Property ID: 4863197866
2312 Spring St, Pittsburgh, PA, 15210
Pittsburgh, PA
Money Down: $34,776
CoC Return: 44.40%
Monthly Cash Flow: $1,287
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$28,980
Closing Costs
$5,796
Total Down
$34,776
Investment Snapshot
Purchase Price
$144,900
Money Down
$34,776
Cash-on-Cash Return
44.40%
Rent
$2,419
Monthly Cash Flow
$1,287
Annual Cash Flow
$15,440
Debt Service / Mo
$771
Property Tax / Mo
$89
Insurance / Mo
$30
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$2,419
Payment Standard
$2,952
Rent
$2,419
Insurance
$30
Property Tax
$89
Management
$242
Utilities Allowance
$533
NOI (Monthly)
$2,058
Debt Service
$771
Cash Flow After Debt
$1,287
Quality Score: 74.60%
Confidence: 88.00%
Overall this single-family home appears to be in good, mostly move-in condition for HCV tenancy with recent major system updates (new furnace, water heater, roof, and siding per listing) and an updated kitchen. Visible issues are mostly cosmetic and maintenance (yard cleanup, some weathered wood, cracked concrete, fence). Because the unit is tenant-occupied and major systems are recently replaced, it is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after basic verification (smoke/CO detectors, GFCI in kitchens/baths, electrical panel check) and minor corrective items — likely rent-ready within 30 days.
Section 8 Payment Standard
$2,952
Utility Allowance Total
$533
Guaranteed Section 8 Rent (PS - Utilities)
$2,419
Property Management
$242
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$144,900
Beds
3
Baths
2
Living Area
2,340 sqft
Lot Size
3,598 sqft
Year Built
1904
Days on Market
199
Capital Outlay
$34,776
Debt Service
$771
Property Tax / Mo
$89
Insurance / Mo
$30
Property Description
Large, turn of the century home located in Pittsburgh's Arlington. 3-4 bedroom and 2 full bath. High ceilings, victorian-style rooms showcase the beauty of this home. Recent kitchen renovation within the last 2 years. The upstairs features 3 spacious bedrooms, and updated full bath. The attic can serve as additional bedroom, or family/game room. Washer and dryer in basement, along with second full bath. New furnace and hot water heater. The backyard features covered patio, small garden and off-street parking. Brand new siding, new deck, and roof July 2025; freshly painted exterior widows and side porch. Currently tenant-occupied and income generating!
Utility Allowances
air_conditioning
$17
Standard utility for a single-family home.
cooking
$14
The fuel type for cooking is not specified. As per the rules, the more expensive option (electric) is selected.
heating
$104
The heating fuel is not specified, although a new furnace is mentioned. Following the rule to select the most expensive option when unclear, electric heating is chosen.
other_electric
$75
This is a standard allowance for general household electricity usage (lights, outlets, etc.).
range_microwave
$18
The property information does not explicitly state a microwave is provided, so it is assumed to be tenant-owned as per the rules.
refrigerator
$19
The property information does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned as per the rules.
sewer
$147
Inferred based on the urban location (Pittsburgh) and data from a nearby property listing indicating public sewer is available.
trash_collection
$0
water
$101
Inferred as a standard utility for a single-family home in an urban area with public water systems.
water_heating
$38
The water heater fuel is not specified. Following the rule to select the most expensive option when unclear, electric water heating is chosen.
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$252
DP3 Annual Estimate$465
DP1 Monthly Equivalent$21
DP3 Monthly Equivalent$39
Replacement Value$33,500
Basis2,340 sqft / 1904
Nearby Houses
Photo unavailable
2304 Spring St Unit Arlington
off_market · 0.01 mi
Price: $1,650
3 bd / 2 ba
Latest sale: —
Latest rent: —
Photo unavailable
2324 Spring St
sold · 0.02 mi
Price: $152,000
3 bd / 1 ba · 1,733 sqft
Latest sale: $152,000 on Dec 03, 2024
Latest rent: $1,595 on Oct 02, 2024
Photo unavailable
2313 Elsie St Unit Arlington
off_market · 0.05 mi
Price: $1,380
2 bd / 1 ba
Latest sale: —
Latest rent: —
Photo unavailable
2311 Elsie St
off_market · 0.06 mi
Price: $1,375
2 bd / 2 ba · 1,250 sqft
Latest sale: $1,500 on Dec 14, 2011
Latest rent: $1,375 on Jan 23, 2026
Photo unavailable
220 Rothman St
sold · 0.07 mi
Price: $75,000
3 bd / 1 ba · 1,260 sqft
Latest sale: $75,000 on Oct 04, 2021
Latest rent: $750 on May 06, 2015
Photo unavailable
235 Sterling St
sold · 0.08 mi
Price: $120,000
2 bd / 1 ba · 1,680 sqft
Latest sale: $120,000 on Nov 07, 2024
Latest rent: $1,450 on Apr 11, 2025
Photo unavailable
230 Sterling St
sold · 0.08 mi
Price: $133,900
3 bd / 1 ba
Latest sale: $133,900 on Aug 30, 2022
Latest rent: —
Photo unavailable
2402 Charcot St
sold · 0.09 mi
Price: $100,000
4 bd / 2 ba
Latest sale: $100,000 on Feb 14, 2020
Latest rent: —
Photo unavailable
2404 Charcot St Unit 2
off_market · 0.09 mi
Price: $1,300
3 bd / 1 ba
Latest sale: —
Latest rent: —
Photo unavailable
2219 Arlington Ave
sold · 0.11 mi
Price: $130,000
2 bd / 1 ba · 1,200 sqft
Latest sale: $130,000 on Aug 22, 2025
Latest rent: $1,800 on Aug 30, 2025
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing claims are accurate: furnace and hot water heater are new and functioning, roof and siding were replaced as stated.
- Interior condition (smoke detectors, CO alarms, GFCI outlets, appliance condition) is not visible in provided photos and is assumed to be typical for a tenant-occupied, recently-updated property but must be verified.
- No active roof leaks, major interior mold, or hidden structural movement are present (no visible exterior indicators), but attic/ceiling and basement conditions were not photographed.
- Electrical panel and wiring are intact and up to code for basic occupancy; absence of visible exterior exposed wiring reduces likelihood of major electrical hazard but interior verification needed.
- Window AC units indicate no central cooling but are acceptable; missing images of kitchen appliances mean stove/fridge may be present but should be confirmed (their absence would be a moderate, not catastrophic, inspection issue).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,041 | $42,100 | $42,100 |
| 2024 | $969 | $42,100 | $42,100 |
| 2023 | $555 | $42,100 | $24,100 |
| 2022 | $548 | $42,100 | $24,100 |
| 2021 | $548 | $42,100 | $24,100 |
| 2020 | $545 | $42,100 | $24,100 |
| 2019 | $545 | $42,100 | $24,100 |
| 2018 | $545 | $42,100 | $24,100 |
| 2017 | $545 | $42,100 | $24,100 |
| 2016 | $700 | $42,100 | $24,100 |
| 2015 | $700 | $42,100 | $24,100 |
| 2014 | $664 | $42,100 | $24,100 |
| 2013 | $767 | $42,100 | $24,100 |
| 2012 | $1,021 | $33,600 | $18,600 |
| 2011 | $988 | $33,600 | $18,600 |
| 2010 | $917 | $33,600 | $18,600 |
| 2009 | $547 | $33,600 | $18,600 |
| 2008 | $988 | $33,600 | $33,600 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-03-31 | Sold | $87,500 |
| 2003-01-21 | Sold | $25,500 |
Photo Gallery
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"overall_score": 74.6
},
"utility_allowance": {
"zip_code": "15210",
"home_photo": "https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m2852756793s-w1280.jpg",
"rent_price": 2419.0,
"loan_amount": 115920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2312-Spring-St_Pittsburgh_PA_15210_M48631-97866",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 144900.0,
"loan_term_years": 30,
"annual_cash_flow": 24694.47,
"mortgage_monthly": 771.22,
"payment_standard": 2952.0,
"total_amount_out": 28980.0,
"additional_photos": [
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m2533330621s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m2199670294s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m1200385967s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m3558950319s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m3865450784s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m613506160s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m1810414814s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m3948873899s-w1280.jpg",
"https://ap.rdcpix.com/f48841eb5420eaf1ecacf49d56f566efl-m1298963067s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 29.88,
"monthly_cash_flow": 2057.87,
"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": "Standard utility for a single-family home.",
"utility": "air_conditioning",
"allowance": 17
},
{
"note": "The fuel type for cooking is not specified. As per the rules, the more expensive option (electric) is selected.",
"utility": "cooking",
"allowance": 14
},
{
"note": "The heating fuel is not specified, although a new furnace is mentioned. Following the rule to select the most expensive option when unclear, electric heating is chosen.",
"utility": "heating",
"allowance": 104
},
{
"note": "This is a standard allowance for general household electricity usage (lights, outlets, etc.).",
"utility": "other_electric",
"allowance": 75
},
{
"note": "The property information does not explicitly state a microwave is provided, so it is assumed to be tenant-owned as per the rules.",
"utility": "range_microwave",
"allowance": 18
},
{
"note": "The property information does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned as per the rules.",
"utility": "refrigerator",
"allowance": 19
},
{
"note": "Inferred based on the urban location (Pittsburgh) and data from a nearby property listing indicating public sewer is available.",
"utility": "sewer",
"allowance": 147
},
{
"note": null,
"utility": "trash_collection",
"allowance": 0
},
{
"note": "Inferred as a standard utility for a single-family home in an urban area with public water systems.",
"utility": "water",
"allowance": 101
},
{
"note": "The water heater fuel is not specified. Following the rule to select the most expensive option when unclear, electric water heating is chosen.",
"utility": "water_heating",
"allowance": 38
}
],
"cash_on_cash_return": 0.85,
"down_payment_amount": 28980.0,
"property_tax_annual": 1072.23,
"property_tax_monthly": 89.35,
"property_tax_increase": 0.03,
"utility_allowance_total": 533.0,
"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": 15439.85,
"property_management_monthly": 241.9,
"monthly_cash_flow_after_debt": 1286.65,
"cash_on_cash_return_after_debt": 0.53
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this single-family home appears to be in good, mostly move-in condition for HCV tenancy with recent major system updates (new furnace, water heater, roof, and siding per listing) and an updated kitchen. Visible issues are mostly cosmetic and maintenance (yard cleanup, some weathered wood, cracked concrete, fence). Because the unit is tenant-occupied and major systems are recently replaced, it is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after basic verification (smoke/CO detectors, GFCI in kitchens/baths, electrical panel check) and minor corrective items — likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 80.0,
"rationale": "Exterior photos show recently replaced siding, painted trim, and an updated porch/deck area. Kitchen reportedly renovated within 2 years (listing). Visible issues are cosmetic and minor: cracked sidewalk/concrete, overgrown yard, some weathered wood under the carport and on underside of the covered area, chain-link fence is worn but functional, and scattered debris/pallets in backyard. No evidence of severe interior finish failure in the provided images. Missing interior photos prevent verification of appliances; listing mentions washer/dryer in basement and two full baths. Overall condition appears good with mostly cosmetic and maintenance items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible life-threatening hazards in exterior photos: porch railings present, exterior stairs appear intact, no collapsed structures or standing water seen. Overhead utility lines are present (typical in neighborhood) but no exposed wiring on the building exterior is visible. Listing states new furnace and hot water heater (reduces combustion hazard risk). Photo evidence for required items inside (smoke/CO detectors, GFCI in kitchen/baths, electrical panel condition, hot water functionality) is not available — assumed likely present given tenant-occupied status but unverified. Minor trip hazards from cracked sidewalks and uneven concrete at driveway/parking; recommend GFCI, detector verification and interior electrical checks prior to move-in."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 75.0,
"rationale": "Listing explicitly states new furnace and hot water heater; roof and siding were replaced (roof July 2025, new siding) which are significant positive indicators. Window AC units are present (no evidence of central A/C). Exterior plumbing/drainage appears serviceable; backyard retaining wall and concrete areas show normal wear but no active pooling. Electrical panel, plumbing function, and exact age/installation quality of HVAC and water heater cannot be verified from photos — assumed serviceable because property is tenant-occupied and listing highlights new equipment. Recommend verification of HVAC operation, electrical panel labeling, and water heater installation before HCV inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "New siding, freshly painted exterior windows and side porch, and a new roof (per listing) are strong positives. Off-street parking and a covered patio/carport are present. Yard shows overgrowth, some debris/pallets, and a gravel parking/retaining area that needs tidying. Wooden elements under the covered patio/carport and some fence components show weathering and peeling paint. Walkway and sidewalk cracking present but localized. No visible evidence of foundation failure or major water intrusion from the exterior images."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing claims are accurate: furnace and hot water heater are new and functioning, roof and siding were replaced as stated.",
"Interior condition (smoke detectors, CO alarms, GFCI outlets, appliance condition) is not visible in provided photos and is assumed to be typical for a tenant-occupied, recently-updated property but must be verified.",
"No active roof leaks, major interior mold, or hidden structural movement are present (no visible exterior indicators), but attic/ceiling and basement conditions were not photographed.",
"Electrical panel and wiring are intact and up to code for basic occupancy; absence of visible exterior exposed wiring reduces likelihood of major electrical hazard but interior verification needed.",
"Window AC units indicate no central cooling but are acceptable; missing images of kitchen appliances mean stove/fridge may be present but should be confirmed (their absence would be a moderate, not catastrophic, inspection issue)."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "This single-family property appears largely turnkey for Section 8 tenancy. Recent major investments (roof July 2025, new siding, new furnace and hot water heater, kitchen and bath updates) substantially lower inspection risk. Visible issues are mostly minor or cosmetic (porch carpet, fence, yard overgrowth, cracked sidewalks, weathered underside of the rear cover). The main NSPIRE uncertainties are interior: presence/placement of smoke/CO detectors, GFCI outlets, and bedroom egress compliance — all items that commonly are corrected quickly. With verification/installation of required detectors, addressing any GFCI needs, and repairing the few concrete trip hazards, this property is likely to pass an initial Housing Choice Voucher inspection and be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Exterior photos and listing show recent renovations (kitchen within 2 years, new siding, new deck, roof July 2025) and generally well-maintained finishes. Visible deferred items are cosmetic or minor: worn porch carpeting, weathered underside of the rear covered deck, chain-link fence rust/age, overgrown planting beds, and cracked/uneven sections of the front sidewalk and driveway concrete. No visible collapsed elements, major rot, or fire damage. Missing interior photos prevent assessment of interior cosmetic repair needs, but listing indicates updated bathrooms and kitchen which reduces risk. Missing/misplaced appliances are not visible but listing implies functioning kitchen."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 72.0,
"rationale": "No obvious life-threatening hazards in photos: rooflines appear straight (no sagging), foundation walls visible in photos look intact, no standing water, no collapsed ceilings, and exterior stairs/railings appear present. Potential NSPIRE items unverified from photos: presence and placement of smoke and CO detectors, GFCI protection in kitchen/baths, bedroom-window egress compliance, and interior electrical panel condition. Front sidewalk has visible cracks and uneven surfaces that could be cited as trip hazards. Listing claims new furnace and hot water heater (reduces heating risk). Overall moderate NSPIRE risk mainly because critical interior safety items (detectors, GFCI, egress) cannot be confirmed from exterior photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, roof, electrical)",
"score": 82.0,
"rationale": "Listing states a new furnace and new hot water heater and a roof replacement in July 2025; recent siding also shown in photos. These factors strongly reduce system risk. Window AC units are present (cooling), but central A/C not necessary for NSPIRE. Exterior photos show no visible major roof sagging or active water intrusion. Electrical panel and interior plumbing fixtures are not visible; no exposed wiring is seen externally. Given tenant-occupied status and seller claims of recent system replacements, major mechanical/system failures are unlikely but not fully verifiable from photos."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 78.0,
"rationale": "New siding and recent roof replacement (per listing) are confirmed by appearance and reduce envelope risk. The property has off-street parking/driveway area and a covered rear patio/carport providing usable outdoor space. Retaining wall and rear stair appear intact though yard shows overgrown vegetation and some rubble/pallets. Front chain-link fence is functional but aged. Concrete surfaces have cracking and some unevenness (front sidewalk and patio area) which could be an exterior maintenance/citation issue. Overall the envelope and site are functional but require minor cleanup and concrete repairs."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: roof replaced July 2025, siding and deck are recent, furnace and hot water heater are new and operational.",
"Interior renovations (kitchen within last 2 years and updated upstairs bath) are complete and include functioning appliances unless otherwise noted; photos are limited to exterior and porches.",
"Property is tenant-occupied and systems (heat, hot water, plumbing) are currently operational.",
"Smoke and carbon monoxide detectors, GFCI protection, and required egress windows are not visible in provided photos; assume none of these are obviously missing but verification will be required before inspection.",
"No visible active leaks, major mold, structural sagging, or collapsed elements based on exterior photos; however interior condition where these could appear is unverified.",
"Electrical panel and circuit condition are not visible; absence of visible external hazards (exposed wiring, downed service) reduces but does not eliminate electrical risk."
],
"overall_score": 78.0,
"rubric_version": "ns-py-2026-1.0"
},
{
"summary": "Overall the property appears largely rent-ready for Section 8 / HCV occupancy with many favorable attributes: new roof, new siding, new deck, recent kitchen renovation, new furnace and water heater, and functioning basement laundry. The most likely inspection risks are life-safety items that cannot be verified from exterior photos: attic use as a bedroom (egress), presence and placement of smoke and CO detectors, and some missing/uncertain exterior handrails and entry hardware. Exterior yard cleanup, some deck underside repairs, and minor concrete/sidewalk repairs will likely be required. With targeted fixes and verification of detectors and egress, the property is likely to pass an initial HCV/NSPIRE inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Exterior appears recently renovated (listing states new roof July 2025, new siding, new deck; photos confirm good condition). Recent kitchen renovation and updated baths are claimed. Visible issues are mostly minor: yard overgrowth, pallets/debris in backyard, weathering/peeling on underside of covered deck, worn porch carpet, cracked sidewalk in front. No obvious collapsed surfaces or major structural deterioration visible. Missing interior photos limit verification of flooring/cabinets/cosmetic condition inside, but listing and exterior condition indicate moderate-to-good overall condition."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Potential safety risks observed or cannot be verified from photos: attic is advertised as usable as a bedroom but the small gable window visible likely does not meet required egress for a legal bedroom (possible inspection fail). No interior photos to confirm presence and placement of smoke and CO detectors, GFCI protection, or functioning handrails. Exterior side/basement steps appear to lack a continuous handrail. Front entry shows a knob but no visible deadbolt. No obvious active roof leaks, standing water, or major structural sagging visible. Because critical life-safety items (egress, detectors, handrails, entry locks) cannot be confirmed and attic use is questionable, safety score is lowered to reflect inspection risk."
},
{
"key": "systems_mechanical",
"label": "Mechanical systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 80.0,
"rationale": "Listing claims a new furnace and hot water heater and photos/listing indicate a new roof and new siding. Washer/dryer present in basement (listed). Kitchen recently renovated. These point to generally healthy primary systems. Electrical panel, GFCI protection, and full plumbing condition are not visible in photos so were assessed conservatively. Presence of window AC units indicates cooling is handled but central AC not evident. Overall systems likely in good working order based on seller statements, but some verification will be required at inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 72.0,
"rationale": "Photos show new siding and generally sound exterior. Front porch brick knee walls appear stable. Rear retaining wall and parking area look serviceable though vegetation and weeds are present and some wooden surfaces under the covered area show weathering. Chain-link fence and gates exist though latch condition unknown. Sidewalk cracking and some uneven concrete steps are visible; yard shows moderate neglect (weeds, pallets, garden debris). No visible major foundation cracks or standing water in photos."
}
],
"red_flags": [
"Attic advertised as additional bedroom but visible attic window appears too small for required egress — potential inspection fail for bedroom egress.",
"No interior photos to confirm presence and proper placement of smoke detectors and carbon monoxide alarms — required for NSPIRE compliance.",
"Exterior steps (side/basement) appear to lack continuous handrail; could fail if riser count/height requires handrail.",
"Front entry shows only a knob in photos; absence of a deadbolt or secure locking hardware is an issue to confirm.",
"Vegetation, pallets/debris, and weathering under the covered deck could hide trip, pest, or localized rot issues that need inspection."
],
"confidence": 0.72,
"assumptions": [
"New roof (July 2025), new siding, new deck, new furnace, and new water heater reported in listing are installed and functioning as claimed.",
"Interior renovations (kitchen, updated upstairs bath) are complete and include standard appliances unless otherwise noted—no interior photos were provided.",
"Smoke and CO detectors, GFCI protection in kitchen/baths, and electrical panel condition are not visible; absence in photos does not mean missing but must be verified at inspection.",
"Attic space pictured may be used informally as living space, but the small gable window likely does not meet egress requirements for a legal bedroom.",
"No active roof leaks, major foundation movement, or collapsed ceilings are visible or indicated by the listing; if present they would significantly lower the score.",
"Tenant-occupied status is true per listing, but formal rental-history records were not provided and rental_history_last_5y in snapshot is missing, so rental_history_activity is excluded from scoring."
],
"overall_score": 72.0,
"rubric_version": "ns-pire-v1-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2312 Spring St, Pittsburgh, PA, 15210",
"aggregate": {
"summary": "Overall this single-family home appears to be in good, mostly move-in condition for HCV tenancy with recent major system updates (new furnace, water heater, roof, and siding per listing) and an updated kitchen. Visible issues are mostly cosmetic and maintenance (yard cleanup, some weathered wood, cracked concrete, fence). Because the unit is tenant-occupied and major systems are recently replaced, it is likely to pass an initial Housing Choice Voucher (NSPIRE) inspection after basic verification (smoke/CO detectors, GFCI in kitchens/baths, electrical panel check) and minor corrective items — likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.7,
"rationale": "Exterior photos show recently replaced siding, painted trim, and an updated porch/deck area. Kitchen reportedly renovated within 2 years (listing). Visible issues are cosmetic and minor: cracked sidewalk/concrete, overgrown yard, some weathered wood under the carport and on underside of the covered area, chain-link fence is worn but functional, and scattered debris/pallets in backyard. No evidence of severe interior finish failure in the provided images. Missing interior photos prevent verification of appliances; listing mentions washer/dryer in basement and two full baths. Overall condition appears good with mostly cosmetic and maintenance items."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 73.3,
"rationale": "New siding, freshly painted exterior windows and side porch, and a new roof (per listing) are strong positives. Off-street parking and a covered patio/carport are present. Yard shows overgrowth, some debris/pallets, and a gravel parking/retaining area that needs tidying. Wooden elements under the covered patio/carport and some fence components show weathering and peeling paint. Walkway and sidewalk cracking present but localized. No visible evidence of foundation failure or major water intrusion from the exterior images."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.7,
"rationale": "No visible life-threatening hazards in exterior photos: porch railings present, exterior stairs appear intact, no collapsed structures or standing water seen. Overhead utility lines are present (typical in neighborhood) but no exposed wiring on the building exterior is visible. Listing states new furnace and hot water heater (reduces combustion hazard risk). Photo evidence for required items inside (smoke/CO detectors, GFCI in kitchen/baths, electrical panel condition, hot water functionality) is not available — assumed likely present given tenant-occupied status but unverified. Minor trip hazards from cracked sidewalks and uneven concrete at driveway/parking; recommend GFCI, detector verification and interior electrical checks prior to move-in."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 79.0,
"rationale": "Listing explicitly states new furnace and hot water heater; roof and siding were replaced (roof July 2025, new siding) which are significant positive indicators. Window AC units are present (no evidence of central A/C). Exterior plumbing/drainage appears serviceable; backyard retaining wall and concrete areas show normal wear but no active pooling. Electrical panel, plumbing function, and exact age/installation quality of HVAC and water heater cannot be verified from photos — assumed serviceable because property is tenant-occupied and listing highlights new equipment. Recommend verification of HVAC operation, electrical panel labeling, and water heater installation before HCV inspection."
}
],
"red_flags": [],
"confidence": 0.88,
"assumptions": [
"Listing claims are accurate: furnace and hot water heater are new and functioning, roof and siding were replaced as stated.",
"Interior condition (smoke detectors, CO alarms, GFCI outlets, appliance condition) is not visible in provided photos and is assumed to be typical for a tenant-occupied, recently-updated property but must be verified.",
"No active roof leaks, major interior mold, or hidden structural movement are present (no visible exterior indicators), but attic/ceiling and basement conditions were not photographed.",
"Electrical panel and wiring are intact and up to code for basic occupancy; absence of visible exterior exposed wiring reduces likelihood of major electrical hazard but interior verification needed.",
"Window AC units indicate no central cooling but are acceptable; missing images of kitchen appliances mean stove/fridge may be present but should be confirmed (their absence would be a moderate, not catastrophic, inspection issue)."
],
"score_method": "mean_of_criteria",
"overall_score": 74.6,
"rubric_version": "nsPIRE-v1.0-2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4863197866"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.