Property ID: 5205896172
3637 Glenville Ave, Charlotte, NC, 28215
Charlotte, NC
Money Down: $66,960
CoC Return: 2.19%
Monthly Cash Flow: $122
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,800
Closing Costs
$11,160
Total Down
$66,960
Investment Snapshot
Purchase Price
$279,000
Money Down
$66,960
Cash-on-Cash Return
2.19%
Rent
$1,947
Monthly Cash Flow
$122
Annual Cash Flow
$1,465
Debt Service / Mo
$1,485
Property Tax / Mo
$101
Insurance / Mo
$44
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,947
Payment Standard
$2,277
Rent
$1,947
Insurance
$44
Property Tax
$101
Management
$195
Utilities Allowance
$330
NOI (Monthly)
$1,607
Debt Service
$1,485
Cash Flow After Debt
$122
Quality Score: 84.90%
Confidence: 95.00%
This property appears largely turnkey for Section 8 / Housing Choice Voucher tenancy. Photos and listing report a comprehensive cosmetic and systems refresh (new roof, new hot water heater, new flooring, remodeled kitchen and baths). Primary safety/system unknowns that need quick verification at inspection are presence/function of CO detector (if fuel burning appliances present), GFCI protection in kitchen/bath, and confirmation of a secure deadbolt and electrical panel condition. These are typically quick fixes; absent these verifications the home still rates well and should pass an initial inspection with minimal work.
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
$279,000
Beds
3
Baths
1.5
Living Area
1,036 sqft
Lot Size
12,632 sqft
Year Built
1960
Days on Market
337
Capital Outlay
$66,960
Debt Service
$1,485
Property Tax / Mo
$101
Insurance / Mo
$44
Property Description
*THIS HOME QUALIFIES FOR 100% FINANCING, $15,000 RATE BUY DOWN, UP TO $5,000 IN CLOSING COSTS & NO PMI!!* Beautifully updated 3 bed 1.5 bath loyal blue brick ranch in the highly-coveted & appreciating area of Shamrock Hills. Your new home boasts many improvements, including a new roof; new hot water heater; new six panel doors; new LVP flooring & a complete interior + exterior paint overhaul. The primary bedroom features an en-suite half bath, providing that extra bit of privacy & convenience for the new owner. The full bath is conveniently central to all three bedrooms & includes a new vanity & direct-to-stud alcove tub w/ wall surround. The kitchen is well-suited for all culinary endeavors, coming remodeled w/ granite counters, SS appliances, tons of new cabinetry & a subway tile backsplash that completes the space. Rear kitchen door opens to a large, shaded backyard, perfect for hosting family & friends all season long. An onsite carport provides that extra bit of parking protection & convenience. In a phenomenal area at an even better price, DON'T DELAY in seeing 3637 Glenville!!
Utility Allowances
air_conditioning
$25
Property has 'Central Air' according to the heating and cooling details.
cooking
$12
Selected 'electric' option as property details explicitly list an 'Electric Range' under appliances.
gas_service_fee
$0
No gas appliances are mentioned for cooking or heating, so a gas service fee is not applicable.
heating
$51
Selected 'electric' option as property details state 'Heating Features: Baseboard, Electric'.
other_electric
$79
Standard allowance for general electric usage such as lighting and outlets.
range_stove
$0
An 'Electric Range' is listed as a provided appliance, so an allowance for a tenant-owned range is not needed.
refrigerator
$12
A refrigerator is not explicitly listed as a provided appliance, so it is assumed to be tenant-owned.
sewer
$89
Property details specify 'Sewer: Public Sewer'.
water
$32
Property details specify 'Water Source: City'.
water_heating
$30
Selected 'electric' as it is the most consistent fuel type with the property's electric heating and cooking systems.
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$443
DP3 Annual Estimate$610
DP1 Monthly Equivalent$37
DP3 Monthly Equivalent$51
Replacement Value$55,300
Basis1,036 sqft / 1960
Nearby Houses
Photo unavailable
3709 Glenville Ave
sold · 0.03 mi
Price: $272,900
3 bd / 3 ba · 1,610 sqft
Latest sale: $272,900 on Sep 09, 2019
Latest rent: $775 on Feb 07, 2014
Photo unavailable
3721 Glenville Ave
sold · 0.06 mi
Price: $376,000
3 bd / 2 ba · 1,247 sqft
Latest sale: $376,000 on Apr 29, 2022
Latest rent: —
Photo unavailable
3721 Glenville Ave Unit 12
sold · 0.06 mi
Price: $95,000
3 bd / 2 ba · 1,247 sqft
Latest sale: $95,000
Latest rent: —
Photo unavailable
3727 Glenville Ave
sold · 0.07 mi
Price: $295,000
3 bd / 2 ba · 1,366 sqft
Latest sale: $295,000
Latest rent: —
Photo unavailable
3713 McKelvey St
sold · 0.09 mi
Price: $185,425
3 bd / 1 ba · 1,184 sqft
Latest sale: $185,425
Latest rent: —
Photo unavailable
3424 Stonehaven Dr
sold · 0.09 mi
Price: $285,000
3 bd / 2 ba · 1,133 sqft
Latest sale: $285,000
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 41E
off_market · 0.10 mi
Price: $1,400
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 33E
off_market · 0.10 mi
Price: $1,055
1 bd / 1 ba · 668 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 31B
off_market · 0.10 mi
Price: $1,250
2 bd / 1 ba · 993 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 49F
off_market · 0.10 mi
Price: $1,818
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 67H
off_market · 0.10 mi
Price: $1,760
3 bd / 2 ba · 1,167 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 59F
off_market · 0.10 mi
Price: $1,818
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 53B
off_market · 0.10 mi
Price: $1,200
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 49J
off_market · 0.10 mi
Price: $1,200
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 33B
off_market · 0.10 mi
Price: $900
1 bd / 1 ba · 668 sqft
Latest sale: —
Latest rent: — on Dec 17, 2025
Photo unavailable
3217 Shamrock Dr # 39C
off_market · 0.10 mi
Price: $1,299
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 41A
off_market · 0.10 mi
Price: $1,200
2 bd / 2 ba · 1,024 sqft
Latest sale: —
Latest rent: —
Photo unavailable
3217 Shamrock Dr # 67A
off_market · 0.10 mi
Price: $2,628
3 bd / 2 ba · 1,167 sqft
Latest sale: —
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing is accurate: new roof and new hot water heater have been installed and are functioning.
- Kitchen stainless appliances referenced in the listing are present and operational even if not clearly visible in every photo.
- Central HVAC is present and operational (supply/return vent visible in photos).
- Bedrooms shown have adequately sized egress windows typical for a 1960 ranch; windows are operable.
- No concealed major issues (foundation movement, active leaks, severe mold) exist beyond what is visible in photos — inference based on clean finished interiors and lack of staining.
- Electrical panel and GFCI protection cannot be confirmed from photos and must be verified on-site.
- Fuel type of water heater (gas vs electric) was not provided; CO detector requirement depends on that and must be confirmed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,181 | $131,300 | $131,300 |
| 2024 | $1,147 | $131,300 | $131,300 |
| 2023 | $1,102 | $131,300 | $131,300 |
| 2022 | $1,361 | $128,100 | $128,100 |
| 2021 | $1,350 | $128,100 | $128,100 |
| 2020 | $1,343 | $151,700 | $151,700 |
| 2019 | $1,555 | $151,700 | $151,700 |
| 2018 | $994 | $70,200 | $70,200 |
| 2017 | $971 | $70,200 | $70,200 |
| 2016 | $962 | $70,200 | $70,200 |
| 2015 | $950 | $70,200 | $70,200 |
| 2014 | $1,021 | $66,400 | $66,400 |
| 2013 | $1,021 | $74,700 | $74,700 |
| 2012 | $980 | $74,900 | $74,900 |
| 2011 | $998 | $74,900 | $74,900 |
| 2010 | $1,091 | $79,500 | $79,500 |
| 2009 | $1,091 | $79,500 | $79,500 |
| 2008 | $1,091 | $79,500 | $79,500 |
| 2007 | $1,088 | $79,500 | $79,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-18 | Price Changed | $279,000 |
| 2026-01-05 | Price Changed | $288,400 |
| 2025-12-04 | Price Changed | $288,500 |
| 2025-10-14 | Price Changed | $288,600 |
| 2025-09-08 | Relisted | $288,700 |
| 2025-08-02 | Listing removed | $0 |
| 2025-07-24 | Price Changed | $288,700 |
| 2025-07-08 | Price Changed | $288,800 |
| 2025-06-18 | Price Changed | $288,900 |
| 2025-05-10 | Listed | $289,000 |
| 2019-07-31 | Sold | $115,000 |
| 2019-07-15 | Price Changed | $135,000 |
| 2019-07-05 | Listed | $149,000 |
| 2006-04-18 | Sold | $84,000 |
Photo Gallery
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"last_status_change_date": "2019-07-31T22:36:01Z"
},
"event_name": "Listed",
"price_sqft": 140.0375939849624,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "3526230",
"price_change_percentage": "+77.38%"
},
{
"date": "2006-04-18",
"price": 84000,
"listing": null,
"event_name": "Sold",
"price_sqft": 78.94736842105263,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": true
},
"property_id": "5205896172",
"generated_at": "2026-03-27T16:56:37.149545Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 84.9
},
"utility_allowance": {
"zip_code": "28215",
"home_photo": "https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m3490287449s-w1280.jpg",
"rent_price": 1947.0,
"loan_amount": 223200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/3637-Glenville-Ave_Charlotte_NC_28215_M52058-96172",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 279000.0,
"loan_term_years": 30,
"annual_cash_flow": 19284.67,
"mortgage_monthly": 1484.96,
"payment_standard": 2277.0,
"total_amount_out": 55800.0,
"additional_photos": [
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m911571743s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m771673966s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m1270341276s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m3999981465s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m375024494s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m566434199s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m981215936s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m3730567409s-w1280.jpg",
"https://ap.rdcpix.com/c3191e2d6880c20d848410d5a087c1c9l-m4078255932s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 43.88,
"monthly_cash_flow": 1607.06,
"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 has 'Central Air' according to the heating and cooling details.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Selected 'electric' option as property details explicitly list an 'Electric Range' under appliances.",
"utility": "cooking",
"allowance": 12
},
{
"note": "No gas appliances are mentioned for cooking or heating, so a gas service fee is not applicable.",
"utility": "gas_service_fee",
"allowance": 0
},
{
"note": "Selected 'electric' option as property details state 'Heating Features: Baseboard, Electric'.",
"utility": "heating",
"allowance": 51
},
{
"note": "Standard allowance for general electric usage such as lighting and outlets.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "An 'Electric Range' is listed as a provided appliance, so an allowance for a tenant-owned range is not needed.",
"utility": "range_stove",
"allowance": 0
},
{
"note": "A refrigerator is not explicitly listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "refrigerator",
"allowance": 12
},
{
"note": "Property details specify 'Sewer: Public Sewer'.",
"utility": "sewer",
"allowance": 89
},
{
"note": "Property details specify 'Water Source: City'.",
"utility": "water",
"allowance": 32
},
{
"note": "Selected 'electric' as it is the most consistent fuel type with the property's electric heating and cooking systems.",
"utility": "water_heating",
"allowance": 30
}
],
"cash_on_cash_return": 0.35,
"down_payment_amount": 55800.0,
"property_tax_annual": 1216.43,
"property_tax_monthly": 101.37,
"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": 1465.21,
"property_management_monthly": 194.7,
"monthly_cash_flow_after_debt": 122.1,
"cash_on_cash_return_after_debt": 0.03
},
"section8_assessment": {
"runs": [
{
"summary": "This property appears largely turnkey for Section 8 / Housing Choice Voucher tenancy. Photos and listing report a comprehensive cosmetic and systems refresh (new roof, new hot water heater, new flooring, remodeled kitchen and baths). Primary safety/system unknowns that need quick verification at inspection are presence/function of CO detector (if fuel burning appliances present), GFCI protection in kitchen/bath, and confirmation of a secure deadbolt and electrical panel condition. These are typically quick fixes; absent these verifications the home still rates well and should pass an initial inspection with minimal work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 90.0,
"rationale": "Interior and exterior photos show a recent, comprehensive cosmetic rehab: fresh paint, new LVP flooring, new six-panel doors, new vanity and tub surround, and staged/updated kitchen with stainless appliances shown in listing. Listing also states new roof and new hot water heater. No visible peeling paint, damaged flooring, or collapsed surfaces. Remaining likely touch-ups are minor (thresholds, outlet covers, possible grout/caulking). Missing-appliance risk is low because listing references SS appliances and photos include kitchen openings consistent with installed appliances."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "Positive indicators: smoke detector visible above a bedroom doorway; bedrooms have windows that appear to provide egress; no visible exposed wiring, no visible mold or active water intrusion in photos. Potential compliance items not verified from photos: presence/operation of carbon monoxide detector (required if fuel-burning appliances or attached garage), GFCI protection in kitchen and bathroom outlets, condition/clear labeling of electrical service panel, and presence of a secure deadbolt on the exterior entry. Listing states new hot water heater (fuel type not specified) which could trigger CO-detector requirement. These are typical small inspection items but reduce the safety score until verified."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, roof, electrical)",
"score": 80.0,
"rationale": "Listing explicitly notes a new roof and new hot water heater. Interior photos show central HVAC supply return/vent in ceiling which indicates a central system is present. Plumbing fixtures appear functional (sink, vanity, tub). No visible signs of roof leaks, water stains or failing ceilings. Electrical panel and exact ages/condition of HVAC and water heater cannot be confirmed from photos; assume typical good condition given recent rehab but deduct for lack of verification of service labels, breaker condition, or recent HVAC maintenance records."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and access",
"score": 85.0,
"rationale": "Exterior photos show a brick ranch with a new-looking roof (per listing), painted brick in good condition, maintained lawn, paved driveway and an onsite carport. Front porch has railing and appears stable. Yard slopes gently but shows no signs of erosion or standing water. No visible foundation cracking or major siding damage. Mature trees close to the house are present (monitor root/drainage risk), but no immediate site hazards or infestation evidence were observed."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing is accurate: new roof and new hot water heater have been installed and are functioning.",
"Kitchen stainless appliances referenced in the listing are present and operational even if not clearly visible in every photo.",
"Central HVAC is present and operational (supply/return vent visible in photos).",
"Bedrooms shown have adequately sized egress windows typical for a 1960 ranch; windows are operable.",
"No concealed major issues (foundation movement, active leaks, severe mold) exist beyond what is visible in photos — inference based on clean finished interiors and lack of staining.",
"Electrical panel and GFCI protection cannot be confirmed from photos and must be verified on-site.",
"Fuel type of water heater (gas vs electric) was not provided; CO detector requirement depends on that and must be confirmed."
],
"overall_score": 84.0,
"rubric_version": "nsPIRE-v1-2026-03"
},
{
"summary": "This single-family ranch appears largely turnkey for Section 8 / HCV occupancy. Photos plus listing indicate comprehensive interior and exterior updates (new roof, new hot water heater, new flooring, paint, remodeled kitchen and bath). Key safety elements (smoke detector, bedroom egress) are visible and no active structural or water-intrusion problems are evident. Remaining inspection risks are mostly documentation/verification items (CO alarm if required, GFCI locations, electrical panel & HVAC operation). With routine verification and possibly adding a CO alarm or GFCI upgrades if missing, the property is likely to pass an initial HCV/NSPIRE inspection within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Listing and photos show a recently renovated interior: new LVP flooring, fresh interior/exterior paint, new six-panel doors, remodeled kitchen with granite counters and stainless appliances, updated vanity and tub surround in full bath, and stated new roof and new hot water heater. No visible significant cosmetic defects, water stains, or collapsed surfaces. Missing/minor items (window blinds, minor trim touch-ups) are easy fixes. Overall turnkey cosmetic condition."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 78.0,
"rationale": "Visible smoke detector in bedroom photos. Bedrooms show full-size windows that appear to meet egress requirements. Entry door appears secure and there is a front porch with railing. No exposed wiring, visible active leaks, sagging ceilings, or large foundation cracks in photos. Unknowns that reduce score: no visible carbon monoxide alarm (required if fuel-burning appliances are present), GFCI protection in kitchen/bath not visible, electrical panel not shown. No visible lead-risk paint or mold stains. Overall low-medium inspection risk but some required verifications likely during inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 82.0,
"rationale": "Listing states new roof and new hot water heater; exterior roof looks intact in photos. Ceiling vent visible in a room indicating central HVAC ducting (presence of HVAC system likely). Kitchen and bath fixtures appear recently replaced and functional. Electrical panel and main service condition not shown; plumbing appears intact with new vanity/tub surround. Because some critical systems (service panel, HVAC age/operation) are not documented in photos, a modest reduction for unknowns is applied."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Exterior brick ranch looks well-maintained; landscaping tidy, driveway and carport present and serviceable. Roofline looks even, foundation appears stable from visible elevations, and yard/paths are safe and free of obvious trip hazards. Large trees close to the house are noted (minor longer-term risk to roots/roof debris) but no immediate damage visible. Fencing to rear not fully shown but rear yard access exists via kitchen door."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Kitchen appliances referenced in the listing (stainless appliances) are present and functional as photos/description indicate.",
"New hot water heater and new roof claims in the listing are accurate and installed to code.",
"Central HVAC exists and is operational (ceiling vent visible in photos), though service records and thermostat/function were not provided.",
"Electrical distribution (service size, panel condition) is not shown in photos; assumed typical and without obvious hazards since no exposed wiring is visible inside photos.",
"GFCI protection in kitchen/bath and carbon monoxide detectors were not visible in photos; assumed likely present but unconfirmed — these are the main verification items that could trigger minor repairs.",
"No signs of active water intrusion, mold, or structural sagging were visible in the provided photos; assume none present but hidden issues cannot be ruled out.",
"Front porch has a guard/railing (appears present in exterior photo) and steps are safe; stair/handrail issues not applicable for single-level layout.",
"No rental history in last 5 years (per snapshot), so rental_history_activity score excluded from weighting."
],
"overall_score": 85.0,
"rubric_version": "ns-pm-2025-1.0"
},
{
"summary": "Based on listing claims and the provided photos, this 3BR/1.5BA brick ranch appears mostly turnkey for a Housing Choice Voucher inspection. Major visible updates (new roof, new hot water heater, new flooring, paint, renovated kitchen and bath) reduce typical inspection risks. The property shows no visible structural issues, active leaks, or life-safety hazards in photos. Outstanding verification items that an inspector will check on-site include GFCI protection in kitchen/bath, presence/placement of carbon-monoxide detectors if required, operation of the HVAC system, and the condition/location of the electrical panel. With those verifications passed or quickly remedied, the home is likely to pass an initial NSPIRE/HCV inspection with minimal repairs required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Listing and photos show comprehensive cosmetic upgrades: fresh interior/exterior paint, new LVP flooring, new six-panel doors, updated vanity and tub surround in full bath, remodeled kitchen with new cabinetry, granite counters and stainless appliances (per listing). No visible damaged drywall, peeling paint, torn flooring or exposed subfloor. Minimal visible deferred maintenance. Missing appliances would be moderate but the listing states stainless appliances are present; no appliance gaps are visible in the photos. Overall turnkey cosmetic condition."
},
{
"key": "safety_code",
"label": "Safety & Code Risk",
"score": 82.0,
"rationale": "Visible compliance items: working smoke detector visible above bedroom door in photos; bedrooms have windows that appear to meet egress requirements; entry door appears solid and likely has a deadbolt (photo shows a secondary lock area). No exposed wiring, no visible ceiling/structural sagging, no visible active leaks or mold. Unknowns/risks: GFCI protection not visible in bathroom or kitchen photos (bathroom outlet not shown) and carbon-monoxide detector presence is not confirmed (required if fuel-burning appliances present). Electrical panel was not photographed. These unknowns reduce the safety score moderately despite otherwise clean appearance."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Listing states a new roof and new hot water heater; exterior photos and interior ceiling lines show no signs of active roof leaks or ceiling stains. Floor vents and ceiling vent/registers are visible indicating central HVAC is present (condition not directly testable from photos). Plumbing fixtures appear functional; bathroom fixtures are updated. Electrical panel and age/condition of HVAC system are not shown. Given the visible new roof and hot water heater and presence of vents, major systems likely serviceable but some inspection items remain to confirm operation."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 88.0,
"rationale": "Exterior photos show painted brick in good repair, a newly painted porch with railing, an on-site carport and a paved driveway. Yard appears graded and free of standing water in photos. Mature trees near the house present a moderate maintenance consideration but no immediate roof damage is visible. Foundation vents present and no obvious large foundation cracks seen from the photos provided."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Accepting listing claims of a new roof and new hot water heater as accurate (both not opened/tested in photos).",
"Central HVAC is present and operable — floor/ceiling vents visible in photos indicate forced-air system but operation not verified.",
"Stainless appliances are present in the kitchen per listing (kitchen not fully shown in photos), so missing appliances are not expected.",
"A deadbolt or secondary lock exists on the front door (photo shows a lock area consistent with a deadbolt).",
"No significant hidden mold, active pest infestation, or concealed water damage exists beyond what’s visible; absence inferred from clean finishes and lack of staining.",
"Electrical panel and capacity are intact and accessible though not photographed; no visible exposed wiring was seen in interior photos.",
"Bathroom and kitchen outlets have GFCI protection (not visible in images) — if not present it would be a modest retrofit.",
"Carbon monoxide detector presence not confirmed; assumed missing if fuel-burning appliances are present and would need to be installed if required."
],
"overall_score": 86.0,
"rubric_version": "nsPIRE-v1.0-2025"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3637 Glenville Ave, Charlotte, NC, 28215",
"aggregate": {
"summary": "This property appears largely turnkey for Section 8 / Housing Choice Voucher tenancy. Photos and listing report a comprehensive cosmetic and systems refresh (new roof, new hot water heater, new flooring, remodeled kitchen and baths). Primary safety/system unknowns that need quick verification at inspection are presence/function of CO detector (if fuel burning appliances present), GFCI protection in kitchen/bath, and confirmation of a secure deadbolt and electrical panel condition. These are typically quick fixes; absent these verifications the home still rates well and should pass an initial inspection with minimal work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 90.0,
"rationale": "Interior and exterior photos show a recent, comprehensive cosmetic rehab: fresh paint, new LVP flooring, new six-panel doors, new vanity and tub surround, and staged/updated kitchen with stainless appliances shown in listing. Listing also states new roof and new hot water heater. No visible peeling paint, damaged flooring, or collapsed surfaces. Remaining likely touch-ups are minor (thresholds, outlet covers, possible grout/caulking). Missing-appliance risk is low because listing references SS appliances and photos include kitchen openings consistent with installed appliances."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and access",
"score": 87.0,
"rationale": "Exterior photos show a brick ranch with a new-looking roof (per listing), painted brick in good condition, maintained lawn, paved driveway and an onsite carport. Front porch has railing and appears stable. Yard slopes gently but shows no signs of erosion or standing water. No visible foundation cracking or major siding damage. Mature trees close to the house are present (monitor root/drainage risk), but no immediate site hazards or infestation evidence were observed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 79.3,
"rationale": "Positive indicators: smoke detector visible above a bedroom doorway; bedrooms have windows that appear to provide egress; no visible exposed wiring, no visible mold or active water intrusion in photos. Potential compliance items not verified from photos: presence/operation of carbon monoxide detector (required if fuel-burning appliances or attached garage), GFCI protection in kitchen and bathroom outlets, condition/clear labeling of electrical service panel, and presence of a secure deadbolt on the exterior entry. Listing states new hot water heater (fuel type not specified) which could trigger CO-detector requirement. These are typical small inspection items but reduce the safety score until verified."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, roof, electrical)",
"score": 82.3,
"rationale": "Listing explicitly notes a new roof and new hot water heater. Interior photos show central HVAC supply return/vent in ceiling which indicates a central system is present. Plumbing fixtures appear functional (sink, vanity, tub). No visible signs of roof leaks, water stains or failing ceilings. Electrical panel and exact ages/condition of HVAC and water heater cannot be confirmed from photos; assume typical good condition given recent rehab but deduct for lack of verification of service labels, breaker condition, or recent HVAC maintenance records."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing is accurate: new roof and new hot water heater have been installed and are functioning.",
"Kitchen stainless appliances referenced in the listing are present and operational even if not clearly visible in every photo.",
"Central HVAC is present and operational (supply/return vent visible in photos).",
"Bedrooms shown have adequately sized egress windows typical for a 1960 ranch; windows are operable.",
"No concealed major issues (foundation movement, active leaks, severe mold) exist beyond what is visible in photos — inference based on clean finished interiors and lack of staining.",
"Electrical panel and GFCI protection cannot be confirmed from photos and must be verified on-site.",
"Fuel type of water heater (gas vs electric) was not provided; CO detector requirement depends on that and must be confirmed."
],
"score_method": "mean_of_criteria",
"overall_score": 84.9,
"rubric_version": "nsPIRE-v1-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5205896172"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.