Property ID: 3460637656
1124 Brabec St, Pittsburgh, PA, 15212
Pittsburgh, PA
Money Down: $28,776
CoC Return: 42.66%
Monthly Cash Flow: $1,023
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,980
Closing Costs
$4,796
Total Down
$28,776
Investment Snapshot
Purchase Price
$119,900
Money Down
$28,776
Cash-on-Cash Return
42.66%
Rent
$1,902
Monthly Cash Flow
$1,023
Annual Cash Flow
$12,275
Debt Service / Mo
$638
Property Tax / Mo
$30
Insurance / Mo
$20
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,902
Payment Standard
$2,309
Rent
$1,902
Insurance
$20
Property Tax
$30
Management
$190
Utilities Allowance
$407
NOI (Monthly)
$1,661
Debt Service
$638
Cash Flow After Debt
$1,023
Quality Score: 76.70%
Confidence: 86.00%
Overall this property appears largely turnkey and was recently renovated — likely to pass an initial HCV/NSPIRE inspection after addressing a small set of safety/code items. Primary actions before inspection: install/verify carbon monoxide detectors, confirm one working smoke detector in each sleeping level, verify and document egress window sizes for bedrooms, reattach/secure furnace access panel and tidy/secure wiring, test HVAC and hot water, and ensure GFCI protection at kitchen/bath outlets. With these fixes (mostly quick service items), property is rent-ready within 1–4 weeks.
Section 8 Payment Standard
$2,309
Utility Allowance Total
$407
Guaranteed Section 8 Rent (PS - Utilities)
$1,902
Property Management
$190
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$119,900
Beds
2
Baths
1.5
Living Area
1,739 sqft
Lot Size
3,263 sqft
Year Built
1915
Days on Market
312
Capital Outlay
$28,776
Debt Service
$638
Property Tax / Mo
$30
Insurance / Mo
$20
Property Description
Turnkey Investment or Great Starter Home! Solid frame single-family residence in the heart of Troy Hill, offering excellent cash flow and appreciation potential. Ideal for investors seeking a low-maintenance rental or Airbnb opportunity, or perfect for first-time buyers. Beautifully renovated throughout with a functional layout: First Floor: Living Room, Kitchen, Den, Full Bath, and Bedroom Second Floor: Spacious Master Bedroom with generous closet space Basement: Laundry and Storage
Utility Allowances
Heating
$93
Selected Electric heating. As the fuel type was not explicitly stated, the most expensive option was chosen per standard guidelines.
Cooking
$11
Selected Electric cooking, which is consistent with photos showing an electric range and is the more expensive option.
Water Heating
$31
Selected Electric for water heating. As the fuel type was not explicitly stated, the most expensive option was chosen per standard guidelines.
Other Electric
$59
Standard allowance for general electricity usage, lights, and outlets.
Air Conditioning
$11
Standard allowance for tenant-provided air conditioning units.
Refrigerator
$19
Allowance for a tenant-owned refrigerator, as the property information does not explicitly state one is provided.
Range / Microwave
$18
Allowance for a tenant-owned range and microwave, as the property information does not explicitly state they are provided.
Water
$66
Standard allowance for water service to the property.
Sewer
$99
Standard allowance for public sewer service, inferred for a city residence.
Trash Collection
$0
No allowance is provided on the official schedule for this utility.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2026
https://hacp.org/app/uploads/2018/11/HUD_HCV_Guidebook_-_Calculating_Rent_and_HAP_Payments.pdf
https://hacp.org/app/uploads/2019/02/HUD_HCV_Guidebook_-_Calculating_Rent_and_HAP_Payments.pdf
https://hacp.org/app/uploads/2024/12/RA-Payment-Standards-effective-1.1.25.pdf
https://hacp.org/app/uploads/2024/12/Tiered-Payment-Standards-effective-1.1.25.pdf
https://hacp.org/app/uploads/2025/09/RA-Payment-Standard-effective-1.1.26-combined-1.pdf
https://hacp.org/app/uploads/2025/10/RA-Payment-Standard-effective-1.1.26-2.pdf
https://hacp.org/app/uploads/2025/10/Tiered-Payment-Standard-effective-1.1.26-2.pdf
https://hacp.org/doing-business/landlord-resources/
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$160
DP3 Annual Estimate$331
DP1 Monthly Equivalent$13
DP3 Monthly Equivalent$28
Replacement Value$11,440
Basis1,739 sqft / 1915
Nearby Houses
Photo unavailable
1130 Brabec St
sold · 0.01 mi
Price: $167,000
3 bd / 1 ba · 1,600 sqft
Latest sale: $167,000 on Jan 31, 2022
Latest rent: $1,650 on Sep 12, 2025
Photo unavailable
1118 Goettman St
sold · 0.02 mi
Price: $94,500
3 bd / — ba
Latest sale: $94,500 on Nov 26, 2023
Latest rent: $1,000 on Jun 06, 2018
Photo unavailable
1123 Brabec St
off_market · 0.02 mi
Price: $309,000
3 bd / 2 ba · 1,725 sqft
Latest sale: $117,000 on Apr 10, 2025
Latest rent: —
Photo unavailable
1112 Brabec St Unit A
off_market · 0.02 mi
Price: $1,700
3 bd / 2 ba · 2,310 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1110 Brabec St
sold · 0.03 mi
Price: $299,900
3 bd / 3 ba
Latest sale: $299,900 on Aug 19, 2022
Latest rent: —
Photo unavailable
1116 Goettman St
sold · 0.03 mi
Price: $265,500
3 bd / 2 ba · 2,024 sqft
Latest sale: $265,500 on May 01, 2025
Latest rent: $795 on Sep 28, 2017
Photo unavailable
1129 Brabec St
sold · 0.03 mi
Price: $249,000
— bd / — ba
Latest sale: $249,000 on Oct 28, 2022
Latest rent: —
Photo unavailable
1205 Voskamp St Unit 1207
sold · 0.04 mi
Price: $51,200
3 bd / 2 ba · 1,871 sqft
Latest sale: $51,200 on May 30, 2025
Latest rent: —
Photo unavailable
1103 Brabec St
sold · 0.04 mi
Price: $260,000
3 bd / 3 ba · 1,620 sqft
Latest sale: $260,000 on Mar 15, 2024
Latest rent: —
Photo unavailable
1104 Goettman St
sold · 0.04 mi
Price: $330,000
3 bd / 2 ba · 2,205 sqft
Latest sale: $330,000 on Nov 07, 2022
Latest rent: —
Photo unavailable
1132 Goettman St
sold · 0.04 mi
Price: $276,500
3 bd / 2 ba · 1,644 sqft
Latest sale: $276,500 on Mar 01, 2022
Latest rent: —
Photo unavailable
1141 Brabec St
sold · 0.05 mi
Price: $206,000
— bd / — ba
Latest sale: $206,000 on Apr 14, 2021
Latest rent: $950 on May 03, 2023
Photo unavailable
1113 Goettman St
sold · 0.05 mi
Price: $343,000
4 bd / 2 ba · 2,498 sqft
Latest sale: $343,000 on Aug 17, 2022
Latest rent: —
Photo unavailable
1143 Brabec St
sold · 0.06 mi
Price: $137,500
2 bd / 1 ba · 816 sqft
Latest sale: $137,500 on Apr 22, 2024
Latest rent: $1,350 on Feb 21, 2025
Photo unavailable
1127 Goettman St
sold · 0.06 mi
Price: $380,000
3 bd / 3 ba · 2,300 sqft
Latest sale: $380,000 on Apr 01, 2021
Latest rent: —
Photo unavailable
1119 Goettman St Apt 1
off_market · 0.06 mi
Price: $1,100
2 bd / 1 ba · 750 sqft
Latest sale: —
Latest rent: $1,100 on Aug 19, 2025
Photo unavailable
1154 Voskamp St
for_sale · 0.06 mi
Price: $385,000
4 bd / 2 ba
Latest sale: $355,000 on Jun 05, 2020
Latest rent: —
Photo unavailable
1146 Voskamp St
sold · 0.07 mi
Price: $29,000
2 bd / 1 ba · 765 sqft
Latest sale: $29,000 on Mar 03, 2025
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Furnace lower access/panel appears open/missing and wiring near the unit is untidy — potential electrical/combustion safety issue that must be corrected.
- No carbon monoxide detector visible despite presence of gas-fired furnace.
- Bedroom egress not clearly demonstrated in photos — must confirm window size and operability for each sleeping room.
- Evidence of historic moisture on stone foundation walls in basement; recommend checking for active water intrusion or drainage issues.
Assumptions
- Water heater is present and functioning in basement though not photographed.
- Furnace is operational but the lower access/panel is loose or missing based on photo; no active gas leak is evident.
- There is at least one smoke detector per described living/bed areas even if not all are visible in photos; additional detectors may be required.
- Bedrooms meet typical size requirements but egress window compliance cannot be confirmed from photos — assumed borderline and needs verification.
- No recent history of major roof leaks or structural movement beyond what is visible in photos; stone foundation has typical historic moisture staining but no severe movement.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $353 | $14,300 | $14,300 |
| 2024 | $329 | $14,300 | $14,300 |
| 2023 | $329 | $14,300 | $14,300 |
| 2022 | $325 | $14,300 | $14,300 |
| 2021 | $325 | $14,300 | $14,300 |
| 2020 | $323 | $14,300 | $14,300 |
| 2019 | $323 | $14,300 | $14,300 |
| 2018 | $323 | $14,300 | $14,300 |
| 2017 | $323 | $14,300 | $14,300 |
| 2016 | $327 | $14,300 | $14,300 |
| 2015 | $327 | $14,300 | $14,300 |
| 2014 | $313 | $14,300 | $14,300 |
| 2013 | $374 | $14,300 | $14,300 |
| 2012 | $748 | $24,600 | $24,600 |
| 2011 | $723 | $24,600 | $24,600 |
| 2010 | $723 | $24,600 | $24,600 |
| 2009 | $723 | $24,600 | $24,600 |
| 2008 | $282 | $24,600 | $9,600 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-01-29 | Sold | $35,000 |
| 2016-05-09 | Sold | $8,000 |
| 2007-10-26 | Sold | $3,600 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2023-07-11 | Listed for rent | $1,400 | — |
| 2021-08-13 | Listed for rent | $1,200 | — |
| 2020-11-02 | Listed for rent | $1,050 | — |
Photo Gallery
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"price_change": 0,
"days_after_listed": "294 days",
"source_listing_id": "1640707",
"price_change_percentage": null
},
{
"date": "2024-08-06",
"price": 149900,
"listing": {
"status": "off_market",
"list_date": "2024-02-13T05:18:33Z",
"list_price": 149900,
"listing_id": "2964060934",
"last_update_date": "2024-11-21T16:38:00Z",
"last_status_change_date": "2024-12-03T01:52:19Z"
},
"event_name": "Price Changed",
"price_sqft": 86.19896492236917,
"source_name": "WestPenn",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "1640707",
"price_change_percentage": null
},
{
"date": "2024-05-02",
"price": 159900,
"listing": {
"status": "off_market",
"list_date": "2024-02-13T05:18:33Z",
"list_price": 149900,
"listing_id": "2964060934",
"last_update_date": "2024-11-21T16:38:00Z",
"last_status_change_date": "2024-12-03T01:52:19Z"
},
"event_name": "Price Changed",
"price_sqft": 91.94939620471536,
"source_name": "WestPenn",
"price_change": -5100,
"days_after_listed": null,
"source_listing_id": "1640707",
"price_change_percentage": null
},
{
"date": "2024-02-13",
"price": 165000,
"listing": {
"status": "off_market",
"list_date": "2024-02-13T05:18:33Z",
"list_price": 149900,
"listing_id": "2964060934",
"last_update_date": "2024-11-21T16:38:00Z",
"last_status_change_date": "2024-12-03T01:52:19Z"
},
"event_name": "Listed",
"price_sqft": 94.88211615871191,
"source_name": "WestPenn",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1640707",
"price_change_percentage": "+371.43%"
},
{
"date": "2020-01-29",
"price": 35000,
"listing": null,
"event_name": "Sold",
"price_sqft": 20.126509488211617,
"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": false
},
"property_id": "3460637656",
"generated_at": "2026-02-25T00:08:19.590904Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 76.7
},
"utility_allowance": {
"zip_code": "15212",
"home_photo": "https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m37750895s-w1280.jpg",
"rent_price": 1902.0,
"loan_amount": 95920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1124-Brabec-St_Pittsburgh_PA_15212_M34606-37656",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 119900.0,
"loan_term_years": 30,
"annual_cash_flow": 19932.51,
"mortgage_monthly": 638.16,
"payment_standard": 2309.0,
"total_amount_out": 23980.0,
"additional_photos": [
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m1074315156s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m1216725654s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m43028700s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m2588063121s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m4174234232s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m3588156821s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m1293694845s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m450492090s-w1280.jpg",
"https://ap.rdcpix.com/bf757e84886c549bc47bd8496701b34dl-m1739384541s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 20.46,
"monthly_cash_flow": 1661.04,
"property_tax_rate": 0.0168,
"_utility_allowance": {
"sources": [
"https://hacp.org/app/uploads/2025/10/2026-HCV-Utility-Allowance-Schedule.pdf",
"https://hacp.org/app/uploads/2018/11/HUD_HCV_Guidebook_-_Calculating_Rent_and_HAP_Payments.pdf",
"https://hacp.org/app/uploads/2019/02/HUD_HCV_Guidebook_-_Calculating_Rent_and_HAP_Payments.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected Electric heating. As the fuel type was not explicitly stated, the most expensive option was chosen per standard guidelines.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Selected Electric cooking, which is consistent with photos showing an electric range and is the more expensive option.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Selected Electric for water heating. As the fuel type was not explicitly stated, the most expensive option was chosen per standard guidelines.",
"utility": "Water Heating",
"allowance": 31
},
{
"note": "Standard allowance for general electricity usage, lights, and outlets.",
"utility": "Other Electric",
"allowance": 59
},
{
"note": "Standard allowance for tenant-provided air conditioning units.",
"utility": "Air Conditioning",
"allowance": 11
},
{
"note": "Allowance for a tenant-owned refrigerator, as the property information does not explicitly state one is provided.",
"utility": "Refrigerator",
"allowance": 19
},
{
"note": "Allowance for a tenant-owned range and microwave, as the property information does not explicitly state they are provided.",
"utility": "Range / Microwave",
"allowance": 18
},
{
"note": "Standard allowance for water service to the property.",
"utility": "Water",
"allowance": 66
},
{
"note": "Standard allowance for public sewer service, inferred for a city residence.",
"utility": "Sewer",
"allowance": 99
},
{
"note": "No allowance is provided on the official schedule for this utility.",
"utility": "Trash Collection",
"allowance": 0
}
],
"cash_on_cash_return": 0.83,
"down_payment_amount": 23980.0,
"property_tax_annual": 363.59,
"property_tax_monthly": 30.3,
"property_tax_increase": 0.03,
"utility_allowance_total": 407.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://hacp.org/app/uploads/2018/11/HUD_HCV_Guidebook_-_Calculating_Rent_and_HAP_Payments.pdf",
"https://hacp.org/app/uploads/2019/02/HUD_HCV_Guidebook_-_Calculating_Rent_and_HAP_Payments.pdf",
"https://hacp.org/app/uploads/2024/12/RA-Payment-Standards-effective-1.1.25.pdf",
"https://hacp.org/app/uploads/2024/12/Tiered-Payment-Standards-effective-1.1.25.pdf",
"https://hacp.org/app/uploads/2025/09/RA-Payment-Standard-effective-1.1.26-combined-1.pdf",
"https://hacp.org/app/uploads/2025/10/RA-Payment-Standard-effective-1.1.26-2.pdf",
"https://hacp.org/app/uploads/2025/10/Tiered-Payment-Standard-effective-1.1.26-2.pdf",
"https://hacp.org/doing-business/landlord-resources/"
],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 12274.61,
"property_management_monthly": 190.2,
"monthly_cash_flow_after_debt": 1022.88,
"cash_on_cash_return_after_debt": 0.51
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this property appears largely turnkey and was recently renovated — likely to pass an initial HCV/NSPIRE inspection after addressing a small set of safety/code items. Primary actions before inspection: install/verify carbon monoxide detectors, confirm one working smoke detector in each sleeping level, verify and document egress window sizes for bedrooms, reattach/secure furnace access panel and tidy/secure wiring, test HVAC and hot water, and ensure GFCI protection at kitchen/bath outlets. With these fixes (mostly quick service items), property is rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new-looking laminate flooring, fresh paint, updated kitchen cabinets, granite counters, stainless appliances, recessed lighting, and a modern shower unit. No obvious flooring or drywall failures visible. Exterior siding and concrete driveway are intact though cellar bulkhead doors show cosmetic wear. Missing appliances are not an issue here (fridge, stove present). Overall only minor cosmetic touch-ups and routine maintenance are expected."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 65.0,
"rationale": "Positive: smoke detector visible in living room, electrical panels have covers and appear labeled, kitchen and bathroom fixtures present and functioning. Concerns: no carbon monoxide detector is visible (required where there is fuel-burning equipment), bedroom egress (second-floor sleeping area/loft) is not clearly demonstrated — windows shown may or may not meet egress size/escape requirements, and the furnace photo shows a lower access/panel area that appears open/missing and somewhat untidy wiring near the unit. GFCI protection at sink/outlets not visible. These issues raise moderate NSPIRE risk but appear fixable."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Electric: three-panel setup appears intact and enclosed. HVAC: gas furnace present; PVC venting suggests a modern high-efficiency unit but lower access panel and surrounding finish need attention. Plumbing: bathroom fixtures and kitchen sink shown and appear functional; hot water system not photographed (assumed present in basement). Foundation is stone but shows no obvious structural cracking in photos. No visible active roof leaks. Overall mechanical systems appear serviceable but should be inspected (close furnace panel, verify water heater and confirm HVAC operation)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front elevation: siding intact, concrete parking/driveway in good condition, basement bulkheads functional though cosmetically worn. Stone foundation is exposed in basement photos with some evidence of historic moisture staining but no visible severe settlement or large cracks. Roof dormer visible from front, no obvious sagging. Yard/egress area is limited; drainage near the front flat concrete could concentrate runoff at foundation if not managed. No evidence of active infestation or collapsed elements."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Furnace lower access/panel appears open/missing and wiring near the unit is untidy — potential electrical/combustion safety issue that must be corrected.",
"No carbon monoxide detector visible despite presence of gas-fired furnace.",
"Bedroom egress not clearly demonstrated in photos — must confirm window size and operability for each sleeping room.",
"Evidence of historic moisture on stone foundation walls in basement; recommend checking for active water intrusion or drainage issues."
],
"confidence": 0.78,
"assumptions": [
"Water heater is present and functioning in basement though not photographed.",
"Furnace is operational but the lower access/panel is loose or missing based on photo; no active gas leak is evident.",
"There is at least one smoke detector per described living/bed areas even if not all are visible in photos; additional detectors may be required.",
"Bedrooms meet typical size requirements but egress window compliance cannot be confirmed from photos — assumed borderline and needs verification.",
"No recent history of major roof leaks or structural movement beyond what is visible in photos; stone foundation has typical historic moisture staining but no severe movement."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "Overall the property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection after addressing a small number of moderate safety items. The unit shows high-quality cosmetic renovation and functioning appliances and systems. Primary inspection risks to verify and correct before inspection: install/verify carbon monoxide detector(s), secure/repair exposed wiring in the basement and around mechanicals, add a compliant stair handrail where required, and confirm GFCI protection at kitchen/bath outlets and verified hot water and condensate drainage. With those fixes (fairly quick trades work), the property should be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 82.0,
"rationale": "Photos and listing describe a full renovation: new-looking kitchen cabinets, countertops, modern appliances (fridge, gas range, microwave), recessed lighting, fresh paint, and intact laminate flooring throughout. Bathroom appears updated with a newer shower enclosure and toilet. No major cosmetic damage, peeling paint, or exposed subfloor observed. Minor items (basement bulkhead paint, small trim touchups, and routine cosmetic maintenance) likely needed but nothing major. Missing items: none obvious. Overall condition appears move-in ready with only minor touch-ups."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "Positive: at least one ceiling smoke alarm visible in the living area and electrical panels have covers. Concerns: no carbon monoxide detector is visible in photos (required where fuel-burning appliances are present), visible loose/exposed wiring and cable in the basement near mechanicals, stair to loft shows no visible handrail (may fail stair/handrail requirements if >3 risers), GFCI presence at kitchen sink not clearly visible, and bedroom egress is marginal though dormer window exists (loft/headroom could limit egress). No obvious active roof leaks, collapsed ceilings, or major trip hazards seen. These issues create moderate NSPIRE risk until verified/fixed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing)",
"score": 75.0,
"rationale": "Mechanical equipment is present and appears serviceable: an installed gas furnace with PVC venting (high-efficiency condensing type) and visible ductwork. Electrical service shows multiple breaker panels with covers in place (no open buss observed). Kitchen has working-looking gas range and refrigerator. Plumbing fixtures (kitchen sink, bathroom shower and toilet) appear installed and in good condition. Outstanding items: water heater not shown in photos (assumed present), condensate/drain arrangement near furnace is unclear (a bucket or temporary drain appears present), and some exposed wiring in basement needs securing. Overall systems appear operational but need minor corrections and verification of hot water and safe condensate/drain routing."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Exterior shows intact vinyl siding, concrete driveway/parking in good condition, and functioning basement bulkheads. Roof and dormer visible from front do not show obvious sagging or missing shingles in provided photo. Foundation stone is exposed in basement photos but shows no clear large cracks or displacement; however stone foundations are older and may have localized moisture risk. Yard and walkways visible are minimal but appear serviceable. No evidence of infestation or standing water in provided images."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Exposed/loose wiring and cabling in basement near mechanicals (electrical hazard).",
"No visible carbon monoxide detector in photos (required with gas appliances).",
"Stair to upper/loft area lacks a visible compliant handrail (fall hazard / code failure risk).",
"Unclear condensate/drain arrangement at furnace (temporary bucket or unclear drainage) — potential active leak risk."
],
"confidence": 0.7,
"assumptions": [
"Water heater is present and operational though not pictured.",
"No active roof leaks or interior water stains exist beyond what photos show.",
"At least one smoke alarm is installed (living room device visible) and others may be present but not shown.",
"Kitchen and bathroom plumbing supply and hot water function normally.",
"Labels/clearances at electrical panels are adequate though labeling not verified in photos.",
"No lead-based paint hazard observable on photos; painted surfaces appear recently finished.",
"Basement shows no standing water at time photos were taken; some moisture risk typical for stone foundations."
],
"overall_score": 79.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection after verification of a few items. Interior and kitchen/bath were recently renovated, major systems (furnace, electrical panels, appliances) are present and appear serviceable, and the unit has recent rental history. Primary inspection risks that should be confirmed and corrected if needed before tenant move-in: verify presence and placement of carbon monoxide detectors, confirm bedroom egress (second-floor/loft window meets egress size and operability), ensure GFCI protection in kitchen and bathroom outlets, confirm functioning hot water heater and no active condensate/leak issues at furnace, and confirm entry door has a working deadbolt. With those items confirmed or corrected (minor fixes), the home is likely rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing show a recent renovation: new-looking laminate flooring, painted walls, updated kitchen with granite counters and appliances (fridge, gas range, microwave), updated bathroom with shower enclosure, and finished closets. Exterior siding and concrete driveway are intact. Visible deferred items are minor cosmetic only (paint touchups on exterior trim, minor wear at basement bulkhead lids). Missing items that commonly appear in listings (e.g., washer/dryer) are either in basement per listing or not pictured; missing appliances would be a moderate deduction if absent, but pictures show major kitchen appliances present. Overall condition appears turnkey."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 75.0,
"rationale": "Positive indicators: a ceiling smoke detector is visible in living area, electrical panels appear covered and labeled, no visible collapsed ceilings, no obvious active water intrusion or severe mold in photos. Concerns: no carbon monoxide detector is visible (gas appliances present), bedroom egress from the second-floor/loft is unclear — the upstairs has sloped ceilings and a narrow window visible in photos that may not meet egress size/operability requirements for a sleeping room. GFCI protection at kitchen counters and bathroom outlet is not verifiable from photos. The front entry deadbolt is not clearly visible in the photo of the door. There are utility cables near the furnace that appear loosely routed (basement), which may require minor remediation. These items create inspection risk but none are clearly catastrophic from the images."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Basement photo shows a forced-air gas furnace with modern-style PVC venting (likely high-efficiency unit) and visible gas flex line — indicating heating is present. Electrical service is provided with multiple breaker panels that appear intact and labeled. Kitchen appliances are present and appear operational. Water heater is not shown in provided photos, so operation of domestic hot water cannot be directly confirmed. No visible active leaks, but there is a small catch-bucket under/near the furnace area (photo) which could indicate previous condensate handling or a minor leak—worth verifying. Overall mechanical systems appear functional but require verification of hot water, CO alarm, and professional check of furnace/drainage."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.0,
"rationale": "Exterior siding and trim appear serviceable; concrete driveway and front stoop are intact. Basement bulkhead covers exist and appear functional though paint-worn. Roof and dormer are visible and appear generally intact from front elevation with no obvious sagging or active leak signs, but roof condition cannot be fully assessed from single-front photo and may be aged (house built 1915). Yard/useable outdoor space is limited to driveway area; no visible safety hazards or infestation noted. Stone foundation is visible in basement and shows no obvious major movement in photos, but close inspection recommended."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Potential inadequate bedroom egress from second-floor/loft — window size/operability unclear and may fail code for a legal bedroom.",
"No visible carbon monoxide detector(s) in photos despite gas appliances/furnace — CO alarm(s) required near sleeping areas.",
"GFCI protection at kitchen counters and bathroom outlet not verifiable from photos — lack of GFCI could be an inspection failure.",
"Loose/untidy electrical/low-voltage cabling in furnace area — potential electrical hazard that should be tidied/secured and inspected."
],
"confidence": 0.75,
"assumptions": [
"Photos and listing accurately reflect current interior condition (no undisclosed damage elsewhere).",
"Kitchen appliances shown are included, operational, and properly installed (gas range hooked up safely, refrigerator working).",
"Basement contains the water heater and laundry as listed; hot water exists but was not photographed.",
"Furnace pictured is functional; PVC venting indicates modern/high-efficiency unit; the small container near furnace is assumed to be condensate management rather than active leak pooling.",
"Smoke detector shown is functional; additional smoke detectors/CO alarms may be required in other locations even if not pictured.",
"Electrical panels shown are properly bonded/grounded and the circuits are in service; loose cabling in basement is a minor routing issue rather than exposed live conductors.",
"Second-floor sleeping areas may have limited window size/egress; this assessment assumes uncertainty and flags as potential fail until measured."
],
"overall_score": 82.0,
"rubric_version": "2026-02-25_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1124 Brabec St, Pittsburgh, PA, 15212",
"aggregate": {
"summary": "Overall this property appears largely turnkey and was recently renovated — likely to pass an initial HCV/NSPIRE inspection after addressing a small set of safety/code items. Primary actions before inspection: install/verify carbon monoxide detectors, confirm one working smoke detector in each sleeping level, verify and document egress window sizes for bedrooms, reattach/secure furnace access panel and tidy/secure wiring, test HVAC and hot water, and ensure GFCI protection at kitchen/bath outlets. With these fixes (mostly quick service items), property is rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.7,
"rationale": "Interior appears recently renovated: new-looking laminate flooring, fresh paint, updated kitchen cabinets, granite counters, stainless appliances, recessed lighting, and a modern shower unit. No obvious flooring or drywall failures visible. Exterior siding and concrete driveway are intact though cellar bulkhead doors show cosmetic wear. Missing appliances are not an issue here (fridge, stove present). Overall only minor cosmetic touch-ups and routine maintenance are expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 76.0,
"rationale": "Front elevation: siding intact, concrete parking/driveway in good condition, basement bulkheads functional though cosmetically worn. Stone foundation is exposed in basement photos with some evidence of historic moisture staining but no visible severe settlement or large cracks. Roof dormer visible from front, no obvious sagging. Yard/egress area is limited; drainage near the front flat concrete could concentrate runoff at foundation if not managed. No evidence of active infestation or collapsed elements."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 66.7,
"rationale": "Positive: smoke detector visible in living room, electrical panels have covers and appear labeled, kitchen and bathroom fixtures present and functioning. Concerns: no carbon monoxide detector is visible (required where there is fuel-burning equipment), bedroom egress (second-floor sleeping area/loft) is not clearly demonstrated — windows shown may or may not meet egress size/escape requirements, and the furnace photo shows a lower access/panel area that appears open/missing and somewhat untidy wiring near the unit. GFCI protection at sink/outlets not visible. These issues raise moderate NSPIRE risk but appear fixable."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Electric: three-panel setup appears intact and enclosed. HVAC: gas furnace present; PVC venting suggests a modern high-efficiency unit but lower access panel and surrounding finish need attention. Plumbing: bathroom fixtures and kitchen sink shown and appear functional; hot water system not photographed (assumed present in basement). Foundation is stone but shows no obvious structural cracking in photos. No visible active roof leaks. Overall mechanical systems appear serviceable but should be inspected (close furnace panel, verify water heater and confirm HVAC operation)."
}
],
"red_flags": [
"Furnace lower access/panel appears open/missing and wiring near the unit is untidy — potential electrical/combustion safety issue that must be corrected.",
"No carbon monoxide detector visible despite presence of gas-fired furnace.",
"Bedroom egress not clearly demonstrated in photos — must confirm window size and operability for each sleeping room.",
"Evidence of historic moisture on stone foundation walls in basement; recommend checking for active water intrusion or drainage issues."
],
"confidence": 0.86,
"assumptions": [
"Water heater is present and functioning in basement though not photographed.",
"Furnace is operational but the lower access/panel is loose or missing based on photo; no active gas leak is evident.",
"There is at least one smoke detector per described living/bed areas even if not all are visible in photos; additional detectors may be required.",
"Bedrooms meet typical size requirements but egress window compliance cannot be confirmed from photos — assumed borderline and needs verification.",
"No recent history of major roof leaks or structural movement beyond what is visible in photos; stone foundation has typical historic moisture staining but no severe movement."
],
"score_method": "mean_of_criteria",
"overall_score": 76.7,
"rubric_version": "nsPIRE-v1.0-2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "3460637656"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.