Property ID: 4446676426
2325 Larkins Way, Pittsburgh, PA, 15203
Pittsburgh, PA
Money Down: $42,960
CoC Return: 18.06%
Monthly Cash Flow: $647
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$35,800
Closing Costs
$7,160
Total Down
$42,960
Investment Snapshot
Purchase Price
$179,000
Money Down
$42,960
Cash-on-Cash Return
18.06%
Rent
$1,976
Monthly Cash Flow
$647
Annual Cash Flow
$7,760
Debt Service / Mo
$953
Property Tax / Mo
$147
Insurance / Mo
$32
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,976
Payment Standard
$2,309
Rent
$1,976
Insurance
$32
Property Tax
$147
Management
$198
Utilities Allowance
$333
NOI (Monthly)
$1,599
Debt Service
$953
Cash Flow After Debt
$647
Quality Score: 75.20%
Confidence: 95.00%
This South Side rowhouse appears well-maintained and likely to pass an initial HCV/NSPIRE inspection with only minor fixes in most areas. Interior finishes, working kitchen appliances, intact ceilings and stairs, and a sound-looking exterior point to a property that is near rent-ready. Primary uncertainties that reduce the score are missing photographic documentation for major systems (heating, water heater, electrical panel), explicit smoke/CO detector coverage for all required locations, GFCI protection in wet areas, and bedroom egress confirmation. With a brief systems check (confirm smoke/CO placement, GFCI outlets, hot water and heating operation) and small cosmetic touch-ups, this property should be rental-ready within 1–4 weeks.
Section 8 Payment Standard
$2,309
Utility Allowance Total
$333
Guaranteed Section 8 Rent (PS - Utilities)
$1,976
Property Management
$198
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$179,000
Beds
2
Baths
1
Living Area
837 sqft
Lot Size
684 sqft
Year Built
1900
Days on Market
143
Capital Outlay
$42,960
Debt Service
$953
Property Tax / Mo
$147
Insurance / Mo
$32
Property Description
Beautifully maintained rowhouse in the heart of the vibrant South Side Flats. Enjoy unbeatable proximity to all your favorite South Side venues, restaurants, coffee shops, and convenient public transportation with quick access to both Oakland and Downtown. This home offers a strong and consistent rental history, making it an excellent investment or owner-occupant opportunity. Inside, you'll find spacious rooms, while outdoors a private back courtyard provides the perfect spot for relaxing or entertaining. A low-maintenance home in an exceptional location.
Utility Allowances
Heating
$74
Property has gas heating, as specified in the listing details. The 'natural_gas' option was selected.
Cooking
$6
Property includes a 'Gas Stove' according to the listing's inclusions. The 'natural_gas' option was selected.
Water Heating
$18
Water heating fuel is inferred to be natural gas, consistent with the presence of gas heating and a gas stove. The 'natural_gas' option was selected.
Other Electric
$59
This is a standard allowance for lighting, appliances, and general electrical use in a residential unit.
Air Conditioning
$11
The property is listed as having 'Central' cooling.
Water
$66
The property is connected to 'Public' water, which is assumed to be a tenant expense.
Sewer
$99
The property is connected to a 'Public' sewer system, which is assumed to be a tenant expense.
Refrigerator
$0
The property includes a landlord-provided Refrigerator, so the tenant does not bear this utility cost.
Range/Microwave
$0
The property includes a landlord-provided Microwave Oven, so the tenant does not bear this utility cost.
Trash Collection
$0
The provided utility schedule had no allowance value for trash collection for this unit size.
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$275
DP3 Annual Estimate$494
DP1 Monthly Equivalent$23
DP3 Monthly Equivalent$41
Replacement Value$40,600
Basis837 sqft / 1900
Nearby Houses
Photo unavailable
2327 Larkins Way
for_sale · 0.00 mi
Price: $209,000
2 bd / 1 ba · 1,384 sqft
Latest sale: $15,000
Latest rent: $1,400 on May 11, 2025
Photo unavailable
2326 Sarah St
off_market · 0.01 mi
Price: $739,000
— bd / — ba
Latest sale: $585,000 on Feb 03, 2023
Latest rent: —
Photo unavailable
2328 Sarah St
sold · 0.01 mi
Price: $655,000
3 bd / 4 ba · 2,670 sqft
Latest sale: $655,000 on Mar 15, 2023
Latest rent: —
Photo unavailable
2322 Sarah St
off_market · 0.01 mi
Price: $415,900
4 bd / 2 ba · 1,900 sqft
Latest sale: $149,400 on Jun 23, 2003
Latest rent: $1,200 on May 29, 2020
Photo unavailable
2318 Sarah St
sold · 0.01 mi
Price: $425,000
— bd / — ba
Latest sale: $425,000 on Jul 12, 2024
Latest rent: —
Photo unavailable
2311 Larkins Way
sold · 0.02 mi
Price: $290,000
2 bd / 3 ba
Latest sale: $290,000 on Sep 16, 2022
Latest rent: $2,400 on Jul 24, 2025
Photo unavailable
2339 Larkins Way
sold · 0.03 mi
Price: $320,000
— bd / — ba
Latest sale: $320,000 on Jan 07, 2022
Latest rent: $800 on Oct 23, 2018
Photo unavailable
2315 Jane St
sold · 0.03 mi
Price: $468,250
4 bd / 3 ba · 1,920 sqft
Latest sale: $468,250 on Feb 13, 2026
Latest rent: $3,000 on Jul 28, 2015
Photo unavailable
2331 Sarah St
sold · 0.04 mi
Price: $600,000
3 bd / 3 ba · 2,560 sqft
Latest sale: $600,000 on Aug 26, 2022
Latest rent: —
Photo unavailable
2335 Sarah St Unit 2
off_market · 0.04 mi
Price: $1,595
3 bd / 2 ba · 2,000 sqft
Latest sale: —
Latest rent: $1,595 on Jan 10, 2026
Photo unavailable
2315 Sarah St
sold · 0.04 mi
Price: $529,770
6 bd / 4 ba
Latest sale: $529,770
Latest rent: —
Photo unavailable
2322 Jane St
sold · 0.05 mi
Price: $450,000
3 bd / 3 ba · 1,700 sqft
Latest sale: $450,000
Latest rent: —
Photo unavailable
2324 Jane St
off_market · 0.05 mi
Price: $349,900
4 bd / 3 ba · 1,908 sqft
Latest sale: $325,000
Latest rent: —
Photo unavailable
2310 Carey Way
sold · 0.05 mi
Price: $530,000
3 bd / 3 ba · 2,248 sqft
Latest sale: $530,000
Latest rent: —
Photo unavailable
2408 Larkins Way
sold · 0.06 mi
Price: $265,000
4 bd / 2 ba · 1,540 sqft
Latest sale: $265,000
Latest rent: —
Photo unavailable
129 S 24th St
sold · 0.06 mi
Price: $125,000
— bd / — ba
Latest sale: $125,000
Latest rent: —
Photo unavailable
2320 E Carson St
for_sale · 0.07 mi
Price: $375,000
4 bd / 2 ba
Latest sale: $45,000
Latest rent: —
Photo unavailable
2413 Jane St
sold · 0.07 mi
Price: $631,000
3 bd / 4 ba · 2,108 sqft
Latest sale: $631,000
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Heating system and water heater exist and are functional but are not shown in photos; assumed operable based on current occupancy and rental history.
- At least one smoke alarm is present (a white device is visible near entry), but full NSPIRE-required smoke/CO coverage (all sleeping areas, levels) is not documented.
- Electrical panel is intact and grounded; no exposed interior wiring observed in photos suggesting major electrical hazards.
- Kitchen appliances pictured are included and operational (stove, fridge, dishwasher, microwave).
- No active roof leaks or major foundation movement are present; exterior photos show no signs of sagging or water intrusion.
- Bedrooms have egress windows typical for rowhouses of this era, though egress sizes were not photographed and must be confirmed during inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,712 | $69,200 | $69,200 |
| 2024 | $1,594 | $69,200 | $69,200 |
| 2023 | $1,594 | $69,200 | $69,200 |
| 2022 | $1,573 | $69,200 | $69,200 |
| 2021 | $1,573 | $69,200 | $69,200 |
| 2020 | $1,566 | $69,200 | $69,200 |
| 2019 | $1,566 | $69,200 | $69,200 |
| 2018 | $1,566 | $69,200 | $69,200 |
| 2017 | $1,566 | $69,200 | $69,200 |
| 2016 | $1,583 | $69,200 | $69,200 |
| 2015 | $1,583 | $69,200 | $69,200 |
| 2014 | $1,518 | $69,200 | $69,200 |
| 2013 | $1,813 | $69,200 | $69,200 |
| 2012 | $1,189 | $39,100 | $39,100 |
| 2011 | $1,149 | $39,100 | $39,100 |
| 2010 | $1,149 | $39,100 | $39,100 |
| 2009 | $1,149 | $39,100 | $39,100 |
| 2008 | $1,149 | $39,100 | $39,100 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-11-17 | Listed | $179,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-01-05 | Listed for rent | $1,050 | — |
| 2023-10-30 | Listed for rent | $1,050 | — |
| 2023-09-21 | Listed for rent | $1,050 | — |
| 2022-04-19 | Listed for rent | $1,010 | — |
Photo Gallery
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"building": 40600
},
"assessment": {
"land": 28600,
"total": 69200,
"building": 40600
}
},
{
"tax": 1189,
"year": 2012,
"market": {
"land": 5700,
"total": 39100,
"building": 33400
},
"assessment": {
"land": 5700,
"total": 39100,
"building": 33400
}
},
{
"tax": 1149,
"year": 2011,
"market": {
"land": 5700,
"total": 39100,
"building": 33400
},
"assessment": {
"land": 5700,
"total": 39100,
"building": 33400
}
},
{
"tax": 1149,
"year": 2010,
"market": {
"land": 5700,
"total": 39100,
"building": 33400
},
"assessment": {
"land": 5700,
"total": 39100,
"building": 33400
}
},
{
"tax": 1149,
"year": 2009,
"market": {
"land": 5700,
"total": 39100,
"building": 33400
},
"assessment": {
"land": 5700,
"total": 39100,
"building": 33400
}
},
{
"tax": 1149,
"year": 2008,
"market": {
"land": 5700,
"total": 39100,
"building": 33400
},
"assessment": {
"land": 5700,
"total": 39100,
"building": 33400
}
}
],
"property_history": [
{
"date": "2025-11-17",
"price": 179000,
"listing": {
"status": "for_sale",
"list_date": "2025-11-17T16:09:37Z",
"list_price": 179000,
"listing_id": "2988651428",
"last_update_date": "2025-11-18T11:59:40Z",
"last_status_change_date": "2025-11-17T16:09:37Z"
},
"event_name": "Listed",
"price_sqft": 213.8590203106332,
"source_name": "WestPenn",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1731017",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "4446676426",
"generated_at": "2026-02-24T23:24:44.540420Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 75.2
},
"utility_allowance": {
"zip_code": "15203",
"home_photo": "https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m1031741462s-w1280.jpg",
"rent_price": 1976.0,
"loan_amount": 143200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2325-Larkins-Way_Pittsburgh_PA_15203_M44466-76426",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 179000.0,
"loan_term_years": 30,
"annual_cash_flow": 19192.94,
"mortgage_monthly": 952.71,
"payment_standard": 2309.0,
"total_amount_out": 35800.0,
"additional_photos": [
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m1382805832s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m683564011s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m3190370129s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m846086730s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m1260779152s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m216710729s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m630046825s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m1023030619s-w1280.jpg",
"https://ap.rdcpix.com/73f51e5dc045e653b1b383d236633f29l-m4256785924s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 32.04,
"monthly_cash_flow": 1599.41,
"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": "Property has gas heating, as specified in the listing details. The 'natural_gas' option was selected.",
"utility": "Heating",
"allowance": 74
},
{
"note": "Property includes a 'Gas Stove' according to the listing's inclusions. The 'natural_gas' option was selected.",
"utility": "Cooking",
"allowance": 6
},
{
"note": "Water heating fuel is inferred to be natural gas, consistent with the presence of gas heating and a gas stove. The 'natural_gas' option was selected.",
"utility": "Water Heating",
"allowance": 18
},
{
"note": "This is a standard allowance for lighting, appliances, and general electrical use in a residential unit.",
"utility": "Other Electric",
"allowance": 59
},
{
"note": "The property is listed as having 'Central' cooling.",
"utility": "Air Conditioning",
"allowance": 11
},
{
"note": "The property is connected to 'Public' water, which is assumed to be a tenant expense.",
"utility": "Water",
"allowance": 66
},
{
"note": "The property is connected to a 'Public' sewer system, which is assumed to be a tenant expense.",
"utility": "Sewer",
"allowance": 99
},
{
"note": "The property includes a landlord-provided Refrigerator, so the tenant does not bear this utility cost.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property includes a landlord-provided Microwave Oven, so the tenant does not bear this utility cost.",
"utility": "Range/Microwave",
"allowance": 0
},
{
"note": "The provided utility schedule had no allowance value for trash collection for this unit size.",
"utility": "Trash Collection",
"allowance": 0
}
],
"cash_on_cash_return": 0.54,
"down_payment_amount": 35800.0,
"property_tax_annual": 1763.36,
"property_tax_monthly": 146.95,
"property_tax_increase": 0.03,
"utility_allowance_total": 333.0,
"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": 7760.38,
"property_management_monthly": 197.6,
"monthly_cash_flow_after_debt": 646.7,
"cash_on_cash_return_after_debt": 0.22
},
"section8_assessment": {
"runs": [
{
"summary": "This South Side rowhouse appears well-maintained and likely to pass an initial HCV/NSPIRE inspection with only minor fixes in most areas. Interior finishes, working kitchen appliances, intact ceilings and stairs, and a sound-looking exterior point to a property that is near rent-ready. Primary uncertainties that reduce the score are missing photographic documentation for major systems (heating, water heater, electrical panel), explicit smoke/CO detector coverage for all required locations, GFCI protection in wet areas, and bedroom egress confirmation. With a brief systems check (confirm smoke/CO placement, GFCI outlets, hot water and heating operation) and small cosmetic touch-ups, this property should be rental-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 78.0,
"rationale": "Interior and exterior photos show a well-maintained rowhouse with updated kitchen cabinets, working appliances (stove, fridge, dishwasher, microwave visible), intact drywall, and generally clean finishes. Carpeted living areas and cosmetic finishes are in serviceable condition. Minor items observed or likely (carpet wear, small concrete step wear at entry, front stoop patching) are easy/low-cost fixes. No large-scale deferred maintenance visible."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 72.0,
"rationale": "No obvious life-threatening hazards in photos: ceilings appear intact (no sagging), stairs have a handrail, entry door has a lock and visible deadbolt, no exposed interior wiring shown, and windows appear functional. A small white device near the entry/living area suggests at least one smoke/CO device but neither CO alarm placement nor smoke detector coverage of sleeping areas is documented. GFCI locations in kitchen/bath not visible. Bedroom egress not shown. Score reduced for unknowns (CO detectors, GFCI, egress windows, plumbing hot water confirmation) despite no visible active hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 65.0,
"rationale": "Kitchen appliances are present and appear modern/operational. No visible HVAC equipment or thermostat type confirming heating/cooling system; chimney present which may indicate gas/forced-air or other fuel but systems not photographed. Water heater and electrical panel not shown. Roof and drainage not visible from photos. Because major systems are not documented and could require inspection/servicing, this category is rated conservatively despite good visible interior condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Exterior siding and stone veneer appear intact with no visible foundation cracks or major deterioration. Walkway and small stoop are serviceable; site is tight urban rowhouse with alley access and trash storage visible. No standing water, visible infestation, or structural movement observed. Overhead utility lines and close neighboring buildings are typical for the area but are not an inspection fail in themselves."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Heating system and water heater exist and are functional but are not shown in photos; assumed operable based on current occupancy and rental history.",
"At least one smoke alarm is present (a white device is visible near entry), but full NSPIRE-required smoke/CO coverage (all sleeping areas, levels) is not documented.",
"Electrical panel is intact and grounded; no exposed interior wiring observed in photos suggesting major electrical hazards.",
"Kitchen appliances pictured are included and operational (stove, fridge, dishwasher, microwave).",
"No active roof leaks or major foundation movement are present; exterior photos show no signs of sagging or water intrusion.",
"Bedrooms have egress windows typical for rowhouses of this era, though egress sizes were not photographed and must be confirmed during inspection."
],
"overall_score": 79.0,
"rubric_version": "ns_2026_v1"
},
{
"summary": "Overall this South Side rowhouse presents as a mostly turnkey 2-bed, 1-bath unit that would likely pass an initial HCV/NSPIRE inspection with minor targeted fixes. Interior finishes and appliances appear present and in usable condition, exterior envelope looks sound, and there are no visible life-safety defects in photos. Primary outstanding verification items before move-in: carbon monoxide detector (required with gas range), GFCI protection in kitchen, confirmation of working heating and hot water systems and presence of a deadbolt on the entry door. With those checks and any small corrections, the property should be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a well-maintained rowhouse: intact vinyl siding and stone veneer, clean concrete stoop/walkway, updated-looking kitchen with stove, fridge, dishwasher, intact cabinetry and countertops, and cosmetically sound walls/ceilings. Carpet shows normal wear and there are small belongings in photos indicating occupied condition. No visible major cosmetic defects. Missing minor items (outlet covers not visible, some trim wear) — easy-to-fix."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 75.0,
"rationale": "Visible positives: smoke detector is visible on an interior wall, stair has a handrail, windows appear intact, entry door has a lock and storm door, no visible exposed wiring or active water intrusion, ceilings intact. Items not confirmed from photos: carbon monoxide detector (required given gas range), presence of GFCI-protected kitchen outlets, verified deadbolt on entry, bedroom window egress dimensions, and bathroom safety features. These are likely fixable within a short timeframe but require verification/installation in places."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 70.0,
"rationale": "Major systems (furnace/AC, water heater, electrical panel) are not shown. Exterior roofline and chimney visible and appear intact from street view with no visible sagging or active leaks. Kitchen appliances present and look functional (gas range visible). No evidence of standing water or visible plumbing failure. Because mechanical equipment is unseen, risk is moderate but rental history and occupancy suggest functioning systems; however verification/inspection of heating, hot water, and electrical panel needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Front facade and immediate site look tidy: vinyl siding and stone veneer in good repair, concrete walk is level, no visible foundation cracks from photos, narrow side alley used for trash storage but not blocking egress. Overhead utility lines and meter are typical for the area and appear intact. Small site issues (trash bins in alley, tight street parking) are operational, not inspection-failing."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (5y) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Heating system (furnace) and water heater are present and operational though not pictured; rental history suggests functioning systems.",
"Bedrooms upstairs have egress windows that meet local size/egress code (not shown in photos).",
"A smoke detector visible in living area is functional; additional smoke/CO detectors may be required per local code.",
"Kitchen has required electrical outlets but GFCI protection near the sink cannot be confirmed from photos and should be tested/installed if missing.",
"Entry door has an operable secure locking mechanism; a deadbolt may exist though not clearly visible in photos.",
"No active roof leaks or hidden water intrusion present based on lack of interior stains; if interior stains are found on inspection, score would be downgraded.",
"Because house was built in 1900, painted surfaces may contain lead-based paint — assumed covered/maintained but lead risk assessment may be required for certain work or child-occupied units."
],
"overall_score": 78.0,
"rubric_version": "2026-02-hud-nspire-v1"
},
{
"summary": "Overall this South Side rowhouse appears to be in good, well-maintained condition and has an active recent rental history. Based on photos and listing text it is likely to pass an initial HCV/NSPIRE inspection after confirming a few safety items (smoke/CO detectors, GFCI outlets, electrical panel access) and verifying heating and hot water systems. Expect only minor repairs or documentation requests in most cases; allow 1-4 weeks to remediate minor items if follow-up is required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show generally well-maintained finishes: intact siding/stone veneer, updated kitchen cabinets, working appliances (stove, microwave, fridge, dishwasher visible), painted walls, and cosmetically acceptable carpeting. Minor issues visible: small concrete step wear at the entry, some exterior trim paint loss, and normal wear on stair carpet. No obvious collapsed surfaces, missing doors/windows, or extensive drywall/floor damage. Missing/aged fixtures would be easy-to-fix cosmetic items."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, no visible exposed high-voltage wiring). Entry door has a storm door and appears to have a lock; windows present for egress on front. However, required safety items are not visible in photos: smoke/CO detectors, GFCI outlets in kitchen/bath, and electrical panel condition are not shown. Alley/side passage stores trash bins adjacent to structure which may create vermin/moisture risk if not managed. Given the maintained appearance and active recent rentals, these are likely present but unconfirmed — a moderate NSPIRE risk until detectors and GFCI are confirmed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 70.0,
"rationale": "Kitchen appliances are modern and appear functional (gas range, microwave, dishwasher, refrigerator). No visible interior water stains or ceiling discoloration that would indicate active roof leaks. However critical systems (heating system/boiler, water heater, HVAC, electrical service panel) are not shown; their condition must be verified. Chimney stacks and roofline visible in exterior photos appear intact with no obvious sagging. Without shown heating equipment or service records, rate as moderate risk but likely serviceable given active rental history."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Rowhouse exterior shows intact vinyl siding and stone veneer, level façade, and a concrete front apron/sidewalk in good condition. No visible foundation settlement or major masonry cracking. Alley between units is narrow and used for trash cans but not obviously obstructing egress. Overhead service cables and meter are visible but appear typical for urban rowhomes. Small front step shows minor wear; overall exterior maintenance appears good."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Property has functional heating and hot water systems (not pictured) because unit is an actively rented, maintained property with recent rental events.",
"Smoke and carbon monoxide detectors are installed but not visible in photos; if missing they would need to be installed to meet NSPIRE.",
"Electrical panel exists and is intact and up to code; no exposed live wiring is present where not photographed.",
"Bedrooms (not shown) have egress-compliant windows typical of two-bedroom rowhouse layouts.",
"No active roof leaks or major plumbing problems exist since no interior water stains or mold are visible in photos.",
"Appliances pictured (stove, dishwasher, refrigerator, microwave) are operational; missing appliances are not a major penalty since most are present."
],
"overall_score": 79.0,
"rubric_version": "2026-02-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2325 Larkins Way, Pittsburgh, PA, 15203",
"aggregate": {
"summary": "This South Side rowhouse appears well-maintained and likely to pass an initial HCV/NSPIRE inspection with only minor fixes in most areas. Interior finishes, working kitchen appliances, intact ceilings and stairs, and a sound-looking exterior point to a property that is near rent-ready. Primary uncertainties that reduce the score are missing photographic documentation for major systems (heating, water heater, electrical panel), explicit smoke/CO detector coverage for all required locations, GFCI protection in wet areas, and bedroom egress confirmation. With a brief systems check (confirm smoke/CO placement, GFCI outlets, hot water and heating operation) and small cosmetic touch-ups, this property should be rental-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 81.0,
"rationale": "Interior and exterior photos show a well-maintained rowhouse with updated kitchen cabinets, working appliances (stove, fridge, dishwasher, microwave visible), intact drywall, and generally clean finishes. Carpeted living areas and cosmetic finishes are in serviceable condition. Minor items observed or likely (carpet wear, small concrete step wear at entry, front stoop patching) are easy/low-cost fixes. No large-scale deferred maintenance visible."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 78.3,
"rationale": "Exterior siding and stone veneer appear intact with no visible foundation cracks or major deterioration. Walkway and small stoop are serviceable; site is tight urban rowhouse with alley access and trash storage visible. No standing water, visible infestation, or structural movement observed. Overhead utility lines and close neighboring buildings are typical for the area but are not an inspection fail in themselves."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 72.3,
"rationale": "No obvious life-threatening hazards in photos: ceilings appear intact (no sagging), stairs have a handrail, entry door has a lock and visible deadbolt, no exposed interior wiring shown, and windows appear functional. A small white device near the entry/living area suggests at least one smoke/CO device but neither CO alarm placement nor smoke detector coverage of sleeping areas is documented. GFCI locations in kitchen/bath not visible. Bedroom egress not shown. Score reduced for unknowns (CO detectors, GFCI, egress windows, plumbing hot water confirmation) despite no visible active hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 68.3,
"rationale": "Kitchen appliances are present and appear modern/operational. No visible HVAC equipment or thermostat type confirming heating/cooling system; chimney present which may indicate gas/forced-air or other fuel but systems not photographed. Water heater and electrical panel not shown. Roof and drainage not visible from photos. Because major systems are not documented and could require inspection/servicing, this category is rated conservatively despite good visible interior condition."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Heating system and water heater exist and are functional but are not shown in photos; assumed operable based on current occupancy and rental history.",
"At least one smoke alarm is present (a white device is visible near entry), but full NSPIRE-required smoke/CO coverage (all sleeping areas, levels) is not documented.",
"Electrical panel is intact and grounded; no exposed interior wiring observed in photos suggesting major electrical hazards.",
"Kitchen appliances pictured are included and operational (stove, fridge, dishwasher, microwave).",
"No active roof leaks or major foundation movement are present; exterior photos show no signs of sagging or water intrusion.",
"Bedrooms have egress windows typical for rowhouses of this era, though egress sizes were not photographed and must be confirmed during inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 75.2,
"rubric_version": "ns_2026_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4446676426"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.