Property ID: 3814251005
97 Royal St, Pittsburgh, PA, 15212
Pittsburgh, PA
Money Down: $32,400
CoC Return: 52.01%
Monthly Cash Flow: $1,404
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$27,000
Closing Costs
$5,400
Total Down
$32,400
Investment Snapshot
Purchase Price
$135,000
Money Down
$32,400
Cash-on-Cash Return
52.01%
Rent
$2,480
Monthly Cash Flow
$1,404
Annual Cash Flow
$16,850
Debt Service / Mo
$719
Property Tax / Mo
$82
Insurance / Mo
$28
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,480
Payment Standard
$2,952
Rent
$2,480
Insurance
$28
Property Tax
$82
Management
$248
Utilities Allowance
$472
NOI (Monthly)
$2,123
Debt Service
$719
Cash Flow After Debt
$1,404
Quality Score: 65.20%
Confidence: 89.00%
This 3-bed single-family property is largely cosmetically updated inside (new LVP, painted walls, functioning appliances) and shows good potential for Section 8 / HCV tenancy after minor repairs and safety verifications. Primary concerns for passing an initial NSPIRE inspection are lack of visible smoke/CO detectors, a stained porch ceiling suggesting a possible roof/gutter leak, and exterior stairs/handrail deficiencies. Major systems (heating, water heater, electrical panel) were not visible and require verification but there is circumstantial evidence of service (thermostat, gas range). With repairs/verification (install/confirm detectors, fix porch leak, upgrade handrails/repair exterior steps, clean/secure garage, confirm GFCI where required and mechanicals working), this property is likely rent-ready within 2–6 weeks.
Section 8 Payment Standard
$2,952
Utility Allowance Total
$472
Guaranteed Section 8 Rent (PS - Utilities)
$2,480
Property Management
$248
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$135,000
Beds
3
Baths
1
Living Area
1,488 sqft
Lot Size
3,485 sqft
Year Built
1898
Days on Market
108
Capital Outlay
$32,400
Debt Service
$719
Property Tax / Mo
$82
Insurance / Mo
$28
Property Description
With thoughtful updates that complement its historic character, this 3-bedroom home is ready for your personal touch! The traditional layout offers a welcoming floorplan with a large living room, a separate dining room, and a spacious kitchen equipped with a refrigerator, range, and dishwasher-everything you need to feel right at home. Stylish brick accent walls and modern, durable LVP flooring add character and comfort throughout. The large upstairs room offers the flexibility to create the space you've been dreaming of-whether it's a cozy bedroom, a home office, or a playroom. Surrounded by mature trees, the property provides a peaceful, private setting that feels like a retreat from the everyday. Sip your morning coffee on the covered front porch or host friends on the backyard patio-plenty of inviting outdoor spaces to enjoy. Schedule your showing today!
Utility Allowances
Heating
$82
Natural gas selected, as the property information lists 'Gas' for heating.
Cooking
$8
Natural gas selected, as the property information explicitly mentions a 'Gas Stove' is included.
Water Heating
$24
Natural gas selected, as it is the most common water heating fuel in a home with gas heating.
Other Electric
$75
Included as a baseline for tenant's general electricity usage (lights, outlets, etc.).
Air Conditioning
$17
Included as it is a standard tenant-paid utility for seasonal use in single-family homes, based on the provided schedule.
Water
$101
Included as the property specifies a 'Public' water source, which is a standard tenant-paid utility.
Sewer
$147
Included as the property specifies a 'Public Sewer' connection, which is typically a tenant-paid service.
Refrigerator
$0
Allowance is $0 as the property information confirms a refrigerator is provided by the landlord.
Range / Microwave
$18
Included for a tenant-owned microwave, as one is not listed as provided with the property.
Trash Collection
$0
Allowance is $0 as the utility schedule provides no value, suggesting this service is likely covered by taxes or is a direct municipal fee not included in this schedule.
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$229
DP3 Annual Estimate$434
DP1 Monthly Equivalent$19
DP3 Monthly Equivalent$36
Replacement Value$26,200
Basis1,488 sqft / 1898
Nearby Houses
Photo unavailable
130 Royal St
sold · 0.02 mi
Price: $35,000
3 bd / 1 ba · 1,737 sqft
Latest sale: $35,000 on Jan 06, 2025
Latest rent: —
Photo unavailable
94 Luella St
sold · 0.03 mi
Price: $70,000
3 bd / 1 ba · 1,842 sqft
Latest sale: $70,000 on Dec 06, 2023
Latest rent: —
Photo unavailable
14 Shank St
sold · 0.04 mi
Price: $82,000
3 bd / 1 ba · 1,478 sqft
Latest sale: $82,000 on Dec 12, 2025
Latest rent: —
Photo unavailable
928 Mina St
sold · 0.05 mi
Price: $90,500
3 bd / 2 ba · 1,152 sqft
Latest sale: $90,500 on Feb 06, 2025
Latest rent: —
Photo unavailable
929 S Side Ave
sold · 0.07 mi
Price: $30,000
2 bd / 2 ba · 1,584 sqft
Latest sale: $30,000 on May 07, 2024
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Porch ceiling stain consistent with roof/gutter leak or water intrusion (needs immediate investigation).
- Exterior stairs and handrail are worn, rusty and may fail handrail/guardrail code; potential trip/fall hazard.
- Open/unclean garage with debris and possible structural/infestation issues visible in photos.
- No visible smoke detectors / carbon monoxide detectors in photographed areas (inspection fail if absent).
- Mechanical systems (furnace, water heater, electrical panel) not shown — require verification; absence or failure would be a major fail.
Assumptions
- Kitchen appliances shown (refrigerator, gas range, dishwasher) are included and in working condition as implied by listing photos and description.
- There is an operable heating system (thermostat visible) and a water heater on-site though neither is pictured; both would need verification during inspection.
- No smoke or CO detectors were visible in supplied photos; assume they are not present or not properly placed/visible and will need installation or verification.
- Electrical panel exists and is intact but was not photographed; assume typical older-home wiring requiring inspection for code compliance (GFCI presence in kitchen/bath to be verified).
- Porch ceiling discoloration indicates past or active water intrusion that may be limited to porch roof/gutter area rather than widespread roof structural failure.
- Interior shows no obvious mold or active leaks in photographed rooms; assume bathrooms/plumbing function but require confirmation.
- Lead-paint risk exists given year built (1898); assume painted surfaces have been updated but lead risk assessment may be required for some State/local rules.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $952 | $38,500 | $38,500 |
| 2024 | $887 | $38,500 | $38,500 |
| 2023 | $887 | $38,500 | $38,500 |
| 2022 | $875 | $38,500 | $38,500 |
| 2021 | $875 | $38,500 | $38,500 |
| 2020 | $871 | $38,500 | $38,500 |
| 2019 | $871 | $38,500 | $38,500 |
| 2018 | $871 | $38,500 | $38,500 |
| 2017 | $871 | $38,500 | $38,500 |
| 2016 | $880 | $38,500 | $38,500 |
| 2015 | $880 | $38,500 | $38,500 |
| 2014 | $844 | $38,500 | $38,500 |
| 2013 | $1,009 | $38,500 | $38,500 |
| 2012 | $1,347 | $44,300 | $44,300 |
| 2011 | $1,302 | $44,300 | $44,300 |
| 2010 | $1,232 | $44,300 | $29,300 |
| 2009 | $861 | $44,300 | $29,300 |
| 2008 | $861 | $44,300 | $29,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-08-26 | Sold | $105,900 |
| 2011-08-26 | Sold | $10,300 |
| 2011-03-28 | Sold | $2,000 |
| 1998-07-27 | Sold | $38,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-11-24 | Listed for rent | $1,475 | — |
| 2022-09-01 | Listed for rent | $1,300 | — |
| 2013-01-28 | Listed for rent | $650 | — |
Photo Gallery
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],
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},
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{
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},
{
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},
{
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},
{
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},
{
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},
{
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},
{
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},
{
"note": "Allowance is $0 as the property information confirms a refrigerator is provided by the landlord.",
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},
{
"note": "Included for a tenant-owned microwave, as one is not listed as provided with the property.",
"utility": "Range / Microwave",
"allowance": 18
},
{
"note": "Allowance is $0 as the utility schedule provides no value, suggesting this service is likely covered by taxes or is a direct municipal fee not included in this schedule.",
"utility": "Trash Collection",
"allowance": 0
}
],
"cash_on_cash_return": 0.94,
"down_payment_amount": 27000.0,
"property_tax_annual": 980.56,
"property_tax_monthly": 81.71,
"property_tax_increase": 0.03,
"utility_allowance_total": 472.0,
"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": 16849.62,
"property_management_monthly": 248.0,
"monthly_cash_flow_after_debt": 1404.13,
"cash_on_cash_return_after_debt": 0.62
},
"section8_assessment": {
"runs": [
{
"summary": "This 3-bed single-family property is largely cosmetically updated inside (new LVP, painted walls, functioning appliances) and shows good potential for Section 8 / HCV tenancy after minor repairs and safety verifications. Primary concerns for passing an initial NSPIRE inspection are lack of visible smoke/CO detectors, a stained porch ceiling suggesting a possible roof/gutter leak, and exterior stairs/handrail deficiencies. Major systems (heating, water heater, electrical panel) were not visible and require verification but there is circumstantial evidence of service (thermostat, gas range). With repairs/verification (install/confirm detectors, fix porch leak, upgrade handrails/repair exterior steps, clean/secure garage, confirm GFCI where required and mechanicals working), this property is likely rent-ready within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show fresh LVP flooring, painted walls, working light fixtures and ceiling fans; kitchen includes refrigerator, gas range and dishwasher per listing and photos. Cosmetic condition appears good inside. Observable deferred items are exterior stair treads and railing rust, some wear on kitchen cabinets/trim, and debris in the open garage. Missing or worn minor finishes are likely easy fixes (paint, stair tread repair, clean/clear garage). Overall property appears cosmetically updated and habitable with primarily minor repairs and cleaning required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "Several NSPIRE/Section 8 safety checkpoints are uncertain or show potential issues from images: no smoke detectors are visible in living areas or hall (required); porch ceiling shows a dark stain consistent with prior or active water intrusion (possible roof or gutter leak); exterior stairs have inconsistent handrails and narrow treads which may fail inspection depending on local code/inspector; garage opening has debris/trip hazards. No exposed live wiring was observed in photos. GFCI protection at kitchen sink outlets is not visible. Because the hazards seen (stain, stair railing, no visible detectors) are moderate but fixable, safety score is in the mid-range."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Photos do not show mechanicals (furnace, water heater, electrical panel). Presence of a thermostat on an interior wall and functioning ceiling fans suggests electrical and heating control exist, and kitchen has a gas range so gas service is present. Roof appears intact from façade photos but the porch ceiling stain indicates a localized leak concern. No visible signs of major plumbing failure or flooded areas inside. Given limited visual evidence and one localized water-stain risk, rate systems as moderate — serviceable but require verification (operational furnace, hot water, electrical panel condition, roof/porch leak repair)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 60.0,
"rationale": "Exterior envelope is generally intact: brick front and covered porch appear structurally sound. The property sits on a slope with masonry retaining walls that look stable in photos, but vegetation is overgrown and will require cleanup. The exterior concrete/stone steps are steep and some have open risers; handrail is minimal and rusty. The one-car open garage has debris and may need cleaning/repair. Drainage is not clearly visible but slope and mature trees suggest potential leaf/gutter maintenance needs. Overall exterior condition is average with required site cleanup and stair/garage repairs."
},
{
"key": "rental_history_activity",
"label": "Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Porch ceiling stain consistent with roof/gutter leak or water intrusion (needs immediate investigation).",
"Exterior stairs and handrail are worn, rusty and may fail handrail/guardrail code; potential trip/fall hazard.",
"Open/unclean garage with debris and possible structural/infestation issues visible in photos.",
"No visible smoke detectors / carbon monoxide detectors in photographed areas (inspection fail if absent).",
"Mechanical systems (furnace, water heater, electrical panel) not shown — require verification; absence or failure would be a major fail."
],
"confidence": 0.65,
"assumptions": [
"Kitchen appliances shown (refrigerator, gas range, dishwasher) are included and in working condition as implied by listing photos and description.",
"There is an operable heating system (thermostat visible) and a water heater on-site though neither is pictured; both would need verification during inspection.",
"No smoke or CO detectors were visible in supplied photos; assume they are not present or not properly placed/visible and will need installation or verification.",
"Electrical panel exists and is intact but was not photographed; assume typical older-home wiring requiring inspection for code compliance (GFCI presence in kitchen/bath to be verified).",
"Porch ceiling discoloration indicates past or active water intrusion that may be limited to porch roof/gutter area rather than widespread roof structural failure.",
"Interior shows no obvious mold or active leaks in photographed rooms; assume bathrooms/plumbing function but require confirmation.",
"Lead-paint risk exists given year built (1898); assume painted surfaces have been updated but lead risk assessment may be required for some State/local rules."
],
"overall_score": 70.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "This 3-bed, 1-bath single-family appears cosmetically updated inside and includes major kitchen appliances, making it promising for Section 8 tenancy. Primary inspection risks are missing/undocumented smoke and CO detectors, exterior stair safety/handrail deterioration, a stained porch ceiling (possible water intrusion), and limited visible evidence of mechanical/electrical equipment. These are mostly fixable within a short window (repairs, detector installation, minor site/step work) but the unknown condition of mechanical systems and exterior stairs/garage drainage justify a conservative, moderate readiness rating. I estimate the property could pass an initial HCV/NSPIRE inspection after addressing detectors, GFCI verification/installation, repairing/secure exterior stairs and addressing porch/roof water staining and any minor mechanical items identified on in-person inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior photos show recent cosmetic updates: LVP flooring throughout, fresh paint, working ceiling fans, intact drywall and trim. Kitchen is present with refrigerator, gas range and dishwasher (listing confirms). Fireplace/hearth is decorative but intact. Observable deferred items are exterior stairs and lower wooden steps (weathered, moss/debris), some scuffed cabinet faces and minor porch floor/ceiling staining. No large collapsed ceilings or exposed subfloor seen. Missing/old exterior finishes and stair repairs are easy-to-fix or medium-cost items; they reduce score moderately but do not imply major structural rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No visible smoke detectors or carbon monoxide alarms in photos (could be present off-camera) which is a common NSPIRE fail point. Interior stair has a handrail; exterior stairs have a metal railing but several exterior treads look weathered/uneven and the lower wooden step run appears thin and potentially slippery — an egress/trip hazard. Porch has masonry guardrail present. No exposed electrical wiring visible and outlets/switches appear intact in rooms shown but GFCI presence at kitchen/dishwasher not confirmed. Porch ceiling shows a dark stain (possible water intrusion). Bedroom egress windows appear present but window sizes not measured. Entry door equipage (deadbolt) not visible. These unknowns create moderate NSPIRE compliance risk requiring inspection fixes (detectors, GFCI, stair repairs)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "Major systems are not directly photographed (mechanical room, electrical panel, water heater). Evidence suggesting systems are functional: kitchen appliances present and a wall thermostat is visible in a living area implying heating system exists. Roof and dormer appear intact from street photos with no obvious sagging, but only partial roof view is available. No visible active leaks inside apart from porch ceiling stain. Electrical panel, water heater, and HVAC operational status are unknown and should be verified; unknowns reduce score to reflect moderate risk of system repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 55.0,
"rationale": "Property sits on a steep, heavily treed lot. Retaining stone walls appear intact but the yard and drive/garage area show debris and overgrowth. The freestanding garage opening is filled with leaves/debris and may have drainage issues; the driveway and lower steps look weathered and could be trip/slip hazards. Siding and trim appear aged (yellow paint) but not obviously failing in the photos. Proximity of large trees to the structure increases risk for gutters/roof debris and pest entry. These outdoor/site items are moderate-to-significant maintenance items that can affect inspection readiness and tenant safety if not addressed."
},
{
"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": [
"Porch ceiling staining indicating possible water intrusion / roof or flashing issue requiring investigation",
"Exterior stairs and lower wooden step run are weathered and uneven — unsafe stairs / potential trip hazard and railing concern",
"Garage opening/drive area filled with debris and overgrowth — possible drainage and pest issues",
"No visible smoke detectors or carbon monoxide alarms in the photos (NSPIRE common fail point) and GFCI locations not confirmed"
],
"confidence": 0.6,
"assumptions": [
"Smoke and carbon monoxide detectors are not visible in photos; assume they may be missing or not properly located unless confirmed.",
"Kitchen appliances shown (refrigerator, gas range, dishwasher) are operational as listed; missing major appliances is not an issue here.",
"A heating system exists (thermostat visible) and is operational, but service records and hot water availability are not confirmed.",
"No active major roof collapse or foundation movement is visible from photos; assume roof is serviceable but recommend full roof inspection due to age (1898).",
"Electrical panel and GFCI protection are present but not photographed; assume some GFCI or outlet upgrades may be required in kitchen/bath.",
"Porch ceiling stain represents prior or minor water penetration; could be active. Assume need for further investigation.",
"Interior photos are representative of the overall interior condition and there are no unseen collapsed ceilings or extensive mold in non-photographed spaces unless found on site."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "Overall this 3-bed single-family shows solid cosmetic updates and included kitchen appliances, making it likely rentable with only minor to moderate work. The property is in a livable cosmetic state inside but presents inspection risks tied to unverified mechanicals (HVAC, water heater, electrical panel/GFCI), absence/unverified smoke & CO detectors, porch ceiling staining (possible roof leak), an open/unsecured garage, and steep exterior site/stair conditions. If routine NSPIRE checklist items (install/verify detectors, GFCI, secure garage door, repair/confirm porch/roof, confirm HVAC and water heater operation) are completed, the home should pass an initial HCV/NSPIRE inspection within a few weeks. Significant structural or system failures are not visible, but some site and moisture risks need prompt attention.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior photos show recent cosmetic updates: new LVP flooring, fresh paint, working ceiling fans, intact drywall and trim. Kitchen includes refrigerator, range and dishwasher per listing and photos; cabinets are older but serviceable. Visible deferred items are moderate: porch ceiling stain/dark streak (possible water damage), worn exterior steps, open/unfinished garage, and some exterior paint/siding wear. No collapsed ceilings, exposed subfloor, or heavy interior damage visible. Missing minor items (outlet covers, smoke/CO detectors not visible in photos) reduce score moderately but are fixable."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No immediate life‑threatening hazards are visible (no collapsed ceilings, active standing water, or major structural sagging). However several NSPIRE items are unconfirmed or potentially noncompliant: smoke detectors and carbon monoxide alarms are not visible in photos (CO required if fuel-burning appliances/attached garage), GFCI protection at kitchen outlets is not evident, the porch ceiling shows staining (possible roof/Water intrusion risk), and the exterior garage is open/unsecured. Exterior stairs are steep; while handrails exist in some photos, some sections appear makeshift/uneven which could fail an inspector check. No exposed wiring was observed in photos. These items create inspection risk until verified/fixed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 65.0,
"rationale": "Major systems are not directly shown. Kitchen appliances (range, fridge, dishwasher) are present, suggesting plumbing and gas/electrical hook‑ups exist. Interior shows a thermostat‑like device on a wall (suggesting HVAC present) but no furnace/boiler/water heater or electrical panel are visible to confirm condition. Porch ceiling staining suggests a possible roof or gutter issue above the porch that should be evaluated. Because the listing promotes 'thoughtful updates' and the interior condition appears refreshed, assume systems are functional but likely older and should be verified; unknowns (water heater, panel, HVAC operability, GFCI) lower the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 55.0,
"rationale": "Steep lot and terraced stone retaining walls are present; these appear intact but create potential drainage risks. Vegetation and mature trees are very close to the structure (root/roof/gutter risk). Front/side exterior shows aged siding and paint wear. The covered front porch has a stained ceiling area and the garage opening is missing a door and contains debris — security, pest and water intrusion concerns. Exterior stairs are steep and some sections (wooden lower steps) appear worn. These site conditions raise moderate inspection and maintenance concerns."
},
{
"key": "rental_history_activity",
"label": "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": [
"Porch ceiling staining — possible roof or gutter leak requiring repair and moisture/mold assessment",
"Open/unsecured garage opening (no visible door) — security, pest and weather intrusion concern",
"No visible smoke detectors or carbon monoxide alarms in photos — potential NSPIRE failure if not present/operational",
"Steep exterior stairs and sections of worn steps/guardrail — fall hazard and potential code failure if handrails/guards not compliant",
"Vegetation/trees close to structure and terraced site — drainage and foundation/moisture risk that should be evaluated"
],
"confidence": 0.6,
"assumptions": [
"Listing and interior photos are recent and accurately represent current condition.",
"Kitchen appliances pictured (range, refrigerator, dishwasher) are present and assumed functional unless inspection shows otherwise.",
"No smoke or carbon monoxide detectors are visible in the photos; assume they may be missing or not in required locations and must be verified/installed.",
"Major systems (furnace/AC, water heater, electrical panel) are present but their operational condition is unverified from photos—assumed serviceable but aging.",
"Porch ceiling staining indicates prior or ongoing water intrusion; extent of damage (rot/mold) is unknown and requires inspection.",
"Garage is open/unsecured as shown; assumes no working garage door currently installed.",
"Interior shows no visible mold or lead-risk paint in provided photos; hidden issues behind finishes are unknown."
],
"overall_score": 66.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "97 Royal St, Pittsburgh, PA, 15212",
"aggregate": {
"summary": "This 3-bed single-family property is largely cosmetically updated inside (new LVP, painted walls, functioning appliances) and shows good potential for Section 8 / HCV tenancy after minor repairs and safety verifications. Primary concerns for passing an initial NSPIRE inspection are lack of visible smoke/CO detectors, a stained porch ceiling suggesting a possible roof/gutter leak, and exterior stairs/handrail deficiencies. Major systems (heating, water heater, electrical panel) were not visible and require verification but there is circumstantial evidence of service (thermostat, gas range). With repairs/verification (install/confirm detectors, fix porch leak, upgrade handrails/repair exterior steps, clean/secure garage, confirm GFCI where required and mechanicals working), this property is likely rent-ready within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 76.0,
"rationale": "Interior photos show fresh LVP flooring, painted walls, working light fixtures and ceiling fans; kitchen includes refrigerator, gas range and dishwasher per listing and photos. Cosmetic condition appears good inside. Observable deferred items are exterior stair treads and railing rust, some wear on kitchen cabinets/trim, and debris in the open garage. Missing or worn minor finishes are likely easy fixes (paint, stair tread repair, clean/clear garage). Overall property appears cosmetically updated and habitable with primarily minor repairs and cleaning required."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 56.7,
"rationale": "Exterior envelope is generally intact: brick front and covered porch appear structurally sound. The property sits on a slope with masonry retaining walls that look stable in photos, but vegetation is overgrown and will require cleanup. The exterior concrete/stone steps are steep and some have open risers; handrail is minimal and rusty. The one-car open garage has debris and may need cleaning/repair. Drainage is not clearly visible but slope and mature trees suggest potential leaf/gutter maintenance needs. Overall exterior condition is average with required site cleanup and stair/garage repairs."
},
{
"key": "rental_history_activity",
"label": "Rental History (last 5 years) - 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",
"score": 60.0,
"rationale": "Several NSPIRE/Section 8 safety checkpoints are uncertain or show potential issues from images: no smoke detectors are visible in living areas or hall (required); porch ceiling shows a dark stain consistent with prior or active water intrusion (possible roof or gutter leak); exterior stairs have inconsistent handrails and narrow treads which may fail inspection depending on local code/inspector; garage opening has debris/trip hazards. No exposed live wiring was observed in photos. GFCI protection at kitchen sink outlets is not visible. Because the hazards seen (stain, stair railing, no visible detectors) are moderate but fixable, safety score is in the mid-range."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 61.7,
"rationale": "Photos do not show mechanicals (furnace, water heater, electrical panel). Presence of a thermostat on an interior wall and functioning ceiling fans suggests electrical and heating control exist, and kitchen has a gas range so gas service is present. Roof appears intact from façade photos but the porch ceiling stain indicates a localized leak concern. No visible signs of major plumbing failure or flooded areas inside. Given limited visual evidence and one localized water-stain risk, rate systems as moderate — serviceable but require verification (operational furnace, hot water, electrical panel condition, roof/porch leak repair)."
}
],
"red_flags": [
"Porch ceiling stain consistent with roof/gutter leak or water intrusion (needs immediate investigation).",
"Exterior stairs and handrail are worn, rusty and may fail handrail/guardrail code; potential trip/fall hazard.",
"Open/unclean garage with debris and possible structural/infestation issues visible in photos.",
"No visible smoke detectors / carbon monoxide detectors in photographed areas (inspection fail if absent).",
"Mechanical systems (furnace, water heater, electrical panel) not shown — require verification; absence or failure would be a major fail."
],
"confidence": 0.89,
"assumptions": [
"Kitchen appliances shown (refrigerator, gas range, dishwasher) are included and in working condition as implied by listing photos and description.",
"There is an operable heating system (thermostat visible) and a water heater on-site though neither is pictured; both would need verification during inspection.",
"No smoke or CO detectors were visible in supplied photos; assume they are not present or not properly placed/visible and will need installation or verification.",
"Electrical panel exists and is intact but was not photographed; assume typical older-home wiring requiring inspection for code compliance (GFCI presence in kitchen/bath to be verified).",
"Porch ceiling discoloration indicates past or active water intrusion that may be limited to porch roof/gutter area rather than widespread roof structural failure.",
"Interior shows no obvious mold or active leaks in photographed rooms; assume bathrooms/plumbing function but require confirmation.",
"Lead-paint risk exists given year built (1898); assume painted surfaces have been updated but lead risk assessment may be required for some State/local rules."
],
"score_method": "mean_of_criteria",
"overall_score": 65.2,
"rubric_version": "ns_prep_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "3814251005"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.