft
Latest sale: $80,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt C2
for_sale · 0.01 mi
Price: $155,000
2 bd / 2 ba · 1,350 sqft
Latest sale: $85,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt A2
sold · 0.01 mi
Price: $183,000
2 bd / 2 ba · 1,425 sqft
Latest sale: $183,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt L4
sold · 0.01 mi
Price: $250,000
2 bd / 2 ba · 1,275 sqft
Latest sale: $250,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt J4
sold · 0.01 mi
Price: $295,000
2 bd / 2 ba · 1,350 sqft
Latest sale: $295,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt E4
sold · 0.01 mi
Price: $250,000
2 bd / 2 ba · 1,157 sqft
Latest sale: $250,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt F2
sold · 0.01 mi
Price: $207,000
2 bd / 2 ba · 1,250 sqft
Latest sale: $207,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt B2
sold · 0.01 mi
Price: $275,000
2 bd / 2 ba · 1,350 sqft
Latest sale: $275,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt D1
sold · 0.01 mi
Price: $338,500
2 bd / 2 ba · 1,350 sqft
Latest sale: $338,500
Latest rent: —
Photo unavailable
1501 Cayman Way Apt B1
sold · 0.01 mi
Price: $218,000
2 bd / 2 ba · 1,157 sqft
Latest sale: $218,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt G1
sold · 0.01 mi
Price: $170,000
2 bd / 2 ba · 1,275 sqft
Latest sale: $170,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt F3
sold · 0.01 mi
Price: $168,000
2 bd / 2 ba · 1,157 sqft
Latest sale: $168,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt B3
sold · 0.01 mi
Price: $182,500
2 bd / 2 ba · 1,275 sqft
Latest sale: $182,500 on Jun 30, 2005
Latest rent: —
Photo unavailable
1501 Cayman Way Apt H1
sold · 0.01 mi
Price: $150,000
2 bd / 2 ba · 1,275 sqft
Latest sale: $150,000
Latest rent: —
Photo unavailable
1501 Cayman Way Apt J2
sold · 0.01 mi
Price: $120,000
2 bd / 2 ba · 1,350 sqft
Latest sale: $120,000
Latest rent: —
Photo unavailable
1502 Cayman Way Apt C2
for_sale · 0.06 mi
Price: $299,999
2 bd / 2 ba · 1,186 sqft
Latest sale: $105,000
Latest rent: —
Properties Used for Comps
Photo unavailable
1501 Cayman Way Apt L4, Coconut Creek, FL, 33066
sold
Price: $250,000
Rent: —
2 bd / 2 ba · 1,275 sqft
Sale Date: Jan 31, 2025
Distance: 0.01 mi
View listing
Photo unavailable
1501 Cayman Way Apt A2, Coconut Creek, FL, 33066
sold
Price: $183,000
Rent: —
2 bd / 2 ba · 1,425 sqft
Sale Date: Jul 11, 2024
Distance: 0.01 mi
View listing
Photo unavailable
1503 Cayman Way Apt L4, Coconut Creek, FL, 33066
sold
Price: $189,000
Rent: —
2 bd / 2 ba · 1,350 sqft
Sale Date: Sep 03, 2025
Distance: 0.12 mi
View listing
Photo unavailable
1502 Cayman Way Apt A4, Coconut Creek, FL, 33066
sold
Price: $280,000
Rent: —
2 bd / 2 ba · 1,346 sqft
Sale Date: Nov 10, 2025
Distance: 0.06 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing factually states Trane AC and Moody's water heater are ~7 years old and both are operational.
- Appliances shown in photos (stove, refrigerator, dishwasher, stacked washer/dryer) are functional at time of inspection.
- Bedrooms have windows that meet egress requirements, though the exact type (jalousie vs. sliding) is not fully clear from photos.
- Smoke detector seen in hallway is functional; additional detectors (in bedrooms) are present but not visible in photos — recommend verification/installation if missing.
- No active roof leaks, major plumbing leaks, or hidden structural issues are present because there are no visible stains, sagging ceilings, or mold indications in photos.
- Building provides standard egress (stair/elevator) for a 4th-floor unit; those means of egress are maintained by condominium association.
- Electrical panel and GFCI protection were not photographed; their condition is unknown and assumed serviceable until inspection indicates otherwise.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-22 | Listed | $275,900 |
Photo Gallery
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"https://ap.rdcpix.com/3aa14dacf05a5af1d0e95acd31b0e2c8l-m2792650715s-w1280.jpg",
"https://ap.rdcpix.com/3aa14dacf05a5af1d0e95acd31b0e2c8l-m3660530307s-w1280.jpg",
"https://ap.rdcpix.com/3aa14dacf05a5af1d0e95acd31b0e2c8l-m947133468s-w1280.jpg",
"https://ap.rdcpix.com/3aa14dacf05a5af1d0e95acd31b0e2c8l-m1424488699s-w1280.jpg",
"https://ap.rdcpix.com/3aa14dacf05a5af1d0e95acd31b0e2c8l-m16257542s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 104.92,
"monthly_cash_flow": 2004.96,
"property_tax_rate": 0.0095,
"_utility_allowance": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/Utility-Allowance-Schedule-2025.pdf"
],
"effective_date": "2025-01-01"
},
"utility_allowances": [
{
"note": "Property info specifies 'Heating Fuel: Electric'. The schedule amount for electric heating in a 2-bedroom unit is selected.",
"utility": "heating",
"allowance": 4
},
{
"note": "Property info lists an oven. The fuel is inferred to be electric, consistent with the explicit mention of electric heating. The schedule amount for electric cooking in a 2-bedroom unit is selected.",
"utility": "cooking",
"allowance": 11
},
{
"note": "This is a standard allowance for general electric use (lights, appliances) for a 2-bedroom unit.",
"utility": "other_electric",
"allowance": 32
},
{
"note": "Property info specifies 'Water Heaters: 1' and 'Heating Fuel: Electric'. The water heater fuel is inferred to be electric. The schedule amount for electric water heating in a 2-bedroom unit is selected.",
"utility": "water_heating",
"allowance": 22
},
{
"note": "Property info lists 'Central AC'. The schedule provides a fixed allowance for air conditioning in a 2-bedroom unit.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Water is a standard utility. The allowance is based on the 2-bedroom rate from the schedule, assuming it is a tenant responsibility.",
"utility": "water",
"allowance": 32
},
{
"note": "Sewer service is typically bundled with water. The allowance is based on the 2-bedroom rate from the schedule, assuming it is a tenant responsibility.",
"utility": "sewer",
"allowance": 38
},
{
"note": "Trash collection is a standard utility. The allowance is a fixed amount based on the schedule, assuming it is a tenant responsibility.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "Property info explicitly states a refrigerator is provided ('Refrigerator: Y'), so the tenant allowance is $0.",
"utility": "refrigerator",
"allowance": 0
},
{
"note": "The property info does not explicitly state a microwave is provided. Per the rules, this allowance is for a tenant-owned appliance.",
"utility": "range_microwave",
"allowance": 4
},
{
"note": "The property's heating and cooking systems are electric. There is no natural gas service required.",
"utility": "natural_gas_base_charge",
"allowance": 0
}
],
"cash_on_cash_return": 0.44,
"down_payment_amount": 55180.0,
"property_tax_annual": 2621.05,
"property_tax_monthly": 218.42,
"property_tax_increase": 0.03,
"utility_allowance_total": 193.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://bchafl.org/wp-content/uploads/2024/06/SAFMR-Payment-Standards-1.1.2025.pdf",
"https://www.bchafl.org/wp-content/uploads/2024/10/Effective-January-1-2025-Small-Area-Payment-Standards.pdf"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": null,
"annual_cash_flow_after_debt": 6438.08,
"property_management_monthly": 258.7,
"monthly_cash_flow_after_debt": 536.51,
"cash_on_cash_return_after_debt": 0.12
},
"section8_assessment": {
"runs": [
{
"summary": "This 4th-floor Wynmoor unit appears largely turnkey for Section 8 / HCV occupancy. Interior renovations, functioning appliances, in-unit laundry, and a relatively recent HVAC and water heater reduce major system risk. No obvious life-threatening hazards are visible. Remaining NSPIRE risks are mostly documentation/verification items (smoke/CO detectors in all required locations, GFCI verification, bedroom egress confirmation, electrical panel check). Expect likely pass after quick verification and minor fixes (if any).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Interior appears recently renovated: new SPC-style flooring, fresh paint, updated kitchen cabinets, granite counters and stainless-steel appliances (range, fridge, dishwasher) visible. Stacked washer/dryer present. No visible cosmetic damage, stains, or severe wear in photos. Missing items: bathrooms not fully shown (vanities claimed updated), minor trim/thresholds not clearly detailed. Overall only minor touchups likely."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 75.0,
"rationale": "No visible life-threatening hazards in photos: ceilings intact, no standing water, no exposed wiring, guardrails/balconies appear present externally. A ceiling-mounted smoke/CO-looking device is visible near the entry/hall which suggests detectors are installed, but smoke detectors in bedrooms, carbon-monoxide detectors, and GFCI verification at kitchen sink are not clearly visible. Windows are present for natural light/egress but some appear to be older jalousie or horizontal-louver style — egress compliance for bedrooms can't be fully confirmed. Entry door hardware/deadbolt not visible. Minor probable corrective items (install/verify detectors, confirm GFCI, confirm bedroom egress) needed to ensure full NSPIRE compliance."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.0,
"rationale": "Listing states Trane AC and Moody's water heater are ~7 years old; a supply vent is visible in ceiling confirming central HVAC registers. Appliances (electric range, fridge, dishwasher) present and look operational. Washer/dryer stack provided. Electrical panel not shown; plumbing fixtures not fully pictured but visible kitchen sink appears in good condition. No signs of active leaks or water stains. Reasonable assumption systems are functional but some verification (panel condition, hot water, HVAC operation, dryer venting) recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photograph shows a maintained multi-unit building with intact balconies/railings and a paved parking area; landscaping present. Building finishes appear painted and sound from distance. No visible foundation settlement, roof collapse, or standing water seen in provided exterior image. As a 4th-floor corner unit, egress relies on building stair/elevator — not fully shown but central stair/elevator core is visible externally. Overall exterior/site condition appears maintained."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing factually states Trane AC and Moody's water heater are ~7 years old and both are operational.",
"Appliances shown in photos (stove, refrigerator, dishwasher, stacked washer/dryer) are functional at time of inspection.",
"Bedrooms have windows that meet egress requirements, though the exact type (jalousie vs. sliding) is not fully clear from photos.",
"Smoke detector seen in hallway is functional; additional detectors (in bedrooms) are present but not visible in photos — recommend verification/installation if missing.",
"No active roof leaks, major plumbing leaks, or hidden structural issues are present because there are no visible stains, sagging ceilings, or mold indications in photos.",
"Building provides standard egress (stair/elevator) for a 4th-floor unit; those means of egress are maintained by condominium association.",
"Electrical panel and GFCI protection were not photographed; their condition is unknown and assumed serviceable until inspection indicates otherwise."
],
"overall_score": 81.0,
"rubric_version": "ns-preset-2026-03-v1"
},
{
"summary": "This 2-bed, 2-bath corner unit appears largely turnkey for Section 8/HCV tenancy. Interior renovations, present appliances (including washer/dryer), functioning HVAC and water heater ~7 years old, and clean, intact surfaces suggest a high likelihood of passing an initial NSPIRE inspection after verifying a few safety items. Primary remaining verifications before listing for voucher tenancy: confirm smoke detector placement/operability, CO alarm requirements if applicable, GFCI protection at kitchen/bath circuits, presence of a secure deadbolt on the entry door, and confirm bedroom egress window dimensions. No visible major structural, water intrusion, or electrical hazards in photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Interior photos show recent cosmetic updates: new-looking SPC flooring, fresh paint, upgraded cabinets/countertops, and stainless-steel appliances (range, fridge, dishwasher) installed. Washer/dryer present in-unit. No visible damage to drywall, flooring or cabinets. Minor items not visible (window/door hardware, closet doors) but nothing in photos suggests deferred maintenance. Missing minor cosmetic touch-ups could be expected but not inspection-blocking."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No visible exposed wiring, major trip hazards, mold stains, or water intrusion in photos. A round ceiling device (likely a smoke detector) is visible in the hallway. HVAC vents are present. Bedroom windows and multiple egress windows are visible from living areas, suggesting egress likely present but bedrooms not shown to fully confirm. GFCI outlets at kitchen sink and deadbolt on unit entry are not visible in photos. Plumbing fixtures and appliances appear intact. Unconfirmed items (GFCI, CO detector if required, door deadbolt, verified smoke detector placement) reduce score moderately."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 80.0,
"rationale": "Listing confirms Trane AC and Moody's water heater are ~7 years old; photos show central HVAC vents and a stacked washer/dryer. Kitchen appliances are present and appear modern. No visible signs of plumbing leaks, water staining, or HVAC condensation damage in images. Electrical panel location/condition not shown and cannot be inspected from photos. Building roof and common-system maintenance not visible but exterior appears maintained; unknowns modestly lower score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior photo shows a maintained mid-rise building façade, parking lot and landscaped planting beds. Walkways and parking areas appear serviceable though there is some typical pavement wear. Balconies/railings are present and intact from distance. No standing water, significant foundation exposure, or exterior structural distress is visible. Being a 4th-floor corner unit in a managed community likely provides regular exterior maintenance, but roof integrity and building common-area systems cannot be confirmed from provided images."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Photos accurately represent the unit's current condition and are recent.",
"Appliances shown (refrigerator, range, dishwasher, stacked washer/dryer) are present and functional; no concealed gas leaks or unsafe connections.",
"The visible round ceiling device in the hallway is assumed to be a working smoke detector but detector operability was not tested.",
"Bedrooms (not individually pictured) have egress windows that meet minimum size for escape; layout described as 2x2 corner unit with windows in every room supports this assumption.",
"No active roof leaks, major plumbing leaks, or hidden mold are present since no staining or water damage is visible in interior photos; absence of visible damage reduces but does not eliminate risk of hidden issues.",
"Building/common-area maintenance (roof, exterior structure, stairwells) is performed by community management; exterior appears maintained from photo but detailed roof/panel condition unknown.",
"Electrical panel location and GFCI protection are not shown and must be verified on-site."
],
"overall_score": 81.0,
"rubric_version": "ns-2026-03-v1"
},
{
"summary": "This 4th-floor condominium unit is largely turnkey for Section 8/HCV tenancy. Interior finishes are updated, major appliances and in-unit laundry are present, and mechanicals are relatively new (AC and water heater ~7 years old). Visible safety items are generally acceptable; only verification items remain (GFCI in kitchen/bath, CO alarm if required, smoke detectors on sleeping level, entry deadbolt, and electrical panel). With those quick verifications and minor checks, the unit is likely to pass an initial NSPIRE/HCV inspection and be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 90.0,
"rationale": "Interior photos show a recent, cohesive renovation: SPC luxury flooring, refreshed paint, updated cabinetry and granite counters. Stainless appliances, built‑in dishwasher and stacked washer/dryer are present. No visible cosmetic damage to drywall, cabinetry or major finishes. Easy-to-fix items only (if any): verify ceiling fan lighting bulbs, confirm any small touch-up paint. Missing appliances are not an issue here since range, refrigerator and dishwasher are shown."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 80.0,
"rationale": "A smoke/CO style alarm device is visible in the living/hall area (assumed smoke detector). Windows appear adequate for natural light and likely egress in bedrooms (corner 4th-floor unit with windows in every room). No exposed wiring, no visible mold or water stains, ceilings intact and handrails/guardrails visible on exterior corridors. Items preventing a perfect score: GFCI outlets near sink are not clearly visible in photos, carbon-monoxide detector is not shown (required if fuel-burning appliances present), and the electrical panel is not photographed for verification. Recommend confirming presence/operation of smoke detectors on each sleeping level, GFCI protection in kitchen/bath, deadbolt on unit entry, and CO alarm if there is a gas appliance or gas water heater."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 85.0,
"rationale": "Listing states Trane AC and Moody's water heater are ~7 years old; AC vents and return visible in photos. Appliances (range, fridge, dishwasher) present and look modern; stacked washer/dryer present in-unit. No visible signs of active leaks, water damage or failing HVAC. Electrical panel and water heater location/installation not shown; assume serviceable based on age/condition. Recommendation: confirm HVAC operation, hot water, and inspect electrical panel and breakers before move-in."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Exterior shots of the 4-story building show maintained stucco/siding, functioning balcony/rail systems and paved parking. Landscaping and building façade appear maintained; no visible foundation or structural cracking from images. Observed asphalt parking has surface wear but no major standing water or erosion visible. Because this is a mid‑rise condo, some exterior and common-area maintenance is the owner/association responsibility — verify HOA maintenance and balcony guardrail inspection records for a 4th-floor unit."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Smoke detector visible in hallway is functional and there are working detectors on/near sleeping rooms (assumed but should be verified).",
"Kitchen/bath GFCI protection exists though not clearly visible in photos; recommend confirmation. If missing, adding GFCI outlets is an easy fix.",
"Listing statement that AC (Trane) and water heater (Moody's) are ~7 years old is accurate and units are operational.",
"No active roof leaks or concealed water intrusion exist; absence of stains or mold in photos used to infer no active leaks.",
"Entry door has a secure lock/deadbolt as typically required by unit standards (not visible in photos).",
"Electrical panel and circuit labeling are code-compliant and free of exposed hazards though panel was not pictured.",
"No gas venting issues exist; the range appears electric in photos. If water heater or other appliances are gas, CO alarm compliance must be verified."
],
"overall_score": 84.0,
"rubric_version": "ns-2026-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1501 Cayman Way, Coconut Creek, FL, 33066",
"aggregate": {
"summary": "This 4th-floor Wynmoor unit appears largely turnkey for Section 8 / HCV occupancy. Interior renovations, functioning appliances, in-unit laundry, and a relatively recent HVAC and water heater reduce major system risk. No obvious life-threatening hazards are visible. Remaining NSPIRE risks are mostly documentation/verification items (smoke/CO detectors in all required locations, GFCI verification, bedroom egress confirmation, electrical panel check). Expect likely pass after quick verification and minor fixes (if any).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.7,
"rationale": "Interior appears recently renovated: new SPC-style flooring, fresh paint, updated kitchen cabinets, granite counters and stainless-steel appliances (range, fridge, dishwasher) visible. Stacked washer/dryer present. No visible cosmetic damage, stains, or severe wear in photos. Missing items: bathrooms not fully shown (vanities claimed updated), minor trim/thresholds not clearly detailed. Overall only minor touchups likely."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 77.7,
"rationale": "Exterior photograph shows a maintained multi-unit building with intact balconies/railings and a paved parking area; landscaping present. Building finishes appear painted and sound from distance. No visible foundation settlement, roof collapse, or standing water seen in provided exterior image. As a 4th-floor corner unit, egress relies on building stair/elevator — not fully shown but central stair/elevator core is visible externally. Overall exterior/site condition appears maintained."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 76.7,
"rationale": "No visible life-threatening hazards in photos: ceilings intact, no standing water, no exposed wiring, guardrails/balconies appear present externally. A ceiling-mounted smoke/CO-looking device is visible near the entry/hall which suggests detectors are installed, but smoke detectors in bedrooms, carbon-monoxide detectors, and GFCI verification at kitchen sink are not clearly visible. Windows are present for natural light/egress but some appear to be older jalousie or horizontal-louver style — egress compliance for bedrooms can't be fully confirmed. Entry door hardware/deadbolt not visible. Minor probable corrective items (install/verify detectors, confirm GFCI, confirm bedroom egress) needed to ensure full NSPIRE compliance."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 81.0,
"rationale": "Listing states Trane AC and Moody's water heater are ~7 years old; a supply vent is visible in ceiling confirming central HVAC registers. Appliances (electric range, fridge, dishwasher) present and look operational. Washer/dryer stack provided. Electrical panel not shown; plumbing fixtures not fully pictured but visible kitchen sink appears in good condition. No signs of active leaks or water stains. Reasonable assumption systems are functional but some verification (panel condition, hot water, HVAC operation, dryer venting) recommended."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Listing factually states Trane AC and Moody's water heater are ~7 years old and both are operational.",
"Appliances shown in photos (stove, refrigerator, dishwasher, stacked washer/dryer) are functional at time of inspection.",
"Bedrooms have windows that meet egress requirements, though the exact type (jalousie vs. sliding) is not fully clear from photos.",
"Smoke detector seen in hallway is functional; additional detectors (in bedrooms) are present but not visible in photos — recommend verification/installation if missing.",
"No active roof leaks, major plumbing leaks, or hidden structural issues are present because there are no visible stains, sagging ceilings, or mold indications in photos.",
"Building provides standard egress (stair/elevator) for a 4th-floor unit; those means of egress are maintained by condominium association.",
"Electrical panel and GFCI protection were not photographed; their condition is unknown and assumed serviceable until inspection indicates otherwise."
],
"score_method": "mean_of_criteria",
"overall_score": 81.9,
"rubric_version": "ns-preset-2026-03-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "9833705221"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.