Property ID: 5266642346
2055 Beech Ave, North Charleston, SC, 29405
North Charleston, SC
Money Down: $27,600
CoC Return: 38.89%
Monthly Cash Flow: $895
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,000
Closing Costs
$4,600
Total Down
$27,600
Investment Snapshot
Purchase Price
$114,999
Money Down
$27,600
Cash-on-Cash Return
38.89%
Rent
$1,782
Monthly Cash Flow
$895
Annual Cash Flow
$10,735
Debt Service / Mo
$612
Property Tax / Mo
$48
Insurance / Mo
$50
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,782
Payment Standard
$2,068
Rent
$1,782
Insurance
$50
Property Tax
$48
Management
$178
Utilities Allowance
$286
NOI (Monthly)
$1,507
Debt Service
$612
Cash Flow After Debt
$895
Quality Score: 62.30%
Confidence: 88.00%
Moderate inspection risk but generally repairable: exterior evidence of aging roof trim and cosmetic deferred maintenance plus unknown interior/system conditions (smoke/CO detectors, GFCI, heating, water heater, electrical panel) make this a moderate-risk property for an initial HCV inspection. With 1–4 weeks of targeted work (confirm/install detectors, GFCI checks, fasten/repair handrails and lattice, clear vegetation, address roof trim/shingle issues and verify heating), the property is likely to pass. If the roof or heating systems prove to be significantly degraded, larger repairs could be required.
Section 8 Payment Standard
$2,068
Utility Allowance Total
$286
Guaranteed Section 8 Rent (PS - Utilities)
$1,782
Property Management
$178
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$114,999
Beds
3
Baths
1
Living Area
832 sqft
Lot Size
1,307 sqft
Year Built
1940
Days on Market
100
Capital Outlay
$27,600
Debt Service
$612
Property Tax / Mo
$48
Insurance / Mo
$50
Property Description
Welcome to 2055 Beech Avenue in the heart of North Charleston! This charming 3-bedroom, 1-bath cottage offers classic Lowcountry character and endless potential. Situated on a quiet street just minutes from Park Circle, local dining, and major commuter routes, this property is ideal for those seeking affordability and convenience. The home features a practical single-level layout, spacious living area, and a large backyard ready for outdoor enjoyment or future enhancements. With solid bones and a prime location in one of Charleston's most active growth corridors, 2055 Beech Avenue presents an excellent opportunity for homeowners or investors looking to add value.
Utility Allowances
Air Conditioning
$28
Standard utility for a single-family home in this climate.
Base Charges - Natural Gas
$11
The property uses natural gas for heating, so the base service charge applies.
Cooking
$11
Property has natural gas for heating; it is inferred that cooking also uses natural gas.
Heating
$35
Property details explicitly state the heating fuel is Natural Gas.
Other Electric
$74
A baseline for miscellaneous electric usage like lights and outlets.
Range
$4
Property does not state a range is included, so this allowance is for a tenant-owned appliance.
Refrigerator
$6
Property does not state a refrigerator is included, so this allowance is for a tenant-owned appliance.
Sewer
$61
Property has municipal water, so connection to public sewer is inferred.
Water
$35
Property details explicitly state the water source is Municipal.
Water Heating
$21
Property has natural gas for space heating; it is inferred that water heating also uses natural gas.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2025
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$581
DP3 Annual Estimate$608
DP1 Monthly Equivalent$48
DP3 Monthly Equivalent$51
Replacement Value$34,300
Basis832 sqft / 1940
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2028 Echo Ave
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Price: $515,000
3 bd / 3 ba · 1,900 sqft
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Price: $515,000
3 bd / 3 ba · 1,900 sqft
Latest sale: $87,667 on Oct 03, 2024
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2031 Echo Ave
for_sale · 0.11 mi
Price: $535,000
4 bd / 4 ba · 2,155 sqft
Latest sale: $87,000 on Jan 28, 2025
Latest rent: —
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2032 Forest Ave
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Price: $515,000
3 bd / 3 ba · 1,900 sqft
Latest sale: $87,667 on Oct 03, 2024
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2508 Corona St
for_sale · 0.13 mi
Price: $515,000
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Latest sale: $55,000 on Jun 12, 2024
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Aging roof / curled shingles and loose/missing fascia trim at eaves — increased risk of leaks and could cause inspection failure if active leaks or interior damage exist.
- Tree limbs/vegetation in contact with structure — risk to roof/gutters and potential for accelerated moisture/damage or pest access.
- Narrow side access with dense vegetation and vines at foundation line — may hide moisture, pests, or create egress/maintenance problems.
- No interior mechanicals visible from photos: heating system presence and condition unverified (heating not visible in photos) — must be confirmed prior to move-in.
Assumptions
- Interior photos and mechanical/service rooms were not provided; assumptions below are made from exterior evidence.
- A functional electrical panel and plumbing systems exist inside but their condition is unverified.
- Heating system is not visible in exterior photos; presence and operability of heating (required in some jurisdictions) is unknown and must be confirmed.
- Window AC unit visible indicates cooling is available but not necessarily adequate for whole house.
- No active interior water intrusion or mold was observed from exterior; roof shows aging but no visible active leak evidence in supplied photos.
- Smoke and carbon monoxide detectors, GFCI protection, and hot water availability are unknown and assumed absent until verified.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2022 | $555 | $46,300 | $23,115 |
| 2021 | $552 | $46,300 | $23,115 |
| 2020 | $548 | $46,300 | $23,115 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-10 | Listing removed | $0 |
| 2026-02-06 | Listed | $165,900 |
| 2025-12-10 | Price Changed | $114,999 |
| 2025-12-03 | Price Changed | $134,999 |
| 2025-11-08 | Listed | $150,000 |
| 2023-08-15 | Listing removed | $0 |
| 2023-07-12 | Listed | $130,000 |
Photo Gallery
Show raw JSON (debug)
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"total": 46300,
"building": 34300
},
"assessment": {
"land": 5991,
"total": 23115,
"building": 17124
}
},
{
"tax": 552,
"year": 2021,
"market": {
"land": null,
"total": 46300,
"building": null
},
"assessment": {
"land": null,
"total": 23115,
"building": null
}
},
{
"tax": 548,
"year": 2020,
"market": {
"land": 12000,
"total": 46300,
"building": 34300
},
"assessment": {
"land": null,
"total": 23115,
"building": null
}
}
],
"property_history": [
{
"date": "2026-02-10",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2026-02-06T00:19:17Z",
"list_price": 165900,
"listing_id": "2991270050",
"last_update_date": "2026-02-05T22:01:42Z",
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"source_name": "CHSRegionalMLS",
"price_change": 0,
"days_after_listed": "4 days",
"source_listing_id": "26003038",
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{
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"listing": {
"status": "off_market",
"list_date": "2026-02-06T00:19:17Z",
"list_price": 165900,
"listing_id": "2991270050",
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"event_name": "Listed",
"price_sqft": 199.39903846153845,
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},
{
"date": "2025-12-10",
"price": 114999,
"listing": {
"status": "for_sale",
"list_date": "2025-11-08T18:21:50Z",
"list_price": 114999,
"listing_id": "2988290262",
"last_update_date": "2025-12-10T21:59:31Z",
"last_status_change_date": "2025-11-08T18:21:50Z"
},
"event_name": "Price Changed",
"price_sqft": 138.21995192307693,
"source_name": "MyStateMLS",
"price_change": -20000,
"days_after_listed": null,
"source_listing_id": "11603778",
"price_change_percentage": null
},
{
"date": "2025-12-03",
"price": 134999,
"listing": {
"status": "for_sale",
"list_date": "2025-11-08T18:21:50Z",
"list_price": 114999,
"listing_id": "2988290262",
"last_update_date": "2025-12-10T21:59:31Z",
"last_status_change_date": "2025-11-08T18:21:50Z"
},
"event_name": "Price Changed",
"price_sqft": 162.25841346153845,
"source_name": "MyStateMLS",
"price_change": -15001,
"days_after_listed": null,
"source_listing_id": "11603778",
"price_change_percentage": null
},
{
"date": "2025-11-08",
"price": 150000,
"listing": {
"status": "for_sale",
"list_date": "2025-11-08T18:21:50Z",
"list_price": 114999,
"listing_id": "2988290262",
"last_update_date": "2025-12-10T21:59:31Z",
"last_status_change_date": "2025-11-08T18:21:50Z"
},
"event_name": "Listed",
"price_sqft": 180.28846153846155,
"source_name": "MyStateMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "11603778",
"price_change_percentage": null
},
{
"date": "2023-08-15",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2023-07-12T15:56:11Z",
"list_price": 130000,
"listing_id": "2957606736",
"last_update_date": "2023-07-13T20:49:49Z",
"last_status_change_date": "2023-08-15T23:29:25Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CHSRegionalMLS",
"price_change": 0,
"days_after_listed": "34 days",
"source_listing_id": "23015697",
"price_change_percentage": null
},
{
"date": "2023-07-12",
"price": 130000,
"listing": {
"status": "off_market",
"list_date": "2023-07-12T15:56:11Z",
"list_price": 130000,
"listing_id": "2957606736",
"last_update_date": "2023-07-13T20:49:49Z",
"last_status_change_date": "2023-08-15T23:29:25Z"
},
"event_name": "Listed",
"price_sqft": 156.25,
"source_name": "CHSRegionalMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "23015697",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "5266642346",
"generated_at": "2026-02-16T20:28:24.526059Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 62.3
},
"utility_allowance": {
"zip_code": "29405",
"home_photo": "https://ap.rdcpix.com/a59726ff7b4fcb36e24bf262dc034a0dl-m1065617202s-w1280.jpg",
"rent_price": 1782.0,
"loan_amount": 91999.2,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2055-Beech-Ave_North-Charleston_SC_29405_M52666-42346",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 114999.0,
"loan_term_years": 30,
"annual_cash_flow": 18079.45,
"mortgage_monthly": 612.07,
"payment_standard": 2068.0,
"total_amount_out": 22999.8,
"additional_photos": [
"https://ap.rdcpix.com/a59726ff7b4fcb36e24bf262dc034a0dl-m3788505407s-w1280.jpg",
"https://ap.rdcpix.com/a59726ff7b4fcb36e24bf262dc034a0dl-m2482415762s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 49.54,
"monthly_cash_flow": 1506.62,
"property_tax_rate": 0.0042,
"_utility_allowance": {
"sources": [
"file:///Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/SC057/sources/utility/documents_utilityAllowances2026.raster.pdf"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Standard utility for a single-family home in this climate.",
"utility": "Air Conditioning",
"allowance": 28
},
{
"note": "The property uses natural gas for heating, so the base service charge applies.",
"utility": "Base Charges - Natural Gas",
"allowance": 11
},
{
"note": "Property has natural gas for heating; it is inferred that cooking also uses natural gas.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property details explicitly state the heating fuel is Natural Gas.",
"utility": "Heating",
"allowance": 35
},
{
"note": "A baseline for miscellaneous electric usage like lights and outlets.",
"utility": "Other Electric",
"allowance": 74
},
{
"note": "Property does not state a range is included, so this allowance is for a tenant-owned appliance.",
"utility": "Range",
"allowance": 4
},
{
"note": "Property does not state a refrigerator is included, so this allowance is for a tenant-owned appliance.",
"utility": "Refrigerator",
"allowance": 6
},
{
"note": "Property has municipal water, so connection to public sewer is inferred.",
"utility": "Sewer",
"allowance": 61
},
{
"note": "Property details explicitly state the water source is Municipal.",
"utility": "Water",
"allowance": 35
},
{
"note": "Property has natural gas for space heating; it is inferred that water heating also uses natural gas.",
"utility": "Water Heating",
"allowance": 21
}
],
"cash_on_cash_return": 0.79,
"down_payment_amount": 22999.8,
"property_tax_annual": 571.65,
"property_tax_monthly": 47.64,
"property_tax_increase": 0.03,
"utility_allowance_total": 286.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://northcharlestonhousingauthority.org/downloads/paymentStandards2025.pdf",
"https://www.hud.gov/program_offices/public_indian_housing/programs/hcv/ps",
"https://www.huduser.gov/portal/datasets/fmr.html"
],
"effective_date": "2025-01-01"
},
"property_tax_history_year": 2022,
"annual_cash_flow_after_debt": 10734.57,
"property_management_monthly": 178.2,
"monthly_cash_flow_after_debt": 894.55,
"cash_on_cash_return_after_debt": 0.47
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate inspection risk but generally repairable: exterior evidence of aging roof trim and cosmetic deferred maintenance plus unknown interior/system conditions (smoke/CO detectors, GFCI, heating, water heater, electrical panel) make this a moderate-risk property for an initial HCV inspection. With 1–4 weeks of targeted work (confirm/install detectors, GFCI checks, fasten/repair handrails and lattice, clear vegetation, address roof trim/shingle issues and verify heating), the property is likely to pass. If the roof or heating systems prove to be significantly degraded, larger repairs could be required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Exterior photos show an intact single-level cottage with painted siding, functioning windows, and entry steps/railings in place. Visible deferred maintenance is primarily cosmetic and weathering: peeling paint at trim, aged front steps and railings that need painting/fastener checks, lattice skirting missing/loose in spots, and general exterior cleaning. No obvious collapsed elements or major structural failure visible. Missing interior photos prevent assessment of flooring/cabinets, but the exterior condition suggests moderate, mostly cosmetic work and light carpentry/painting to bring the property to move-in condition."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "No clear life-threatening hazards are visible (no collapsed ceilings, no standing water, no exposed high-voltage wiring). Entry door and windows provide egress; front and side stairs have rails though they look weathered and would need fastener checks. Key NSPIRE items cannot be confirmed from photos: presence/placement of smoke/CO detectors, GFCI in kitchen/bath, hot water availability, and electrical panel condition. Exterior shows aging roof edges and some missing/loose fascia which raises potential for leaks — this increases inspection risk. Overall moderate risk: likely passable after verifying/installing detectors, addressing handrail fastening, and confirming GFCI/hot water."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electric, plumbing)",
"score": 50.0,
"rationale": "Roof shows aging shingles with curled edges and some missing/loose trim at eaves — suggests roof approaching end of service life and a moderate risk of leaks. No central HVAC equipment or heating system is visible in exterior photos; a window AC unit is apparent, indicating cooling exists but heating source is unconfirmed. Electrical panel, wiring routing, water heater, and plumbing fixtures are not visible in available images and must be inspected. Given visible roof wear and unknowns about heating and utilities, score reflects moderate system risk requiring inspection/possible repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope and lot/site condition",
"score": 65.0,
"rationale": "Chain-link fencing is present and functional though portions show rust and some makeshift wooden posts; gate appears operative. Yard is large as described and generally clear; side yard is very narrow with vegetation and vines against the fence/house which could promote pests or moisture retention. Siding and trim mostly intact but trim/fascia areas need repair; tree limbs are close to or touching the house at the rear/side which is a maintenance and storm risk. Walkways are present but narrow; no visible major foundation displacement from exterior photos. Overall a serviceable exterior that needs moderate maintenance."
}
],
"red_flags": [
"Aging roof / curled shingles and loose/missing fascia trim at eaves — increased risk of leaks and could cause inspection failure if active leaks or interior damage exist.",
"Tree limbs/vegetation in contact with structure — risk to roof/gutters and potential for accelerated moisture/damage or pest access.",
"Narrow side access with dense vegetation and vines at foundation line — may hide moisture, pests, or create egress/maintenance problems.",
"No interior mechanicals visible from photos: heating system presence and condition unverified (heating not visible in photos) — must be confirmed prior to move-in."
],
"confidence": 0.6,
"assumptions": [
"Interior photos and mechanical/service rooms were not provided; assumptions below are made from exterior evidence.",
"A functional electrical panel and plumbing systems exist inside but their condition is unverified.",
"Heating system is not visible in exterior photos; presence and operability of heating (required in some jurisdictions) is unknown and must be confirmed.",
"Window AC unit visible indicates cooling is available but not necessarily adequate for whole house.",
"No active interior water intrusion or mold was observed from exterior; roof shows aging but no visible active leak evidence in supplied photos.",
"Smoke and carbon monoxide detectors, GFCI protection, and hot water availability are unknown and assumed absent until verified."
],
"overall_score": 62.0,
"rubric_version": "2026-02-NSPIRE-1.0"
},
{
"summary": "Moderate risk for an initial HCV/NSPIRE inspection. The property shows mostly cosmetic deferred maintenance and aging systems (notably the roof and exterior trim). Key life-safety items are undocumented in photos (smoke/CO detectors, GFCI, heating system, electrical panel), so the inspection could fail on missing detectors, noncompliant railings, or discovered mechanical failures. With targeted fixes — install/verify smoke & CO alarms, secure/repair handrails and steps, address roof/soffit at eaves, clear vegetation, and verify/repair HVAC, water heater and electrical/GFCI — the home is likely to pass within 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 65.0,
"rationale": "Exterior shows cosmetic deferred maintenance: peeling trim paint, worn front and side steps and railings, older windows and exterior paint touch-ups needed. No catastrophic visible damage (no collapsed sections or exposed subfloor). Missing interior photos prevent appliance verification; however missing appliances alone would be a moderate deduction rather than catastrophic. Overall appears to need mostly cosmetic and minor carpentry work to be rent-ready."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Many NSPIRE safety items cannot be verified from exterior photos: no evidence of properly located smoke/CO detectors, unknown GFCI presence, unknown electrical panel condition. Visible issues that could cause inspection failures: front and side stair railings appear aged and possibly loose or low-height (may not meet guard/handrail requirements), trim/soffit damage at roof edge could indicate potential water intrusion. No obvious exposed high-voltage wiring or collapsed structure observed. Because key life-safety items are undocumented, this presents a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 50.0,
"rationale": "Roof appears aged with curling/sagging/trim damage at eaves — potential for leaks and limited remaining life. HVAC appears to be window AC; no evidence of central heating/air or visible furnace/water heater from photos. Plumbing, hot water, and electrical panel could not be evaluated. Given the age (built 1940) and visible roof wear, systems risk is moderate until interior and mechanical inspections confirm operation."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Siding and foundation on piers appear intact with no visible major foundation movement. Yard is fenced (chain-link) but fence shows rust and overgrowth; gate latch condition unknown. Narrow side clearance and vegetation against siding could encourage pests and needs clearing. Walkways are present but entry steps need maintenance. No standing water, major grading issues, or visible infestation in provided photos."
}
],
"red_flags": [
"No documented smoke and carbon monoxide detectors visible in photos — likely inspection fail if missing or nonfunctional.",
"Front and side stair railings appear aged/insufficient and may fail NSPIRE handrail/guard requirements.",
"Roof edge/soffit and shingles show visible wear and potential for leaks; needs verification to avoid active water intrusion.",
"Vegetation and narrow side clearance against siding could encourage pests/mold and obstruct maintenance/egress."
],
"confidence": 0.6,
"assumptions": [
"Interior condition, kitchen appliances, and plumbing fixtures are not shown; assume common older-condition interior consistent with exterior but no visible severe interior damage unless discovered on inspection.",
"No central HVAC was visible; assume cooling provided by window AC unit and heating source is present but unverified.",
"No smoke or carbon monoxide detectors visible in exterior photos; assume they are either missing or not documented and will need to be verified/installed.",
"Electrical panel, GFCIs, water heater, and plumbing operation are not visible and assumed unknown until interior inspection; plan for potential moderate repairs.",
"Foundation is assumed to be pier/block typical for an older single-story cottage; no obvious significant foundation movement observed from photos.",
"Roof shows visible wear at eaves and may require repair or limited replacement but no active leak or collapsed roof was directly observed in provided images."
],
"overall_score": 60.0,
"rubric_version": "1.0"
},
{
"summary": "Moderate inspection risk but generally a candidate for Section 8 tenancy after modest repairs and verification of systems. Exterior appears intact with cosmetic deferred maintenance and aged roof/trim; life-safety items (smoke/CO detectors, egress windows, GFCI outlets) and heating/plumbing/electrical systems must be verified and brought to code. Expect 2–6 weeks of prep (repairs, install detectors, confirm heating and hot water, secure handrails, supply appliances if required) before confidently passing an initial NSPIRE/HCV inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photos show intact siding and paint but visible cosmetic deferred maintenance: peeling/aged trim and fascia, worn/aged front and side steps, broken/aged lattice skirting, vegetation against siding, and general weathering. No evidence of collapsed structure. Interior not provided — assumed typical for an older cottage. Missing information on stove/refrigerator; if appliances are not included this would be a moderate fix. Overall repair needs appear moderate and mostly cosmetic/capital rather than structural."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risks)",
"score": 60.0,
"rationale": "Photos do not show interior smoke/CO detectors or GFCI outlets; bedroom egress windows cannot be verified from exterior images. Front and side steps have railings but appear weathered (possible looseness). Entry door appears functional but no deadbolt visible on photos. No exposed electrical wiring is visible from exteriors shown. No visible active roof leaks or major structural sagging observed. Because critical life-safety items (smoke/CO, egress, GFCI) are unverified, this creates inspection risk but not an obvious fail from the exterior."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 60.0,
"rationale": "No central HVAC equipment visible; a window AC unit is present in one window which suggests either window units or non-central HVAC — heating source not visible and must be confirmed operational for NSPIRE. Roof shingles look aged at eaves and fascia which could indicate near-term roof work but no visible collapse. Electrical service/gang/box not visible for condition verification; water heater/plumbing and hot water not shown. Systems condition is unknown but there are no obvious catastrophic failures in the photos; however missing/uncertain heating and unknown plumbing/electrical reduce score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Chain-link fence and gate present and functional; yard is open and usable. Siding and trim mostly intact; narrow side yard and some overgrown vegetation along fence. Walkway and concrete appear serviceable; no standing water or major drainage problems evident in photos. Some wooden posts and fence vegetation are weathered and would benefit from cleanup/maintenance but do not present obvious major site hazards."
}
],
"red_flags": [
"No visible heating system (only window AC unit observed) — heating must be present and operational for inspection.",
"Potential unsafe stairs/handrail condition at front/side steps (weathered) — may fail handrail/stair safety checks if loose.",
"Critical life-safety items unverified from photos: smoke detectors, CO detectors, and GFCI protection — absence or non-working devices will cause inspection failure."
],
"confidence": 0.6,
"assumptions": [
"Interior condition not provided; assume typical dated interior for a 1940 cottage with cosmetic wear.",
"No smoke or carbon monoxide detectors were visible in the photos and are assumed absent until confirmed; detectors will likely need installation or verification.",
"No central heating system is visible; assume heating source is either window units or an unpictured electric/gas heater that must be verified operational.",
"Appliances (stove/refrigerator) are not shown in photos and may be absent; missing appliances reduce readiness moderately but are repair/capital items.",
"Roof is aged at eaves based on shingle/fascia appearance; assume reroofing or edge/flashings maintenance may be needed within a short timeframe.",
"Electrical panel, GFCI protection, water heater, and plumbing condition are unknown and assumed to require inspection and possible minor repairs.",
"Property built 1940 — assume potential lead-based paint risk (pre-1978) that will require standard disclosure and mitigation if flaking paint present.",
"Front and side steps' railings appear weathered; assume they may need tightening or repair to meet safety standards."
],
"overall_score": 66.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2055 Beech Ave, North Charleston, SC, 29405",
"aggregate": {
"summary": "Moderate inspection risk but generally repairable: exterior evidence of aging roof trim and cosmetic deferred maintenance plus unknown interior/system conditions (smoke/CO detectors, GFCI, heating, water heater, electrical panel) make this a moderate-risk property for an initial HCV inspection. With 1–4 weeks of targeted work (confirm/install detectors, GFCI checks, fasten/repair handrails and lattice, clear vegetation, address roof trim/shingle issues and verify heating), the property is likely to pass. If the roof or heating systems prove to be significantly degraded, larger repairs could be required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 68.3,
"rationale": "Exterior photos show an intact single-level cottage with painted siding, functioning windows, and entry steps/railings in place. Visible deferred maintenance is primarily cosmetic and weathering: peeling paint at trim, aged front steps and railings that need painting/fastener checks, lattice skirting missing/loose in spots, and general exterior cleaning. No obvious collapsed elements or major structural failure visible. Missing interior photos prevent assessment of flooring/cabinets, but the exterior condition suggests moderate, mostly cosmetic work and light carpentry/painting to bring the property to move-in condition."
},
{
"key": "exterior_site",
"label": "Exterior envelope and lot/site condition",
"score": 70.0,
"rationale": "Chain-link fencing is present and functional though portions show rust and some makeshift wooden posts; gate appears operative. Yard is large as described and generally clear; side yard is very narrow with vegetation and vines against the fence/house which could promote pests or moisture retention. Siding and trim mostly intact but trim/fascia areas need repair; tree limbs are close to or touching the house at the rear/side which is a maintenance and storm risk. Walkways are present but narrow; no visible major foundation displacement from exterior photos. Overall a serviceable exterior that needs moderate maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 58.3,
"rationale": "No clear life-threatening hazards are visible (no collapsed ceilings, no standing water, no exposed high-voltage wiring). Entry door and windows provide egress; front and side stairs have rails though they look weathered and would need fastener checks. Key NSPIRE items cannot be confirmed from photos: presence/placement of smoke/CO detectors, GFCI in kitchen/bath, hot water availability, and electrical panel condition. Exterior shows aging roof edges and some missing/loose fascia which raises potential for leaks — this increases inspection risk. Overall moderate risk: likely passable after verifying/installing detectors, addressing handrail fastening, and confirming GFCI/hot water."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electric, plumbing)",
"score": 53.3,
"rationale": "Roof shows aging shingles with curled edges and some missing/loose trim at eaves — suggests roof approaching end of service life and a moderate risk of leaks. No central HVAC equipment or heating system is visible in exterior photos; a window AC unit is apparent, indicating cooling exists but heating source is unconfirmed. Electrical panel, wiring routing, water heater, and plumbing fixtures are not visible in available images and must be inspected. Given visible roof wear and unknowns about heating and utilities, score reflects moderate system risk requiring inspection/possible repairs."
}
],
"red_flags": [
"Aging roof / curled shingles and loose/missing fascia trim at eaves — increased risk of leaks and could cause inspection failure if active leaks or interior damage exist.",
"Tree limbs/vegetation in contact with structure — risk to roof/gutters and potential for accelerated moisture/damage or pest access.",
"Narrow side access with dense vegetation and vines at foundation line — may hide moisture, pests, or create egress/maintenance problems.",
"No interior mechanicals visible from photos: heating system presence and condition unverified (heating not visible in photos) — must be confirmed prior to move-in."
],
"confidence": 0.88,
"assumptions": [
"Interior photos and mechanical/service rooms were not provided; assumptions below are made from exterior evidence.",
"A functional electrical panel and plumbing systems exist inside but their condition is unverified.",
"Heating system is not visible in exterior photos; presence and operability of heating (required in some jurisdictions) is unknown and must be confirmed.",
"Window AC unit visible indicates cooling is available but not necessarily adequate for whole house.",
"No active interior water intrusion or mold was observed from exterior; roof shows aging but no visible active leak evidence in supplied photos.",
"Smoke and carbon monoxide detectors, GFCI protection, and hot water availability are unknown and assumed absent until verified."
],
"score_method": "mean_of_criteria",
"overall_score": 62.3,
"rubric_version": "2026-02-NSPIRE-1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5266642346"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.