Property ID: 5619936721
1309 Dearborn Ave, Charlotte, NC, 28206
Charlotte, NC
Money Down: $72,000
CoC Return: -1.83%
Monthly Cash Flow: $-110
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$60,000
Closing Costs
$12,000
Total Down
$72,000
Investment Snapshot
Purchase Price
$299,999
Money Down
$72,000
Cash-on-Cash Return
-1.83%
Rent
$1,959
Monthly Cash Flow
$-110
Annual Cash Flow
$-1,315
Debt Service / Mo
$1,597
Property Tax / Mo
$197
Insurance / Mo
$79
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,959
Payment Standard
$2,277
Rent
$1,959
Insurance
$79
Property Tax
$197
Management
$196
Utilities Allowance
$318
NOI (Monthly)
$1,487
Debt Service
$1,597
Cash Flow After Debt
$-110
Quality Score: 77.50%
Confidence: 86.00%
Based on photos and listing, this 3-bed bungalow appears in good, mostly renovated condition with only minor cosmetic and finish repairs needed. Systems and safety items are generally present (HVAC inferred from vents, washer/dryer visible, smoke detector visible, secure entry lock). Unknowns that may come up on an NSPIRE/HCV inspection include GFCI outlets, carbon monoxide detector, the service panel condition, and water heater age; bathroom caulking/grout needs attention. Likely to pass an initial HCV inspection after addressing minor items (smoke/CO/GFCI verification and bathroom sealing). Estimated rent-ready timeline: within 1–4 weeks for minor fixes, up to 30 days if appliance or code items need installation.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$318
Guaranteed Section 8 Rent (PS - Utilities)
$1,959
Property Management
$196
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$299,999
Beds
3
Baths
1
Living Area
1,018 sqft
Lot Size
5,227 sqft
Year Built
1930
Days on Market
79
Capital Outlay
$72,000
Debt Service
$1,597
Property Tax / Mo
$197
Insurance / Mo
$79
Property Description
This home qualifies for the America's Home Grant of up to $17,000!!! If you're looking for a charming bungalow in a rapidly developing area of Charlotte...look no further! This three bedroom home is a perfect opportunity to own or invest in a community just steps away from vibrant Camp North End, home to shops, award-winning restaurants, and entertainment, and of course with easy access to everything Uptown Charlotte has to offer. A rocking-chair front porch welcomes you to a tasteful and stylish interior, featuring a cozy kitchen with large pantry, three spacious bedrooms, and an open living/dining area, and a large utility/laundry room. Outside there is a level backyard with a convenient storage shed. All of this at an affordable price and an absolutely unbeatable location - come see it today!
Utility Allowances
air_conditioning
$25
Property has 'Central Air, Electric'. The allowance is the fixed value for a 3-bedroom unit.
cooking
$12
Property data indicates an 'Electric Range'. The 'electric' cooking option was selected from the schedule for a 3-bedroom unit.
gas_service_fee
$0
No gas appliances are indicated for heating, cooking, or water heating, so no gas service fee is applied.
heating
$51
Property has 'Central, Electric' heating. The 'electric' option was chosen for a 3-bedroom unit.
other_electric
$79
Standard allowance for a 3-bedroom unit covering tenant's general electric use for lights, outlets, and small appliances.
range_stove
$0
The property includes an 'Electric Range', so the tenant does not bear this utility cost. The allowance is $0.
refrigerator
$0
The property includes a 'Refrigerator', so the tenant does not bear this utility cost. The allowance is $0.
sewer
$89
Property data indicates a connection to 'Public Sewer'. The fixed allowance for a 3-bedroom unit is applied.
water
$32
Property data indicates a connection to 'City' water. The fixed allowance for a 3-bedroom unit is applied.
water_heating
$30
Water heater fuel type was not specified. 'Electric' was chosen for a 3-bedroom unit as it is consistent with the property's other electric systems.
Source References
Payment Standard Source
Effective Date:
Jul 01, 2025
Utility Allowance Source
Effective Date:
Feb 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$952
DP3 Annual Estimate$952
DP1 Monthly Equivalent$79
DP3 Monthly Equivalent$79
Replacement Value$204,000
Basis1,018 sqft / 1930
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1442 Winding Stream Rd
sold · 0.09 mi
Price: $420,600
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Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present and operational (inferred from return/supply grille and visible thermostat).
- Hot water supply and water heater are present and functioning though not photographed; assume typical operation unless inspection finds otherwise.
- Electrical panel exists and is intact but is not visible in photos; assume no major electrical hazards unless discovered on-site.
- Bedroom windows provide required egress based on visible sizes; exact emergency egress measurements not available from photos.
- Kitchen appliances (stove/fridge) are not visible in photos; presence and condition unknown — scored as a moderate deficiency possibility.
- No active roof leak or interior water damage present based on absence of stains, sagging ceilings or mold-like discoloration in photos.
- No visible evidence of lead-based paint hazards or severe mold; built 1930 so lead risk exists but no peeling paint seen in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,291 | $276,000 | $276,000 |
| 2024 | $2,243 | $276,000 | $276,000 |
| 2023 | $2,163 | $276,000 | $276,000 |
| 2022 | $993 | $89,900 | $89,900 |
| 2021 | $982 | $89,900 | $89,900 |
| 2020 | $974 | $89,900 | $89,900 |
| 2019 | $959 | $89,900 | $89,900 |
| 2018 | $793 | $54,900 | $54,900 |
| 2017 | $773 | $54,900 | $54,900 |
| 2016 | $764 | $54,900 | $54,900 |
| 2015 | $752 | $54,900 | $54,900 |
| 2014 | $767 | $54,900 | $54,900 |
| 2013 | $767 | $54,900 | $54,900 |
| 2012 | $736 | $55,300 | $55,300 |
| 2011 | $753 | $55,300 | $55,300 |
| 2010 | $789 | $56,200 | $56,200 |
| 2009 | $789 | $56,200 | $56,200 |
| 2008 | $789 | $56,200 | $56,200 |
| 2007 | $786 | $56,200 | $56,200 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2006-01-06 | Sold | $77,000 |
| 2005-07-27 | Sold | $43,000 |
| 2003-12-24 | Sold | $25,000 |
| 2003-10-06 | Sold | $2,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2022-06-03 | Listed for rent | $1,750 | — |
| 2020-07-29 | Listed for rent | $1,400 | — |
| 2018-01-10 | Listed for rent | $950 | — |
| 2017-06-15 | Listed for rent | $950 | — |
| 2015-05-11 | Listed for rent | $775 | — |
| 2014-11-08 | Listed for rent | $800 | — |
Photo Gallery
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"list_date": "2025-10-01T15:46:36Z",
"list_price": 325000,
"listing_id": "2986921129",
"last_update_date": "2025-11-22T18:06:07Z",
"last_status_change_date": "2025-12-02T08:08:20Z"
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"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "4308318",
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{
"date": "2025-10-01",
"price": 335000,
"listing": {
"status": "off_market",
"list_date": "2025-10-01T15:46:36Z",
"list_price": 325000,
"listing_id": "2986921129",
"last_update_date": "2025-11-22T18:06:07Z",
"last_status_change_date": "2025-12-02T08:08:20Z"
},
"event_name": "Listed",
"price_sqft": 337.7016129032258,
"source_name": "CanopyMLS",
"price_change": 0,
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"source_listing_id": "4308318",
"price_change_percentage": "+335.06%"
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{
"date": "2022-06-05",
"price": 0,
"listing": {
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"list_price": 1750,
"listing_id": "2919125464",
"last_update_date": "2022-06-04T00:49:13Z",
"last_status_change_date": "2022-06-05T00:37:52Z"
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"event_name": "Listing removed",
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{
"date": "2022-06-04",
"price": 1750,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1750,
"listing_id": "2919125464",
"last_update_date": "2022-06-04T00:49:13Z",
"last_status_change_date": "2022-06-05T00:37:52Z"
},
"event_name": "Listed for rent",
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{
"date": "2020-08-27",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2020-07-29T06:45:55Z",
"list_price": 1400,
"listing_id": "2919035007",
"last_update_date": "2020-08-08T15:16:17Z",
"last_status_change_date": "2020-08-27T11:41:20Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "3646056",
"price_change_percentage": null
},
{
"date": "2020-07-29",
"price": 1400,
"listing": {
"status": "off_market",
"list_date": "2020-07-29T06:45:55Z",
"list_price": 1400,
"listing_id": "2919035007",
"last_update_date": "2020-08-08T15:16:17Z",
"last_status_change_date": "2020-08-27T11:41:20Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.3725490196078431,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "3646056",
"price_change_percentage": null
},
{
"date": "2006-01-06",
"price": 77000,
"listing": null,
"event_name": "Sold",
"price_sqft": 39.285714285714285,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2005-07-27",
"price": 43000,
"listing": null,
"event_name": "Sold",
"price_sqft": 21.93877551020408,
"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 Ah C/o Hp",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Sep 14, 2015",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Residential"
},
{
"project_name": "C/o Ah C/o Hp",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Sep 14, 2015",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Residential"
}
]
}
},
"rmn_listing_attribution": true
},
"property_id": "5619936721",
"generated_at": "2026-03-27T16:41:06.138728Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 77.5
},
"utility_allowance": {
"zip_code": "28206",
"home_photo": "https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m2657030946s-w1280.jpg",
"rent_price": 1959.0,
"loan_amount": 239999.2,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1309-Dearborn-Ave_Charlotte_NC_28206_M56199-36721",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 299999.0,
"loan_term_years": 30,
"annual_cash_flow": 17845.47,
"mortgage_monthly": 1596.72,
"payment_standard": 2277.0,
"total_amount_out": 59999.8,
"additional_photos": [
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m117329278s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m3158212557s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m4092453481s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m4283453270s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m3565058633s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m4197324532s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m2625079373s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m1431415402s-w1280.jpg",
"https://ap.rdcpix.com/1e6052e933612b40f503c7526def4483l-m2443385012s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 79.33,
"monthly_cash_flow": 1487.12,
"property_tax_rate": 0.008,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/NC003/sources/utility/wp-content_uploads_2025_12_UA-2.1.26.raster.pdf"
],
"effective_date": "2026-02-01"
},
"utility_allowances": [
{
"note": "Property has 'Central Air, Electric'. The allowance is the fixed value for a 3-bedroom unit.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Property data indicates an 'Electric Range'. The 'electric' cooking option was selected from the schedule for a 3-bedroom unit.",
"utility": "cooking",
"allowance": 12
},
{
"note": "No gas appliances are indicated for heating, cooking, or water heating, so no gas service fee is applied.",
"utility": "gas_service_fee",
"allowance": 0
},
{
"note": "Property has 'Central, Electric' heating. The 'electric' option was chosen for a 3-bedroom unit.",
"utility": "heating",
"allowance": 51
},
{
"note": "Standard allowance for a 3-bedroom unit covering tenant's general electric use for lights, outlets, and small appliances.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "The property includes an 'Electric Range', so the tenant does not bear this utility cost. The allowance is $0.",
"utility": "range_stove",
"allowance": 0
},
{
"note": "The property includes a 'Refrigerator', so the tenant does not bear this utility cost. The allowance is $0.",
"utility": "refrigerator",
"allowance": 0
},
{
"note": "Property data indicates a connection to 'Public Sewer'. The fixed allowance for a 3-bedroom unit is applied.",
"utility": "sewer",
"allowance": 89
},
{
"note": "Property data indicates a connection to 'City' water. The fixed allowance for a 3-bedroom unit is applied.",
"utility": "water",
"allowance": 32
},
{
"note": "Water heater fuel type was not specified. 'Electric' was chosen for a 3-bedroom unit as it is consistent with the property's other electric systems.",
"utility": "water_heating",
"allowance": 30
}
],
"cash_on_cash_return": 0.3,
"down_payment_amount": 59999.8,
"property_tax_annual": 2359.73,
"property_tax_monthly": 196.64,
"property_tax_increase": 0.03,
"utility_allowance_total": 318.0,
"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": -1315.18,
"property_management_monthly": 195.9,
"monthly_cash_flow_after_debt": -109.6,
"cash_on_cash_return_after_debt": -0.02
},
"section8_assessment": {
"runs": [
{
"summary": "Based on photos and listing, this 3-bed bungalow appears in good, mostly renovated condition with only minor cosmetic and finish repairs needed. Systems and safety items are generally present (HVAC inferred from vents, washer/dryer visible, smoke detector visible, secure entry lock). Unknowns that may come up on an NSPIRE/HCV inspection include GFCI outlets, carbon monoxide detector, the service panel condition, and water heater age; bathroom caulking/grout needs attention. Likely to pass an initial HCV inspection after addressing minor items (smoke/CO/GFCI verification and bathroom sealing). Estimated rent-ready timeline: within 1–4 weeks for minor fixes, up to 30 days if appliance or code items need installation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently refreshed: painted walls, new-looking floors, trim in good condition. Bathroom and tub surround show older fixtures and grout/caulk gaps at tile edges that will need touch-up. Laundry hookups and washer/dryer visible in utility room (good), but kitchen appliances are not shown in photos; missing/unknown appliances treated as a moderate deduction. Porch, railings and walkways look maintained. Overall only minor cosmetic and finish repairs expected."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE Safety & Code Risks",
"score": 72.0,
"rationale": "No obvious life-threatening hazards in photos. A smoke detector is visible on the ceiling in the living area and main entry door has a deadbolt. No exposed wiring or collapsed ceilings observed. Bathroom shows tile work and some grout/caulk issues (water intrusion risk if not remediated). GFCI outlets and CO detector are not visible in photos (could be present); electrical panel not shown. Bedroom windows appear operable and of typical size for egress, but egress clearances not measured. Overall a moderate risk that minor code-related items (GFCI, CO, additional smoke detectors, bath caulking) will be required."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 74.0,
"rationale": "Visible supply/return grille and thermostat indicate central HVAC present; laundry equipment visible suggesting functioning plumbing and hookups. Roof shingles visible and appear serviceable from the pictures (no obvious sagging or active leaks visible). Water heater, electrical service panel and age of HVAC units not shown — these are unknown and could affect inspection but no outward signs of failure. Bathroom plumbing fixtures appear functional though some older handles and tub spout are present and may need replacement/caulking."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Good curb appeal: painted exterior/stucco looks intact, front porch in good condition with solid railings, paved driveway/walkway and level backyard with shed. Foundation vents visible and no large visible foundation cracks or drainage/standing water observed in photos. Some landscaping slightly overgrown at sides but not an inspection fail. Overall exterior appears well maintained."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Occupancy Activity (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (inferred from return/supply grille and visible thermostat).",
"Hot water supply and water heater are present and functioning though not photographed; assume typical operation unless inspection finds otherwise.",
"Electrical panel exists and is intact but is not visible in photos; assume no major electrical hazards unless discovered on-site.",
"Bedroom windows provide required egress based on visible sizes; exact emergency egress measurements not available from photos.",
"Kitchen appliances (stove/fridge) are not visible in photos; presence and condition unknown — scored as a moderate deficiency possibility.",
"No active roof leak or interior water damage present based on absence of stains, sagging ceilings or mold-like discoloration in photos.",
"No visible evidence of lead-based paint hazards or severe mold; built 1930 so lead risk exists but no peeling paint seen in photos."
],
"overall_score": 76.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this bungalow appears largely rent-ready with cosmetic updates, intact exterior, functioning basic systems visible, and evidence of recent rental activity. Primary inspection risks are items not visible in photos (GFCI/CO alarms, electrical panel condition, water heater, and proof of HVAC operation) and older bathroom/roof components that may need attention. With a brief on-site verification and minor fixes (install/verify detectors, GFCI where required, caulking/finish in bath, confirm appliances or provide a stove/fridge) this property would likely pass an initial HCV/NSPIRE inspection within 1-2 weeks to 30 days depending on tests and documentation availability.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Interior photos show fresh paint, intact trim, updated flooring in living areas and new-looking carpet in bedrooms. Bathroom and tub tile are serviceable but show older fixtures and grout/trim gaps at the tub that will need caulk/adjustment. Porch, railings and paved driveway appear in good cosmetic shape. Listing/photos do not clearly show kitchen range or refrigerator; missing or negotiable appliances reduce readiness moderately. Overall mostly cosmetic/minor repairs rather than heavy deferred maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "Visible: living area smoke detector present, entry door with deadbolt, bedrooms have egress windows, no exposed wiring or collapse signs seen, handrails and guardrail present at porch. Not visible: CO alarm (if required depending on fuel sources), GFCI outlets in kitchen/bath, electrical panel condition, and water heater. Bathroom tile edges and grout need attention to prevent water intrusion. No active leaks, severe mold, or major trip hazards visible. Overall low-to-moderate NSPIRE risk but several required items must be verified on-site."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 75.0,
"rationale": "Evidence of central HVAC vents and a thermostat suggests a functioning heating/cooling system but no mechanical equipment or service dates are shown. Roof shingles appear intact with no visible sagging or missing areas in photos but look older (likely serviceable short-term). Plumbing fixtures are present and functional in photos though tub fixtures are older. Electrical hazards not visible, water heater not shown. Systems appear intact but need on-site verification and possible near-term maintenance (roof aging, verify water heater, electrical panel and HVAC service)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 85.0,
"rationale": "Exterior stucco/siding and painted trim appear recently maintained; porch and railings solid in photos. Paver driveway and walkways are intact and yard is level with a storage shed present. Vegetation is modestly overgrown in rear but no obvious drainage/erosion, standing water, foundation separation or major exterior decay visible. Overall low risk on exterior condition based on listing photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Kitchen appliances (range/fridge) are not clearly shown in photos; presence is unknown. Scoring assumes appliances may need to be provided or verified but are a moderate issue, not an automatic fail.",
"Central HVAC is present and operational based on visible vents and thermostat; full functionality and maintenance history not shown and should be confirmed on-site.",
"No active roof leaks or structural movement are present because no sagging, stains, or foundation cracks are visible in photos; roof age appears moderate and may need future replacement but not immediate emergency repair.",
"Smoke detector visible in living area is functioning; carbon monoxide alarm and GFCI protection are not visible in photos and must be verified/installed if required.",
"No signs of severe mold, active water intrusion or structural collapse were visible in the images; assessment assumes photos are representative of current interior/exterior condition."
],
"overall_score": 83.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this 3-bed bungalow appears in good, mostly move-in condition with minor cosmetic and appliance uncertainties. Visible safety items (smoke detector, egress windows, secure entry) and intact exterior reduce major inspection risk. Unknowns that should be confirmed before a Section 8 / HCV initial inspection: presence/operation of CO alarm (if required), GFCI protection in kitchen/bath, location/condition of electrical panel, and functional water heater. With a short punch-list (confirm/repair GFCI/CO if needed, install/verify kitchen appliances if required, minor bath caulking/grout), the property is likely to pass an initial NSPIRE/HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Property photos show generally well-maintained interior finishes (fresh paint, intact trim, new-ish flooring) and a tidy exterior/porch. Minor cosmetic items apparent only (grout/caulk in bath, some worn tub fixtures). Listing and photos do not show kitchen appliances (stove/fridge) — missing appliances reduce readiness moderately but are not an automatic fail. Overall condition indicates only minor-to-moderate repair/cosmetic work to be fully turnkey."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "Visible safety positives: a ceiling smoke detector is visible in the living room, entry door has a deadbolt, bedrooms have windows that appear to provide egress, no exposed wiring or obvious trip hazards in photos, porch has guardrail. Unknown/uncertain items: presence of carbon monoxide alarm (required if fuel-burning appliances present), GFCI-protected outlets in bathroom/kitchen, condition/location of the electrical panel, and any lead-risk paint mitigation (house built 1930). No evidence of active leaks, collapsed ceilings, or severe mold in provided photos."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 75.0,
"rationale": "Evidence of forced-air HVAC components (thermostat, return grille and floor vents) suggests functioning central HVAC/heat; roof shingles appear intact and not visibly sagging; bathroom plumbing appears functional though fixtures are older. Water heater and electrical service/panel are not shown so their condition is assumed serviceable. Because major systems are inferred rather than documented, score reflects likely serviceability but some risk remains until inspected."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Exterior photos show a clean painted envelope, intact porch with railing, paved paver driveway/walkway, level backyard and a storage shed. No visible foundation cracking, standing water, or significant site neglect. Landscaping is minimal but maintained. Overall low exterior risk for inspection."
},
{
"key": "rental_history_activity",
"label": "Rental History (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Central HVAC/forced-air system is present and operational (inferred from thermostat, return grille and floor vents visible in photos).",
"Water heater and electrical service/panel exist and are functional though not shown in photos.",
"Kitchen appliances (stove, refrigerator) are not shown; they may be absent or staged out for photos — absence would require landlord provision for tenancy.",
"No active roof leaks, major foundation movement, or concealed severe mold are present since none are visible in the provided photos; however age of house (1930) implies potential for older systems.",
"No carbon monoxide detector is visible in photos; assume none unless provided/installed.",
"No visible peeling paint or obvious lead-risk conditions were seen in photos, but because property was built in 1930 lead-paint risk must be disclosed per regulations and evaluated if units for young children are anticipated."
],
"overall_score": 79.0,
"rubric_version": "ns_prep_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1309 Dearborn Ave, Charlotte, NC, 28206",
"aggregate": {
"summary": "Based on photos and listing, this 3-bed bungalow appears in good, mostly renovated condition with only minor cosmetic and finish repairs needed. Systems and safety items are generally present (HVAC inferred from vents, washer/dryer visible, smoke detector visible, secure entry lock). Unknowns that may come up on an NSPIRE/HCV inspection include GFCI outlets, carbon monoxide detector, the service panel condition, and water heater age; bathroom caulking/grout needs attention. Likely to pass an initial HCV inspection after addressing minor items (smoke/CO/GFCI verification and bathroom sealing). Estimated rent-ready timeline: within 1–4 weeks for minor fixes, up to 30 days if appliance or code items need installation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 77.0,
"rationale": "Interior appears recently refreshed: painted walls, new-looking floors, trim in good condition. Bathroom and tub surround show older fixtures and grout/caulk gaps at tile edges that will need touch-up. Laundry hookups and washer/dryer visible in utility room (good), but kitchen appliances are not shown in photos; missing/unknown appliances treated as a moderate deduction. Porch, railings and walkways look maintained. Overall only minor cosmetic and finish repairs expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Good curb appeal: painted exterior/stucco looks intact, front porch in good condition with solid railings, paved driveway/walkway and level backyard with shed. Foundation vents visible and no large visible foundation cracks or drainage/standing water observed in photos. Some landscaping slightly overgrown at sides but not an inspection fail. Overall exterior appears well maintained."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Occupancy Activity (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE Safety & Code Risks",
"score": 76.0,
"rationale": "No obvious life-threatening hazards in photos. A smoke detector is visible on the ceiling in the living area and main entry door has a deadbolt. No exposed wiring or collapsed ceilings observed. Bathroom shows tile work and some grout/caulk issues (water intrusion risk if not remediated). GFCI outlets and CO detector are not visible in photos (could be present); electrical panel not shown. Bedroom windows appear operable and of typical size for egress, but egress clearances not measured. Overall a moderate risk that minor code-related items (GFCI, CO, additional smoke detectors, bath caulking) will be required."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 74.7,
"rationale": "Visible supply/return grille and thermostat indicate central HVAC present; laundry equipment visible suggesting functioning plumbing and hookups. Roof shingles visible and appear serviceable from the pictures (no obvious sagging or active leaks visible). Water heater, electrical service panel and age of HVAC units not shown — these are unknown and could affect inspection but no outward signs of failure. Bathroom plumbing fixtures appear functional though some older handles and tub spout are present and may need replacement/caulking."
}
],
"red_flags": [],
"confidence": 0.86,
"assumptions": [
"Central HVAC is present and operational (inferred from return/supply grille and visible thermostat).",
"Hot water supply and water heater are present and functioning though not photographed; assume typical operation unless inspection finds otherwise.",
"Electrical panel exists and is intact but is not visible in photos; assume no major electrical hazards unless discovered on-site.",
"Bedroom windows provide required egress based on visible sizes; exact emergency egress measurements not available from photos.",
"Kitchen appliances (stove/fridge) are not visible in photos; presence and condition unknown — scored as a moderate deficiency possibility.",
"No active roof leak or interior water damage present based on absence of stains, sagging ceilings or mold-like discoloration in photos.",
"No visible evidence of lead-based paint hazards or severe mold; built 1930 so lead risk exists but no peeling paint seen in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 77.5,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5619936721"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.