Property ID: 4464199337
2133 Brighton Rd, Pittsburgh, PA, 15212
Pittsburgh, PA
Money Down: $26,400
CoC Return: 72.62%
Monthly Cash Flow: $1,598
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$22,000
Closing Costs
$4,400
Total Down
$26,400
Investment Snapshot
Purchase Price
$110,000
Money Down
$26,400
Cash-on-Cash Return
72.62%
Rent
$2,545
Monthly Cash Flow
$1,598
Annual Cash Flow
$19,171
Debt Service / Mo
$585
Property Tax / Mo
$85
Insurance / Mo
$22
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,545
Payment Standard
$3,179
Rent
$2,545
Insurance
$22
Property Tax
$85
Management
$254
Utilities Allowance
$634
NOI (Monthly)
$2,183
Debt Service
$585
Cash Flow After Debt
$1,598
Quality Score: 70.20%
Confidence: 94.00%
This 4-bed single-family appears mostly move-in ready from visible photos: clean renovated interior, working kitchen appliances, mini-split heating/cooling, intact exterior and safe-looking stairs/railings. Primary NSPIRE risks are missing/unspecified life-safety items (no visible smoke/CO detectors), lack of visible GFCI protection in the kitchen, and unverified major system components (electrical panel, water heater, attic egress). With installation/verification of detectors, GFCI outlets where required, and a quick systems check (electrical panel, water heater, roof inspection), this property is likely to pass an initial HCV/NSPIRE inspection within 1–3 weeks. Estimated readiness timeframe: minor repairs and safety installations (<30 days).
Section 8 Payment Standard
$3,179
Utility Allowance Total
$634
Guaranteed Section 8 Rent (PS - Utilities)
$2,545
Property Management
$254
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$110,000
Beds
4
Baths
1.5
Living Area
1,300 sqft
Lot Size
3,358 sqft
Year Built
1900
Days on Market
64
Capital Outlay
$26,400
Debt Service
$585
Property Tax / Mo
$85
Insurance / Mo
$22
Property Description
Located in a convenient location minutes from the Mexican War Streets and other historic neighborhoods in Pittsburgh's North Side, Allegheny General Hospital, public transportation, and convenient access to downtown and the North Shore, this property is ideal for investors and owner occupants alike. Previously a lucrative short-term rental, the property offers strong potential both as a long-term rental or to be converted back to a high performing short-term rental opportunity. Spacious bedrooms and additional finished attic space, large kitchen and two full sized bathrooms with much of the renovation preparations already completed make this an ideal investment or owner occupant opportunity for those looking to add value.
Utility Allowances
Heating
$116
Selected 'Electric' based on property listing details ('Heating: Electric, Forced Air'). Value is for a 4-bedroom unit.
Cooking
$10
Selected 'Natural Gas' as the property listing explicitly includes a 'Gas Stove'. Value is for a 4-bedroom unit.
Water Heating
$45
Fuel type was not specified. Selected 'Electric' as it is the more expensive option compared to 'Natural Gas' ($45 vs. $29), following instructions. Value is for a 4-bedroom unit.
Other Electric
$92
Baseline electrical costs for lights and general appliances. Value is for a 4-bedroom unit.
Air Conditioning
$23
Property listing mentions 'Wall/Window Unit(s)', which is a tenant-paid utility. Value is for a 4-bedroom unit.
Water
$136
Property listing indicates 'Water Source: Public'. Value is for a 4-bedroom unit.
Sewer
$194
Property listing indicates 'Sewer: Public'. Value is for a 4-bedroom unit.
Refrigerator
$0
The property listing's 'Inclusions' list specifies a Refrigerator is provided by the landlord, so the tenant allowance is $0.
Range/Microwave
$18
A microwave is not explicitly listed as an inclusion, so it is assumed to be tenant-provided. Value is for a 4-bedroom unit.
Trash Collection
$0
The utility schedule does not provide an allowance for trash collection, suggesting it is covered by the landlord or local taxes.
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$177
DP3 Annual Estimate$354
DP1 Monthly Equivalent$15
DP3 Monthly Equivalent$30
Replacement Value$15,100
Basis1,300 sqft / 1900
Nearby Houses
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Price: $65,000
2 bd / 2 ba · 1,056 sqft
Latest sale: $65,000 on Aug 22, 2025
Latest rent: —
Photo unavailable
717 Chautauqua Ct
sold · 0.14 mi
Price: $120,000
2 bd / 2 ba · 1,413 sqft
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Latest rent: $1,100 on Dec 17, 2021
Photo unavailable
749 Chautauqua Ct
sold · 0.17 mi
Price: $60,000
3 bd / 1 ba · 1,368 sqft
Latest sale: $60,000 on Jan 26, 2026
Latest rent: —
Photo unavailable
751 Chautauqua Ct
sold · 0.17 mi
Price: $72,000
3 bd / 1 ba · 1,368 sqft
Latest sale: $72,000 on Nov 07, 2022
Latest rent: $975 on Sep 09, 2020
Photo unavailable
1910 N Charles St
off_market · 0.19 mi
Price: $55,000
2 bd / 1 ba · 1,360 sqft
Latest sale: $50,000 on Dec 02, 2025
Latest rent: —
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2320 N Charles St
for_sale · 0.19 mi
Price: $499,900
4 bd / 3 ba · 2,275 sqft
Latest sale: $134,000 on Oct 10, 2025
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672 Chester Ave
sold · 0.20 mi
Price: $90,000
2 bd / 1 ba · 1,020 sqft
Latest sale: $90,000 on Mar 04, 2022
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Photo unavailable
1102 Sunday St
sold · 0.20 mi
Price: $338,000
3 bd / 3 ba · 2,066 sqft
Latest sale: $338,000 on Apr 05, 2023
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Photo unavailable
953 Lysle St
sold · 0.21 mi
Price: $215,000
3 bd / 3 ba · 1,361 sqft
Latest sale: $215,000 on Sep 30, 2022
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Photo unavailable
1108 Sunday St
sold · 0.21 mi
Price: $250,000
2 bd / 1 ba · 1,344 sqft
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Photo unavailable
660 Chester Ave
sold · 0.22 mi
Price: $120,000
2 bd / 1 ba · 1,024 sqft
Latest sale: $120,000 on May 21, 2025
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Photo unavailable
627 Chester Ave
off_market · 0.27 mi
Price: $65,000
3 bd / 1 ba · 1,528 sqft
Latest sale: $17,700 on Nov 26, 1984
Latest rent: —
Photo unavailable
1711 Brighton Pl
off_market · 0.27 mi
Price: $390,000
2 bd / 2 ba · 1,870 sqft
Latest sale: $406,100 on Dec 16, 2025
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in interior photos (required for NSPIRE/HCV).
- No visible carbon monoxide detector in photos despite a gas range (CO detectors required).
- GFCI protection for kitchen counter outlets not evident in photos (likely required).
- Electrical service/panel not shown; inability to verify proper labeling, breakers, or hazards.
- Unverified bedroom egress for attic/third-floor dormer — potential egress deficiency.
- Visible loose/exposed TV/low-voltage cords on walls (minor electrical hazard to secure).
Assumptions
- Photos are representative of the current condition and not staged to hide defects.
- Kitchen appliances shown are operable (gas stove, microwave, dishwasher, refrigerator) though operational testing was not performed.
- Heating is functional based on visible mini-split units and radiators; a central furnace or boiler may be present but was not photographed.
- Water heater and electrical service exist and are functional but were not shown in the photos and therefore must be verified on-site.
- Bedrooms have egress windows meeting code sizes typical for the area; the finished attic/dormer bedroom egress is assumed but should be verified.
- No active roof leaks are present; snow covering the roof may hide small issues—a roof inspection is recommended.
- No active pest infestation or concealed severe mold conditions unless discovered on inspection; lack of visible signs in photos supports this assumption.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $994 | $40,200 | $40,200 |
| 2024 | $926 | $40,200 | $40,200 |
| 2023 | $926 | $40,200 | $40,200 |
| 2022 | $914 | $40,200 | $40,200 |
| 2021 | $914 | $40,200 | $40,200 |
| 2020 | $909 | $40,200 | $40,200 |
| 2019 | $909 | $40,200 | $40,200 |
| 2018 | $909 | $40,200 | $40,200 |
| 2017 | $909 | $40,200 | $40,200 |
| 2016 | $919 | $40,200 | $40,200 |
| 2015 | $919 | $40,200 | $40,200 |
| 2014 | $881 | $40,200 | $40,200 |
| 2013 | $1,053 | $40,200 | $40,200 |
| 2012 | $693 | $22,800 | $22,800 |
| 2011 | $670 | $22,800 | $22,800 |
| 2010 | $670 | $22,800 | $22,800 |
| 2009 | $670 | $22,800 | $22,800 |
| 2008 | $670 | $22,800 | $22,800 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-02-04 | Sold | $138,000 |
Photo Gallery
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"insurance_monthly": 22.12,
"monthly_cash_flow": 2183.06,
"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' based on property listing details ('Heating: Electric, Forced Air'). Value is for a 4-bedroom unit.",
"utility": "Heating",
"allowance": 116
},
{
"note": "Selected 'Natural Gas' as the property listing explicitly includes a 'Gas Stove'. Value is for a 4-bedroom unit.",
"utility": "Cooking",
"allowance": 10
},
{
"note": "Fuel type was not specified. Selected 'Electric' as it is the more expensive option compared to 'Natural Gas' ($45 vs. $29), following instructions. Value is for a 4-bedroom unit.",
"utility": "Water Heating",
"allowance": 45
},
{
"note": "Baseline electrical costs for lights and general appliances. Value is for a 4-bedroom unit.",
"utility": "Other Electric",
"allowance": 92
},
{
"note": "Property listing mentions 'Wall/Window Unit(s)', which is a tenant-paid utility. Value is for a 4-bedroom unit.",
"utility": "Air Conditioning",
"allowance": 23
},
{
"note": "Property listing indicates 'Water Source: Public'. Value is for a 4-bedroom unit.",
"utility": "Water",
"allowance": 136
},
{
"note": "Property listing indicates 'Sewer: Public'. Value is for a 4-bedroom unit.",
"utility": "Sewer",
"allowance": 194
},
{
"note": "The property listing's 'Inclusions' list specifies a Refrigerator is provided by the landlord, so the tenant allowance is $0.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "A microwave is not explicitly listed as an inclusion, so it is assumed to be tenant-provided. Value is for a 4-bedroom unit.",
"utility": "Range/Microwave",
"allowance": 18
},
{
"note": "The utility schedule does not provide an allowance for trash collection, suggesting it is covered by the landlord or local taxes.",
"utility": "Trash Collection",
"allowance": 0
}
],
"cash_on_cash_return": 1.19,
"down_payment_amount": 22000.0,
"property_tax_annual": 1023.82,
"property_tax_monthly": 85.32,
"property_tax_increase": 0.03,
"utility_allowance_total": 634.0,
"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": 19171.09,
"property_management_monthly": 254.5,
"monthly_cash_flow_after_debt": 1597.59,
"cash_on_cash_return_after_debt": 0.87
},
"section8_assessment": {
"runs": [
{
"summary": "This 4-bed single-family appears mostly move-in ready from visible photos: clean renovated interior, working kitchen appliances, mini-split heating/cooling, intact exterior and safe-looking stairs/railings. Primary NSPIRE risks are missing/unspecified life-safety items (no visible smoke/CO detectors), lack of visible GFCI protection in the kitchen, and unverified major system components (electrical panel, water heater, attic egress). With installation/verification of detectors, GFCI outlets where required, and a quick systems check (electrical panel, water heater, roof inspection), this property is likely to pass an initial HCV/NSPIRE inspection within 1–3 weeks. Estimated readiness timeframe: minor repairs and safety installations (<30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show a mostly renovated, clean interior: new-looking LVP flooring in main living areas, painted cabinets, functional kitchen appliances (gas range, microwave, dishwasher, refrigerator) and generally tidy finishes. Minor items visible or likely: ceiling drop panels in many rooms (cosmetic/age), areas of carpet in bedrooms, some visible TV cords and small cosmetic touch-ups (paint, trim). No visible collapsed finishes, missing major appliances, or severe interior damage. Overall moderate cosmetic rehab only; missing/incomplete bathroom photos prevent confirming some finish details but nothing in the images indicates heavy deferred maintenance."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "Visible safety items mixed: exterior stairs and porch have guardrails/handrails; bedrooms have windows (likely egress) and radiators/mini-splits indicate heating/cooling sources. However, no smoke detectors or carbon monoxide detectors are visible in any interior photos (required), and GFCI protection for kitchen counters/outlets is not apparent. The electrical panel and service are not shown; low-level electrical issues (exposed TV cords) are visible. Attic/third-floor dormer egress is unclear from photos. No active water intrusion or severe mold is evident. These unknown/absent safety items create moderate NSPIRE risk that will need correction prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 65.0,
"rationale": "Mechanical evidence is mixed but functional-looking: mini-split units in multiple rooms and radiators indicate heating/cooling is present; kitchen shows working gas range, microwave, dishwasher and refrigerator—suggests plumbing and gas lines are serviceable. Roof/chimney visible from exterior with no obvious sagging or major failure, but snow obscures detail. Critical items not shown: water heater, electrical service/panel, ventilation/ducting, and any furnace or boiler. Because key system locations/components were not photographed, a moderate score is assigned reflecting likely operability but requiring verification (service records or on-site inspection)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photo shows intact siding, a straight-looking foundation/basement entry area, and an orderly front yard with snow coverage. Access stairway and handrail are present; a side fence and driveway area are visible and appear serviceable. No visible major foundation cracks, standing water, or roof collapse in the provided shot. Property sits on a slope which concentrates runoff potential—drainage should be checked—but overall the exterior appears in good, rentable condition."
}
],
"red_flags": [
"No visible smoke detectors in interior photos (required for NSPIRE/HCV).",
"No visible carbon monoxide detector in photos despite a gas range (CO detectors required).",
"GFCI protection for kitchen counter outlets not evident in photos (likely required).",
"Electrical service/panel not shown; inability to verify proper labeling, breakers, or hazards.",
"Unverified bedroom egress for attic/third-floor dormer — potential egress deficiency.",
"Visible loose/exposed TV/low-voltage cords on walls (minor electrical hazard to secure)."
],
"confidence": 0.65,
"assumptions": [
"Photos are representative of the current condition and not staged to hide defects.",
"Kitchen appliances shown are operable (gas stove, microwave, dishwasher, refrigerator) though operational testing was not performed.",
"Heating is functional based on visible mini-split units and radiators; a central furnace or boiler may be present but was not photographed.",
"Water heater and electrical service exist and are functional but were not shown in the photos and therefore must be verified on-site.",
"Bedrooms have egress windows meeting code sizes typical for the area; the finished attic/dormer bedroom egress is assumed but should be verified.",
"No active roof leaks are present; snow covering the roof may hide small issues—a roof inspection is recommended.",
"No active pest infestation or concealed severe mold conditions unless discovered on inspection; lack of visible signs in photos supports this assumption."
],
"overall_score": 70.0,
"rubric_version": "ns-pub-2026-02-v1"
},
{
"summary": "Overall this 1900-built single-family appears to be in mostly renovated, rentable condition with functioning appliances, visible heating/cooling, and intact interior finishes. It would likely pass a voucher inspection after a short punch-list: install/verify smoke and CO detectors, confirm GFCI protection in kitchen/bath, verify electrical panel and service, confirm safe bedroom egress (especially attic space), and address cosmetic ceiling tile replacements and cord/outlet tidiness. Expect minor repairs and verification items; likely rent-ready within 30 days if mechanical/electrical systems check out.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 80.0,
"rationale": "Interior appears recently updated: new-looking laminate floors, painted walls, updated kitchen cabinets and counters, functioning appliances (range, microwave, fridge, dishwasher visible). Carpets in some bedrooms and ceiling tile finishes are older/dated and likely require cosmetic replacement or repair. Minor visible items only (ceiling tiles, finish trims, cable/cord management). No visible collapsed finishes or exposed subfloor. Missing appliances would only be a moderate deduction but here most major appliances are present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 65.0,
"rationale": "No smoke detectors or carbon monoxide alarms are visible in photos (inspector will require these). Entry/porch stairs have handrails and guardrail present in exterior photo; interior stairs not shown. Windows in bedrooms appear to be typical double-hung and likely provide egress but attic/finished attic egress not documented. No obvious active water stains, mold, collapsed ceilings, or exposed live wiring in photos, but visible appliance/TV cords and window/hanging AC units require tidying and verification of outlets/GFCI in kitchen/bath. Built in 1900—lead-paint risk exists until tested/mitigated. Overall moderate compliance risk until smoke/CO detectors, GFCI outlets, and egress are confirmed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 70.0,
"rationale": "Heating and cooling evidence present: radiators and multiple mini-split wall units seen, suggesting functional heat/cooling options. Kitchen appliances (gas range, refrigerator, dishwasher, microwave) are present and appear intact. No water heater, HVAC mechanical room, or electrical panel is shown—these must be confirmed and tested. Roof cannot be fully assessed due to snow but shows no visible collapse or sag; no active leaks visible inside. Electrical service condition unknown (no panel photo) which is standard risk for an older home."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 70.0,
"rationale": "Exterior siding appears intact and painted; front porch and exterior stairs with railing are present. Property sits on a steep lot with drive/path slope; potential drainage toward foundation should be checked. Snow obscures some walkways and driveway condition; fence/neighboring conditions look typical. No visible foundation collapse, major cracking, or standing water in photos, but grade and drainage near foundation need verification."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — immediate NSPIRE failure if absent.",
"Unknown electrical panel/service condition (panel not shown) — older homes can have wiring issues that cause inspection failure.",
"Potential lead-based paint risk (year built 1900) until testing/clearance is performed.",
"Finished attic space / upper-level egress not documented — possible egress noncompliance for bedrooms in attic.",
"Steep lot/close grade to foundation — possible drainage risk that could affect basement/foundation over time."
],
"confidence": 0.7,
"assumptions": [
"Major appliances (gas range, refrigerator, dishwasher, microwave) pictured are in working order unless testing reveals otherwise.",
"Heating is functional via visible radiators and mini-split units; hot water supply and water heater exist and function (not shown).",
"Roof is intact with no active leaks despite snow cover; no hidden water damage beyond what is visible in photos.",
"No smoke detectors or CO alarms are installed (none visible in photos) and they will need to be installed per code.",
"Electrical panel and circuit condition are unknown; assumed not to show obvious hazards but require verification by inspector.",
"Bedroom windows provide required egress but the finished attic's egress is unknown and must be confirmed.",
"No visible severe mold, active pest infestation, or standing water in photos; assume none present but require inspection confirmation."
],
"overall_score": 72.0,
"rubric_version": "ns-pgh-v1"
},
{
"summary": "Overall this 4-bed, circa-1900 property appears largely renovated inside and would likely pass a Section 8/HCV initial inspection with a short punch list. The unit presents as cosmetically in good condition with working appliances and heating/cooling evidence (mini-splits and radiators). Primary inspection risks shown in photos are absence of visible smoke and carbon monoxide detectors, unclear GFCI protection in the kitchen, and unverified major systems (water heater, electrical panel, roof). These are generally straightforward to remediate (install alarms, add GFCIs, obtain system service/inspection). Expect minor repairs and documentation tasks; likely rent-ready within ~30 days pending verification of detectors, GFCIs, and mechanical service records.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior photos show a largely renovated and clean interior: updated kitchen (range, microwave, refrigerator, dishwasher present), new-looking vinyl floors, painted walls and relatively clean finishes. Minor cosmetic issues visible: drop ceiling tiles in multiple rooms (aesthetic and may conceal minor repairs), exposed TV and appliance cords needing securing, some carpeted areas in dining that may need replacement/cleaning, and small trim/finish work. Missing appliances are not an issue here as major appliances are present. Overall mostly cosmetic and easy-to-fix items; no visible active decay."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No obvious life-safety hazards visible (stairs and porch have handrails, bedroom windows appear to provide egress, no visible sagging or collapsed ceilings). However, smoke alarms and carbon monoxide detectors are not visible in the photos; PA requirements and NSPIRE require smoke detectors on each level and outside sleeping areas and CO alarms where there are fuel-burning appliances (a gas stove is present). GFCI protection for kitchen counters is not clearly visible in photos. No exposed high-voltage wiring is evident, but TV cords and a window AC power lead need better securing. Because required detectors and GFCI locations are not confirmed, there is a moderate NSPIRE compliance risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 65.0,
"rationale": "There are functioning appliances and visible mini-split units in multiple rooms suggesting heating/cooling is at least partly addressed. Radiators are visible in some rooms, indicating a central heating supply may exist. The kitchen has a gas stove, microwave and full-size fridge. Major system components (water heater, electrical panel, roof condition, and whole-house heating distribution) are not photographed; no active leaks, plumbing failures or failed HVAC are visible. The mixed evidence (mini-splits + radiators) suggests systems likely functional but unverified — moderate score reflects uncertainty and potential for required service/inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior photo shows an intact siding envelope, porch with exterior stairs and handrail, chimney and dormer. Lot slopes down to the rear/side; snow covers ground so drainage and walkways cannot be fully evaluated. No visible foundation cracking or major exterior deterioration in the provided photo. The steep side yard and steps could create slip hazards in winter and require routine maintenance. Fencing and path appear serviceable. Snow limits full assessment of walkway/driveway condition."
}
],
"red_flags": [
"no_visible_smoke_detectors_or_locations_confirmed",
"no_visible_carbon_monoxide_detector (required with gas stove)",
"kitchen GFCI protection not clearly visible",
"ceiling/drop tiles throughout interior that may conceal past water intrusion or require replacement/inspection",
"major systems (water heater, electrical panel, roof) not shown/verified"
],
"confidence": 0.7,
"assumptions": [
"Photos are representative of the whole property (no unseen major damage on non-photographed sides).",
"Major mechanicals (water heater, electrical panel, main heating source) exist and are functional though not pictured; radiators and mini-splits indicate heat/cooling availability.",
"Bedrooms shown have egress-capable windows (sized appropriately) based on visible window dimensions.",
"Gas supply for the stove is present and the gas appliance is assumed serviceable; CO alarm is not pictured and should be installed.",
"Snow in exterior images is hiding detailed condition of walkways, drive, and ground-level drainage.",
"Listing/broker statement about prior short-term rental and renovations is accurate and some renovation work is already completed (kitchen, floors, paint).",
"Bathroom count has a discrepancy between snapshot (1.5) and listing text (mentions two full baths); assume at least 1.5 baths are present but plumbing fixtures were not photographed in detail."
],
"overall_score": 69.0,
"rubric_version": "2026-02-25-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2133 Brighton Rd, Pittsburgh, PA, 15212",
"aggregate": {
"summary": "This 4-bed single-family appears mostly move-in ready from visible photos: clean renovated interior, working kitchen appliances, mini-split heating/cooling, intact exterior and safe-looking stairs/railings. Primary NSPIRE risks are missing/unspecified life-safety items (no visible smoke/CO detectors), lack of visible GFCI protection in the kitchen, and unverified major system components (electrical panel, water heater, attic egress). With installation/verification of detectors, GFCI outlets where required, and a quick systems check (electrical panel, water heater, roof inspection), this property is likely to pass an initial HCV/NSPIRE inspection within 1–3 weeks. Estimated readiness timeframe: minor repairs and safety installations (<30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 77.7,
"rationale": "Interior photos show a mostly renovated, clean interior: new-looking LVP flooring in main living areas, painted cabinets, functional kitchen appliances (gas range, microwave, dishwasher, refrigerator) and generally tidy finishes. Minor items visible or likely: ceiling drop panels in many rooms (cosmetic/age), areas of carpet in bedrooms, some visible TV cords and small cosmetic touch-ups (paint, trim). No visible collapsed finishes, missing major appliances, or severe interior damage. Overall moderate cosmetic rehab only; missing/incomplete bathroom photos prevent confirming some finish details but nothing in the images indicates heavy deferred maintenance."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 73.3,
"rationale": "Exterior photo shows intact siding, a straight-looking foundation/basement entry area, and an orderly front yard with snow coverage. Access stairway and handrail are present; a side fence and driveway area are visible and appear serviceable. No visible major foundation cracks, standing water, or roof collapse in the provided shot. Property sits on a slope which concentrates runoff potential—drainage should be checked—but overall the exterior appears in good, rentable condition."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 61.7,
"rationale": "Visible safety items mixed: exterior stairs and porch have guardrails/handrails; bedrooms have windows (likely egress) and radiators/mini-splits indicate heating/cooling sources. However, no smoke detectors or carbon monoxide detectors are visible in any interior photos (required), and GFCI protection for kitchen counters/outlets is not apparent. The electrical panel and service are not shown; low-level electrical issues (exposed TV cords) are visible. Attic/third-floor dormer egress is unclear from photos. No active water intrusion or severe mold is evident. These unknown/absent safety items create moderate NSPIRE risk that will need correction prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 66.7,
"rationale": "Mechanical evidence is mixed but functional-looking: mini-split units in multiple rooms and radiators indicate heating/cooling is present; kitchen shows working gas range, microwave, dishwasher and refrigerator—suggests plumbing and gas lines are serviceable. Roof/chimney visible from exterior with no obvious sagging or major failure, but snow obscures detail. Critical items not shown: water heater, electrical service/panel, ventilation/ducting, and any furnace or boiler. Because key system locations/components were not photographed, a moderate score is assigned reflecting likely operability but requiring verification (service records or on-site inspection)."
}
],
"red_flags": [
"No visible smoke detectors in interior photos (required for NSPIRE/HCV).",
"No visible carbon monoxide detector in photos despite a gas range (CO detectors required).",
"GFCI protection for kitchen counter outlets not evident in photos (likely required).",
"Electrical service/panel not shown; inability to verify proper labeling, breakers, or hazards.",
"Unverified bedroom egress for attic/third-floor dormer — potential egress deficiency.",
"Visible loose/exposed TV/low-voltage cords on walls (minor electrical hazard to secure)."
],
"confidence": 0.94,
"assumptions": [
"Photos are representative of the current condition and not staged to hide defects.",
"Kitchen appliances shown are operable (gas stove, microwave, dishwasher, refrigerator) though operational testing was not performed.",
"Heating is functional based on visible mini-split units and radiators; a central furnace or boiler may be present but was not photographed.",
"Water heater and electrical service exist and are functional but were not shown in the photos and therefore must be verified on-site.",
"Bedrooms have egress windows meeting code sizes typical for the area; the finished attic/dormer bedroom egress is assumed but should be verified.",
"No active roof leaks are present; snow covering the roof may hide small issues—a roof inspection is recommended.",
"No active pest infestation or concealed severe mold conditions unless discovered on inspection; lack of visible signs in photos supports this assumption."
],
"score_method": "mean_of_criteria",
"overall_score": 70.2,
"rubric_version": "ns-pub-2026-02-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4464199337"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.