Property ID: 5536934095
6104 Bridlewood Ln, Charlotte, NC, 28215
Charlotte, NC
Money Down: $62,376
CoC Return: 2.64%
Monthly Cash Flow: $137
Est. Final ARV: $272,488
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$51,980
Closing Costs
$10,396
Total Down
$62,376
Investment Snapshot
Purchase Price
$259,900
Money Down
$62,376
Cash-on-Cash Return
2.64%
Rent
$1,969
Monthly Cash Flow
$137
Annual Cash Flow
$1,650
Debt Service / Mo
$1,383
Property Tax / Mo
$169
Insurance / Mo
$82
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,969
Payment Standard
$2,277
Rent
$1,969
Insurance
$82
Property Tax
$169
Management
$197
Utilities Allowance
$308
NOI (Monthly)
$1,521
Debt Service
$1,383
Cash Flow After Debt
$137
Quality Score: 76.60%
Confidence: 92.00%
This single‑level 3BR, 1BA home appears to be well renovated and close to Section 8/NSPIRE rent‑ready. Major building systems appear to have been replaced recently (roof, HVAC, windows, siding), interior finishes are new, and no visible structural or life‑safety failures are present. Remaining inspection risks are mostly documentation and small corrections: install/verify hard‑wired smoke and CO detectors, confirm GFCI protection in kitchen/bath, replace/secure temporary plug‑in lighting, and address cracked driveway/step trip hazard. With those quick corrections and verification of water heater and electrical panel condition, the property is likely to pass an initial HCV inspection within 1–3 weeks.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$308
Guaranteed Section 8 Rent (PS - Utilities)
$1,969
Property Management
$197
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$259,900
Beds
3
Baths
1
Living Area
1,086 sqft
Lot Size
13,068 sqft
Year Built
1980
Days on Market
132
Capital Outlay
$62,376
Debt Service
$1,383
Property Tax / Mo
$169
Insurance / Mo
$82
Property Description
Move-in ready one-level home with all of the heavy lifting already done - new roof, new heating and a/c, new windows, new siding. Interior features new flooring and fresh paint. Eat-in kitchen is spacious with new cabinets, counters, stylish farmhouse sink, stove and microwave. This truly move-in ready home is located in desirable Bridlewood, one of Charlotte's fastest-developing neighborhoods, and is located minutes from the light rail, Plaza Eastway, Camp North End, Uptown, and NoDa. This area of East Charlotte is quickly blossoming with new growth - trendy eateries, shops and retail all around. Enjoy easy access to major highways, shopping, and everyday conveniences - all with no HOA and low-maintenance living. Easy-living and huge upside for the future for the area in general and for this property in particular, the City of Charlotte has committed to improving the culvert at the front of the property, removing some of the trees and re-seeding, as well as replacing a large part of the driveway. Work will start this year - a great price now before the work gets started and a great possibility for quick equity increase once it's complete! See flier for FHLBank Atlanta First Time Grant Program for up to $17,500 in grant money. Motivated seller!
Utility Allowances
air_conditioning
$25
Selected based on the property's 'Central Air' cooling feature and the 3-bedroom rate from the schedule.
cooking
$12
Selected the 'electric' fuel option as the property details specify an 'Electric Range' is provided.
heating
$29
Selected the 'electric_heat_pump' option as the property details explicitly mention a 'Heat Pump' for heating.
other_electric
$79
This is a standard fixed allowance for general electricity usage (lights, outlets) not covered by other categories.
refrigerator
$12
The property information does not state that a refrigerator is provided, so it is assumed to be tenant-owned.
sewer
$89
Included as property details confirm connection to 'Public Sewer'.
water
$32
Included as property details confirm the water source is 'City'.
water_heating
$30
Selected the 'electric' option as the primary heating system is an electric heat pump and no gas utilities are mentioned.
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$868
DP3 Annual Estimate$1,102
DP1 Monthly Equivalent$72
DP3 Monthly Equivalent$92
Replacement Value$179,500
Basis1,086 sqft / 1980
Nearby Houses
Photo unavailable
6101 Bridlewood Ln
sold · 0.04 mi
Price: $290,000
3 bd / 2 ba · 1,285 sqft
Latest sale: $290,000
Latest rent: —
Photo unavailable
6113 Bridlewood Ln
sold · 0.05 mi
Price: $140,000
4 bd / 2 ba · 1,582 sqft
Latest sale: $140,000
Latest rent: —
Photo unavailable
545 Frank Dr
sold · 0.06 mi
Price: $115,000
3 bd / 2 ba · 1,215 sqft
Latest sale: $115,000
Latest rent: —
Photo unavailable
526 Frank Dr
sold · 0.07 mi
Price: $320,500
4 bd / 2 ba · 1,571 sqft
Latest sale: $320,500
Latest rent: —
Photo unavailable
6134 Bridlewood Ln
sold · 0.09 mi
Price: $145,000
3 bd / 2 ba · 1,235 sqft
Latest sale: $145,000
Latest rent: —
Photo unavailable
553 Frank Dr
sold · 0.09 mi
Price: $165,000
3 bd / 2 ba · 1,303 sqft
Latest sale: $165,000
Latest rent: —
Photo unavailable
552 Frank Dr
sold · 0.10 mi
Price: $108,000
3 bd / 1 ba · 1,106 sqft
Latest sale: $108,000
Latest rent: —
Photo unavailable
6009 Bridlewood Ln
sold · 0.10 mi
Price: $41,800
3 bd / 2 ba · 1,100 sqft
Latest sale: $41,800
Latest rent: —
Properties Used for Comps
Photo unavailable
5415 Larchmont Ave, Charlotte, NC, 28215
sold
Price: $360,000
Rent: —
3 bd / 2 ba · 1,113 sqft
Sale Date: Jan 15, 2026
Distance: 0.25 mi
View listing
Photo unavailable
440 Frank Dr, Charlotte, NC, 28215
sold
Price: $281,000
Rent: —
3 bd / 2 ba · 1,075 sqft
Sale Date: Jan 16, 2025
Distance: 0.11 mi
View listing
Photo unavailable
5924 Bridlewood Ln, Charlotte, NC, 28215
sold
Price: $175,000
Rent: —
3 bd / 1 ba · 970 sqft
Sale Date: Jan 05, 2026
Distance: 0.19 mi
View listing
Photo unavailable
6209 Channing Ct, Charlotte, NC, 28215
sold
Price: $277,000
Rent: —
3 bd / 2 ba · 1,162 sqft
Sale Date: Apr 11, 2025
Distance: 0.14 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No visible hard‑mounted smoke detectors or carbon monoxide detectors in interior photos
- Two interior wall lights appear to be temporary plug‑in fixtures with exposed cords (potential electrical/safety violation if left as permanent)
- Cracked/uneven driveway and a small front step/trip hazard at the approach to the porch
- Vegetation/brush encroachment at lot edge and a front culvert issue (city repair planned) that may affect drainage until completed
Assumptions
- Seller statements are accurate: new roof, new HVAC, new windows and new siding were installed and are operational.
- Kitchen appliances listed (stove and microwave) are present and functional; refrigerator is not shown and may not be supplied.
- Bedrooms have egress windows meeting local code size requirements (bedrooms not shown in photos).
- Water heater and electrical service are present but were not photographed; assume functional unless inspection finds otherwise.
- Interior plug‑in wall lights visible in photos are staging/temporary and will be replaced or hardwired prior to leasing.
- No active mold, asbestos, or hidden structural damage exists beyond what is visible in the photos; however large trees/vegetation near the lot may hide minor drainage issues.
- City planned culvert/driveway work will occur as listed, but at time of photos driveway and culvert remain as shown (cracked driveway).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,972 | $234,500 | $234,500 |
| 2024 | $1,929 | $234,500 | $234,500 |
| 2023 | $1,859 | $234,500 | $234,500 |
| 2022 | $1,281 | $119,800 | $119,800 |
| 2021 | $1,270 | $119,800 | $119,800 |
| 2020 | $1,263 | $119,800 | $119,800 |
| 2019 | $1,247 | $119,800 | $119,800 |
| 2018 | $1,006 | $71,100 | $71,100 |
| 2017 | $983 | $71,100 | $71,100 |
| 2016 | $973 | $71,100 | $71,100 |
| 2015 | $962 | $71,100 | $71,100 |
| 2014 | $975 | $71,100 | $71,100 |
| 2013 | $975 | $71,100 | $71,100 |
| 2012 | $935 | $71,400 | $71,400 |
| 2011 | $955 | $71,400 | $71,400 |
| 2010 | $1,065 | $77,500 | $77,500 |
| 2009 | $1,065 | $77,500 | $77,500 |
| 2008 | $1,065 | $77,500 | $77,500 |
| 2007 | $1,062 | $77,500 | $77,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-28 | Price Changed | $259,900 |
| 2026-02-04 | Price Changed | $264,900 |
| 2026-01-05 | Price Changed | $274,900 |
| 2025-12-01 | Listed | $284,900 |
| 2007-11-16 | Sold | $70,500 |
| 2006-12-29 | Sold | $52,000 |
| 2003-08-27 | Sold | $90,000 |
| 1996-08-01 | Sold | $36,500 |
| 1985-12-01 | Sold | $39,500 |
Photo Gallery
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"list_date": "2025-12-01T20:32:38Z",
"list_price": 259900,
"listing_id": "2989102476",
"last_update_date": "2026-03-26T21:50:05Z",
"last_status_change_date": "2025-12-01T20:32:38Z"
},
"event_name": "Price Changed",
"price_sqft": 243.92265193370164,
"source_name": "CanopyMLS",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "4324957",
"price_change_percentage": null
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{
"date": "2026-01-05",
"price": 274900,
"listing": {
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"list_date": "2025-12-01T20:32:38Z",
"list_price": 259900,
"listing_id": "2989102476",
"last_update_date": "2026-03-26T21:50:05Z",
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"event_name": "Price Changed",
"price_sqft": 249.0036231884058,
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"price_change": -10000,
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},
{
"date": "2025-12-01",
"price": 284900,
"listing": {
"status": "for_sale",
"list_date": "2025-12-01T20:32:38Z",
"list_price": 259900,
"listing_id": "2989102476",
"last_update_date": "2026-03-26T21:50:05Z",
"last_status_change_date": "2025-12-01T20:32:38Z"
},
"event_name": "Listed",
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"price_change": 0,
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"source_listing_id": "4324957",
"price_change_percentage": "+304.11%"
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{
"date": "2007-11-16",
"price": 70500,
"listing": null,
"event_name": "Sold",
"price_sqft": 63.858695652173914,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "2006-12-29",
"price": 52000,
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"event_name": "Sold",
"price_sqft": 47.10144927536232,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "2003-08-27",
"price": 90000,
"listing": null,
"event_name": "Sold",
"price_sqft": 81.52173913043478,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "1996-08-01",
"price": 36500,
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"price_sqft": 33.06159420289855,
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"price_change": 0,
"days_after_listed": null,
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{
"date": "1985-12-01",
"price": 39500,
"listing": null,
"event_name": "Sold",
"price_sqft": 35.778985507246375,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "C/o Waf",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Oct 25, 2021",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "C/o Waf",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Oct 25, 2021",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
},
{
"project_name": "C/o Waf",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Mar 22, 2017",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Residential",
"permit_project_type_3": null
},
{
"project_name": "C/o Waf",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Mar 22, 2017",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": true
},
"property_id": "5536934095",
"generated_at": "2026-03-27T16:56:56.567176Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 76.6
},
"utility_allowance": {
"zip_code": "28215",
"home_photo": "https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m3683821312s-w1280.jpg",
"rent_price": 1969.0,
"loan_amount": 207920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/6104-Bridlewood-Ln_Charlotte_NC_28215_M55369-34095",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 259900.0,
"loan_term_years": 30,
"annual_cash_flow": 18249.04,
"mortgage_monthly": 1383.3,
"payment_standard": 2277.0,
"total_amount_out": 51980.0,
"additional_photos": [
"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m2676706619s-w1280.jpg",
"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m573179184s-w1280.jpg",
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"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m4256115279s-w1280.jpg",
"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m2778741260s-w1280.jpg",
"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m3736343058s-w1280.jpg",
"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m3922082529s-w1280.jpg",
"https://ap.rdcpix.com/ce617c1fd2c884a9ee77d30a3325ac44l-m4116298263s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 82.08,
"monthly_cash_flow": 1520.75,
"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": "Selected based on the property's 'Central Air' cooling feature and the 3-bedroom rate from the schedule.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Selected the 'electric' fuel option as the property details specify an 'Electric Range' is provided.",
"utility": "cooking",
"allowance": 12
},
{
"note": "Selected the 'electric_heat_pump' option as the property details explicitly mention a 'Heat Pump' for heating.",
"utility": "heating",
"allowance": 29
},
{
"note": "This is a standard fixed allowance for general electricity usage (lights, outlets) not covered by other categories.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "The property information does not state that a refrigerator is provided, so it is assumed to be tenant-owned.",
"utility": "refrigerator",
"allowance": 12
},
{
"note": "Included as property details confirm connection to 'Public Sewer'.",
"utility": "sewer",
"allowance": 89
},
{
"note": "Included as property details confirm the water source is 'City'.",
"utility": "water",
"allowance": 32
},
{
"note": "Selected the 'electric' option as the primary heating system is an electric heat pump and no gas utilities are mentioned.",
"utility": "water_heating",
"allowance": 30
}
],
"cash_on_cash_return": 0.35,
"down_payment_amount": 51980.0,
"property_tax_annual": 2031.16,
"property_tax_monthly": 169.26,
"property_tax_increase": 0.03,
"utility_allowance_total": 308.0,
"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": 1649.48,
"property_management_monthly": 196.9,
"monthly_cash_flow_after_debt": 137.46,
"cash_on_cash_return_after_debt": 0.03
},
"section8_assessment": {
"runs": [
{
"summary": "This single‑level 3BR, 1BA home appears to be well renovated and close to Section 8/NSPIRE rent‑ready. Major building systems appear to have been replaced recently (roof, HVAC, windows, siding), interior finishes are new, and no visible structural or life‑safety failures are present. Remaining inspection risks are mostly documentation and small corrections: install/verify hard‑wired smoke and CO detectors, confirm GFCI protection in kitchen/bath, replace/secure temporary plug‑in lighting, and address cracked driveway/step trip hazard. With those quick corrections and verification of water heater and electrical panel condition, the property is likely to pass an initial HCV inspection within 1–3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Listing and photos show a recent full cosmetic rehab: new roof, new siding, new windows, fresh paint and new flooring; kitchen reported with new cabinets, counters, stove and microwave. Interior photos show clean finished floors and walls with no visible water stains, peeling paint, damaged drywall or exposed subfloor. Visible deferred items are limited to a cracked driveway, leaves/debris on the porch and a small brick front step that could be a trip point — all repairable without heavy structural work. Missing refrigerator is not shown in photos or description; absence of a fridge reduces readiness slightly but is not an inspection-failing condition."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible (no sagging ceilings, no active leaks, no standing water, no collapsed elements). Exterior railings and porch guardrail are present. However, photos do not show any hard‑mounted smoke detectors or carbon monoxide detectors, and two interior wall lights appear to be plug‑in fixtures with exposed cords rather than hardwired ceiling fixtures — both are common inspection issues. GFCI presence in kitchen/bath cannot be confirmed from photos. Bedroom egress windows are likely given new windows but bedrooms are not pictured to confirm size. Electrical panel, water heater and gas venting are not visible to verify proper condition."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 78.0,
"rationale": "Listing states new roof and new heating & A/C (new HVAC), and photos show new windows — these are major positives that reduce system risk. Vents and thermostat are visible in the living area suggesting HVAC is installed. Electrical panel, water heater and plumbing fixtures are not shown; no visible evidence of plumbing leaks or water damage in interior photos. Because key components (water heater, electrical panel, service quality) are unverified in images, score is reduced slightly despite seller claims of recent work."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior photos show new siding, a fenced side yard, a stable front porch with guardrail, and generally tidy grounds. There is significant vegetation along the lot edge and an aging, cracked concrete driveway/parking area that presents trip hazards. Listing notes the City will repair a culvert and repave a portion of the driveway this year — positive but currently the driveway condition and vegetation encroachment are site‑level concerns that should be addressed prior to leasing."
}
],
"red_flags": [
"No visible hard‑mounted smoke detectors or carbon monoxide detectors in interior photos",
"Two interior wall lights appear to be temporary plug‑in fixtures with exposed cords (potential electrical/safety violation if left as permanent)",
"Cracked/uneven driveway and a small front step/trip hazard at the approach to the porch",
"Vegetation/brush encroachment at lot edge and a front culvert issue (city repair planned) that may affect drainage until completed"
],
"confidence": 0.75,
"assumptions": [
"Seller statements are accurate: new roof, new HVAC, new windows and new siding were installed and are operational.",
"Kitchen appliances listed (stove and microwave) are present and functional; refrigerator is not shown and may not be supplied.",
"Bedrooms have egress windows meeting local code size requirements (bedrooms not shown in photos).",
"Water heater and electrical service are present but were not photographed; assume functional unless inspection finds otherwise.",
"Interior plug‑in wall lights visible in photos are staging/temporary and will be replaced or hardwired prior to leasing.",
"No active mold, asbestos, or hidden structural damage exists beyond what is visible in the photos; however large trees/vegetation near the lot may hide minor drainage issues.",
"City planned culvert/driveway work will occur as listed, but at time of photos driveway and culvert remain as shown (cracked driveway)."
],
"overall_score": 79.0,
"rubric_version": "nspr-2026-v1"
},
{
"summary": "This is a recently renovated single-level home that appears largely move-in ready for Section 8 tenancy. Major systems appear to have been replaced (roof, HVAC, windows, siding) and interiors are cosmetically complete with new flooring and paint. Primary concerns for an initial HCV/NSPIRE inspection are verification and installation of required smoke/CO detectors, confirmation of bedroom egress, addressing temporary/plug-in lighting and the cracked driveway/porch step (trip hazard). Vegetation close to the foundation and site drainage/culvert work noted in the listing are moderate exterior risks. With a short punch list (install hard-wired smoke detectors, verify GFCI in kitchen/bath, secure/replace temporary fixtures, repair/grade concrete and clear vegetation), the property is likely to pass an initial inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Photos and listing show a recent rehab: new roof, siding, windows, fresh paint and new flooring. Interior appears clean and cosmetically complete. Minor deferred items visible: cracked concrete driveway/walkway, broken low front step, leaves/debris in porch trough, and temporary-looking plug-in wall sconces (cords visible). Listing indicates appliances (stove, microwave) are new; missing appliances are not observed. Overall condition is good with mainly cosmetic/low-cost repairs needed."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "No life-threatening hazards visible (no collapsed ceilings, no active leaks, no exposed high-voltage wiring). Entry door has a keyed lock and appears secure. However, no smoke detectors or carbon monoxide detectors are visible in the photos (hallway/ceilings not shown comprehensively) — absence would be an inspection failure. Wall sconce cords are routed to outlets (temporary wiring/fixture concern). Bedroom egress windows are likely present given recent window replacement, but bedrooms are not pictured so egress cannot be confirmed. Vegetation is close to the structure which increases pest/moisture risk. GFCI locations, electrical panel condition and plumbing/hot water operation are not visible."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 80.0,
"rationale": "Listing states new heating and A/C and photos show fresh supply/return grille and thermostat, indicating HVAC likely replaced and present. Roof and windows are advertised as new and exterior photos show recent siding/windows and intact roofline (no visible sagging or active leaks). Electrical panel, water heater and plumbing fixtures are not shown; absence of visible problems and recent renovation suggest systems were likely updated, but unseen components introduce moderate uncertainty."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior appears recently renovated (new siding, windows, painted porch). Driveway and walkway have significant cracking and a broken step which are trip-hazard and will need patching/replacement; listing notes the City will replace part of the driveway/culvert work which corroborates site drainage issues. Dense vegetation immediately adjacent to the house represents pest and moisture risk and should be cleared. Fencing and porch guardrails present. Yard grading toward culvert noted in listing and photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos — requirements that commonly cause inspection failure if missing.",
"Cracked and uneven driveway/walkway and a broken front step creating trip hazards that must be repaired.",
"Dense vegetation directly against the house — increases pest and moisture risk and can contribute to inspection concerns.",
"Temporary/plug-in wall sconce wiring visible in living areas (cords to outlets) — may be flagged as improper/permanent fixture issues."
],
"confidence": 0.65,
"assumptions": [
"Listing claims are accurate: roof, HVAC, windows and siding were replaced recently and are in good working order.",
"Kitchen appliances (stove, microwave) are included and functional as stated in the listing; a refrigerator may or may not be included but missing fridge alone is not treated as a failure.",
"No smoke detectors or CO alarms are present in photographed areas; detectors (if present) are not visible in supplied images.",
"Electrical panel, water heater and plumbing are present and functional but were not photographed; no visible signs of active leaks or electrical arcing were seen.",
"Bedrooms and bathroom(s) meet minimum egress/size requirements; bedroom windows were replaced but their egress compliance cannot be confirmed from photos.",
"Hanging plug-in wall sconces are temporary fixtures and will be replaced or properly hard-wired before inspection.",
"City culvert/driveway work referenced in the listing has not yet been done and current driveway/walkway condition is as photographed."
],
"overall_score": 75.0,
"rubric_version": "ns-predictor-2026-03"
},
{
"summary": "This single-level 3BR/1BA home appears largely turnkey for Section 8 with many recent capital upgrades (new roof, HVAC, windows, siding, interior finishes and appliances such as stove and microwave). Primary inspection risks are the absence of visible smoke/CO detectors, plug-in wall lighting with exposed cords, cracked/uneven concrete steps and driveway (trip hazards), and unverified items behind the scenes (electrical panel, GFCI protection, water heater/plumbing). Most issues are repairable quickly; property is likely to pass an NSPIRE/HQS inspection after minor corrections (install hard‑wired smoke/CO detectors, replace temporary fixtures with fixed lighting or secure wiring, repair/level the step and address driveway hazard, confirm GFCI and hot water). Estimated rent‑ready timeline: 1–4 weeks assuming prompt minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new flooring, fresh paint, new cabinets/counters, stove and microwave present per listing. Exterior siding, porch and windows look new. Observable deferred items are minor: cracked concrete driveway and a small missing/uneven step brick at the porch approach (trip hazard), and wall-mounted plug-in lights with exposed cords inside (cosmetic/fixable). No large areas of peeling paint, collapsed surfaces or exposed subfloor observed. Missing refrigerator not shown — listing states stove and microwave are present; lack of a refrigerator is a moderate, not catastrophic, deduction."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards seen (no collapsed ceilings, active leaks, major foundation cracks or visible exposed high-voltage wiring). However, no smoke detectors or carbon monoxide detectors are visible in the interior photos (NSPIRE requires smoke detectors in hallways and sleeping areas and CO when fuel-burning appliances or local code requires it). The living-room wall lights use visible cords routed to outlets — these may be cited as non‑permanent lighting or tripping/hazardous wiring if not replaced with fixed fixtures. The porch has guardrails; steps are present but the concrete/brick approach is uneven and could be a trip hazard. GFCI outlets in kitchen/bath cannot be confirmed. Overall there are moderate safety/code risks that are likely correctable before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 80.0,
"rationale": "Listing states new roof and new heating & A/C; exterior roofline and vents appear in good condition in photos. HVAC return/vent grille is visible in living area indicating central HVAC presence. New windows and siding reduce envelope and moisture risk. Electrical panel, water heater and hot water function are not shown; plumbing fixtures and bathroom photos are not provided so those systems cannot be fully verified. Given the multiple documented recent replacements (roof, HVAC, windows, siding) and visible venting, major systems show a high likelihood of being in good condition but some items remain unverified."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior siding, porch, columns and railings look recently refurbished. Foundation brick looks intact. Driveway concrete has multiple cracks and uneven sections (trip hazard) and the front culvert/driveway area is noted in the listing as scheduled for municipal work — currently the slope and dense vegetation at the side/back present drainage and overgrowth concerns that could contribute to pests or moisture. Fencing and yard maintenance appear adequate. No visible standing water or active erosion observed in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in interior photos (NSPIRE requirement).",
"Temporary/plug‑in wall lighting with exposed cords in living room — may be cited as non‑permanent/unsafe wiring or tripping hazard.",
"Uneven/ cracked concrete and a missing/uneven porch brick step at the front entrance (trip hazard).",
"Dense vegetation immediately adjacent to the house and a slope/culvert at front — potential drainage, pest, and moisture risk until municipal work is completed."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate that roof, heating & A/C, windows and siding are new and in working condition.",
"Stove and microwave are included and functional as stated in the listing; refrigerator presence is not confirmed.",
"Photos show typical renovated spaces; absence of visible smoke/CO detectors in photos does not guarantee they are not installed elsewhere — assume none visible to be conservative.",
"Electrical panel, water heater and GFCI outlets are present and serviceable but were not photographed; their condition is unknown.",
"No active interior water intrusion or concealed structural failures exist beyond what is visible in photos; however dense vegetation near the foundation increases moisture/pest risk.",
"Municipal culvert/driveway work noted in the listing has not yet been completed and current conditions reflect pre-work state."
],
"overall_score": 76.0,
"rubric_version": "2026-03-27-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "6104 Bridlewood Ln, Charlotte, NC, 28215",
"aggregate": {
"summary": "This single‑level 3BR, 1BA home appears to be well renovated and close to Section 8/NSPIRE rent‑ready. Major building systems appear to have been replaced recently (roof, HVAC, windows, siding), interior finishes are new, and no visible structural or life‑safety failures are present. Remaining inspection risks are mostly documentation and small corrections: install/verify hard‑wired smoke and CO detectors, confirm GFCI protection in kitchen/bath, replace/secure temporary plug‑in lighting, and address cracked driveway/step trip hazard. With those quick corrections and verification of water heater and electrical panel condition, the property is likely to pass an initial HCV inspection within 1–3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.7,
"rationale": "Listing and photos show a recent full cosmetic rehab: new roof, new siding, new windows, fresh paint and new flooring; kitchen reported with new cabinets, counters, stove and microwave. Interior photos show clean finished floors and walls with no visible water stains, peeling paint, damaged drywall or exposed subfloor. Visible deferred items are limited to a cracked driveway, leaves/debris on the porch and a small brick front step that could be a trip point — all repairable without heavy structural work. Missing refrigerator is not shown in photos or description; absence of a fridge reduces readiness slightly but is not an inspection-failing condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior photos show new siding, a fenced side yard, a stable front porch with guardrail, and generally tidy grounds. There is significant vegetation along the lot edge and an aging, cracked concrete driveway/parking area that presents trip hazards. Listing notes the City will repair a culvert and repave a portion of the driveway this year — positive but currently the driveway condition and vegetation encroachment are site‑level concerns that should be addressed prior to leasing."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 66.7,
"rationale": "No obvious life‑threatening hazards visible (no sagging ceilings, no active leaks, no standing water, no collapsed elements). Exterior railings and porch guardrail are present. However, photos do not show any hard‑mounted smoke detectors or carbon monoxide detectors, and two interior wall lights appear to be plug‑in fixtures with exposed cords rather than hardwired ceiling fixtures — both are common inspection issues. GFCI presence in kitchen/bath cannot be confirmed from photos. Bedroom egress windows are likely given new windows but bedrooms are not pictured to confirm size. Electrical panel, water heater and gas venting are not visible to verify proper condition."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 79.3,
"rationale": "Listing states new roof and new heating & A/C (new HVAC), and photos show new windows — these are major positives that reduce system risk. Vents and thermostat are visible in the living area suggesting HVAC is installed. Electrical panel, water heater and plumbing fixtures are not shown; no visible evidence of plumbing leaks or water damage in interior photos. Because key components (water heater, electrical panel, service quality) are unverified in images, score is reduced slightly despite seller claims of recent work."
}
],
"red_flags": [
"No visible hard‑mounted smoke detectors or carbon monoxide detectors in interior photos",
"Two interior wall lights appear to be temporary plug‑in fixtures with exposed cords (potential electrical/safety violation if left as permanent)",
"Cracked/uneven driveway and a small front step/trip hazard at the approach to the porch",
"Vegetation/brush encroachment at lot edge and a front culvert issue (city repair planned) that may affect drainage until completed"
],
"confidence": 0.92,
"assumptions": [
"Seller statements are accurate: new roof, new HVAC, new windows and new siding were installed and are operational.",
"Kitchen appliances listed (stove and microwave) are present and functional; refrigerator is not shown and may not be supplied.",
"Bedrooms have egress windows meeting local code size requirements (bedrooms not shown in photos).",
"Water heater and electrical service are present but were not photographed; assume functional unless inspection finds otherwise.",
"Interior plug‑in wall lights visible in photos are staging/temporary and will be replaced or hardwired prior to leasing.",
"No active mold, asbestos, or hidden structural damage exists beyond what is visible in the photos; however large trees/vegetation near the lot may hide minor drainage issues.",
"City planned culvert/driveway work will occur as listed, but at time of photos driveway and culvert remain as shown (cracked driveway)."
],
"score_method": "mean_of_criteria",
"overall_score": 76.6,
"rubric_version": "nspr-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5536934095"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.