Property ID: 5650169703
2405 Smugglers Ct, Charlotte, NC, 28216
Charlotte, NC
Money Down: $66,000
CoC Return: 0.51%
Monthly Cash Flow: $28
Est. Final ARV: $265,104
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$55,000
Closing Costs
$11,000
Total Down
$66,000
Investment Snapshot
Purchase Price
$275,000
Money Down
$66,000
Cash-on-Cash Return
0.51%
Rent
$1,912
Monthly Cash Flow
$28
Annual Cash Flow
$337
Debt Service / Mo
$1,464
Property Tax / Mo
$153
Insurance / Mo
$76
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,912
Payment Standard
$2,277
Rent
$1,912
Insurance
$76
Property Tax
$153
Management
$191
Utilities Allowance
$365
NOI (Monthly)
$1,492
Debt Service
$1,464
Cash Flow After Debt
$28
Quality Score: 78.20%
Confidence: 94.00%
Overall the property appears near-turnkey for a Housing Choice Voucher initial inspection. Fresh paint, new carpet, updated flooring and present working-looking appliances place it in the 'minor repairs' category. Key unknowns that could affect a strict NSPIRE pass (but are generally easy to correct) are verification of GFCI outlets in kitchen/baths, presence/operation of CO alarm (if required), verification of functioning HVAC and hot water, and a secure deadbolt on the entry door. No major structural or life-safety defects are visible in the supplied photos.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$365
Guaranteed Section 8 Rent (PS - Utilities)
$1,912
Property Management
$191
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$275,000
Beds
3
Baths
2.5
Living Area
1,160 sqft
Lot Size
6,403 sqft
Year Built
2003
Days on Market
111
Capital Outlay
$66,000
Debt Service
$1,464
Property Tax / Mo
$153
Insurance / Mo
$76
Property Description
Charming Cul-De-Sac Home in Oakdale Village! Welcome Home! This 2-story home was built in 2003 and has3-bedrooms as well as 2.5-baths with approximately 1,160 square feet of comfortable living space with a very functional layout. Freshly painted with new carpet and flooring! The main level features a living room, convenient half bath, and an open dining area that flows seamlessly to the kitchen. Enjoy sliding doors that lead to the backyard patio - perfect for relaxing or entertaining. Upstairs, you'll find the primary suite with private bath, plus two additional bedrooms and a full hall bath! Located just minutes from the Mountain Island area shopping and dining options, with access to major highways, this home offers both comfort and convenience at an attractive price point! BACK ON MARKET DUE TO NO FAULT OF SELLERS.
Utility Allowances
air_conditioning
$25
The property is listed as having Central Air.
cooking
$12
The property includes an 'Electric Range'. The electric option was selected from the schedule.
gas_service_fee
$11
The property uses natural gas for heating, which requires a gas service line.
heating
$80
The property is listed with 'Natural Gas' for heating.
other_electric
$79
Allowance for general electric use (lights, outlets) is standard for a tenant.
sewer
$89
The property is listed as having 'Public Sewer,' a standard tenant-paid utility.
water
$32
The property's water source is listed as 'City,' a standard tenant-paid utility.
water_heating
$37
Natural gas is selected for water heating as the property has natural gas service for other appliances. This is also the more expensive option compared to electric.
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$792
DP3 Annual Estimate$1,027
DP1 Monthly Equivalent$66
DP3 Monthly Equivalent$86
Replacement Value$188,400
Basis1,160 sqft / 2003
Nearby Houses
Photo unavailable
2409 Smugglers Ct
sold · 0.01 mi
Price: $125,000
3 bd / 3 ba · 1,156 sqft
Latest sale: $125,000
Latest rent: —
Photo unavailable
2404 Smugglers Ct
sold · 0.02 mi
Price: $154,000
3 bd / 3 ba · 1,300 sqft
Latest sale: $154,000
Latest rent: —
Photo unavailable
1338 Braveheart Ln
sold · 0.02 mi
Price: $125,000
3 bd / 3 ba · 1,152 sqft
Latest sale: $125,000
Latest rent: —
Photo unavailable
1334 Braveheart Ln
sold · 0.03 mi
Price: $256,000
3 bd / 2 ba · 1,134 sqft
Latest sale: $256,000
Latest rent: —
Photo unavailable
2416 Smugglers Ct
sold · 0.04 mi
Price: $175,000
3 bd / 3 ba · 1,160 sqft
Latest sale: $175,000
Latest rent: —
Photo unavailable
2907 Pirates Pl
sold · 0.04 mi
Price: $188,000
3 bd / 3 ba · 1,451 sqft
Latest sale: $188,000
Latest rent: —
Photo unavailable
1405 Braveheart Ln
sold · 0.05 mi
Price: $129,900
3 bd / 3 ba · 1,418 sqft
Latest sale: $129,900
Latest rent: —
Photo unavailable
1413 Braveheart Ln
sold · 0.06 mi
Price: $265,000
3 bd / 3 ba · 1,444 sqft
Latest sale: $265,000 on Sep 16, 2025
Latest rent: —
Photo unavailable
1331 Braveheart Ln
sold · 0.06 mi
Price: $268,000
3 bd / 2 ba · 1,256 sqft
Latest sale: $268,000 on Dec 03, 2025
Latest rent: $1,500 on Oct 31, 2022
Photo unavailable
1421 Braveheart Ln
for_sale · 0.07 mi
Price: $340,000
3 bd / 3 ba · 1,471 sqft
Latest sale: $72,000
Latest rent: —
Photo unavailable
2910 Pirates Pl
sold · 0.07 mi
Price: $193,000
3 bd / 3 ba · 1,312 sqft
Latest sale: $193,000
Latest rent: —
Photo unavailable
2906 Pirates Pl
sold · 0.07 mi
Price: $175,000
3 bd / 3 ba · 1,422 sqft
Latest sale: $175,000
Latest rent: —
Photo unavailable
1430 Braveheart Ln
sold · 0.07 mi
Price: $265,000
3 bd / 2 ba · 1,055 sqft
Latest sale: $265,000
Latest rent: —
Photo unavailable
1230 Keydet Dr Unit 31
for_sale · 0.08 mi
Price: $319,000
4 bd / 4 ba · 1,804 sqft
Latest sale: $363,500
Latest rent: —
Photo unavailable
1300 Braveheart Ln
sold · 0.09 mi
Price: $252,000
3 bd / 3 ba · 1,140 sqft
Latest sale: $252,000 on Jun 02, 2025
Latest rent: $1,495 on Apr 28, 2023
Photo unavailable
1512 Braveheart Ln
sold · 0.09 mi
Price: $240,000
4 bd / 2 ba · 1,284 sqft
Latest sale: $240,000
Latest rent: —
Photo unavailable
1518 Braveheart Ln
sold · 0.10 mi
Price: $160,000
3 bd / 3 ba · 1,209 sqft
Latest sale: $160,000
Latest rent: —
Photo unavailable
1524 Braveheart Ln
sold · 0.10 mi
Price: $207,500
3 bd / 3 ba · 1,759 sqft
Latest sale: $207,500 on Sep 17, 2020
Latest rent: —
Properties Used for Comps
Photo unavailable
1331 Braveheart Ln, Charlotte, NC, 28216
sold
Price: $268,000
Rent: —
3 bd / 2 ba · 1,256 sqft
Sale Date: Dec 03, 2025
Distance: 0.06 mi
View listing
Photo unavailable
1430 Braveheart Ln, Charlotte, NC, 28216
sold
Price: $265,000
Rent: —
3 bd / 2 ba · 1,055 sqft
Sale Date: Feb 24, 2026
Distance: 0.07 mi
View listing
Photo unavailable
1300 Braveheart Ln, Charlotte, NC, 28216
sold
Price: $252,000
Rent: —
3 bd / 2.5 ba · 1,140 sqft
Sale Date: Jun 02, 2025
Distance: 0.09 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No photographic verification of electrical panel condition or labeling (unknown electrical system status).
- GFCI protection in kitchen/bathrooms not visible in photos — may fail inspection if absent.
- Carbon monoxide alarm not shown (requirement depends on fuel-burning appliances) — verify if needed.
- Roof shows visual aging of shingles; while no active leaks are shown, roof condition should be verified for remaining service life.
Assumptions
- Central HVAC is present and operational (vents and thermostat visible), but no service records were provided.
- Hot water heater and electrical panel exist and are functional though not shown in photos.
- Kitchen appliances shown (stove, refrigerator, dishwasher) are included and operable; stove appears electric.
- Bedrooms have required egress windows (standard double-hung windows are shown).
- No active roof leaks or interior water intrusion beyond what is visible in photos.
- Entry door has or can be fitted with a deadbolt quickly if missing; GFCI outlets or CO alarm can be added if absent.
- No concealed major defects (foundation movement, severe mold, active leaks) beyond photo evidence; if these exist hidden, score would be lower.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,786 | $248,400 | $248,400 |
| 2024 | $1,757 | $248,400 | $248,400 |
| 2021 | $1,134 | $125,100 | $125,100 |
| 2020 | $1,127 | $125,000 | $125,000 |
| 2019 | $1,110 | $125,000 | $125,000 |
| 2018 | $530 | $45,000 | $45,000 |
| 2017 | $523 | $45,000 | $45,000 |
| 2016 | $514 | $45,000 | $45,000 |
| 2015 | $506 | $45,000 | $45,000 |
| 2014 | $496 | $45,000 | $45,000 |
| 2013 | $496 | $45,000 | $45,000 |
| 2012 | $481 | $45,200 | $45,200 |
| 2011 | $468 | $45,200 | $45,200 |
| 2010 | $1,150 | $108,800 | $108,800 |
| 2009 | $1,122 | $108,800 | $108,800 |
| 2008 | $1,122 | $108,800 | $108,800 |
| 2007 | $1,116 | $108,800 | $108,800 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-24 | Listed | $275,000 |
| 2024-05-10 | Sold | $270,000 |
| 2017-10-04 | Sold | $341,000 |
| 2008-02-14 | Sold | $64,000 |
| 2007-11-16 | Listed | $69,900 |
| 2004-03-11 | Sold | $117,000 |
| 2003-02-04 | Sold | $240,000 |
Photo Gallery
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"tax": 1757,
"year": 2024,
"market": {
"land": 60000,
"total": 248400,
"building": 188400
},
"assessment": {
"land": 60000,
"total": 248400,
"building": 188400
}
},
{
"tax": 1134,
"year": 2021,
"market": {
"land": 20000,
"total": 125100,
"building": 105100
},
"assessment": {
"land": 20000,
"total": 125100,
"building": 105100
}
},
{
"tax": 1127,
"year": 2020,
"market": {
"land": 20000,
"total": 125000,
"building": 105000
},
"assessment": {
"land": 20000,
"total": 125000,
"building": 105000
}
},
{
"tax": 1110,
"year": 2019,
"market": {
"land": 20000,
"total": 125000,
"building": 105000
},
"assessment": {
"land": 20000,
"total": 125000,
"building": 105000
}
},
{
"tax": 530,
"year": 2018,
"market": {
"land": 9000,
"total": 45000,
"building": 36000
},
"assessment": {
"land": 9000,
"total": 45000,
"building": 36000
}
},
{
"tax": 523,
"year": 2017,
"market": {
"land": 9000,
"total": 45000,
"building": 36000
},
"assessment": {
"land": 9000,
"total": 45000,
"building": 36000
}
},
{
"tax": 514,
"year": 2016,
"market": {
"land": 9000,
"total": 45000,
"building": 36000
},
"assessment": {
"land": 9000,
"total": 45000,
"building": 36000
}
},
{
"tax": 506,
"year": 2015,
"market": {
"land": 9000,
"total": 45000,
"building": 36000
},
"assessment": {
"land": 9000,
"total": 45000,
"building": 36000
}
},
{
"tax": 496,
"year": 2014,
"market": {
"land": 9000,
"total": 45000,
"building": 36000
},
"assessment": {
"land": 9000,
"total": 45000,
"building": 36000
}
},
{
"tax": 496,
"year": 2013,
"market": {
"land": 9000,
"total": 45000,
"building": 36000
},
"assessment": {
"land": 9000,
"total": 45000,
"building": 36000
}
},
{
"tax": 481,
"year": 2012,
"market": {
"land": 9000,
"total": 45200,
"building": 36200
},
"assessment": {
"land": 9000,
"total": 45200,
"building": 36200
}
},
{
"tax": 468,
"year": 2011,
"market": {
"land": 9000,
"total": 45200,
"building": 36200
},
"assessment": {
"land": 9000,
"total": 45200,
"building": 36200
}
},
{
"tax": 1150,
"year": 2010,
"market": {
"land": 28000,
"total": 108800,
"building": 80800
},
"assessment": {
"land": 28000,
"total": 108800,
"building": 80800
}
},
{
"tax": 1122,
"year": 2009,
"market": {
"land": 28000,
"total": 108800,
"building": 80800
},
"assessment": {
"land": 28000,
"total": 108800,
"building": 80800
}
},
{
"tax": 1122,
"year": 2008,
"market": {
"land": 28000,
"total": 108800,
"building": 80800
},
"assessment": {
"land": 28000,
"total": 108800,
"building": 80800
}
},
{
"tax": 1116,
"year": 2007,
"market": {
"land": 28000,
"total": 108800,
"building": 80800
},
"assessment": {
"land": 28000,
"total": 108800,
"building": 80800
}
}
],
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{
"date": "2026-02-24",
"price": 275000,
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"status": "for_sale",
"list_date": "2026-02-24T03:19:21Z",
"list_price": 275000,
"listing_id": "2991836212",
"last_update_date": "2026-03-13T20:40:05Z",
"last_status_change_date": "2026-03-13T20:40:20Z"
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"days_after_listed": null,
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{
"date": "2024-05-10",
"price": 270000,
"listing": null,
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"price_sqft": 232.75862068965517,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "2017-10-04",
"price": 341000,
"listing": null,
"event_name": "Sold",
"price_sqft": 293.9655172413793,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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{
"date": "2008-02-14",
"price": 64000,
"listing": {
"status": "sold",
"list_date": "2007-11-16T07:00:00Z",
"list_price": 69900,
"listing_id": "559880710",
"last_update_date": "2008-02-14T07:00:00Z",
"last_status_change_date": "2008-02-14T07:00:00Z"
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"event_name": "Sold",
"price_sqft": null,
"source_name": "CanopyMLS",
"price_change": -5900,
"days_after_listed": "90 days",
"source_listing_id": "728829",
"price_change_percentage": "-8.44%"
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{
"date": "2007-11-16",
"price": 69900,
"listing": {
"status": "sold",
"list_date": "2007-11-16T07:00:00Z",
"list_price": 69900,
"listing_id": "559880710",
"last_update_date": "2008-02-14T07:00:00Z",
"last_status_change_date": "2008-02-14T07:00:00Z"
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"event_name": "Listed",
"price_sqft": null,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "728829",
"price_change_percentage": "-40.26%"
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{
"date": "2004-03-11",
"price": 117000,
"listing": null,
"event_name": "Sold",
"price_sqft": 100.86206896551724,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
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{
"date": "2003-02-04",
"price": 240000,
"listing": null,
"event_name": "Sold",
"price_sqft": 206.89655172413794,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
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},
"rmn_listing_attribution": true
},
"property_id": "5650169703",
"generated_at": "2026-03-27T17:07:11.022413Z",
"initial_filter": {
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"reason": "disabled",
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},
"processing_status": {
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"eligible": true,
"min_score": 10.0,
"overall_score": 78.2
},
"utility_allowance": {
"zip_code": "28216",
"home_photo": "https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m3634605707s-w1280.jpg",
"rent_price": 1912.0,
"loan_amount": 220000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2405-Smugglers-Ct_Charlotte_NC_28216_M56501-69703",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 275000.0,
"loan_term_years": 30,
"annual_cash_flow": 17900.52,
"mortgage_monthly": 1463.67,
"payment_standard": 2277.0,
"total_amount_out": 55000.0,
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"https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m854031256s-w1280.jpg",
"https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m1893604172s-w1280.jpg",
"https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m732738707s-w1280.jpg",
"https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m4282763756s-w1280.jpg",
"https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m1344663609s-w1280.jpg",
"https://ap.rdcpix.com/00742444434272d86160605b53b06fc7l-m1126719417s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 75.79,
"monthly_cash_flow": 1491.71,
"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": "The property is listed as having Central Air.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "The property includes an 'Electric Range'. The electric option was selected from the schedule.",
"utility": "cooking",
"allowance": 12
},
{
"note": "The property uses natural gas for heating, which requires a gas service line.",
"utility": "gas_service_fee",
"allowance": 11
},
{
"note": "The property is listed with 'Natural Gas' for heating.",
"utility": "heating",
"allowance": 80
},
{
"note": "Allowance for general electric use (lights, outlets) is standard for a tenant.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "The property is listed as having 'Public Sewer,' a standard tenant-paid utility.",
"utility": "sewer",
"allowance": 89
},
{
"note": "The property's water source is listed as 'City,' a standard tenant-paid utility.",
"utility": "water",
"allowance": 32
},
{
"note": "Natural gas is selected for water heating as the property has natural gas service for other appliances. This is also the more expensive option compared to electric.",
"utility": "water_heating",
"allowance": 37
}
],
"cash_on_cash_return": 0.33,
"down_payment_amount": 55000.0,
"property_tax_annual": 1839.58,
"property_tax_monthly": 153.3,
"property_tax_increase": 0.03,
"utility_allowance_total": 365.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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"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": 336.53,
"property_management_monthly": 191.2,
"monthly_cash_flow_after_debt": 28.04,
"cash_on_cash_return_after_debt": 0.01
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears near-turnkey for a Housing Choice Voucher initial inspection. Fresh paint, new carpet, updated flooring and present working-looking appliances place it in the 'minor repairs' category. Key unknowns that could affect a strict NSPIRE pass (but are generally easy to correct) are verification of GFCI outlets in kitchen/baths, presence/operation of CO alarm (if required), verification of functioning HVAC and hot water, and a secure deadbolt on the entry door. No major structural or life-safety defects are visible in the supplied photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show recent cosmetic work (fresh paint, new carpet, new flooring). Cabinets and counters in kitchen appear intact; appliances (stove, refrigerator, dishwasher) are present and appear serviceable. Minor exterior/site issues (dry lawn, small driveway crack) are cosmetic. No visible collapsed surfaces, major drywall damage, or missing trim. Small ceiling/fixture patch visible in one photo but appears minor. Overall turnkey with only minor touch-ups or appliance checks needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 78.0,
"rationale": "Smoke detector(s) visible on ceiling in main living area. HVAC vents and a thermostat are visible indicating a central heating/AC system. Bedrooms show normal egress-style windows. Interior stairs have a handrail. No exposed wiring, visible mold, or peeling paint observed. Uncertainties: GFCI receptacles in kitchen/bathrooms are not visible in photos, a carbon monoxide alarm is not shown (required if gas appliances are present), and a door deadbolt is not clearly visible. These are likely easy corrections but reduce immediate pass confidence."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Vents and thermostat indicate central HVAC but operational status unknown. Kitchen appliances look modern and intact. Water heater, electrical panel, and clear evidence of functioning hot water are not shown. Roof appears aged but intact with no visible sagging or active leaks in photos. Plumbing fixtures visible (sinks) appear functional. Because major systems are present but not fully verifiable from photos, a moderate score reflects potential need for mechanical verification/maintenance."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Siding and exterior trim appear intact; porch and columns look sound. Driveway shows minor cracking; yard is overgrown/dormant but no standing water, erosion, or visible foundation displacement. Roof shingles show age but no obvious failure. Side-yard/backyard edges show natural vegetation; no visible infestation or site hazards in provided photos."
}
],
"red_flags": [
"No photographic verification of electrical panel condition or labeling (unknown electrical system status).",
"GFCI protection in kitchen/bathrooms not visible in photos — may fail inspection if absent.",
"Carbon monoxide alarm not shown (requirement depends on fuel-burning appliances) — verify if needed.",
"Roof shows visual aging of shingles; while no active leaks are shown, roof condition should be verified for remaining service life."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (vents and thermostat visible), but no service records were provided.",
"Hot water heater and electrical panel exist and are functional though not shown in photos.",
"Kitchen appliances shown (stove, refrigerator, dishwasher) are included and operable; stove appears electric.",
"Bedrooms have required egress windows (standard double-hung windows are shown).",
"No active roof leaks or interior water intrusion beyond what is visible in photos.",
"Entry door has or can be fitted with a deadbolt quickly if missing; GFCI outlets or CO alarm can be added if absent.",
"No concealed major defects (foundation movement, severe mold, active leaks) beyond photo evidence; if these exist hidden, score would be lower."
],
"overall_score": 80.0,
"rubric_version": "NSPIRE-v1.0-2026-03"
},
{
"summary": "This 2003 single-family home presents as cosmetically updated and largely rent-ready. Photos show fresh paint, new carpet and new flooring, functioning kitchen appliances, central HVAC registers, intact stair handrail, and at least one smoke detector. Primary inspection risks are verification items (smoke/CO placement and operation, GFCI outlets, electrical panel and water heater condition) and minor exterior/site maintenance (driveway cracks, yard cleanup). No major structural or life-safety failures are visible. With quick verification and small fixes (detectors/GFCIs if needed, driveway/porch cleanup), the property has a high likelihood of passing an initial HCV/NSPIRE inspection within 1–3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 85.0,
"rationale": "Listing photos and description show fresh paint, new carpet and new vinyl plank flooring, intact cabinets and countertops, and installed kitchen appliances (stove, refrigerator, dishwasher). Minor visible deferred items: driveway cracking and some staining on the front porch slab and small cosmetic scuffs on stair newel. No visible collapsed ceilings, exposed subfloor, or heavy interior damage. Missing/removed small items (outlet covers, minor trim nicks) could exist but are likely easy cosmetic fixes. Overall condition appears updated and move-in ready with only minor cosmetic or capital-only work required."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 75.0,
"rationale": "A ceiling smoke alarm is visible in the main/living area; stairs have a continuous handrail and balusters. No exposed wiring, no visible active water intrusion, and no obvious trip hazards in photos. Sliding glass door provides egress to backyard; upstairs windows (front) look adequate for egress. Missing verification items: presence/operation of required smoke detectors at bedroom hallway(s) and in each sleeping room, carbon monoxide alarm(s) (not visible), GFCI protection in kitchen/bath (not visible), deadbolt on entry door (not visible), and electrical panel condition (not shown). Based on photos there are no obvious life-threatening hazards, but a pre-inspection check of detectors, GFCIs and door hardware will likely be needed to fully meet NSPIRE requirements."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 72.0,
"rationale": "Visible HVAC supply/return registers indicate central HVAC is present. Kitchen appliances are present and appear modern; sink and dishwasher visible suggesting plumbing is functional. Roof shingles appear aged but intact from exterior photos with no visible sagging or active leaks. Water heater and electrical panel are not shown; their condition and age are unknown. No visible evidence of active plumbing leaks or mechanical failure in interior photos. Given the house age (2003) and recent cosmetic updates, systems are likely operational but require verification (service records or on-site functional test)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding appears intact and vertical alignment is good; porch and columns are serviceable. Front yard is overgrown/dormant and the driveway shows cracking and minor edge deterioration. No visible foundation displacement, major settlement, or standing water in photos. Backyard vegetation near the sliding door looks unmanaged but not evidence of infestation. Overall exterior is serviceable but needs basic yard cleanup, driveway patching, and routine exterior maintenance prior to tenant move-in."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Interior photos are representative of the whole home and areas not pictured (bedrooms, bathrooms, attic, mechanical closet) do not contain severe concealed defects.",
"Kitchen appliances shown (stove, refrigerator, dishwasher) are functional — seller listing photos indicate items present.",
"Smoke alarm(s) visible are operational; additional alarms required by NSPIRE (hallway/bedrooms) may be installed but not shown in photos.",
"No fuel-burning appliances are present that would mandate carbon monoxide alarms; stove appears electric but full mechanical inventory is not provided.",
"Electrical panel, water heater, and HVAC equipment are present but not photographed; their condition is unknown and assumed serviceable unless inspection shows otherwise."
],
"overall_score": 77.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the house appears largely turnkey for a Housing Choice Voucher initial inspection. Recent cosmetic refresh (paint, carpet, flooring) and presence of kitchen appliances and HVAC condenser support a quick path to rent readiness. Primary inspection uncertainties are non-visible items: CO alarm presence, GFCI protection, water heater and electrical panel condition. These are likely easy-to-remedy with a brief pre-inspection check and small purchases/repairs; no major structural or life-safety failures are visible in the photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Listing and photos show fresh paint, new carpet upstairs and new LVP flooring on main level, intact trim and cabinetry, and installed kitchen appliances (range, fridge, dishwasher). Minor cosmetic wear only (scuffing on stair newel/rail paint) and small driveway cracks. No visible damaged drywall, collapsed ceilings, or exposed subfloor. Missing/loose outlet covers or major cosmetic defects are not visible."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 75.0,
"rationale": "A working smoke alarm is visible on the main level ceiling. Bedrooms have windows that appear to provide egress; stair handrail present. No exposed wiring, ceiling stains, or visible mold. However a carbon-monoxide alarm is not visible in photos (requirement depends on fuel sources and local code), GFCI protection in kitchen/bathrooms is not verifiable from images, and the entry door deadbolt is not shown. These unknowns reduce the safety score despite no visible life-threatening hazards."
},
{
"key": "systems_mechanical",
"label": "Roof, HVAC, electrical & plumbing systems",
"score": 70.0,
"rationale": "Exterior photo shows an outdoor HVAC condenser installed (indicating central HVAC likely present). Interior fixtures (lighting, kitchen sink, dishwasher, electric range) appear functional. Roof shingles look aged but show no visible sagging or active leaks in photos. Electrical panel, water heater and hot-water operation are not visible; their condition is assumed but unverified. Because major systems are present but not fully verifiable from photos, moderate risk remains."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & walkways",
"score": 80.0,
"rationale": "Vinyl siding, front porch and windows appear intact; driveway has minor cracking but is serviceable. Backyard shows overgrown brush/grass at the rear boundary which may suggest deferred yard maintenance and should be cleaned for tenant safety/appeal. No visible foundation movement, standing water, or pest infestation in photos. Walkways and porch are even and handrails at entry are not needed beyond the single-step porch."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"HVAC system is present and operational — outdoor condenser is visible and indicates central HVAC.",
"Kitchen appliances shown (range, fridge, dishwasher) are functional; the range appears electric (no visible gas connection).",
"Smoke alarm(s) are present (one visible on main level); additional required units may need verification or replacement.",
"No major hidden structural issues (foundation movement, major roof leaks, collapsed ceilings) exist since there are no visible indicators; photos are representative of entire property.",
"Water heater and electrical panel are present and serviceable but not visible in images; their condition is assumed unknown and should be verified.",
"Bedrooms have adequate egress via the visible multi-pane windows; closet/bedroom layouts conform to code for sleeping rooms."
],
"overall_score": 78.0,
"rubric_version": "nsprite-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2405 Smugglers Ct, Charlotte, NC, 28216",
"aggregate": {
"summary": "Overall the property appears near-turnkey for a Housing Choice Voucher initial inspection. Fresh paint, new carpet, updated flooring and present working-looking appliances place it in the 'minor repairs' category. Key unknowns that could affect a strict NSPIRE pass (but are generally easy to correct) are verification of GFCI outlets in kitchen/baths, presence/operation of CO alarm (if required), verification of functioning HVAC and hot water, and a secure deadbolt on the entry door. No major structural or life-safety defects are visible in the supplied photos.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Photos and listing show recent cosmetic work (fresh paint, new carpet, new flooring). Cabinets and counters in kitchen appear intact; appliances (stove, refrigerator, dishwasher) are present and appear serviceable. Minor exterior/site issues (dry lawn, small driveway crack) are cosmetic. No visible collapsed surfaces, major drywall damage, or missing trim. Small ceiling/fixture patch visible in one photo but appears minor. Overall turnkey with only minor touch-ups or appliance checks needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 76.7,
"rationale": "Siding and exterior trim appear intact; porch and columns look sound. Driveway shows minor cracking; yard is overgrown/dormant but no standing water, erosion, or visible foundation displacement. Roof shingles show age but no obvious failure. Side-yard/backyard edges show natural vegetation; no visible infestation or site hazards in provided photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 76.0,
"rationale": "Smoke detector(s) visible on ceiling in main living area. HVAC vents and a thermostat are visible indicating a central heating/AC system. Bedrooms show normal egress-style windows. Interior stairs have a handrail. No exposed wiring, visible mold, or peeling paint observed. Uncertainties: GFCI receptacles in kitchen/bathrooms are not visible in photos, a carbon monoxide alarm is not shown (required if gas appliances are present), and a door deadbolt is not clearly visible. These are likely easy corrections but reduce immediate pass confidence."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 72.3,
"rationale": "Vents and thermostat indicate central HVAC but operational status unknown. Kitchen appliances look modern and intact. Water heater, electrical panel, and clear evidence of functioning hot water are not shown. Roof appears aged but intact with no visible sagging or active leaks in photos. Plumbing fixtures visible (sinks) appear functional. Because major systems are present but not fully verifiable from photos, a moderate score reflects potential need for mechanical verification/maintenance."
}
],
"red_flags": [
"No photographic verification of electrical panel condition or labeling (unknown electrical system status).",
"GFCI protection in kitchen/bathrooms not visible in photos — may fail inspection if absent.",
"Carbon monoxide alarm not shown (requirement depends on fuel-burning appliances) — verify if needed.",
"Roof shows visual aging of shingles; while no active leaks are shown, roof condition should be verified for remaining service life."
],
"confidence": 0.94,
"assumptions": [
"Central HVAC is present and operational (vents and thermostat visible), but no service records were provided.",
"Hot water heater and electrical panel exist and are functional though not shown in photos.",
"Kitchen appliances shown (stove, refrigerator, dishwasher) are included and operable; stove appears electric.",
"Bedrooms have required egress windows (standard double-hung windows are shown).",
"No active roof leaks or interior water intrusion beyond what is visible in photos.",
"Entry door has or can be fitted with a deadbolt quickly if missing; GFCI outlets or CO alarm can be added if absent.",
"No concealed major defects (foundation movement, severe mold, active leaks) beyond photo evidence; if these exist hidden, score would be lower."
],
"score_method": "mean_of_criteria",
"overall_score": 78.2,
"rubric_version": "NSPIRE-v1.0-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5650169703"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.