Property ID: 5132519531
7925 Turquoise Dr, Charlotte, NC, 28215
Charlotte, NC
Money Down: $69,600
CoC Return: -1.73%
Monthly Cash Flow: $-100
Est. Final ARV: $356,475
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$58,000
Closing Costs
$11,600
Total Down
$69,600
Investment Snapshot
Purchase Price
$290,000
Money Down
$69,600
Cash-on-Cash Return
-1.73%
Rent
$1,947
Monthly Cash Flow
$-100
Annual Cash Flow
$-1,201
Debt Service / Mo
$1,544
Property Tax / Mo
$213
Insurance / Mo
$96
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,947
Payment Standard
$2,277
Rent
$1,947
Insurance
$96
Property Tax
$213
Management
$195
Utilities Allowance
$330
NOI (Monthly)
$1,443
Debt Service
$1,544
Cash Flow After Debt
$-100
Quality Score: 63.90%
Confidence: 87.00%
Overall this 1989 single-family home presents as livable but cosmetically dated and sold 'AS IS.' Photos show intact structure and functioning plumbing fixtures with appliances present; no immediate catastrophic deficiencies are visible. Primary NSPIRE risks are lack of documented smoke/CO detectors, GFCI verification, and unknown mechanical service history. Likely to pass an initial HCV inspection after a short scope of work (install/verify smoke & CO alarms, add/verify GFCI protection, replace/repair a few fixtures, clean and address minor flooring transitions). Expect minor repairs and safety verifications — rentable within 1–4 weeks if systems verify OK; if HVAC/electrical/water‑heater servicing or panel issues are found, timeline may extend.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$330
Guaranteed Section 8 Rent (PS - Utilities)
$1,947
Property Management
$195
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$290,000
Beds
3
Baths
2
Living Area
1,531 sqft
Lot Size
10,019 sqft
Year Built
1989
Days on Market
24
Capital Outlay
$69,600
Debt Service
$1,544
Property Tax / Mo
$213
Insurance / Mo
$96
Property Description
Discover the potential in this 3-bedroom, 2-bath home located in the highly desirable Amberwood subdivision! Situated in a quiet, established neighborhood in Charlotte, this property features vaulted ceilings, an open-concept layout, and abundant natural light, creating a bright and inviting living space. This home offers great bones, a functional floor plan, and strong upside potential, making it a prime investment opportunity. Perfect for investors, flippers, or savvy buyers, this property is ideal for a fix-and-flip, rental income, or sweat equity project. Conveniently located near shopping, dining, and major highways, this home combines location, value, and opportunity. Priced to sell and Sold As Is. Incredible value, high ROI potential, and tons of upside-don't miss this chance to create your dream home or next investment!
Utility Allowances
air_conditioning
$25
Property description lists 'Central Air'. Allowance selected from the 3-bedroom column.
cooking
$12
Selected the 'electric' option as the property includes an 'Electric Range'. Allowance selected from the 3-bedroom column.
heating
$51
Selected the 'electric' option based on property details stating 'Heating Features: Electric'. Allowance selected from the 3-bedroom column.
other_electric
$79
Standard allowance for general lighting and tenant plug-in appliances. Allowance selected from the 3-bedroom column.
range_stove
$0
The property includes an 'Electric Range' as a provided appliance, so the allowance for a tenant-provided stove is $0.
refrigerator
$12
The property's appliance list does not include a refrigerator, so this allowance is for a tenant-owned unit. Allowance selected from the 3-bedroom column.
sewer
$89
Property details specify 'Public Sewer'. Allowance selected from the 3-bedroom column.
water
$32
Property details specify 'Water Source: City'. Allowance selected from the 3-bedroom column.
water_heating
$30
Selected the 'electric' option, assuming consistency with the property's electric heating and cooking systems. Allowance selected from the 3-bedroom column.
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$1,012
DP3 Annual Estimate$1,281
DP1 Monthly Equivalent$84
DP3 Monthly Equivalent$107
Replacement Value$226,500
Basis1,531 sqft / 1989
Nearby Houses
Photo unavailable
7926 Turquoise Dr
sold · 0.04 mi
Price: $225,000
4 bd / 3 ba · 2,136 sqft
Latest sale: $225,000
Latest rent: —
Photo unavailable
8901 Burnt Umber Dr
sold · 0.07 mi
Price: $204,500
3 bd / 3 ba · 1,632 sqft
Latest sale: $204,500
Latest rent: —
Photo unavailable
8902 Fuschia Ct
sold · 0.08 mi
Price: $351,500
3 bd / 3 ba · 1,652 sqft
Latest sale: $351,500
Latest rent: —
Photo unavailable
7908 Cadmium Ct Unit 9
sold · 0.09 mi
Price: $151,000
3 bd / 3 ba · 1,907 sqft
Latest sale: $151,000 on May 10, 2017
Latest rent: —
Photo unavailable
8811 Burnt Umber Dr
sold · 0.09 mi
Price: $124,000
3 bd / 2 ba · 1,264 sqft
Latest sale: $124,000
Latest rent: —
Photo unavailable
9010 Rose Taupe Dr
sold · 0.10 mi
Price: $150,000
— bd / — ba
Latest sale: $150,000
Latest rent: —
Photo unavailable
9020 Burnt Umber Dr
sold · 0.10 mi
Price: $192,500
3 bd / 2 ba · 1,515 sqft
Latest sale: $192,500
Latest rent: —
Properties Used for Comps
Photo unavailable
8509 Sienna Dr, Charlotte, NC, 28215
sold
Price: $330,000
Rent: —
3 bd / 2.5 ba · 1,411 sqft
Sale Date: Jun 02, 2025
Distance: 0.34 mi
View listing
Photo unavailable
8123 Vermilion Dr, Charlotte, NC, 28215
sold
Price: $349,999
Rent: —
3 bd / 2 ba · 1,446 sqft
Sale Date: Jan 07, 2026
Distance: 0.29 mi
View listing
Photo unavailable
8122 Cadmium Ct, Charlotte, NC, 28215
sold
Price: $335,000
Rent: —
3 bd / 2 ba · 1,505 sqft
Sale Date: Nov 20, 2025
Distance: 0.30 mi
View listing
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Photos are representative of current interior and exterior conditions and no hidden active leaks or concealed structural failures exist beyond what is visible.
- Central HVAC exists and vents visible are connected and operational; no separate heating system issues are present unless revealed by maintenance history.
- Smoke detectors and carbon monoxide detectors are not clearly visible in the photos and should be treated as unverified until documented/installed.
- Electrical panel, wiring condition, and GFCI outlets were not shown and are assumed to be present but unverified—these items must be checked during inspection.
- Water heater is present and supplying hot water (hot water observed/confirmed not shown in photos).
- No history of recent fire, major water intrusion, or active mold growth based on absence of visible staining, but hidden conditions cannot be ruled out.
- Yard grading likely has some erosion/bare soil requiring minor landscaping but no active standing water was observed in photos.
- Listing 'Sold As Is' indicates seller may not perform major repairs prior to lease; buyer/owner will likely be responsible for making NSPIRE-required corrections.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,486 | $301,500 | $301,500 |
| 2024 | $2,436 | $301,500 | $301,500 |
| 2023 | $2,350 | $301,500 | $301,500 |
| 2022 | $1,656 | $158,600 | $158,600 |
| 2021 | $1,645 | $158,600 | $158,600 |
| 2020 | $1,637 | $158,600 | $158,600 |
| 2019 | $1,622 | $158,600 | $158,600 |
| 2018 | $1,426 | $103,100 | $103,100 |
| 2017 | $1,397 | $103,100 | $103,100 |
| 2016 | $1,388 | $103,100 | $103,100 |
| 2015 | $1,376 | $103,100 | $103,100 |
| 2014 | $1,386 | $103,100 | $103,100 |
| 2013 | $1,386 | $103,100 | $103,100 |
| 2012 | $1,329 | $103,200 | $103,200 |
| 2011 | $1,353 | $103,200 | $103,200 |
| 2010 | $1,477 | $109,300 | $109,300 |
| 2009 | $1,477 | $109,300 | $109,300 |
| 2008 | $1,477 | $109,300 | $109,300 |
| 2007 | $1,474 | $109,300 | $109,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-19 | Listed | $290,000 |
| 2026-03-10 | Listing removed | $0 |
| 2026-02-28 | Price Changed | $325,000 |
| 2026-02-19 | Price Changed | $330,000 |
| 2026-01-23 | Listed | $335,000 |
| 1997-07-28 | Sold | $93,000 |
| 1989-11-01 | Sold | $89,000 |
Photo Gallery
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"building": 79300
}
},
{
"tax": 1386,
"year": 2014,
"market": {
"land": 23800,
"total": 103100,
"building": 79300
},
"assessment": {
"land": 23800,
"total": 103100,
"building": 79300
}
},
{
"tax": 1386,
"year": 2013,
"market": {
"land": 23800,
"total": 103100,
"building": 79300
},
"assessment": {
"land": 23800,
"total": 103100,
"building": 79300
}
},
{
"tax": 1329,
"year": 2012,
"market": {
"land": 23800,
"total": 103200,
"building": 79400
},
"assessment": {
"land": 23800,
"total": 103200,
"building": 79400
}
},
{
"tax": 1353,
"year": 2011,
"market": {
"land": 23800,
"total": 103200,
"building": 79400
},
"assessment": {
"land": 23800,
"total": 103200,
"building": 79400
}
},
{
"tax": 1477,
"year": 2010,
"market": {
"land": 25000,
"total": 109300,
"building": 84300
},
"assessment": {
"land": 25000,
"total": 109300,
"building": 84300
}
},
{
"tax": 1477,
"year": 2009,
"market": {
"land": 25000,
"total": 109300,
"building": 84300
},
"assessment": {
"land": 25000,
"total": 109300,
"building": 84300
}
},
{
"tax": 1477,
"year": 2008,
"market": {
"land": 25000,
"total": 109300,
"building": 84300
},
"assessment": {
"land": 25000,
"total": 109300,
"building": 84300
}
},
{
"tax": 1474,
"year": 2007,
"market": {
"land": 25000,
"total": 109300,
"building": 84300
},
"assessment": {
"land": 25000,
"total": 109300,
"building": 84300
}
}
],
"property_history": [
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"date": "2026-03-19",
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{
"date": "2026-03-10",
"price": 0,
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"list_price": 325000,
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{
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"last_update_date": "2026-02-28T03:06:04Z",
"last_status_change_date": "2026-03-10T08:02:59Z"
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"source_name": "CanopyMLS",
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"source_listing_id": "4340118",
"price_change_percentage": null
},
{
"date": "2026-02-19",
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"status": "off_market",
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"list_price": 325000,
"listing_id": "2990609093",
"last_update_date": "2026-02-28T03:06:04Z",
"last_status_change_date": "2026-03-10T08:02:59Z"
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"event_name": "Price Changed",
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"source_name": "CanopyMLS",
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"days_after_listed": null,
"source_listing_id": "4340118",
"price_change_percentage": null
},
{
"date": "2026-01-23",
"price": 335000,
"listing": {
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"list_date": "2026-01-23T20:59:06Z",
"list_price": 325000,
"listing_id": "2990609093",
"last_update_date": "2026-02-28T03:06:04Z",
"last_status_change_date": "2026-03-10T08:02:59Z"
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"event_name": "Listed",
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"days_after_listed": null,
"source_listing_id": "4340118",
"price_change_percentage": "+260.22%"
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{
"date": "1997-07-28",
"price": 93000,
"listing": null,
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"source_name": "Public Record",
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"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
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{
"date": "1989-11-01",
"price": 89000,
"listing": null,
"event_name": "Sold",
"price_sqft": 59.93265993265993,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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"price_change_percentage": null
}
],
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}
},
"rmn_listing_attribution": true
},
"property_id": "5132519531",
"generated_at": "2026-03-27T16:56:48.999693Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 63.9
},
"utility_allowance": {
"zip_code": "28215",
"home_photo": "https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m2271280086s-w1280.jpg",
"rent_price": 1947.0,
"loan_amount": 232000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/7925-Turquoise-Dr_Charlotte_NC_28215_M51325-19531",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 290000.0,
"loan_term_years": 30,
"annual_cash_flow": 17320.52,
"mortgage_monthly": 1543.5,
"payment_standard": 2277.0,
"total_amount_out": 58000.0,
"additional_photos": [
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m1021847984s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m3724217701s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m424882143s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m2926762754s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m1385158281s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m2436539249s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m878898471s-w1280.jpg",
"https://ap.rdcpix.com/478f5713445f6f869c131bd8aaa4561cl-m911304787s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 95.54,
"monthly_cash_flow": 1443.38,
"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"
],
"effective_date": "2026-02-01"
},
"utility_allowances": [
{
"note": "Property description lists 'Central Air'. Allowance selected from the 3-bedroom column.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Selected the 'electric' option as the property includes an 'Electric Range'. Allowance selected from the 3-bedroom column.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Selected the 'electric' option based on property details stating 'Heating Features: Electric'. Allowance selected from the 3-bedroom column.",
"utility": "heating",
"allowance": 51
},
{
"note": "Standard allowance for general lighting and tenant plug-in appliances. Allowance selected from the 3-bedroom column.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "The property includes an 'Electric Range' as a provided appliance, so the allowance for a tenant-provided stove is $0.",
"utility": "range_stove",
"allowance": 0
},
{
"note": "The property's appliance list does not include a refrigerator, so this allowance is for a tenant-owned unit. Allowance selected from the 3-bedroom column.",
"utility": "refrigerator",
"allowance": 12
},
{
"note": "Property details specify 'Public Sewer'. Allowance selected from the 3-bedroom column.",
"utility": "sewer",
"allowance": 89
},
{
"note": "Property details specify 'Water Source: City'. Allowance selected from the 3-bedroom column.",
"utility": "water",
"allowance": 32
},
{
"note": "Selected the 'electric' option, assuming consistency with the property's electric heating and cooking systems. Allowance selected from the 3-bedroom column.",
"utility": "water_heating",
"allowance": 30
}
],
"cash_on_cash_return": 0.3,
"down_payment_amount": 58000.0,
"property_tax_annual": 2560.58,
"property_tax_monthly": 213.38,
"property_tax_increase": 0.03,
"utility_allowance_total": 330.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.inlivian.com/landlords-owners/payment-standards/",
"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": -1201.5,
"property_management_monthly": 194.7,
"monthly_cash_flow_after_debt": -100.13,
"cash_on_cash_return_after_debt": -0.02
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 1989 single-family home presents as livable but cosmetically dated and sold 'AS IS.' Photos show intact structure and functioning plumbing fixtures with appliances present; no immediate catastrophic deficiencies are visible. Primary NSPIRE risks are lack of documented smoke/CO detectors, GFCI verification, and unknown mechanical service history. Likely to pass an initial HCV inspection after a short scope of work (install/verify smoke & CO alarms, add/verify GFCI protection, replace/repair a few fixtures, clean and address minor flooring transitions). Expect minor repairs and safety verifications — rentable within 1–4 weeks if systems verify OK; if HVAC/electrical/water‑heater servicing or panel issues are found, timeline may extend.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior finishes are intact but show lived-in wear and cosmetic deferred maintenance: older kitchen cabinets/countertops, worn/lived-in appliances, mismatched flooring transitions, dirt/clutter and surface scuffs. No visible collapsed ceilings, major drywall damage, or exposed subfloor. Missing or old light fixtures and some surface repairs (cabinet/drawer alignment, paint touchups, flooring seams) expected. Missing appliances are not an issue here (refrigerator, range, dishwasher present). Overall moderate cosmetic rehab required; quick capital refreshes (paint, flooring transition, cabinet refinish, lighting) would make unit renter-ready."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, no visible major electrical arcing). However the listing/photos do not clearly show required safety items: smoke detectors and carbon monoxide alarm locations are not clearly visible; GFCI protection in kitchen/bath is not shown; electrical panel is not pictured. Egress windows appear present in bedrooms but window size/operation cannot be fully confirmed from photos. Some light fixtures are basic or bare-bulb style which may need secure covers. Because these required safety items are not documented in photos, there is a moderate NSPIRE risk until verified."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "HVAC vents and a ceiling supply/register are visible (indicates central HVAC present) but system operation/age is unknown. Roof appears intact with no visible sagging or active leaks in interior photos, but shingles show age. Water heater and electrical panel were not shown. Kitchen appliances are older but present. Plumbing fixtures appear functional in photos (tubs, sinks) though grout/tiles are aged. Given lack of documentation on serviceability and no obvious catastrophic failures, assign moderate score and recommend verification/servicing of HVAC, water heater, and electrical prior to lease."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior siding and chimney look generally intact with no visible structural settlement. Roof line is straight (no sag). Yard is large but shows erosion/bare soil, limited landscaping, and some slope which could affect drainage; driveway is intact. Fencing is visible in rear but condition not fully documented. No visible infestation or major exterior damage. Minor grading/landscaping and curb appeal work recommended."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Photos are representative of current interior and exterior conditions and no hidden active leaks or concealed structural failures exist beyond what is visible.",
"Central HVAC exists and vents visible are connected and operational; no separate heating system issues are present unless revealed by maintenance history.",
"Smoke detectors and carbon monoxide detectors are not clearly visible in the photos and should be treated as unverified until documented/installed.",
"Electrical panel, wiring condition, and GFCI outlets were not shown and are assumed to be present but unverified—these items must be checked during inspection.",
"Water heater is present and supplying hot water (hot water observed/confirmed not shown in photos).",
"No history of recent fire, major water intrusion, or active mold growth based on absence of visible staining, but hidden conditions cannot be ruled out.",
"Yard grading likely has some erosion/bare soil requiring minor landscaping but no active standing water was observed in photos.",
"Listing 'Sold As Is' indicates seller may not perform major repairs prior to lease; buyer/owner will likely be responsible for making NSPIRE-required corrections."
],
"overall_score": 65.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "Moderate repair needed. The home appears structurally sound from photos with mostly cosmetic and mid-life system issues. Primary inspection risks are missing/unverified safety items (smoke/CO alarms, GFCI), older mechanicals/appliances, and general deferred cosmetic maintenance. With 2–6 weeks of targeted repairs (install/verify detectors and GFCIs, service HVAC, address worn finishes and appliance issues) the property is likely to pass an initial HCV/NSPIRE inspection; however if detectors or GFCIs are absent at time of inspection it will fail until corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 60.0,
"rationale": "Interior shows lived-in but serviceable condition: flooring and trim appear intact, walls and ceilings show normal wear. Kitchen cabinets and countertops are dated and show wear; appliances are older (dented refrigerator, older range and dishwasher) but present. Bathroom fixtures are functional in appearance though tile and grout are aged. Some cosmetic updating, cabinet/fixture repairs and a deep clean will be needed. Listing 'Sold As Is' and marketing as a flip/rental suggests cosmetic and moderate deferred maintenance rather than structural failure."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "No obvious exposed wiring, major water stains, sagging ceilings, or collapsed elements visible. Bedroom windows appear adequate for egress. However smoke detectors and carbon monoxide alarms are not visible in the photos (ceiling fixtures are present but not identifiable as detectors). GFCI outlets in the kitchen/bath are not visible. Entry hardware/deadbolt condition not shown. These unknowns create inspection risk; if detectors/GFCIs are missing the unit would fail initial NSPIRE inspection until installed/verified."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 60.0,
"rationale": "HVAC supply/return vents are visible which indicates central heating/AC present, but system age and working condition are unverified. Roof shingles appear worn but no active leaks or sagging are evident from exterior photos; chimney appears intact. Water heater and electrical panel were not photographed. Appliances (range, fridge, dishwasher) are present but aged. Overall systems likely functioning but several items are older and should be tested/service-verified before leasing."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 70.0,
"rationale": "Exterior siding and trim look intact with no visible major rot. Yard shows patchy grass and some exposed soil/erosion on slope; driveway is intact though steep. Rear fence is visible and appears standing. No visible standing water or obvious foundation cracks from provided angles. Curb appeal is low but site appears safe and serviceable."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — required for NSPIRE/Section 8 and would cause inspection failure if absent.",
"No visible GFCI-protected outlets in kitchen/bathroom photos — could cause immediate inspection failure if missing or non-functional.",
"Roof shows age and wear — near-term replacement possible (not an observed failure but a potential capital concern)."
],
"confidence": 0.6,
"assumptions": [
"Central HVAC exists and is operational (supply/return vents visible) though not tested or dated in photos.",
"Electrical panel, water heater and main shutoffs are present and intact but were not photographed.",
"Smoke and carbon monoxide alarms are not visible in photos and therefore assumed not verified/possibly missing.",
"GFCI protection in the kitchen and bathroom is not visible and therefore assumed unknown/missing until confirmed.",
"No signs of active roof leaks, collapsed ceilings, or major foundation movement were visible in photos; assume none active.",
"Appliances shown (fridge, range, dishwasher) are older and may require service but are present — missing appliances are not assumed.",
"No visible severe mold, active pest infestation, or significant water intrusion was observed; assume none obvious but not ruled out without inspection.",
"Interior clutter may be hiding minor defects (trim damage, outlet issues) that would be revealed in an in-person inspection."
],
"overall_score": 60.0,
"rubric_version": "ns-2026-v1"
},
{
"summary": "Overall the property appears as a lived-in, 'needs cosmetic/maintenance' single-family home with intact structure and no apparent life‑threatening conditions in the photos. Main inspection risks are missing/undocumented safety devices (smoke/CO alarms, GFCI outlets), dated fixtures and appliances, and unknown condition/age of major systems (HVAC, water heater, electrical panel, roof age). With targeted fixes/verification (install/confirm detectors, add GFCI protection where required, replace or service HVAC/water heater if needed, address worn fixtures and thresholds), it is likely to pass an initial HCV/NSPIRE inspection within ~30 days. The listing 'Sold As Is' suggests further unknowns — expect a short verification walk‑through and possible system service calls before leasing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior appear lived-in but largely intact. Photos show cosmetic wear: older kitchen cabinets/laminate counters, scuffed floors, dated light fixtures, and general clutter. Appliances (refrigerator, range, dishwasher) are present but older and cosmetically worn. No visible collapsed ceilings, peeling paint in large areas, or exposed subfloor. These are primarily cosmetic and easy-to-fix or capital-replacement items (appliance replacement, paint, minor flooring/trim repairs)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE Safety & Code Risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, no visible large water stains, no exposed wiring). Bedroom windows appear to provide egress. Vent registers visible (forced air supply). However, I could not visually confirm required safety items: working/installed smoke detectors and CO alarms, presence of GFCI-protected outlets in kitchen/bath, secure deadbolt on exterior doors, and verified hot water. Some fixtures show exposed bulbs or older covers which may be cited. These are moderate inspection risks that require quick remedial work or documentation."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Electrical, Plumbing)",
"score": 60.0,
"rationale": "Forced-air vents visible in living spaces indicating an HVAC system is present, but no equipment or age/condition is shown. Roof shingles are intact in photos but appear aged—no visible active leaks or sagging. Water heater and electrical panel are not shown. Kitchen plumbing fixtures appear functional; bathroom fixtures and tub/shower appear serviceable. Because major systems are not documented in photos, I rate moderate risk: likely functional but require verification (service records, visible water heater, electrical panel photo)."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 70.0,
"rationale": "Exterior siding, windows, and chimney look intact with no visible large cracks or rot. Concrete driveway and front yard show typical wear; yard has thin turf and areas of bare soil/erosion on the slope toward the street but no standing water observed. Fenced yard appears present (side/back). Curbwalk/access is acceptable. These are primarily maintenance items; no immediate major structural exterior failures visible."
}
],
"red_flags": [
"No confirmed/visible smoke detectors or CO alarms in the photos (inspection-fail risk if missing or nonfunctional).",
"No visible GFCI-protected outlets shown in kitchen/bath (common NSPIRE citation if not present or nonfunctional).",
"Ceiling/wall fixtures with exposed bulbs or missing covers observed (can be cited and require replacement).",
"Roof appears aged (no active failure visible) — age/condition unknown and should be verified; potential near-term capital need."
],
"confidence": 0.7,
"assumptions": [
"Photos are representative of the whole property and there are no major areas (basement, attic, utility rooms) with hidden failures not shown.",
"HVAC system exists and is operable (vent registers visible), but no service records or unit photos were provided.",
"No active roof leaks or interior water stains beyond what is visible in photos; roof looks aged but not failed.",
"Electrical panel and hot water heater are present and functional though not shown; no exposed live wiring is visible in photos.",
"Bedrooms shown have adequate egress via windows suitable for code (visible window size appears typical), but final egress compliance must be measured on-site.",
"Missing/uncertain items (smoke/CO detectors, GFCI protection, deadbolt presence) are not visible in photos and are assumed absent or not verifiable for inspection readiness."
],
"overall_score": 66.0,
"rubric_version": "nsPIRE_v1.0_photo_assessment"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "7925 Turquoise Dr, Charlotte, NC, 28215",
"aggregate": {
"summary": "Overall this 1989 single-family home presents as livable but cosmetically dated and sold 'AS IS.' Photos show intact structure and functioning plumbing fixtures with appliances present; no immediate catastrophic deficiencies are visible. Primary NSPIRE risks are lack of documented smoke/CO detectors, GFCI verification, and unknown mechanical service history. Likely to pass an initial HCV inspection after a short scope of work (install/verify smoke & CO alarms, add/verify GFCI protection, replace/repair a few fixtures, clean and address minor flooring transitions). Expect minor repairs and safety verifications — rentable within 1–4 weeks if systems verify OK; if HVAC/electrical/water‑heater servicing or panel issues are found, timeline may extend.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 66.7,
"rationale": "Interior finishes are intact but show lived-in wear and cosmetic deferred maintenance: older kitchen cabinets/countertops, worn/lived-in appliances, mismatched flooring transitions, dirt/clutter and surface scuffs. No visible collapsed ceilings, major drywall damage, or exposed subfloor. Missing or old light fixtures and some surface repairs (cabinet/drawer alignment, paint touchups, flooring seams) expected. Missing appliances are not an issue here (refrigerator, range, dishwasher present). Overall moderate cosmetic rehab required; quick capital refreshes (paint, flooring transition, cabinet refinish, lighting) would make unit renter-ready."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior siding and chimney look generally intact with no visible structural settlement. Roof line is straight (no sag). Yard is large but shows erosion/bare soil, limited landscaping, and some slope which could affect drainage; driveway is intact. Fencing is visible in rear but condition not fully documented. No visible infestation or major exterior damage. Minor grading/landscaping and curb appeal work recommended."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, no visible major electrical arcing). However the listing/photos do not clearly show required safety items: smoke detectors and carbon monoxide alarm locations are not clearly visible; GFCI protection in kitchen/bath is not shown; electrical panel is not pictured. Egress windows appear present in bedrooms but window size/operation cannot be fully confirmed from photos. Some light fixtures are basic or bare-bulb style which may need secure covers. Because these required safety items are not documented in photos, there is a moderate NSPIRE risk until verified."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "HVAC vents and a ceiling supply/register are visible (indicates central HVAC present) but system operation/age is unknown. Roof appears intact with no visible sagging or active leaks in interior photos, but shingles show age. Water heater and electrical panel were not shown. Kitchen appliances are older but present. Plumbing fixtures appear functional in photos (tubs, sinks) though grout/tiles are aged. Given lack of documentation on serviceability and no obvious catastrophic failures, assign moderate score and recommend verification/servicing of HVAC, water heater, and electrical prior to lease."
}
],
"red_flags": [],
"confidence": 0.87,
"assumptions": [
"Photos are representative of current interior and exterior conditions and no hidden active leaks or concealed structural failures exist beyond what is visible.",
"Central HVAC exists and vents visible are connected and operational; no separate heating system issues are present unless revealed by maintenance history.",
"Smoke detectors and carbon monoxide detectors are not clearly visible in the photos and should be treated as unverified until documented/installed.",
"Electrical panel, wiring condition, and GFCI outlets were not shown and are assumed to be present but unverified—these items must be checked during inspection.",
"Water heater is present and supplying hot water (hot water observed/confirmed not shown in photos).",
"No history of recent fire, major water intrusion, or active mold growth based on absence of visible staining, but hidden conditions cannot be ruled out.",
"Yard grading likely has some erosion/bare soil requiring minor landscaping but no active standing water was observed in photos.",
"Listing 'Sold As Is' indicates seller may not perform major repairs prior to lease; buyer/owner will likely be responsible for making NSPIRE-required corrections."
],
"score_method": "mean_of_criteria",
"overall_score": 63.9,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5132519531"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.