Property ID: 5780318485
3916 David Cox Rd, Charlotte, NC, 28269
Charlotte, NC
Money Down: $72,000
CoC Return: -8.08%
Monthly Cash Flow: $-485
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
$300,000
Money Down
$72,000
Cash-on-Cash Return
-8.08%
Rent
$1,543
Monthly Cash Flow
$-485
Annual Cash Flow
$-5,819
Debt Service / Mo
$1,597
Property Tax / Mo
$196
Insurance / Mo
$81
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,543
Payment Standard
$1,778
Rent
$1,543
Insurance
$81
Property Tax
$196
Management
$154
Utilities Allowance
$235
NOI (Monthly)
$1,112
Debt Service
$1,597
Cash Flow After Debt
$-485
Quality Score: 72.80%
Confidence: 75.00%
Overall this single-story brick home appears mostly move-in ready with recent interior cosmetic updates and functioning appliances. Primary inspection risks are missing/unclear smoke and CO detectors, likely missing/unclear GFCI protection in kitchen, and some unsecured wiring. Major systems appear present (HVAC, laundry, kitchen appliances) but electrical panel, water heater, and roof condition were not shown and should be verified. With installation of detectors, GFCI outlets where required, securing loose wiring and a few cosmetic fixes, the property is likely to pass an initial HCV/NSPIRE inspection within 1-3 weeks.
Section 8 Payment Standard
$1,778
Utility Allowance Total
$235
Guaranteed Section 8 Rent (PS - Utilities)
$1,543
Property Management
$154
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$300,000
Beds
2
Baths
2
Living Area
1,252 sqft
Lot Size
43,560 sqft
Year Built
1980
Days on Market
153
Capital Outlay
$72,000
Debt Service
$1,597
Property Tax / Mo
$196
Insurance / Mo
$81
Property Description
Private Large Lot Setting with City Convenience! Nestled on a large, wooded lot in the heart of Charlotte, this brick home offers the peace and privacy of nature, right within the city limits. Surrounded by mature trees, the property provides a quiet retreat with plenty of space to relax, garden, or entertain. Inside, you'll find a spacious living area centered around a beautiful brick fireplace, perfect for cozy evenings at home. The layout features 2 comfortable bedrooms and two full bathrooms, offering a practical and inviting space for everyday living. With NO HOA and an ideal location near Mallard Creek area, this home combines privacy, convenience, and charm a rare find in Charlotte!
Utility Allowances
air_conditioning
$16
Property has 'Central Air' listed in its features. The allowance is the fixed value for a 2-bedroom unit.
cooking
$9
Property lists 'Electric Range' under appliances. Selected the 'electric' fuel option from the schedule for a 2-bedroom unit.
gas_service_fee
$0
The property's heating and cooking are all-electric, so no gas service is required.
heating
$45
Property lists 'Electric' heating. Selected the 'electric' fuel option for a 2-bedroom unit.
other_electric
$65
Standard fixed allowance for general electric use (lights, outlets) for a 2-bedroom unit.
range_stove
$0
The property includes an 'Electric Range' as per the appliance list, so the tenant allowance is $0.
refrigerator
$0
The property includes a 'Refrigerator' as per the appliance list, so the tenant allowance is $0.
sewer
$76
Property has 'Public Sewer'. The allowance is the fixed value for a 2-bedroom unit.
water
$0
Property's water source is a 'Well', indicating no municipal water bill for the tenant.
water_heating
$24
Property data indicates an 'Electric Water Heater'. Selected the 'electric' fuel option for a 2-bedroom unit.
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$860
DP3 Annual Estimate$1,092
DP1 Monthly Equivalent$72
DP3 Monthly Equivalent$91
Replacement Value$177,000
Basis1,252 sqft / 1980
Nearby Houses
Photo unavailable
6707 W Sugar Creek Rd
sold · 0.04 mi
Price: $379,900
3 bd / 3 ba · 2,013 sqft
Latest sale: $379,900 on Feb 13, 2025
Latest rent: —
Photo unavailable
4008 David Cox Rd
sold · 0.04 mi
Price: $295,000
3 bd / 2 ba · 1,567 sqft
Latest sale: $295,000 on Sep 23, 2025
Latest rent: —
Photo unavailable
6708 W Sugar Creek Rd
sold · 0.07 mi
Price: $356,480
3 bd / 3 ba · 1,969 sqft
Latest sale: $356,480 on Nov 07, 2025
Latest rent: —
Photo unavailable
6712 W Sugar Creek Rd
sold · 0.07 mi
Price: $362,490
3 bd / 3 ba · 1,969 sqft
Latest sale: $362,490 on Oct 27, 2025
Latest rent: —
Photo unavailable
4024 David Cox Rd
sold · 0.08 mi
Price: $465,000
3 bd / 3 ba · 2,175 sqft
Latest sale: $465,000 on Dec 14, 2022
Latest rent: —
Photo unavailable
3823 Yorkford Dr
sold · 0.08 mi
Price: $223,000
4 bd / 3 ba · 2,300 sqft
Latest sale: $223,000 on Apr 05, 2017
Latest rent: $1,400 on Jul 17, 2014
Photo unavailable
4009 David Cox Rd
sold · 0.08 mi
Price: $199,900
2 bd / 2 ba · 1,200 sqft
Latest sale: $199,900 on Feb 19, 2021
Latest rent: —
Photo unavailable
4017 David Cox Rd
sold · 0.09 mi
Price: $227,000
3 bd / 1 ba · 1,320 sqft
Latest sale: $227,000 on May 28, 2021
Latest rent: $925 on Nov 14, 2018
Photo unavailable
3810 Yorkford Dr
sold · 0.10 mi
Price: $430,000
4 bd / 3 ba · 2,629 sqft
Latest sale: $430,000 on Dec 02, 2025
Latest rent: —
Photo unavailable
3818 Yorkford Dr
sold · 0.10 mi
Price: $366,525
3 bd / 3 ba · 1,914 sqft
Latest sale: $366,525 on Feb 04, 2026
Latest rent: $2,290 on Aug 21, 2024
Photo unavailable
4101 David Cox Rd
sold · 0.10 mi
Price: $152,900
3 bd / 1 ba · 1,023 sqft
Latest sale: $152,900 on Oct 10, 2017
Latest rent: $899 on Feb 13, 2015
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in photos (inspection-fail until installed/verified).
- Kitchen countertop outlets do not clearly show GFCI protection near sink (potential NSPIRE/code failure).
- Unsecured/exposed wiring or cable visible along kitchen ceiling/crown molding — electrical safety concern.
- Range/oven cord appears loosely placed on counter in image (needs proper connection and strain relief verification).
- Roof age unknown and could require further verification; chimney and roof should be inspected for soundness.
Assumptions
- Central HVAC is present and operational (floor vents and a wall device/thermostat are visible).
- Hot water system (water heater) is present and functional though not shown in photos.
- No active roof leaks are present — roof appears aged but intact from exterior photo (no sagging or visible missing sections).
- Bedroom windows provide required egress; main living/dining windows visible are adequate for egress.
- Entry door has a deadbolt (two black lock circles visible) and provides secure locking.
- Smoke and carbon monoxide alarms are not present because none are visible in photos (they will need verification/installation).
- Kitchen countertop outlets do not show obvious GFCI devices in photos and should be tested/updated if required by local code/NSPIRE.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,278 | $274,400 | $274,400 |
| 2024 | $2,231 | $274,400 | $274,400 |
| 2023 | $2,151 | $274,400 | $274,400 |
| 2022 | $1,857 | $179,500 | $179,500 |
| 2021 | $1,846 | $179,500 | $179,500 |
| 2020 | $1,839 | $179,500 | $179,500 |
| 2019 | $1,823 | $179,500 | $179,500 |
| 2018 | $1,874 | $137,300 | $137,300 |
| 2017 | $1,840 | $137,300 | $137,300 |
| 2016 | $1,830 | $137,300 | $137,300 |
| 2015 | $1,819 | $137,300 | $137,300 |
| 2014 | $1,825 | $137,300 | $137,300 |
| 2013 | $1,750 | $131,500 | $131,500 |
| 2012 | $1,678 | $131,700 | $131,700 |
| 2011 | $1,710 | $131,700 | $131,700 |
| 2010 | $1,497 | $110,800 | $110,800 |
| 2009 | $1,497 | $110,800 | $110,800 |
| 2008 | $1,497 | $110,800 | $110,800 |
| 2007 | $1,494 | $110,800 | $110,800 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-10-25 | Sold | $290,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2018-03-06 | Listed for rent | $1,100 | — |
Photo Gallery
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],
"down_payment_rate": 0.2,
"insurance_monthly": 81.33,
"monthly_cash_flow": 1111.84,
"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' listed in its features. The allowance is the fixed value for a 2-bedroom unit.",
"utility": "air_conditioning",
"allowance": 16
},
{
"note": "Property lists 'Electric Range' under appliances. Selected the 'electric' fuel option from the schedule for a 2-bedroom unit.",
"utility": "cooking",
"allowance": 9
},
{
"note": "The property's heating and cooking are all-electric, so no gas service is required.",
"utility": "gas_service_fee",
"allowance": 0
},
{
"note": "Property lists 'Electric' heating. Selected the 'electric' fuel option for a 2-bedroom unit.",
"utility": "heating",
"allowance": 45
},
{
"note": "Standard fixed allowance for general electric use (lights, outlets) for a 2-bedroom unit.",
"utility": "other_electric",
"allowance": 65
},
{
"note": "The property includes an 'Electric Range' as per the appliance list, so the tenant allowance is $0.",
"utility": "range_stove",
"allowance": 0
},
{
"note": "The property includes a 'Refrigerator' as per the appliance list, so the tenant allowance is $0.",
"utility": "refrigerator",
"allowance": 0
},
{
"note": "Property has 'Public Sewer'. The allowance is the fixed value for a 2-bedroom unit.",
"utility": "sewer",
"allowance": 76
},
{
"note": "Property's water source is a 'Well', indicating no municipal water bill for the tenant.",
"utility": "water",
"allowance": 0
},
{
"note": "Property data indicates an 'Electric Water Heater'. Selected the 'electric' fuel option for a 2-bedroom unit.",
"utility": "water_heating",
"allowance": 24
}
],
"cash_on_cash_return": 0.22,
"down_payment_amount": 60000.0,
"property_tax_annual": 2346.34,
"property_tax_monthly": 195.53,
"property_tax_increase": 0.03,
"utility_allowance_total": 235.0,
"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": -5818.65,
"property_management_monthly": 154.3,
"monthly_cash_flow_after_debt": -484.89,
"cash_on_cash_return_after_debt": -0.1
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this single-story brick home appears mostly move-in ready with recent interior cosmetic updates and functioning appliances. Primary inspection risks are missing/unclear smoke and CO detectors, likely missing/unclear GFCI protection in kitchen, and some unsecured wiring. Major systems appear present (HVAC, laundry, kitchen appliances) but electrical panel, water heater, and roof condition were not shown and should be verified. With installation of detectors, GFCI outlets where required, securing loose wiring and a few cosmetic fixes, the property is likely to pass an initial HCV/NSPIRE inspection within 1-3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & repairs",
"score": 75.0,
"rationale": "Interior appears recently updated: new-look vinyl plank flooring, fresh paint, working appliances (range, fridge, dishwasher), functioning washer/dryer present. Visible minor deferred items: chipped cabinet paint, small baseboard damage near dishwasher, cosmetic wear on fireplace hearth and mantle, small trim/gap at ceiling in kitchen. Missing minor touch-ups and cabinet repainting — easy/low-cost fixes. No obvious collapsed surfaces or major interior damage visible."
},
{
"key": "safety_code",
"label": "Safety / code compliance risk",
"score": 50.0,
"rationale": "Several potential NSPIRE failures visible or reasonably inferred: no smoke detectors or CO alarms visible in photos (required), kitchen outlets near sink do not clearly show GFCI protection, and there is an unsecured cable/wire running along the ceiling/upper wall in the kitchen area. Entry door shows two locks (knob + likely deadbolt). Windows appear adequate for egress in main living/dining areas, but bedroom egress not explicitly shown. No visible active water intrusion, major mold, or structural sagging. Because smoke/CO and GFCI issues are common automatic inspection items, this is a moderate risk until those items are verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "Central HVAC supply/grille visible and a wall control/alarm device is present — indicates heating/cooling likely installed. Laundry machines present. Electrical panel and water heater not shown. Roof appears intact from photos but shows age; chimney present. Stove is electric coil (visible cord). No visible signs of active leaks, major plumbing failure, or collapsed systems. Unseen systems (panel, water heater, AC function) represent inspection risk and reduce score modestly."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 75.0,
"rationale": "Brick exterior and attached garage look serviceable; lot is large and wooded but appears maintained. Front steps have small railings. No visible major foundation cracks, standing water, or site collapse. Some overgrown shrubs may need trimming and driveway/walkway areas are plain/unpaved but serviceable. Roof shows normal aging but no visible sagging or missing large areas in provided photo."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos (inspection-fail until installed/verified).",
"Kitchen countertop outlets do not clearly show GFCI protection near sink (potential NSPIRE/code failure).",
"Unsecured/exposed wiring or cable visible along kitchen ceiling/crown molding — electrical safety concern.",
"Range/oven cord appears loosely placed on counter in image (needs proper connection and strain relief verification).",
"Roof age unknown and could require further verification; chimney and roof should be inspected for soundness."
],
"confidence": 0.6,
"assumptions": [
"Central HVAC is present and operational (floor vents and a wall device/thermostat are visible).",
"Hot water system (water heater) is present and functional though not shown in photos.",
"No active roof leaks are present — roof appears aged but intact from exterior photo (no sagging or visible missing sections).",
"Bedroom windows provide required egress; main living/dining windows visible are adequate for egress.",
"Entry door has a deadbolt (two black lock circles visible) and provides secure locking.",
"Smoke and carbon monoxide alarms are not present because none are visible in photos (they will need verification/installation).",
"Kitchen countertop outlets do not show obvious GFCI devices in photos and should be tested/updated if required by local code/NSPIRE."
],
"overall_score": 66.0,
"rubric_version": "1.0"
},
{
"summary": "This 2-bed/2-bath brick ranch presents as largely turnkey for Section 8 tenancy with a freshly renovated interior, functioning kitchen and laundry appliances, and no visible structural failures. Main inspection risks are absent or moderate: no smoke/CO alarms are visible in photos (must be installed/verified), GFCI at kitchen/bath not shown, mechanical systems (HVAC, water heater, electrical panel) are not photographed and should be confirmed operational, and the roof/nearby mature trees suggest proactive maintenance. Most items are easy-to-fix (alarms, GFCI, cabinet touch-up, trim) but verify mechanicals and fireplace flue before the initial NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new vinyl plank flooring, fresh paint, updated light fixtures, functioning appliances (range, microwave, refrigerator, dishwasher) and laundry machines present. Cosmetic wear noted on cabinet paint/chips and small baseboard/trim scuffs at kitchen island; fireplace hearth shows surface wear. These are easy-to-fix, cosmetic items (paint, cabinet touch-up, trim repair). Missing/minor damaged items are cosmetic/capital-only and do not indicate major deferred maintenance. No visible collapsed surfaces, exposed subfloor, or major interior damage."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No visible smoke detectors or CO alarms in photos (required). Entry door shows both knob and what appears to be a deadbolt (good). Electrical outlets and cover plates are present; black outlet plates in kitchen are visible but GFCI device not shown at the sink — GFCI may be required in kitchen/bath and should be verified/installed. No exposed wiring seen; ceiling fixtures and fans appear secure. Fireplace has a screen and chimney visible but flue condition unknown (requires inspection). No visible severe water intrusion, mold, or collapsed ceilings. Because detectors and GFCI/roof/flue status are not documented in photos, this is a moderate NSPIRE risk that should be corrected before inspection (install/verify alarms and GFCI, confirm hot water/plumbing). Missing/uncertain detectors and unverified GFCI reduce score though they are relatively quick to remediate."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 75.0,
"rationale": "Floor supply/return vents visible indicating central HVAC; HVAC equipment not photographed so operational status and age are assumed but unverified. No water heater or electrical panel shown. Kitchen appliances and laundry units are present and look serviceable; dryer venting not shown. Roof shingles appear aged but show no visible active failure or sagging; chimney is intact but flue condition unknown. Given the clean, renovated interior and presence of vents and appliances, major systems are likely functional but unconfirmed — moderate risk until HVAC, water heater, and electrical panel/labels are verified. These are higher-consequence items if failing, but nothing in photos signals a catastrophic systems failure."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 78.0,
"rationale": "Brick exterior and foundation visible look sound in photos; no visible large foundation cracks or settlement. Roof shows typical aging but no obvious active leaks from the exterior view. Large, mature trees are very close to the house which increases long-term roof/debris risk and potential root/drainage issues — recommend trimming/removal. Front steps are small and a metal handrail is present on at least one side; photos show walkways and yard are level without trip hazards. Shrubbery is somewhat overgrown near windows and should be trimmed for inspection/maintenance access. Overall exterior is serviceable with moderate maintenance recommended."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in photos — NSPIRE requirement",
"Mature trees immediately adjacent to the roof — increased risk of roof damage/clogged gutters and debris",
"Chimney/fireplace flue condition unknown and requires inspection before use",
"Roof shows aging shingles (age not verified) — potential near-term maintenance"
],
"confidence": 0.7,
"assumptions": [
"Utilities are active (electric and water) and were used to operate pictured appliances during photos.",
"Central HVAC exists and is functional (floor vents visible), but equipment age/condition not documented.",
"Hot water service and water heater are present and operational though not pictured.",
"Electrical panel is intact and properly labeled though not shown in photos.",
"Smoke and carbon monoxide detectors are not present or not visible in provided photos; score assumes they need verification/installation.",
"Fireplace and chimney are structurally intact but the flue condition and damper operation are unverified and should be inspected before use.",
"Bedrooms have code-compliant egress windows (bedroom photos not provided); assumed standard for a 1980 single-family but must be verified."
],
"overall_score": 78.0,
"rubric_version": "NSPIRE-v1.0-photo-assessment-2026-03"
},
{
"summary": "Overall the home is in good cosmetic and functional condition and is likely to pass an initial HCV/NSPIRE inspection after addressing a few minor/quick items. Main risks are documentation/verification of smoke/CO alarms, GFCI protection, verification of HVAC, water heater and electrical panel condition, and a fireplace/chimney safety check. Expect minor repairs and verification steps (30 days typical) rather than major rehabs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new-looking LVP floors, fresh paint, recessed lighting, ceiling fans and intact drywall. Kitchen and laundry appliances shown (range, microwave, fridge, dishwasher, washer/dryer). Cosmetic wear on cabinet faces, small chips on trim/cabinets and hearth surface are visible and are easy-to-fix. No visible major finish failures or exposed subfloors. Missing minor cosmetic repairs only; appliances present so missing-appliance penalty not applied."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos: ceilings intact, no standing water, no exposed wiring, outlets have covers, door looks secure and there is at least one stair rail at the front entrance. However key safety items are not visible in photos: smoke detectors and carbon monoxide alarms are not shown (required by NSPIRE), GFCI protection at kitchen sink/outlets is not clearly identifiable, bedroom egress windows and bathroom conditions are not pictured. Fireplace/chimney present and should be inspected/secured (screen present but operational condition unknown). These unknowns create moderate inspection risk despite otherwise clean appearance."
},
{
"key": "systems_mechanical",
"label": "Major systems health (HVAC, electrical, plumbing, roof, water heater)",
"score": 70.0,
"rationale": "Central HVAC likely present (floor vents visible and a wall device that appears to be a thermostat). Laundry machines present which indicates functioning plumbing lines. No electrical panel or water heater shown. Roof appears intact from front elevation with no visible sagging or active leaks, though it looks aged. Appliances are present but stove connection should be verified. Overall systems look serviceable from photos but key system components (panel, water heater, exterior condensing unit, chimney flue) are not verified, so moderate score."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Brick exterior and attached garage appear in good condition; yard is large and wooded but shows no evidence of standing water or severe neglect. Roof shows age but no visible collapse or major failure from front view. Front steps have a handrail on one side; if code requires a second handrail that could be addressed quickly. Large trees close to the house suggest ongoing maintenance (leaves/roof debris) but not an immediate inspection-fail condition."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (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": 0.65,
"assumptions": [
"Central HVAC is present and operational based on visible floor vents and a wall control device; full HVAC functioning (heating & cooling) not physically verified.",
"Water heater and main electrical panel exist and are serviceable but are not shown in photos and therefore must be verified during inspection.",
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be missing or not shown and should be installed/verified prior to inspection.",
"Kitchen and bathroom GFCI protection is not clearly visible in photos; assume at least one GFCI is required and may need installation/verification.",
"Bedrooms and bathrooms were not photographed; bedroom egress windows, door locks, and bathroom plumbing/hot water are assumed functional but must be confirmed.",
"Fireplace and chimney are visually intact (screen/mantel present) but their flue/venting and flue-cleaning status are unknown — assume a safety check is required before use.",
"Appliances shown (stove, fridge, dishwasher, washer/dryer) are assumed present and serviceable but electrical/gas hookups and proper venting should be verified."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE_v1.0_property_snapshot"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3916 David Cox Rd, Charlotte, NC, 28269",
"aggregate": {
"summary": "Overall this single-story brick home appears mostly move-in ready with recent interior cosmetic updates and functioning appliances. Primary inspection risks are missing/unclear smoke and CO detectors, likely missing/unclear GFCI protection in kitchen, and some unsecured wiring. Major systems appear present (HVAC, laundry, kitchen appliances) but electrical panel, water heater, and roof condition were not shown and should be verified. With installation of detectors, GFCI outlets where required, securing loose wiring and a few cosmetic fixes, the property is likely to pass an initial HCV/NSPIRE inspection within 1-3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & repairs",
"score": 81.7,
"rationale": "Interior appears recently updated: new-look vinyl plank flooring, fresh paint, working appliances (range, fridge, dishwasher), functioning washer/dryer present. Visible minor deferred items: chipped cabinet paint, small baseboard damage near dishwasher, cosmetic wear on fireplace hearth and mantle, small trim/gap at ceiling in kitchen. Missing minor touch-ups and cabinet repainting — easy/low-cost fixes. No obvious collapsed surfaces or major interior damage visible."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 76.0,
"rationale": "Brick exterior and attached garage look serviceable; lot is large and wooded but appears maintained. Front steps have small railings. No visible major foundation cracks, standing water, or site collapse. Some overgrown shrubs may need trimming and driveway/walkway areas are plain/unpaved but serviceable. Roof shows normal aging but no visible sagging or missing large areas in provided photo."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / code compliance risk",
"score": 61.7,
"rationale": "Several potential NSPIRE failures visible or reasonably inferred: no smoke detectors or CO alarms visible in photos (required), kitchen outlets near sink do not clearly show GFCI protection, and there is an unsecured cable/wire running along the ceiling/upper wall in the kitchen area. Entry door shows two locks (knob + likely deadbolt). Windows appear adequate for egress in main living/dining areas, but bedroom egress not explicitly shown. No visible active water intrusion, major mold, or structural sagging. Because smoke/CO and GFCI issues are common automatic inspection items, this is a moderate risk until those items are verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 70.0,
"rationale": "Central HVAC supply/grille visible and a wall control/alarm device is present — indicates heating/cooling likely installed. Laundry machines present. Electrical panel and water heater not shown. Roof appears intact from photos but shows age; chimney present. Stove is electric coil (visible cord). No visible signs of active leaks, major plumbing failure, or collapsed systems. Unseen systems (panel, water heater, AC function) represent inspection risk and reduce score modestly."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos (inspection-fail until installed/verified).",
"Kitchen countertop outlets do not clearly show GFCI protection near sink (potential NSPIRE/code failure).",
"Unsecured/exposed wiring or cable visible along kitchen ceiling/crown molding — electrical safety concern.",
"Range/oven cord appears loosely placed on counter in image (needs proper connection and strain relief verification).",
"Roof age unknown and could require further verification; chimney and roof should be inspected for soundness."
],
"confidence": 0.75,
"assumptions": [
"Central HVAC is present and operational (floor vents and a wall device/thermostat are visible).",
"Hot water system (water heater) is present and functional though not shown in photos.",
"No active roof leaks are present — roof appears aged but intact from exterior photo (no sagging or visible missing sections).",
"Bedroom windows provide required egress; main living/dining windows visible are adequate for egress.",
"Entry door has a deadbolt (two black lock circles visible) and provides secure locking.",
"Smoke and carbon monoxide alarms are not present because none are visible in photos (they will need verification/installation).",
"Kitchen countertop outlets do not show obvious GFCI devices in photos and should be tested/updated if required by local code/NSPIRE."
],
"score_method": "mean_of_criteria",
"overall_score": 72.8,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "5780318485"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.