Property ID: 5396370628
5513 Southminster Ln, Charlotte, NC, 28216
Charlotte, NC
Money Down: $63,600
CoC Return: 1.13%
Monthly Cash Flow: $60
Est. Final ARV: $296,038
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$53,000
Closing Costs
$10,600
Total Down
$63,600
Investment Snapshot
Purchase Price
$265,000
Money Down
$63,600
Cash-on-Cash Return
1.13%
Rent
$1,951
Monthly Cash Flow
$60
Annual Cash Flow
$716
Debt Service / Mo
$1,410
Property Tax / Mo
$195
Insurance / Mo
$91
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,951
Payment Standard
$2,277
Rent
$1,951
Insurance
$91
Property Tax
$195
Management
$195
Utilities Allowance
$326
NOI (Monthly)
$1,470
Debt Service
$1,410
Cash Flow After Debt
$60
Quality Score: 68.10%
Confidence: 85.00%
Overall the property appears in fair to good condition with primarily cosmetic and moderate maintenance items. The home looks likely to pass a Section 8 (NSPIRE) inspection after addressing small safety and code items (install/verify smoke & CO detectors, add/verify GFCI protection at kitchen/bath outlets, confirm deadbolt on entry) and completing routine mechanical verifications (HVAC, water heater, electrical panel). Exterior tree trimming and minor cabinet/trim repairs are recommended. Expected time to rent-ready (for voucher inspection) is roughly 1–4 weeks if smoke/CO/GFCI/locks are remedied and systems tested; if mechanical defects are uncovered the time will extend.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$326
Guaranteed Section 8 Rent (PS - Utilities)
$1,951
Property Management
$195
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$265,000
Beds
3
Baths
2
Living Area
1,574 sqft
Lot Size
12,197 sqft
Year Built
1989
Days on Market
16
Capital Outlay
$63,600
Debt Service
$1,410
Property Tax / Mo
$195
Insurance / Mo
$91
Property Description
Opportunity await! This large bedroom, 2-bath ranch home offers strong potential for investors, flippers, or buyers looking to add value with some TLC. Located in a convenient North Charlotte area near major highways, shopping, the property has great bones and a functional layout ready for updates. This property is full of potential. Bring your vision and transform this home into something special. Great opportunity in growing Charlotte market!
Utility Allowances
air_conditioning
$25
Property is equipped with Central Air, as stated in the Heating and Cooling details.
cooking
$12
Selected the 'electric' option as the property includes an 'Electric Range'.
gas_service_fee
$11
Included because the property has a 'Gas Water Heater', indicating active gas service.
heating
$29
Selected the 'electric_heat_pump' option as property details specify 'Heat Pump' for heating.
other_electric
$79
Standard allowance for general electricity usage (lights, outlets, etc.).
refrigerator
$12
An allowance is provided as the property information does not explicitly state a refrigerator is included.
sewer
$89
Property details state connection to 'Public Sewer'.
water
$32
Property details list 'City' as the water source.
water_heating
$37
Selected the 'natural_gas' option as the property has a 'Gas Water Heater'.
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$959
DP3 Annual Estimate$1,222
DP1 Monthly Equivalent$80
DP3 Monthly Equivalent$102
Replacement Value$208,400
Basis1,574 sqft / 1989
Nearby Houses
Photo unavailable
5509 Southminster Ln
sold · 0.01 mi
Price: $182,900
3 bd / 3 ba · 1,610 sqft
Latest sale: $182,900
Latest rent: —
Photo unavailable
5732 Cardington Ct
sold · 0.03 mi
Price: $380,000
4 bd / 3 ba · 2,430 sqft
Latest sale: $380,000
Latest rent: —
Photo unavailable
2701 Haversham Ct Unit 16
sold · 0.04 mi
Price: $171,500
3 bd / 2 ba · 1,516 sqft
Latest sale: $171,500
Latest rent: —
Photo unavailable
5417 Southminster Ln
sold · 0.05 mi
Price: $312,500
3 bd / 3 ba · 1,741 sqft
Latest sale: $312,500
Latest rent: —
Photo unavailable
5713 Kelvin Park Cir
sold · 0.05 mi
Price: $170,000
4 bd / 3 ba · 2,464 sqft
Latest sale: $170,000
Latest rent: —
Photo unavailable
5519 Carronbridge Ln
sold · 0.06 mi
Price: $169,900
3 bd / 3 ba · 1,447 sqft
Latest sale: $169,900
Latest rent: —
Photo unavailable
5718 Cardington Ct
off_market · 0.06 mi
Price: $1,745
3 bd / 3 ba · 1,816 sqft
Latest sale: $136,500
Latest rent: —
Photo unavailable
2714 Haversham Ct
sold · 0.07 mi
Price: $241,580
3 bd / 2 ba · 1,371 sqft
Latest sale: $241,580 on Jul 09, 2021
Latest rent: $1,799 on Jul 19, 2024
Photo unavailable
5718 Cardington Ct
off_market · 0.07 mi
Price: $900
3 bd / 2 ba · 1,816 sqft
Latest sale: —
Latest rent: —
Photo unavailable
5607 Southminster Ln
sold · 0.07 mi
Price: $325,000
3 bd / 3 ba · 1,703 sqft
Latest sale: $325,000
Latest rent: —
Photo unavailable
5941 Pennycross Ln
sold · 0.08 mi
Price: $217,000
3 bd / 2 ba · 1,603 sqft
Latest sale: $217,000
Latest rent: —
Photo unavailable
5518 Carronbridge Ln
sold · 0.08 mi
Price: $178,000
5 bd / 3 ba · 2,040 sqft
Latest sale: $178,000
Latest rent: —
Photo unavailable
2601 Clarencefield Dr
sold · 0.10 mi
Price: $282,000
3 bd / 2 ba · 1,373 sqft
Latest sale: $282,000
Latest rent: —
Photo unavailable
5512 Carronbridge Ln
sold · 0.10 mi
Price: $198,000
3 bd / 2 ba · 1,525 sqft
Latest sale: $198,000 on May 06, 2019
Latest rent: —
Photo unavailable
2603 Clarencefield Dr
sold · 0.11 mi
Price: $187,000
3 bd / 2 ba · 1,352 sqft
Latest sale: $187,000
Latest rent: —
Photo unavailable
2603 Clarencefield Dr Unit 32
sold · 0.11 mi
Price: $163,000
3 bd / 2 ba · 1,351 sqft
Latest sale: $163,000
Latest rent: —
Photo unavailable
5506 Carronbridge Ln
sold · 0.11 mi
Price: $290,000
3 bd / 2 ba · 1,351 sqft
Latest sale: $290,000
Latest rent: —
Properties Used for Comps
Photo unavailable
2731 Bishopton Pl, Charlotte, NC, 28216
sold
Price: $360,000
Rent: —
3 bd / 2 ba · 1,604 sqft
Sale Date: May 16, 2025
Distance: 0.20 mi
View listing
Photo unavailable
2716 Stowmarket Pl, Charlotte, NC, 28216
sold
Price: $299,000
Rent: —
3 bd / 2 ba · 1,780 sqft
Sale Date: Nov 12, 2025
Distance: 0.11 mi
View listing
Photo unavailable
2617 Clarencefield Dr, Charlotte, NC, 28216
sold
Price: $279,900
Rent: —
3 bd / 2 ba · 1,629 sqft
Sale Date: Nov 20, 2025
Distance: 0.14 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No clearly visible, working smoke detectors or carbon monoxide alarms in photos — potential automatic NSPIRE fail.
- No visible GFCI-protected outlet at the kitchen sink area in photos — potential code fail depending on local requirements.
- Significant tree overhang onto roof (close branches) which elevates risk of roof damage and clogged gutters.
- Fireplace shown in use in photos — chimney/flue condition unknown and could present a safety hazard if not certified.
Assumptions
- Central HVAC exists and is functional (supply/return vents visible) but no service records or equipment photos were provided.
- Water heater and electrical panel are present inside the home but were not photographed; assumed intact until inspection.
- Smoke detectors and carbon monoxide alarms are not visible in supplied photos; assume they may be missing or not obvious and will need verification/installation.
- Kitchen plumbing and drain appear functional based on sink photos; no visible leaks in images.
- Fireplace was staged with a fire in listing photos; chimney/flue condition is unknown and should be inspected before use.
- Bedrooms and their egress windows were not individually photographed; assume typical ranch layout with adequate egress but this must be confirmed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,271 | $273,400 | $273,400 |
| 2024 | $2,223 | $273,400 | $273,400 |
| 2023 | $2,144 | $273,400 | $273,400 |
| 2022 | $1,718 | $165,100 | $165,100 |
| 2021 | $1,707 | $165,100 | $165,100 |
| 2020 | $1,700 | $165,100 | $165,100 |
| 2019 | $1,684 | $165,100 | $165,100 |
| 2018 | $1,535 | $111,400 | $111,400 |
| 2017 | $1,504 | $111,400 | $111,400 |
| 2016 | $1,495 | $111,400 | $111,400 |
| 2015 | $1,483 | $111,400 | $111,400 |
| 2014 | $1,512 | $111,400 | $111,400 |
| 2012 | $1,452 | $113,700 | $113,700 |
| 2011 | $1,485 | $113,700 | $113,700 |
| 2010 | $1,625 | $120,700 | $120,700 |
| 2009 | $1,625 | $120,700 | $120,700 |
| 2008 | $1,625 | $120,700 | $120,700 |
| 2007 | $1,622 | $120,700 | $120,700 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-27 | Listed | $265,000 |
| 2019-10-25 | Listing removed | $0 |
| 2019-10-19 | Price Changed for rent | $1,049 |
| 2019-10-18 | Listed for rent | $1,355 |
| 2015-04-02 | Sold | $8,541,000 |
| 2011-07-15 | Sold | $93,000 |
| 2005-07-25 | Sold | $118,000 |
| 2002-04-26 | Sold | $122,000 |
| 1990-03-01 | Sold | $91,000 |
| 1989-09-01 | Sold | $108,000 |
Photo Gallery
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"note": "Selected the 'electric' option as the property includes an 'Electric Range'.",
"utility": "cooking",
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"note": "Included because the property has a 'Gas Water Heater', indicating active gas service.",
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"note": "Selected the 'electric_heat_pump' option as property details specify 'Heat Pump' for heating.",
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"summary": "Overall the property appears in fair to good condition with primarily cosmetic and moderate maintenance items. The home looks likely to pass a Section 8 (NSPIRE) inspection after addressing small safety and code items (install/verify smoke & CO detectors, add/verify GFCI protection at kitchen/bath outlets, confirm deadbolt on entry) and completing routine mechanical verifications (HVAC, water heater, electrical panel). Exterior tree trimming and minor cabinet/trim repairs are recommended. Expected time to rent-ready (for voucher inspection) is roughly 1–4 weeks if smoke/CO/GFCI/locks are remedied and systems tested; if mechanical defects are uncovered the time will extend.",
"criteria": [
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"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior appear generally maintained with recent-looking laminate flooring and paint. Kitchen cabinets show wear and some cosmetic damage; counters and cabinet faces may need minor repair or refinishing. Appliances (stove, fridge, dishwasher) present but older — acceptable for move-in after testing. Fireplace surround has incomplete paint/patching above mantel. Minor trim scuffs and a few visible outlet/cover inconsistencies. No large areas of collapsed finishes or exposed subfloor observed. Overall repair needs are cosmetic and light trade work rather than major rehab."
},
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"key": "safety_code",
"label": "Safety / Code Risks",
"score": 65.0,
"rationale": "No obvious exposed wiring, major trip hazards, or collapsed ceilings. Vents visible indicating central HVAC. However, I could not clearly identify working smoke detectors or carbon monoxide alarms in the photographed rooms (only a small wall device seen in one shot — unclear if it is a detector). Kitchen sink outlets do not show a clear GFCI device; GFCI protection required in many jurisdictions. Bedroom egress windows are not shown individually; large front living window and sliding door provide egress for living room. Entry door shows knob but no visible deadbolt. Fireplace is shown lit in photos — chimney/flue condition and damper must be verified. These uncertainties create moderate NSPIRE risk until devices and protections are confirmed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 65.0,
"rationale": "Roof shingles appear intact from photos with no visible sagging or large areas of missing shingles. HVAC supply/return vents visible indicating central system but no equipment photos or service records provided — assume operational but needs verification. Water heater and electrical panel were not shown. Kitchen appliances present (electric range, fridge, dishwasher) but range appears older; range hood present. Plumbing fixtures (kitchen sink) appear intact. Because key mechanical components (furnace/A/C, water heater, electrical panel) aren't pictured, score is moderate pending verification and testing."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior siding and trim look serviceable; driveway is functional though shows surface cracking. Trees are close to the structure and overhang the roof which increases risk of branch damage, clogged gutters, and debris on roof. Garage door and entry porch appear intact. No visible standing water, severe foundation cracking, or obvious exterior structural issues in provided photos. Landscaping is somewhat overgrown along sides which should be trimmed for long-term maintenance and roof access."
}
],
"red_flags": [
"No clearly visible, working smoke detectors or carbon monoxide alarms in photos — potential automatic NSPIRE fail.",
"No visible GFCI-protected outlet at the kitchen sink area in photos — potential code fail depending on local requirements.",
"Significant tree overhang onto roof (close branches) which elevates risk of roof damage and clogged gutters.",
"Fireplace shown in use in photos — chimney/flue condition unknown and could present a safety hazard if not certified."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists and is functional (supply/return vents visible) but no service records or equipment photos were provided.",
"Water heater and electrical panel are present inside the home but were not photographed; assumed intact until inspection.",
"Smoke detectors and carbon monoxide alarms are not visible in supplied photos; assume they may be missing or not obvious and will need verification/installation.",
"Kitchen plumbing and drain appear functional based on sink photos; no visible leaks in images.",
"Fireplace was staged with a fire in listing photos; chimney/flue condition is unknown and should be inspected before use.",
"Bedrooms and their egress windows were not individually photographed; assume typical ranch layout with adequate egress but this must be confirmed."
],
"overall_score": 69.0,
"rubric_version": "2026-03-NSPIRE-v1"
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"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior are generally intact with cosmetic wear and localized deferred maintenance. Newer-looking vinyl plank flooring is installed but shows some seam irregularities; walls have multiple drywall patches and paint touch-ups above the fireplace and elsewhere. Kitchen cabinets are worn but serviceable; all major kitchen appliances (stove, refrigerator, dishwasher) are present though older. Porch railing, windows and interior doors appear functional. Missing/unfinished cosmetic repairs expected (paint, cabinet touch-up, minor trim work). These are largely easy/low-cost fixes and do not indicate systemic failure."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "No obvious life‑threatening hazards visible (no active roof leaks, collapsed ceilings, major structural sagging, or exposed live wiring), but several NSPIRE safety items are unknown from photos: no verifiable smoke detectors in bedrooms or hallways, carbon monoxide detector presence is unclear (fireplace visible), GFCI protection at kitchen sink not clearly identifiable, deadbolt on entry door not clearly visible. Fireplace is shown with fire/logs — chimney and flue condition and safe termination are unknown and may trigger a safety requirement or repair. Bedroom egress windows are not shown. Because required alarms and clear evidence of safe combustion venting are not verifiable, risk of inspection citations is moderate."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 60.0,
"rationale": "Major systems appear present: ceiling vents/returns visible suggesting central HVAC; electric range and other appliances present. Roof shingles look generally intact in photos though a linear area near the front shows debris/possible minor wear — no obvious collapsed roof or widespread failure. Water heater, electrical panel, HVAC equipment and plumbing risers are not shown, so their condition is assumed serviceable but unverified. Fireplace/chimney requires inspection. Given absence of visible system failures but many unverified items, score reflects moderate confidence."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior siding, windows and garage door appear in serviceable condition; driveway and walkways are functional though show age and minor cracking/staining. Significant mature trees and heavy vegetation are immediately adjacent to the house and roofline which increases long‑term roof and drainage risk (debris, branch impact, roots). Landscaping maintenance and minor grading toward the foundation may be needed to ensure proper drainage. No visible standing water, foundation cracks, or major exterior structural damage in photos."
}
],
"red_flags": [
"Trees and vegetation growing immediately adjacent to the house and touching/overhanging the roof — increased risk of roof damage/debris and foundation/tree-root issues.",
"Fireplace and chimney shown with active fire/logs; chimney/flue condition and safe venting not verified — requires inspection/cleaning and may trigger a safety fail.",
"Absence of clearly visible smoke detectors and carbon monoxide alarms in photos — potential NSPIRE citation if not installed/located correctly.",
"GFCI protection near kitchen sink not verified in photos — potential electrical requirement failure."
],
"confidence": 0.62,
"assumptions": [
"Central HVAC exists and is operable (ceiling vents/returns visible) though equipment is not pictured.",
"Water heater and main plumbing are present and functioning though not shown.",
"Electrical panel is intact and not presenting exposed wiring; no visible electrical hazards in photos.",
"Bedrooms have code‑compliant egress windows (not shown) or will need minor upgrades if not.",
"Smoke detectors and carbon monoxide detectors are either missing or not visible in photos and may need to be installed or verified.",
"Appliances shown (electric range, fridge, dishwasher) are functional or will be repaired/replaced; missing hood light bulb and cabinet wear are cosmetic.",
"No active roof leaks or interior water stains exist beyond the minor exterior roof wear visible; interior ceilings appear intact.",
"Photos are representative of the whole property and not selectively excluding damaged areas; no undisclosed major damage is present."
],
"overall_score": 64.0,
"rubric_version": "nsPIRE-2026-1.0"
},
{
"summary": "Overall the property presents as a solid candidate for Section 8 tenancy after minor repairs and code verifications. Interior finishes are in good shape cosmetically and appliances are present. Key NSPIRE items need verification before inspection: presence and operation of smoke and CO detectors, GFCI protection at kitchen/bath outlets, fireplace/chimney flue condition, and operation/status of HVAC, water heater, and electrical panel. With targeted fixes (install/verify detectors, replace/label GFCI outlets if needed, address cosmetic paint/trim, and service major systems) the home is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior finishes are generally intact: new-looking LVP flooring, functional cabinet doors, and appliances present (stove, fridge, dishwasher). Visible cosmetic issues include patched/unfinished painting around the fireplace, scuffed baseboards, and minor cabinet wear. No exposed subfloor or collapsed ceilings visible. Missing or worn trim and paint work are easy-to-fix cosmetic items; appliances are present so missing-appliance penalty is not applicable."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life-threatening hazards in photos (no standing water, no collapsed ceilings, no exposed wiring). However smoke detectors and carbon monoxide alarms are not visible in the living areas shown (NSPIRE requires operational smoke detectors in hallways/bedrooms and CO alarms where required). Kitchen outlets near sink do not show obvious GFCI-protection. A fireplace is present; proper flue/venting and clean/chimney certificate would need verification. Exterior entry has a deadbolt? (not visible). Because several code-oriented items are unverified or absent in photos the risk is moderate."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 70.0,
"rationale": "Roof shingles appear in serviceable condition from photos with no visible sag or large missing areas. HVAC supply/return vents are visible in ceilings indicating central HVAC likely present, but operational status not shown. Water heater, electrical panel, and furnace/AC units are not visible in photos—these are unverified. Kitchen plumbing fixtures and appliances appear functional; no active leaks or water damage are visible. Given typical age (1989) and visual condition, systems likely functional but require standard verification/servicing."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 75.0,
"rationale": "Exterior siding and trim appear intact and paint/stain condition is acceptable from photos. Driveway and walkways show minor cracking but are usable. Mature trees sit close to the roofline which increases debris/gutter blockage and potential future roof wear. No visible foundation cracking, major grading/drainage issues, or infestation evidence in photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in main living area photos — required for NSPIRE compliance",
"GFCI protection at kitchen sink/outlets not evident in photos — may fail electrical safety check",
"Fireplace/chimney venting and flue condition not verified — potential gas/venting issue or required sweep/certificate",
"Large trees adjacent to roof/gutters increase risk of debris, gutter blockage, and future roof damage"
],
"confidence": 0.7,
"assumptions": [
"Photos reflect current condition and represent most main living areas; bedrooms and bathrooms not pictured are assumed to be similar condition unless noted.",
"Central HVAC exists and is connected (supply/return vents visible); operational status not verified from photos.",
"Water heater and main electrical panel are present but not pictured; condition and location unknown.",
"Fireplace is functional but flue/chimney condition and whether it is wood-burning or gas is not specified—inspection recommended.",
"No rental history in last 5 years (rental_history_last_5y.status = missing), so rental_history_activity criterion excluded from scoring.",
"No visible signs of active leaks, major mold, structural sagging, or foundation movement in the provided photos; if interior areas not shown contain such issues score would be lower."
],
"overall_score": 71.0,
"rubric_version": "ns-2026-1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5513 Southminster Ln, Charlotte, NC, 28216",
"aggregate": {
"summary": "Overall the property appears in fair to good condition with primarily cosmetic and moderate maintenance items. The home looks likely to pass a Section 8 (NSPIRE) inspection after addressing small safety and code items (install/verify smoke & CO detectors, add/verify GFCI protection at kitchen/bath outlets, confirm deadbolt on entry) and completing routine mechanical verifications (HVAC, water heater, electrical panel). Exterior tree trimming and minor cabinet/trim repairs are recommended. Expected time to rent-ready (for voucher inspection) is roughly 1–4 weeks if smoke/CO/GFCI/locks are remedied and systems tested; if mechanical defects are uncovered the time will extend.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.3,
"rationale": "Interior and exterior appear generally maintained with recent-looking laminate flooring and paint. Kitchen cabinets show wear and some cosmetic damage; counters and cabinet faces may need minor repair or refinishing. Appliances (stove, fridge, dishwasher) present but older — acceptable for move-in after testing. Fireplace surround has incomplete paint/patching above mantel. Minor trim scuffs and a few visible outlet/cover inconsistencies. No large areas of collapsed finishes or exposed subfloor observed. Overall repair needs are cosmetic and light trade work rather than major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 71.7,
"rationale": "Exterior siding and trim look serviceable; driveway is functional though shows surface cracking. Trees are close to the structure and overhang the roof which increases risk of branch damage, clogged gutters, and debris on roof. Garage door and entry porch appear intact. No visible standing water, severe foundation cracking, or obvious exterior structural issues in provided photos. Landscaping is somewhat overgrown along sides which should be trimmed for long-term maintenance and roof access."
},
{
"key": "safety_code",
"label": "Safety / Code Risks",
"score": 61.7,
"rationale": "No obvious exposed wiring, major trip hazards, or collapsed ceilings. Vents visible indicating central HVAC. However, I could not clearly identify working smoke detectors or carbon monoxide alarms in the photographed rooms (only a small wall device seen in one shot — unclear if it is a detector). Kitchen sink outlets do not show a clear GFCI device; GFCI protection required in many jurisdictions. Bedroom egress windows are not shown individually; large front living window and sliding door provide egress for living room. Entry door shows knob but no visible deadbolt. Fireplace is shown lit in photos — chimney/flue condition and damper must be verified. These uncertainties create moderate NSPIRE risk until devices and protections are confirmed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 65.0,
"rationale": "Roof shingles appear intact from photos with no visible sagging or large areas of missing shingles. HVAC supply/return vents visible indicating central system but no equipment photos or service records provided — assume operational but needs verification. Water heater and electrical panel were not shown. Kitchen appliances present (electric range, fridge, dishwasher) but range appears older; range hood present. Plumbing fixtures (kitchen sink) appear intact. Because key mechanical components (furnace/A/C, water heater, electrical panel) aren't pictured, score is moderate pending verification and testing."
}
],
"red_flags": [
"No clearly visible, working smoke detectors or carbon monoxide alarms in photos — potential automatic NSPIRE fail.",
"No visible GFCI-protected outlet at the kitchen sink area in photos — potential code fail depending on local requirements.",
"Significant tree overhang onto roof (close branches) which elevates risk of roof damage and clogged gutters.",
"Fireplace shown in use in photos — chimney/flue condition unknown and could present a safety hazard if not certified."
],
"confidence": 0.85,
"assumptions": [
"Central HVAC exists and is functional (supply/return vents visible) but no service records or equipment photos were provided.",
"Water heater and electrical panel are present inside the home but were not photographed; assumed intact until inspection.",
"Smoke detectors and carbon monoxide alarms are not visible in supplied photos; assume they may be missing or not obvious and will need verification/installation.",
"Kitchen plumbing and drain appear functional based on sink photos; no visible leaks in images.",
"Fireplace was staged with a fire in listing photos; chimney/flue condition is unknown and should be inspected before use.",
"Bedrooms and their egress windows were not individually photographed; assume typical ranch layout with adequate egress but this must be confirmed."
],
"score_method": "mean_of_criteria",
"overall_score": 68.1,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5396370628"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.