Property ID: 5026487959
11230 Mallard Crossing Dr, Charlotte, NC, 28262
Charlotte, NC
Money Down: $70,800
CoC Return: -2.43%
Monthly Cash Flow: $-143
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$59,000
Closing Costs
$11,800
Total Down
$70,800
Investment Snapshot
Purchase Price
$295,000
Money Down
$70,800
Cash-on-Cash Return
-2.43%
Rent
$1,912
Monthly Cash Flow
$-143
Annual Cash Flow
$-1,719
Debt Service / Mo
$1,570
Property Tax / Mo
$200
Insurance / Mo
$94
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,912
Payment Standard
$2,277
Rent
$1,912
Insurance
$94
Property Tax
$200
Management
$191
Utilities Allowance
$365
NOI (Monthly)
$1,427
Debt Service
$1,570
Cash Flow After Debt
$-143
Quality Score: 69.50%
Confidence: 91.00%
Overall this single-family home appears mostly move-in ready with refreshed interior finishes and intact living spaces; however a visible area of missing roof shingles/flashing on the left roof slope and a few exterior maintenance items (porch skirting, paint) create the primary inspection risk. Smoke/CO detectors and GFCI protection are not visible in photos and should be verified and installed if missing. With targeted repairs (roof patching/flashing, verify/replace detectors and GFCI outlets, minor porch and cosmetic touch-ups) this property would likely pass an initial HCV/NSPIRE inspection within ~30 days.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$365
Guaranteed Section 8 Rent (PS - Utilities)
$1,912
Property Management
$191
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$295,000
Beds
3
Baths
2
Living Area
1,288 sqft
Lot Size
16,988 sqft
Year Built
1986
Days on Market
72
Capital Outlay
$70,800
Debt Service
$1,570
Property Tax / Mo
$200
Insurance / Mo
$94
Property Description
This three-bedroom, two-bathroom residence sits on an impressive 0.39-acre lot in the established Mallard Crossing neighborhood. The generous property offers abundant outdoor space for gardening, recreation, and future possibilities and the front yard has the white picket fence for added character. Inside, the 1,296-square-foot floor plan provides efficient living with three bedrooms and two full bathrooms. Built in 1986, this single-family home rests in a mature Charlotte community with convenient access to major thoroughfares. This property was generating $1,900 in monthly rental income from a long-term tenant but could also be a great first home for someone as it is move in ready. This property presents strong cash flow in the 28262 corridors. The substantial lot size distinguishes this home from typical suburban parcels, appealing to those who value outdoor space and privacy.
Utility Allowances
air_conditioning
$25
Selected based on the property having 'Central Air' cooling and the 3-bedroom allowance from the schedule.
cooking
$12
Selected 'electric' as the property listing specifies an 'Electric Oven'. The value is for a 3-bedroom unit.
gas_service_fee
$11
Included because natural gas is assumed for heating, which incurs a service fee according to the schedule.
heating
$80
Selected 'natural_gas' for 'Central' heating. Fuel type was not specified, so natural gas was assumed as it is present in the area and is the more expensive of the likely options.
other_electric
$79
Standard allowance for general electrical use (lights, outlets, etc.) for a 3-bedroom unit.
sewer
$89
Selected based on the property having 'Public Sewer' and the 3-bedroom allowance.
water
$32
Selected based on the property having a 'City' water source and the 3-bedroom allowance.
water_heating
$37
Selected 'natural_gas' for consistency with the space heating fuel assumption. The value is 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$1,000
DP3 Annual Estimate$1,261
DP1 Monthly Equivalent$83
DP3 Monthly Equivalent$105
Replacement Value$215,800
Basis1,288 sqft / 1986
Nearby Houses
Photo unavailable
11236 Mallard Crossing Dr
sold · 0.02 mi
Price: $280,000
3 bd / 2 ba · 1,352 sqft
Latest sale: $280,000 on Mar 27, 2025
Latest rent: —
Photo unavailable
11218 Mallard Crossing Dr
sold · 0.03 mi
Price: $142,000
3 bd / 2 ba · 1,344 sqft
Latest sale: $142,000 on Jun 30, 2017
Latest rent: $995 on Jul 01, 2015
Photo unavailable
11225 Mallard Crossing Dr
sold · 0.04 mi
Price: $185,000
3 bd / 2 ba · 1,148 sqft
Latest sale: $185,000 on Jan 20, 2023
Latest rent: —
Photo unavailable
11233 Mallard Crossing Dr
sold · 0.04 mi
Price: $220,000
3 bd / 2 ba · 1,384 sqft
Latest sale: $220,000 on Mar 05, 2021
Latest rent: —
Photo unavailable
11247 Mallard Crossing Dr
sold · 0.07 mi
Price: $139,000
3 bd / 2 ba · 1,288 sqft
Latest sale: $139,000 on Nov 15, 2018
Latest rent: —
Photo unavailable
11206 Mallard Crossing Dr
for_sale · 0.07 mi
Price: $105,000
— bd / — ba
Latest sale: $103,000 on Dec 06, 2024
Latest rent: —
Photo unavailable
2932 Wild Duck Ct
sold · 0.07 mi
Price: $148,500
3 bd / 2 ba · 1,305 sqft
Latest sale: $148,500 on Feb 28, 2018
Latest rent: $1,125 on Jun 19, 2015
Photo unavailable
11250 Mallard Crossing Dr Unit 1
sold · 0.08 mi
Price: $210,000
4 bd / 4 ba · 2,820 sqft
Latest sale: $210,000 on Jun 16, 2017
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- Visible roof damage / missing shingles/exposed underlayment on left roof slope — potential active leak (major NSPIRE concern).
- No smoke detectors or carbon monoxide detectors visible in supplied photos — potential automatic fail if absent.
- Porch skirting/lattice missing exposing crawlspace area beneath porch — security/rodent access and aesthetic issue.
- Large tree overhanging roof — increased risk of roof damage, clogged gutters and limb failure.
Assumptions
- Listing statement that property was previously rented and 'move in ready' is accurate; basic appliances and utilities were present with the previous tenant even though not photographed.
- Central HVAC exists and is functional (floor vents visible). HVAC mechanicals, water heater, and electrical panel are present and serviceable though not pictured.
- No active interior water damage or major mold is present beyond what is visible in photos; roof shingle damage has not yet caused observable interior stains in the provided images.
- Smoke detectors and CO alarms may be present but are not visible in the supplied photos; they should be confirmed before inspection.
- Snow cover limits visual inspection of yard grading and some roof details; assumptions about drainage and foundation condition are made from visible areas (brick foundation vents appear intact).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,327 | $280,800 | $280,800 |
| 2024 | $2,279 | $280,800 | $280,800 |
| 2023 | $2,198 | $280,800 | $280,800 |
| 2022 | $1,756 | $169,000 | $169,000 |
| 2021 | $1,745 | $169,000 | $169,000 |
| 2020 | $1,738 | $169,000 | $169,000 |
| 2019 | $1,722 | $169,000 | $169,000 |
| 2018 | $1,384 | $99,900 | $99,900 |
| 2017 | $1,356 | $99,900 | $99,900 |
| 2016 | $1,346 | $99,900 | $99,900 |
| 2015 | $1,335 | $99,900 | $99,900 |
| 2014 | $1,345 | $99,900 | $99,900 |
| 2013 | $1,345 | $99,900 | $99,900 |
| 2012 | $1,289 | $100,800 | $100,800 |
| 2011 | $1,323 | $100,800 | $100,800 |
| 2010 | $1,423 | $105,100 | $105,100 |
| 2009 | $1,423 | $105,100 | $105,100 |
| 2008 | $1,423 | $105,100 | $105,100 |
| 2007 | $1,420 | $105,100 | $105,100 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2005-02-03 | Sold | $100,000 |
| 2001-11-30 | Sold | $106,500 |
| 1999-07-19 | Sold | $93,500 |
Photo Gallery
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{
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{
"tax": 2327,
"year": 2025,
"market": {
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"total": 280800,
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},
"assessment": {
"land": 65000,
"total": 280800,
"building": 215800
}
},
{
"tax": 2279,
"year": 2024,
"market": {
"land": 65000,
"total": 280800,
"building": 215800
},
"assessment": {
"land": 65000,
"total": 280800,
"building": 215800
}
},
{
"tax": 2198,
"year": 2023,
"market": {
"land": 65000,
"total": 280800,
"building": 215800
},
"assessment": {
"land": 65000,
"total": 280800,
"building": 215800
}
},
{
"tax": 1756,
"year": 2022,
"market": {
"land": 35000,
"total": 169000,
"building": 134000
},
"assessment": {
"land": 35000,
"total": 169000,
"building": 134000
}
},
{
"tax": 1745,
"year": 2021,
"market": {
"land": 35000,
"total": 169000,
"building": 134000
},
"assessment": {
"land": 35000,
"total": 169000,
"building": 134000
}
},
{
"tax": 1738,
"year": 2020,
"market": {
"land": 35000,
"total": 169000,
"building": 134000
},
"assessment": {
"land": 35000,
"total": 169000,
"building": 134000
}
},
{
"tax": 1722,
"year": 2019,
"market": {
"land": 35000,
"total": 169000,
"building": 134000
},
"assessment": {
"land": 35000,
"total": 169000,
"building": 134000
}
},
{
"tax": 1384,
"year": 2018,
"market": {
"land": 21000,
"total": 99900,
"building": 78900
},
"assessment": {
"land": 21000,
"total": 99900,
"building": 78900
}
},
{
"tax": 1356,
"year": 2017,
"market": {
"land": 21000,
"total": 99900,
"building": 78900
},
"assessment": {
"land": 21000,
"total": 99900,
"building": 78900
}
},
{
"tax": 1346,
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"market": {
"land": 21000,
"total": 99900,
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"assessment": {
"land": 21000,
"total": 99900,
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}
},
{
"tax": 1335,
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"market": {
"land": 21000,
"total": 99900,
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"assessment": {
"land": 21000,
"total": 99900,
"building": 78900
}
},
{
"tax": 1345,
"year": 2014,
"market": {
"land": 21000,
"total": 99900,
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},
"assessment": {
"land": 21000,
"total": 99900,
"building": 78900
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},
{
"tax": 1345,
"year": 2013,
"market": {
"land": 21000,
"total": 99900,
"building": 78900
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"assessment": {
"land": 21000,
"total": 99900,
"building": 78900
}
},
{
"tax": 1289,
"year": 2012,
"market": {
"land": 21000,
"total": 100800,
"building": 79800
},
"assessment": {
"land": 21000,
"total": 100800,
"building": 79800
}
},
{
"tax": 1323,
"year": 2011,
"market": {
"land": 21000,
"total": 100800,
"building": 79800
},
"assessment": {
"land": 21000,
"total": 100800,
"building": 79800
}
},
{
"tax": 1423,
"year": 2010,
"market": {
"land": 21000,
"total": 105100,
"building": 84100
},
"assessment": {
"land": 21000,
"total": 105100,
"building": 84100
}
},
{
"tax": 1423,
"year": 2009,
"market": {
"land": 21000,
"total": 105100,
"building": 84100
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"assessment": {
"land": 21000,
"total": 105100,
"building": 84100
}
},
{
"tax": 1423,
"year": 2008,
"market": {
"land": 21000,
"total": 105100,
"building": 84100
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"assessment": {
"land": 21000,
"total": 105100,
"building": 84100
}
},
{
"tax": 1420,
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"market": {
"land": 21000,
"total": 105100,
"building": 84100
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"assessment": {
"land": 21000,
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"building": 84100
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"date": "2026-03-19",
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"list_price": 295000,
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"price_change": -4999,
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{
"date": "2026-02-16",
"price": 299999,
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"list_date": "2026-01-30T16:59:50Z",
"list_price": 295000,
"listing_id": "2990780086",
"last_update_date": "2026-03-19T12:22:04Z",
"last_status_change_date": "2026-01-30T16:59:50Z"
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"event_name": "Price Changed",
"price_sqft": 232.91847826086956,
"source_name": "CanopyMLS",
"price_change": -5001,
"days_after_listed": null,
"source_listing_id": "4341869",
"price_change_percentage": null
},
{
"date": "2026-01-30",
"price": 305000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-30T16:59:50Z",
"list_price": 295000,
"listing_id": "2990780086",
"last_update_date": "2026-03-19T12:22:04Z",
"last_status_change_date": "2026-01-30T16:59:50Z"
},
"event_name": "Listed",
"price_sqft": 235.3395061728395,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4341869",
"price_change_percentage": "+205.00%"
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{
"date": "2005-02-03",
"price": 100000,
"listing": null,
"event_name": "Sold",
"price_sqft": 77.63975155279503,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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"price_change_percentage": null
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{
"date": "2001-11-30",
"price": 106500,
"listing": null,
"event_name": "Sold",
"price_sqft": 82.6863354037267,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "1999-07-19",
"price": 93500,
"listing": null,
"event_name": "Sold",
"price_sqft": 72.59316770186335,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "1995-12-04",
"price": 85000,
"listing": null,
"event_name": "Sold",
"price_sqft": 65.99378881987577,
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"price_change": 0,
"days_after_listed": null,
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"price_change_percentage": null
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"project_name": "C/o Gpack",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Apr 27, 2017",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": "C/o Gpack",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Apr 27, 2017",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Residential"
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}
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},
"property_id": "5026487959",
"generated_at": "2026-03-27T17:09:48.444334Z",
"initial_filter": {
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"reason": "disabled",
"enabled": false
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"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 69.5
},
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"home_photo": "https://ap.rdcpix.com/fa7ecbde7605db3e7a7ec20da5e557eal-m3349667264s-w1280.jpg",
"rent_price": 1912.0,
"loan_amount": 236000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/11230-Mallard-Crossing-Dr_Charlotte_NC_28262_M50264-87959",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 295000.0,
"loan_term_years": 30,
"annual_cash_flow": 17122.29,
"mortgage_monthly": 1570.11,
"payment_standard": 2277.0,
"total_amount_out": 59000.0,
"additional_photos": [
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"down_payment_rate": 0.2,
"insurance_monthly": 94.21,
"monthly_cash_flow": 1426.86,
"property_tax_rate": 0.008,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/NC003/sources/utility/wp-content_uploads_2025_12_UA-2.1.26.raster.pdf"
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"effective_date": "2026-02-01"
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"utility_allowances": [
{
"note": "Selected based on the property having 'Central Air' cooling and the 3-bedroom allowance from the schedule.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Selected 'electric' as the property listing specifies an 'Electric Oven'. The value is for a 3-bedroom unit.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Included because natural gas is assumed for heating, which incurs a service fee according to the schedule.",
"utility": "gas_service_fee",
"allowance": 11
},
{
"note": "Selected 'natural_gas' for 'Central' heating. Fuel type was not specified, so natural gas was assumed as it is present in the area and is the more expensive of the likely options.",
"utility": "heating",
"allowance": 80
},
{
"note": "Standard allowance for general electrical use (lights, outlets, etc.) for a 3-bedroom unit.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "Selected based on the property having 'Public Sewer' and the 3-bedroom allowance.",
"utility": "sewer",
"allowance": 89
},
{
"note": "Selected based on the property having a 'City' water source and the 3-bedroom allowance.",
"utility": "water",
"allowance": 32
},
{
"note": "Selected 'natural_gas' for consistency with the space heating fuel assumption. The value is for a 3-bedroom unit.",
"utility": "water_heating",
"allowance": 37
}
],
"cash_on_cash_return": 0.29,
"down_payment_amount": 59000.0,
"property_tax_annual": 2396.81,
"property_tax_monthly": 199.73,
"property_tax_increase": 0.03,
"utility_allowance_total": 365.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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"https://www.inlivian.com/wp-content/uploads/2024/05/7.1.25-PS-No-census-tracts.pdf"
],
"effective_date": "2025-07-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -1719.08,
"property_management_monthly": 191.2,
"monthly_cash_flow_after_debt": -143.26,
"cash_on_cash_return_after_debt": -0.03
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this single-family home appears mostly move-in ready with refreshed interior finishes and intact living spaces; however a visible area of missing roof shingles/flashing on the left roof slope and a few exterior maintenance items (porch skirting, paint) create the primary inspection risk. Smoke/CO detectors and GFCI protection are not visible in photos and should be verified and installed if missing. With targeted repairs (roof patching/flashing, verify/replace detectors and GFCI outlets, minor porch and cosmetic touch-ups) this property would likely pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior photos show recent-looking vinyl plank floors, painted walls, functioning ceiling fans and generally clean finishes. Minor cosmetic scuffs and small baseboard/wall marks visible. Porch needs minor cosmetic work (peeling paint, missing lattice under porch). No kitchen photos provided so appliances not confirmed; listing suggests prior long-term tenant and move-in ready, so missing appliances were not heavily penalized. Visible roof shingle damage (see exterior) reduces score moderately because it may require repair and could cause interior issues if left unaddressed."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 65.0,
"rationale": "No exposed wiring or obvious trip hazards visible in interior photos; bedrooms show windows that appear large enough for egress. Floor vents indicate central HVAC ducting. However smoke detectors and carbon monoxide detectors are not visible in photos (could be present but unshown) and GFCI outlets are not clearly present in bath/kitchen photos. The fireplace appears to be a gas insert which will require safe venting and verification. The roof area with missing shingles is a safety/code concern due to potential water intrusion. Overall some NSPIRE-required items (detectors, GFCI) cannot be confirmed and reduce the score."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 70.0,
"rationale": "Floor registers visible indicating central forced-air HVAC likely present. Electrical outlets and switches appear intact with covers present in rooms shown. Plumbing fixtures in bathroom appear operational and recently refreshed. Water heater, HVAC mechanical equipment, and electrical panel were not photographed so their condition is assumed typical for a maintained 1986 house. A visible area of missing roof shingles/skylight flashing on the left roof slope is the primary systems concern and lowers the rating because it indicates potential active roof leakage needing repair."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Siding and shutters appear intact and paint is generally in fair condition. The white picket fence and yard are maintained. However photos show a noticeable roof area with missing shingles/exposed underlayment near the left side of the roof which is a material exterior defect and potential source of leaks. Large mature tree overhangs the roof (limb risk). Porch skirting/lattice is missing under the front porch, exposing crawlspace ventilation and creating an aesthetic/security issue. Snow cover limits full evaluation of drainage and grades, but no obvious standing water was observed."
}
],
"red_flags": [
"Visible roof damage / missing shingles/exposed underlayment on left roof slope — potential active leak (major NSPIRE concern).",
"No smoke detectors or carbon monoxide detectors visible in supplied photos — potential automatic fail if absent.",
"Porch skirting/lattice missing exposing crawlspace area beneath porch — security/rodent access and aesthetic issue.",
"Large tree overhanging roof — increased risk of roof damage, clogged gutters and limb failure."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that property was previously rented and 'move in ready' is accurate; basic appliances and utilities were present with the previous tenant even though not photographed.",
"Central HVAC exists and is functional (floor vents visible). HVAC mechanicals, water heater, and electrical panel are present and serviceable though not pictured.",
"No active interior water damage or major mold is present beyond what is visible in photos; roof shingle damage has not yet caused observable interior stains in the provided images.",
"Smoke detectors and CO alarms may be present but are not visible in the supplied photos; they should be confirmed before inspection.",
"Snow cover limits visual inspection of yard grading and some roof details; assumptions about drainage and foundation condition are made from visible areas (brick foundation vents appear intact)."
],
"overall_score": 67.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026"
},
{
"summary": "Overall the house appears in good cosmetic condition with no photographed life‑threatening issues. Likely passes an initial HCV/NSPIRE inspection after short, low-to-moderate scope repairs: verify/install smoke & CO detectors, confirm GFCI protection in kitchen/baths, secure/repair porch skirting and railing as needed, fix minor electrical cover/trim items, and confirm HVAC/water‑heater/electrical panel operation. Time-to-rent readiness: minor repairs/verification — likely within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 75.0,
"rationale": "Interior appears recently updated cosmetically (laminate flooring, fresh paint) and generally clean. Minor cosmetic wear visible: scuffs on walls, a recessed light hole without trim in the living area, minor trim/threshold wear, and sagging/missing porch skirting under the front deck. No evidence of collapsed ceilings, exposed subfloor, or major interior water damage in provided photos. Listing notes prior long-term tenant occupancy but no current appliances are visible in photos; missing appliances would be an easy-to-fix, capital item if required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No visible smoke or carbon monoxide detectors in the photos (not definitive), and GFCI outlets in kitchen/bath are not visible. No obvious major electrical hazards were photographed, but a small recessed light hole and several switch/plate variations suggest several cover/trim items may need attention. Windows appear adequate for bedroom egress. Porch railing is present but front steps and porch skirting show gaps that could be cited. Fireplace appears to be a gas insert and will require verification of safe operation/venting. No visible active roof leaks, standing water, or severe mold in interior photos. Taken together these unknowns create moderate NSPIRE risk but nothing that appears an immediate life‑threatening condition from photos alone."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical)",
"score": 70.0,
"rationale": "Floor registers and ceiling fans indicate a functioning forced-air HVAC distribution system is present, but the HVAC unit and water heater are not shown so operational status is assumed from vents and rental history claim. Roof is snow-covered in most photos; a darker area on the left roof plane may indicate patched or worn shingles but no active sagging or obvious large failure is visible. Electrical panel, water heater and mechanical equipment were not photographed — rated as moderate condition based on visible finishes and listing statement of recent rental income (implies functioning systems), but these will require on-site verification."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 72.0,
"rationale": "Large lot and white picket fence are intact and present good curb appeal; siding shows normal weathering but appears structurally intact. Brick foundation vents present. Porch skirting/lattice has gaps and there is a downspout extension lying near the foundation — both are easy-to-fix but should be addressed to prevent pest entry and improve drainage. Large tree close to house could require trimming to avoid roof/limb risk. No visible foundation cracks, major siding failure or collapsed exterior elements in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Listing statement that the property was recently rented implies mechanical systems (HVAC, water heater, plumbing) are present and were functioning recently; these systems are not directly pictured.",
"Smoke and CO detectors are not visible in photos; assumed may be missing or not in required locations and should be verified/installed.",
"Appliances (stove/refrigerator) are not shown; absence in photos treated as moderate capital items but not automatic inspection failures.",
"Roof condition is partially obscured by snow; darker area on left roof plane is interpreted as localized wear or a vent/skylight area rather than large structural failure.",
"Electrical panel location and overall wiring condition are not shown; assumed typical for a 1986 build but must be verified on-site.",
"No major interior water damage, mold, or structural movement beyond what is visible in photos."
],
"overall_score": 71.0,
"rubric_version": "nsPIRE-2026-v1"
},
{
"summary": "This single-family home appears generally well maintained inside with recent cosmetic updates and is close to Section 8 rent-ready. Main issues that could prevent an initial NSPIRE pass are: lack of visible smoke/CO detectors, a partially damaged roof area (snow-covered but showing a dark/missing-shingle patch), and incomplete/loose porch guardrail components. Mechanical equipment (furnace, water heater, electrical panel) is not shown and should be verified. With repairs to the porch railing, a prompt roof repair/assessment, and confirmed installation/function of smoke and CO alarms and GFCI protection, the property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 75.0,
"rationale": "Interiors are clean and recently updated (laminate flooring, painted walls, functioning ceiling fans). Bathrooms look serviceable and finishes are intact. Exterior paint and siding are generally acceptable but show some wear/holes at the front gable and minor porch finish deterioration. Front porch skirt/railing shows missing/loose elements and will require repair. No major interior finish failures visible. Missing kitchen/appliances not shown in photos; that would be moderate, not catastrophic."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 68.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, no visible severe mold). Concerns: photos do not show smoke or CO alarms (could fail NSPIRE if absent/not installed correctly), porch guardrail appears incomplete/unstable (fall hazard), and there is an area on the roof that looks damaged / missing shingles (possible leak). Bedroom windows appear to provide egress. No exposed wiring seen in interior photos, but electrical panel and GFCI protection in kitchens/baths not visible. Overall moderate compliance risk until detectors, railing, and roof are confirmed repaired/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 65.0,
"rationale": "Floor vents visible (forced-air HVAC likely present) and plumbing fixtures appear operable from photos. Water heater, furnace, and electrical panel are not shown so their condition is unknown. Roof exhibits a dark patch/skylight area that looks like missing shingles or damage (snow partially obscures), which is a moderate-to-high risk for water intrusion. Fireplace present (likely gas) and will need verification of safe venting and operation. Systems score is moderate due to unknown age/condition of critical equipment and visible roof concern."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard & site condition",
"score": 75.0,
"rationale": "Large, fenced lot with intact white picket fence and generally tidy grounds. Brick foundation visible and appears sound in photos. Siding and shutters in fair condition though some cosmetic wear and fastener holes are present. Downspouts with extensions present. Large tree close to house increases long-term maintenance risk but not an immediate fail. Porch railing and minor exterior trim need attention."
}
],
"red_flags": [
"Visible dark patch / possible missing shingles on roof (snow-covered) — potential active leak or major roof repair needed",
"Front porch railing/guardrail appears incomplete/loose — fall hazard and likely NSPIRE fail until repaired",
"No visible smoke detectors or carbon monoxide alarms in interior photos — potential NSPIRE fail if absent or improperly located",
"Gas fireplace requires verification of safe venting and clearance (possible code/venting issue)"
],
"confidence": 0.7,
"assumptions": [
"Interior photos reflect current condition throughout the house; there are no hidden collapsed ceilings or major unseen water damage.",
"Forced-air HVAC exists and is operational (floor vents visible); however HVAC, water heater and electrical panel were not photographed and their condition is assumed serviceable until proven otherwise.",
"Kitchen appliances are not pictured; missing fridge/stove would be an easy-to-fix, capital item and not scored as a major safety failure unless unsafe gas/electrical connections are present.",
"Snow covers parts of the roof so the full extent of roof damage is inferred from the visible dark patch and should be confirmed by a roof inspection.",
"Smoke and carbon monoxide alarms are not visible in photos — assume they may be missing or not properly located until verified."
],
"overall_score": 71.0,
"rubric_version": "2026-03-27-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "11230 Mallard Crossing Dr, Charlotte, NC, 28262",
"aggregate": {
"summary": "Overall this single-family home appears mostly move-in ready with refreshed interior finishes and intact living spaces; however a visible area of missing roof shingles/flashing on the left roof slope and a few exterior maintenance items (porch skirting, paint) create the primary inspection risk. Smoke/CO detectors and GFCI protection are not visible in photos and should be verified and installed if missing. With targeted repairs (roof patching/flashing, verify/replace detectors and GFCI outlets, minor porch and cosmetic touch-ups) this property would likely pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.3,
"rationale": "Interior photos show recent-looking vinyl plank floors, painted walls, functioning ceiling fans and generally clean finishes. Minor cosmetic scuffs and small baseboard/wall marks visible. Porch needs minor cosmetic work (peeling paint, missing lattice under porch). No kitchen photos provided so appliances not confirmed; listing suggests prior long-term tenant and move-in ready, so missing appliances were not heavily penalized. Visible roof shingle damage (see exterior) reduces score moderately because it may require repair and could cause interior issues if left unaddressed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 69.0,
"rationale": "Siding and shutters appear intact and paint is generally in fair condition. The white picket fence and yard are maintained. However photos show a noticeable roof area with missing shingles/exposed underlayment near the left side of the roof which is a material exterior defect and potential source of leaks. Large mature tree overhangs the roof (limb risk). Porch skirting/lattice is missing under the front porch, exposing crawlspace ventilation and creating an aesthetic/security issue. Snow cover limits full evaluation of drainage and grades, but no obvious standing water was observed."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 66.0,
"rationale": "No exposed wiring or obvious trip hazards visible in interior photos; bedrooms show windows that appear large enough for egress. Floor vents indicate central HVAC ducting. However smoke detectors and carbon monoxide detectors are not visible in photos (could be present but unshown) and GFCI outlets are not clearly present in bath/kitchen photos. The fireplace appears to be a gas insert which will require safe venting and verification. The roof area with missing shingles is a safety/code concern due to potential water intrusion. Overall some NSPIRE-required items (detectors, GFCI) cannot be confirmed and reduce the score."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 68.3,
"rationale": "Floor registers visible indicating central forced-air HVAC likely present. Electrical outlets and switches appear intact with covers present in rooms shown. Plumbing fixtures in bathroom appear operational and recently refreshed. Water heater, HVAC mechanical equipment, and electrical panel were not photographed so their condition is assumed typical for a maintained 1986 house. A visible area of missing roof shingles/skylight flashing on the left roof slope is the primary systems concern and lowers the rating because it indicates potential active roof leakage needing repair."
}
],
"red_flags": [
"Visible roof damage / missing shingles/exposed underlayment on left roof slope — potential active leak (major NSPIRE concern).",
"No smoke detectors or carbon monoxide detectors visible in supplied photos — potential automatic fail if absent.",
"Porch skirting/lattice missing exposing crawlspace area beneath porch — security/rodent access and aesthetic issue.",
"Large tree overhanging roof — increased risk of roof damage, clogged gutters and limb failure."
],
"confidence": 0.91,
"assumptions": [
"Listing statement that property was previously rented and 'move in ready' is accurate; basic appliances and utilities were present with the previous tenant even though not photographed.",
"Central HVAC exists and is functional (floor vents visible). HVAC mechanicals, water heater, and electrical panel are present and serviceable though not pictured.",
"No active interior water damage or major mold is present beyond what is visible in photos; roof shingle damage has not yet caused observable interior stains in the provided images.",
"Smoke detectors and CO alarms may be present but are not visible in the supplied photos; they should be confirmed before inspection.",
"Snow cover limits visual inspection of yard grading and some roof details; assumptions about drainage and foundation condition are made from visible areas (brick foundation vents appear intact)."
],
"score_method": "mean_of_criteria",
"overall_score": 69.5,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5026487959"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.