Property ID: 5008861168
11031 Mallard Crossing Dr, Charlotte, NC, 28262
Charlotte, NC
Money Down: $71,760
CoC Return: -2.11%
Monthly Cash Flow: $-126
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,800
Closing Costs
$11,960
Total Down
$71,760
Investment Snapshot
Purchase Price
$299,000
Money Down
$71,760
Cash-on-Cash Return
-2.11%
Rent
$1,958
Monthly Cash Flow
$-126
Annual Cash Flow
$-1,515
Debt Service / Mo
$1,591
Property Tax / Mo
$202
Insurance / Mo
$95
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,958
Payment Standard
$2,277
Rent
$1,958
Insurance
$95
Property Tax
$202
Management
$196
Utilities Allowance
$319
NOI (Monthly)
$1,465
Debt Service
$1,591
Cash Flow After Debt
$-126
Quality Score: 72.80%
Confidence: 94.00%
This 3-bed single-family property appears mostly rent‑ready with mostly cosmetic repairs and routine pre-lease safety checks needed. The listing claim of a new HVAC and new appliances is a strong positive and the interior/exterior photos show no visible structural failures, active leaks, or severe hazards. Primary inspection risks that require verification on-site are presence/operation of smoke and carbon monoxide detectors, GFCI protection in kitchen/bath, electrical panel condition, water heater condition, and flue/chimney safety for the fireplace. With those verifications and minor cosmetic fixes (fan blades, paint, small porch/driveway touch-ups), the house is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$319
Guaranteed Section 8 Rent (PS - Utilities)
$1,958
Property Management
$196
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$299,000
Beds
3
Baths
2
Living Area
1,493 sqft
Lot Size
11,326 sqft
Year Built
1985
Days on Market
149
Capital Outlay
$71,760
Debt Service
$1,591
Property Tax / Mo
$202
Insurance / Mo
$95
Property Description
Discover this charming home in Charlotte's Harris-Houston neighborhood - a growing suburb with unbeatable access to I-485, UNC Charlotte, top entertainment hubs, great shopping, and dining. With broad market appeal thanks to its proximity to the university and moderate pricing, this property is ideal for first-time buyers, families, or savvy investors. Enjoy peace of mind with a brand-new HVAC system and new appliances already in place. Location, value, and convenience all in one.
Utility Allowances
air_conditioning
$25
Property has a heat pump which provides central air conditioning. The allowance is for a 3-bedroom single-family home.
cooking
$12
Property details list an 'Electric Cooktop'. The 'electric' option was selected for a 3-bedroom unit.
gas_service_fee
$0
Property utilities (heating, cooking, water heating) are all electric. No gas service is required.
heating
$29
Property is equipped with an electric heat pump. The 'electric_heat_pump' option was selected for a 3-bedroom unit.
other_electric
$79
Standard allowance for general electric use (lights, outlets, etc.) in a 3-bedroom home.
range_stove
$11
Allowance for a tenant-owned range/stove, as per standard procedure assuming it is not provided by the landlord.
refrigerator
$12
Allowance for a tenant-owned refrigerator, as per standard procedure assuming it is not provided by the landlord.
sewer
$89
Property details indicate a connection to 'Public Sewer'. The allowance is for a 3-bedroom single-family home.
water
$32
Property details indicate the water source is 'City'. The allowance is for a 3-bedroom single-family home.
water_heating
$30
Property details list an 'Electric Water Heater'. The 'electric' option was selected for a 3-bedroom unit.
Source References
Payment Standard Source
Effective Date:
Jul 01, 2025
Utility Allowance Source
Effective Date:
Feb 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,016
DP3 Annual Estimate$1,272
DP1 Monthly Equivalent$85
DP3 Monthly Equivalent$106
Replacement Value$218,700
Basis1,493 sqft / 1985
Nearby Houses
Photo unavailable
2930 Drakes Crossing Dr
sold · 0.05 mi
Price: $150,000
3 bd / 2 ba · 1,288 sqft
Latest sale: $150,000 on Jun 12, 2018
Latest rent: $1,699 on Nov 18, 2024
Photo unavailable
2820 Bustlehead Ct
sold · 0.07 mi
Price: $320,000
4 bd / 3 ba · 1,807 sqft
Latest sale: $320,000 on Aug 02, 2022
Latest rent: —
Photo unavailable
2934 Drakes Crossing Dr
sold · 0.07 mi
Price: $285,000
3 bd / 2 ba · 1,356 sqft
Latest sale: $285,000 on Jul 30, 2025
Latest rent: —
Photo unavailable
11000 Mallard Crossing Dr
for_sale · 0.08 mi
Price: $310,000
3 bd / 2 ba · 1,460 sqft
Latest sale: $106,914 on Dec 07, 2004
Latest rent: —
Photo unavailable
2933 Gray Feather Dr
sold · 0.08 mi
Price: $335,000
3 bd / 3 ba · 1,925 sqft
Latest sale: $335,000 on Jul 01, 2022
Latest rent: —
Photo unavailable
2815 Bustlehead Ct
sold · 0.08 mi
Price: $415,000
5 bd / 3 ba · 2,840 sqft
Latest sale: $415,000 on Feb 12, 2026
Latest rent: —
Photo unavailable
2908 Harris Houston Rd
sold · 0.08 mi
Price: $169,990
3 bd / 2 ba · 1,288 sqft
Latest sale: $169,990 on Feb 03, 2020
Latest rent: —
Photo unavailable
2816 S Harris Houston Rd SW
sold · 0.08 mi
Price: $172,000
3 bd / 3 ba · 1,615 sqft
Latest sale: $172,000 on Oct 18, 2017
Latest rent: —
Photo unavailable
2915 Wild Duck Ct
sold · 0.09 mi
Price: $194,000
3 bd / 3 ba · 2,280 sqft
Latest sale: $194,000 on Aug 07, 2018
Latest rent: —
Photo unavailable
2809 Bustlehead Ct
sold · 0.09 mi
Price: $181,000
3 bd / 2 ba · 1,600 sqft
Latest sale: $181,000 on Jul 21, 2017
Latest rent: $895 on Dec 31, 2011
Photo unavailable
2938 Gray Feather Dr
sold · 0.09 mi
Price: $190,000
3 bd / 2 ba · 1,309 sqft
Latest sale: $190,000 on Jul 30, 2019
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement that HVAC is brand-new is accurate and the system is installed, functional, and appropriately sized.
- New appliances claimed in the listing are installed and operable (photos show a refrigerator; stove not clearly visible but assumed present or to be provided).
- No active roof leaks or concealed structural damage exist beyond what is visible in exterior photos (roof appears aged but intact).
- Smoke detectors and carbon monoxide alarms are either present or will be installed prior to inspection; GFCI protection in kitchen/bath is currently unknown and may require installation.
- Electrical panel, water heater, and plumbing are functional but their age/condition cannot be verified from photos; no obvious evidence of failure was visible.
- No evidence of severe mold, pest infestation, or foundation movement was visible in the photos; if present they would reduce the score significantly.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,350 | $283,700 | $283,700 |
| 2024 | $2,301 | $283,700 | $283,700 |
| 2023 | $2,220 | $283,700 | $283,700 |
| 2022 | $1,769 | $170,400 | $170,400 |
| 2021 | $1,758 | $170,400 | $170,400 |
| 2020 | $1,751 | $170,400 | $170,400 |
| 2019 | $1,735 | $170,400 | $170,400 |
| 2018 | $1,355 | $97,700 | $97,700 |
| 2017 | $1,327 | $97,700 | $97,700 |
| 2016 | $1,318 | $97,700 | $97,700 |
| 2015 | $1,306 | $97,700 | $97,700 |
| 2014 | $1,316 | $97,700 | $97,700 |
| 2013 | $1,316 | $97,700 | $97,700 |
| 2012 | $1,262 | $98,200 | $98,200 |
| 2011 | $1,291 | $98,200 | $98,200 |
| 2010 | $1,394 | $102,900 | $102,900 |
| 2009 | $1,394 | $102,900 | $102,900 |
| 2008 | $1,394 | $102,900 | $102,900 |
| 2007 | $1,391 | $102,900 | $102,900 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2013-05-16 | Sold | $89,000 |
| 2008-06-19 | Sold | $112,500 |
| 2001-07-11 | Sold | $111,000 |
| 1999-06-08 | Sold | $110,000 |
Photo Gallery
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"market": {
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"total": 98200,
"building": 77200
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"assessment": {
"land": 21000,
"total": 98200,
"building": 77200
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},
{
"tax": 1291,
"year": 2011,
"market": {
"land": 21000,
"total": 98200,
"building": 77200
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"assessment": {
"land": 21000,
"total": 98200,
"building": 77200
}
},
{
"tax": 1394,
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"market": {
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"total": 102900,
"building": 81900
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"assessment": {
"land": 21000,
"total": 102900,
"building": 81900
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},
{
"tax": 1394,
"year": 2009,
"market": {
"land": 21000,
"total": 102900,
"building": 81900
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"assessment": {
"land": 21000,
"total": 102900,
"building": 81900
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},
{
"tax": 1394,
"year": 2008,
"market": {
"land": 21000,
"total": 102900,
"building": 81900
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"assessment": {
"land": 21000,
"total": 102900,
"building": 81900
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},
{
"tax": 1391,
"year": 2007,
"market": {
"land": 21000,
"total": 102900,
"building": 81900
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"assessment": {
"land": 21000,
"total": 102900,
"building": 81900
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{
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{
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{
"date": "2001-07-11",
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{
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{
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{
"date": "1986-05-01",
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"project_name": "C/o - Hp Ah Crowley - Changeout",
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"permit_effective_date": "Feb 13, 2025",
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{
"project_name": "C/o - Hp Ah Crowley - Changeout",
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"permit_effective_date": "Feb 13, 2025",
"permit_project_type_1": "Mechanical work",
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"processing_status": {
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"min_score": 10.0,
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"rent_price": 1958.0,
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/11031-Mallard-Crossing-Dr_Charlotte_NC_28262_M50088-61168",
"bedroom_count": 3,
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"purchase_price": 299000.0,
"loan_term_years": 30,
"annual_cash_flow": 17581.9,
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"payment_standard": 2277.0,
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"https://ap.rdcpix.com/1a42ed059dc74578604cd0f019cf1744l-m1751689582s-w1280.jpg",
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"insurance_monthly": 95.33,
"monthly_cash_flow": 1465.16,
"property_tax_rate": 0.008,
"_utility_allowance": {
"sources": [
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"effective_date": "2026-02-01"
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"utility_allowances": [
{
"note": "Property has a heat pump which provides central air conditioning. The allowance is for a 3-bedroom single-family home.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Property details list an 'Electric Cooktop'. The 'electric' option was selected for a 3-bedroom unit.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Property utilities (heating, cooking, water heating) are all electric. No gas service is required.",
"utility": "gas_service_fee",
"allowance": 0
},
{
"note": "Property is equipped with an electric heat pump. The 'electric_heat_pump' option was selected for a 3-bedroom unit.",
"utility": "heating",
"allowance": 29
},
{
"note": "Standard allowance for general electric use (lights, outlets, etc.) in a 3-bedroom home.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "Allowance for a tenant-owned range/stove, as per standard procedure assuming it is not provided by the landlord.",
"utility": "range_stove",
"allowance": 11
},
{
"note": "Allowance for a tenant-owned refrigerator, as per standard procedure assuming it is not provided by the landlord.",
"utility": "refrigerator",
"allowance": 12
},
{
"note": "Property details indicate a connection to 'Public Sewer'. The allowance is for a 3-bedroom single-family home.",
"utility": "sewer",
"allowance": 89
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{
"note": "Property details indicate the water source is 'City'. The allowance is for a 3-bedroom single-family home.",
"utility": "water",
"allowance": 32
},
{
"note": "Property details list an 'Electric Water Heater'. The 'electric' option was selected for a 3-bedroom unit.",
"utility": "water_heating",
"allowance": 30
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"down_payment_amount": 59800.0,
"property_tax_annual": 2420.5,
"property_tax_monthly": 201.71,
"property_tax_increase": 0.03,
"utility_allowance_total": 319.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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"effective_date": "2025-07-01"
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"section8_assessment": {
"runs": [
{
"summary": "This 3-bed single-family property appears mostly rent‑ready with mostly cosmetic repairs and routine pre-lease safety checks needed. The listing claim of a new HVAC and new appliances is a strong positive and the interior/exterior photos show no visible structural failures, active leaks, or severe hazards. Primary inspection risks that require verification on-site are presence/operation of smoke and carbon monoxide detectors, GFCI protection in kitchen/bath, electrical panel condition, water heater condition, and flue/chimney safety for the fireplace. With those verifications and minor cosmetic fixes (fan blades, paint, small porch/driveway touch-ups), the house is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show generally clean, serviceable finishes: intact laminate flooring, painted walls, functioning doors and windows, and a stone fireplace in place. Cosmetic issues visible: peeling/dated ceiling fan blades, popcorn ceilings, minor scuffing at baseboards, and exterior concrete/driveway staining and small edge wear. Small porch and steps look intact but could use paint and minor carpentry. Listing states new appliances; a refrigerator is visible. No signs of collapsed ceilings, exposed subfloor, or major interior water damage. Overall mostly cosmetic and easy-to-fix items; no major deferred-maintenance visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No visible exposed wiring, no obvious structural sagging, stair handrails present at front entry and deck stair railings visible at rear. Large windows in living area provide apparent egress. However smoke detectors and carbon monoxide alarms are not visible in the photos (required by NSPIRE/local code); GFCI outlets in kitchen/bath cannot be confirmed from images. Chimney and fireplace present and will require proper flue/clearance/guard verification. No visible mold, active leaks, severe peeling paint, or broken guardrails were seen. Because several required safety items cannot be confirmed from photos, assign moderate risk pending on-site verification/installation of detectors and GFCIs."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Health",
"score": 70.0,
"rationale": "Listing specifically notes a 'brand-new HVAC system' and 'new appliances' which significantly reduces mechanical risk; interior vents and a floor register are visible. Roof shingles appear aged but show no visible sagging or active leaks in available exterior photos; chimney cap present. Water heater, electrical panel, and plumbing fixtures are not shown so their condition is unknown. Garage door is older in appearance. Overall score reflects assumed functioning new HVAC but unknowns for water heater/electrical panel/roof remaining."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Exterior brick and siding appear intact with functioning gutters. Yard is large and generally clear; rear deck and exterior stairs exist with railings. Driveway has minor cracking/staining and a narrow concrete edge with some erosion; landscaping is minimal but not hazardous. No signs of standing water, severe foundation displacement, or significant exterior damage in photos. Some mature shrubs obscure portions of the envelope and may need trimming."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Listing statement that HVAC is brand-new is accurate and the system is installed, functional, and appropriately sized.",
"New appliances claimed in the listing are installed and operable (photos show a refrigerator; stove not clearly visible but assumed present or to be provided).",
"No active roof leaks or concealed structural damage exist beyond what is visible in exterior photos (roof appears aged but intact).",
"Smoke detectors and carbon monoxide alarms are either present or will be installed prior to inspection; GFCI protection in kitchen/bath is currently unknown and may require installation.",
"Electrical panel, water heater, and plumbing are functional but their age/condition cannot be verified from photos; no obvious evidence of failure was visible.",
"No evidence of severe mold, pest infestation, or foundation movement was visible in the photos; if present they would reduce the score significantly."
],
"overall_score": 71.0,
"rubric_version": "nsPIRE-v1-photo-assessment-2026-03"
},
{
"summary": "This 3BR/2BA split-level home appears to be in generally good, rentable condition with mostly cosmetic or capital-replacement items remaining. The listing indicates a new HVAC and new appliances, which greatly reduces mechanical risk. Primary inspection risks likely center on NSPIRE code items that are not visible in listing photos: smoke and carbon-monoxide detectors, GFCI protection in kitchen/baths, and bedroom egress verification. No major structural failures, active leaks, collapsed ceilings, or exposed electrical hazards are visible. With verification/installation of required detectors, confirmation of plumbing/hot water and GFCI outlets, and a few minor repairs (light fixtures, ceiling fan, driveway touch-up), the property is likely to pass an initial HCV inspection and be ready to rent within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Overall condition & repair needs",
"score": 80.0,
"rationale": "Interior photos show generally clean, intact finishes: laminate flooring in good condition, painted walls, no visible water stains, and a tidy stone fireplace. Exterior siding and brick appear intact. Visible deferred items are cosmetic or minor: worn ceiling fan blades, older light fixtures, driveway surface cracks/stains, and some exterior trim/paint touch-up (porch rail & small concrete apron). Listing claims new appliances (fridge visible) which reduces the appliance-repair risk. No large-scale demolition/rehab visible. These are mostly easy-to-fix or capital-only items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, no standing water, no exposed wiring seen in photos). Entry door appears secure and porch has a handrail. However, photos do not show smoke detectors or carbon-monoxide detectors (CO devices are likely required given an attached garage and a fuel-fired/vented fireplace); lack of visible detectors is a common failing on HCV inspections. GFCI protection is not visible in the kitchen photos. Bedroom egress likely acceptable based on large windows visible in living areas, but bedrooms were not photographed so egress cannot be confirmed. Because these are primary NSPIRE failure risks (detectors, GFCI, bedroom egress verification), the safety score is reduced to reflect likely corrective items."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 70.0,
"rationale": "Listing states a brand-new HVAC system and photos show a venting/chimney stack and an intact roofline. New HVAC greatly reduces heating/cooling failure risk. Electrical system and panel are not shown; no obvious knob-and-tube or exposed wiring seen. Water heater and main plumbing are not visible in photos. Roof shows shingles in place with no visible sagging or active leaks from exterior photos, but shingles show age and may be mid-life/older. Overall systems appear serviceable but several system components cannot be visually verified and would need on-site confirmation (panel labeling, water heater, plumbing leaks)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Yard is large and appears well-drained with no visible standing water. Siding and brick veneer are intact; gutters are present. Rear deck and stairs have visible railings. Driveway has surface cracking and a small slope; front concrete apron/step area shows prior patching but is serviceable. Partial picket fencing exists. No visible pest/infestation evidence. Overall exterior is functional with moderate cosmetic/site repairs recommended."
}
],
"red_flags": [
"No visible smoke detectors in photographed areas — likely an HCV/NSPIRE fail if missing or not on required levels.",
"No visible carbon-monoxide detector in photos — recommended/required given attached garage and possible fuel-burning fireplace.",
"No visible GFCI outlets in kitchen (photoed) — GFCI protection in kitchen and baths must be verified and possibly installed.",
"Roof shows aging shingles — while not an immediate failure, roof condition should be verified for remaining useful life."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that HVAC is brand-new is accurate and the system is operational.",
"New appliances referenced in the listing include at least a refrigerator and stove/oven; a refrigerator is visible in the kitchen photo.",
"Bedrooms and bathrooms (not photographed) are in similar cosmetic condition to photographed living areas and have functioning doors and windows.",
"There is a functioning water heater and working hot water (not visible in photos).",
"No active roof leaks or significant structural issues exist beyond what is visible externally (roof appears aged but without visible sagging).",
"Electrical panel exists and is intact behind closed doors; no evident dangerous wiring in visible areas.",
"The fireplace is either decorative or properly vented/operational; if fuel-fired, proper CO detection will be required."
],
"overall_score": 73.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "This 3BR/2BA single-family property presents as mostly turnkey for Section 8 tenancy with mostly cosmetic repairs and routine checks required. Positives: listing states new HVAC and new appliances, interior finishes are in good condition, exterior envelope and stairs/railings are present, and there are no visible life‑threatening structural defects in photos. Key uncertainties that should be verified before listing for a housing choice voucher include presence and placement of smoke/CO detectors, GFCI protection in kitchen/baths, electrical panel condition, water heater operation, and fireplace/chimney venting. With confirmation of detectors and basic system checks, this property is likely to pass an initial HCV/NSPIRE inspection with minor repairs within 1-4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 80.0,
"rationale": "Interior and exterior photos show generally good cosmetic condition: laminate flooring in good shape, painted walls, intact windows, brick lower facade and vinyl siding in acceptable condition. Minor deferred items visible: dated ceiling texture, worn ceiling fan blades, some driveway staining/cracks, older garage door and exterior stair/trim paint touch-ups needed. Listing states 'new appliances' and 'brand-new HVAC' which reduces penalty for missing/old appliances. Overall easy-to-fix / cosmetic items dominate; no evidence of widespread interior deterioration."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, no standing water, stair rails present at front and rear). Large windows in main living area look like compliant egress to bedrooms (assumed). However, there are several unknowns that reduce score: smoke and carbon monoxide detectors are not visible in any photos, GFCI outlets in kitchen/bath are not shown, and the working condition of the fireplace/venting is unverified. No exposed wiring observed. Because several required safety items are not verifiable from photos, score is moderated pending confirmation/repair."
},
{
"key": "systems_mechanical",
"label": "Major mechanical systems",
"score": 70.0,
"rationale": "Listing claims a brand-new HVAC system and new appliances, which is positive and increases pass likelihood for heating/cooling and kitchen. Roof appears aged but not visibly failed in photos (no sagging or obvious leak staining). Water heater, electrical panel and service condition are not shown. Garage door mechanism and some exterior drainage details are unknown. Given the new HVAC claim and no visible major system failures, systems score is good but moderated because critical systems (electrical panel, water heater, chimney/flue) are not verifiable from images."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 75.0,
"rationale": "Lot is spacious and generally well‑kept; siding and brick veneer look intact, roofline straight, and gutters present. Concrete driveway and walk show minor cracking and staining but are serviceable. Rear stair and deck appear structurally intact with railing. Yard slopes appear to drain away from house in photos, though full perimeter grading and drainage not confirmed. Some landscaping overgrowth and a detached fence/gate in fair condition. Overall serviceable with minor improvements recommended."
}
],
"red_flags": [
"no_visible_smoke_or_carbon_monoxide_detectors_in_photos - detectors not shown; NSPIRE requires working smoke/CO detectors in proper locations",
"fireplace_and_chimney_unverified - fireplace exists and requires inspection/clearance/venting certification before tenant use",
"unidentified_large_exterior_tank_or_container_near_foundation - container at rear of house could indicate stored liquids (fuel/rainwater) and needs identification and removal if hazardous",
"electrical_gfci_and_panel_not_shown - absence of visible GFCI in kitchen/bath and unknown panel condition are inspection risk items"
],
"confidence": 0.65,
"assumptions": [
"The listing claim of a brand-new HVAC system is accurate and the system is operational.",
"New appliances referenced in the listing are present in the unit (kitchen stove/refrigerator) and in working order.",
"No active roof leaks or interior water intrusion are present (no visible staining or mold in photos).",
"Bedrooms provide required emergency egress (windows appear full-height in living area and typical for bedrooms).",
"Electrical panel, water heater and GFCI protection are present and serviceable unless found otherwise on inspection; their exact condition is unknown from photos.",
"Exterior container/tank seen at rear is not leaking fuel; type and contents are unknown and require verification."
],
"overall_score": 74.0,
"rubric_version": "ns_prep_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "11031 Mallard Crossing Dr, Charlotte, NC, 28262",
"aggregate": {
"summary": "This 3-bed single-family property appears mostly rent‑ready with mostly cosmetic repairs and routine pre-lease safety checks needed. The listing claim of a new HVAC and new appliances is a strong positive and the interior/exterior photos show no visible structural failures, active leaks, or severe hazards. Primary inspection risks that require verification on-site are presence/operation of smoke and carbon monoxide detectors, GFCI protection in kitchen/bath, electrical panel condition, water heater condition, and flue/chimney safety for the fireplace. With those verifications and minor cosmetic fixes (fan blades, paint, small porch/driveway touch-ups), the house is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.3,
"rationale": "Interior photos show generally clean, serviceable finishes: intact laminate flooring, painted walls, functioning doors and windows, and a stone fireplace in place. Cosmetic issues visible: peeling/dated ceiling fan blades, popcorn ceilings, minor scuffing at baseboards, and exterior concrete/driveway staining and small edge wear. Small porch and steps look intact but could use paint and minor carpentry. Listing states new appliances; a refrigerator is visible. No signs of collapsed ceilings, exposed subfloor, or major interior water damage. Overall mostly cosmetic and easy-to-fix items; no major deferred-maintenance visible."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Exterior brick and siding appear intact with functioning gutters. Yard is large and generally clear; rear deck and exterior stairs exist with railings. Driveway has minor cracking/staining and a narrow concrete edge with some erosion; landscaping is minimal but not hazardous. No signs of standing water, severe foundation displacement, or significant exterior damage in photos. Some mature shrubs obscure portions of the envelope and may need trimming."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 66.7,
"rationale": "No visible exposed wiring, no obvious structural sagging, stair handrails present at front entry and deck stair railings visible at rear. Large windows in living area provide apparent egress. However smoke detectors and carbon monoxide alarms are not visible in the photos (required by NSPIRE/local code); GFCI outlets in kitchen/bath cannot be confirmed from images. Chimney and fireplace present and will require proper flue/clearance/guard verification. No visible mold, active leaks, severe peeling paint, or broken guardrails were seen. Because several required safety items cannot be confirmed from photos, assign moderate risk pending on-site verification/installation of detectors and GFCIs."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Health",
"score": 70.0,
"rationale": "Listing specifically notes a 'brand-new HVAC system' and 'new appliances' which significantly reduces mechanical risk; interior vents and a floor register are visible. Roof shingles appear aged but show no visible sagging or active leaks in available exterior photos; chimney cap present. Water heater, electrical panel, and plumbing fixtures are not shown so their condition is unknown. Garage door is older in appearance. Overall score reflects assumed functioning new HVAC but unknowns for water heater/electrical panel/roof remaining."
}
],
"red_flags": [],
"confidence": 0.94,
"assumptions": [
"Listing statement that HVAC is brand-new is accurate and the system is installed, functional, and appropriately sized.",
"New appliances claimed in the listing are installed and operable (photos show a refrigerator; stove not clearly visible but assumed present or to be provided).",
"No active roof leaks or concealed structural damage exist beyond what is visible in exterior photos (roof appears aged but intact).",
"Smoke detectors and carbon monoxide alarms are either present or will be installed prior to inspection; GFCI protection in kitchen/bath is currently unknown and may require installation.",
"Electrical panel, water heater, and plumbing are functional but their age/condition cannot be verified from photos; no obvious evidence of failure was visible.",
"No evidence of severe mold, pest infestation, or foundation movement was visible in the photos; if present they would reduce the score significantly."
],
"score_method": "mean_of_criteria",
"overall_score": 72.8,
"rubric_version": "nsPIRE-v1-photo-assessment-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5008861168"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.