Property ID: 6005743320
8504 Moores Chapel Rd, Charlotte, NC, 28214
Charlotte, NC
Money Down: $49,200
CoC Return: 2.37%
Monthly Cash Flow: $97
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$41,000
Closing Costs
$8,200
Total Down
$49,200
Investment Snapshot
Purchase Price
$205,000
Money Down
$49,200
Cash-on-Cash Return
2.37%
Rent
$1,538
Monthly Cash Flow
$97
Annual Cash Flow
$1,167
Debt Service / Mo
$1,091
Property Tax / Mo
$129
Insurance / Mo
$67
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,538
Payment Standard
$1,778
Rent
$1,538
Insurance
$67
Property Tax
$129
Management
$154
Utilities Allowance
$240
NOI (Monthly)
$1,188
Debt Service
$1,091
Cash Flow After Debt
$97
Quality Score: 74.70%
Confidence: 95.00%
Overall the property appears largely rent-ready with cosmetic updates only and functioning major components visible (metal roof, central AC, kitchen appliances, intact floors and stairs). Most NSPIRE safety hazards are not visible; however several system elements (electrical panel, CO alarm, water heater, GFCI outlets, bedroom egress dimensions) could not be confirmed from photos and should be verified. Anticipated scope to pass an initial HCV inspection: minor fixes and documented system verifications; estimated time to pass ~2–4 weeks assuming utilities work and smoke/CO detectors and GFCI outlets are brought into compliance if needed.
Section 8 Payment Standard
$1,778
Utility Allowance Total
$240
Guaranteed Section 8 Rent (PS - Utilities)
$1,538
Property Management
$154
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$205,000
Beds
2
Baths
1
Living Area
959 sqft
Lot Size
7,841 sqft
Year Built
1925
Days on Market
326
Capital Outlay
$49,200
Debt Service
$1,091
Property Tax / Mo
$129
Insurance / Mo
$67
Utility Allowances
Air Conditioning
$16
Property has a heat pump which provides air conditioning.
Cooking
$9
Property is equipped with an 'Electric Oven' and 'Electric Range'.
Gas Service Fee
$0
No gas appliances are listed (heating, cooking, water heating are all electric), so it is assumed no gas service is needed.
Heating
$26
Property details explicitly state 'Heating Features: Heat Pump', so the 'electric_heat_pump' schedule was used.
Other Electric
$65
A standard allowance for general electricity use (lights, outlets, etc.) in a residential unit.
Sewer
$76
Property details explicitly state 'Sewer: Public Sewer'.
Water
$24
Property details explicitly state 'Water Source: City'.
Water Heating
$24
Property details explicitly state 'Electric Water Heater'.
Source References
Payment Standard Source
Effective Date:
Jul 01, 2025
Utility Allowance Source
Effective Date:
Feb 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$733
DP3 Annual Estimate$880
DP1 Monthly Equivalent$61
DP3 Monthly Equivalent$73
Replacement Value$112,800
Basis959 sqft / 1925
Nearby Houses
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8524 Moores Chapel Rd Unit 23
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Price: $100,000
3 bd / 1 ba · 1,228 sqft
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8423 Colgate Cir
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Price: $265,000
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504 Glasgow Rd
sold · 0.09 mi
Price: $180,000
3 bd / 1 ba · 1,516 sqft
Latest sale: $180,000
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8505 Colgate Cir
sold · 0.10 mi
Price: $315,000
4 bd / 3 ba · 1,994 sqft
Latest sale: $315,000
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8509 Colgate Cir
sold · 0.11 mi
Price: $289,900
4 bd / 3 ba · 1,857 sqft
Latest sale: $289,900
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Photo unavailable
8513 Colgate Cir
sold · 0.11 mi
Price: $289,900
4 bd / 3 ba · 1,857 sqft
Latest sale: $289,900 on Nov 10, 2021
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Photo unavailable
8517 Colgate Cir
sold · 0.11 mi
Price: $289,900
4 bd / 3 ba · 1,857 sqft
Latest sale: $289,900
Latest rent: —
Photo unavailable
8521 Colgate Cir
sold · 0.12 mi
Price: $289,900
4 bd / 3 ba · 1,857 sqft
Latest sale: $289,900
Latest rent: —
Photo unavailable
8533 Colgate Cir
sold · 0.12 mi
Price: $347,875
4 bd / 3 ba · 1,857 sqft
Latest sale: $347,875
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Utilities (electricity, water) are connected and functioning at time of inspection.
- HVAC condenser visible is functional or serviceable with minor maintenance.
- Water heater exists and is operational though not shown in photos.
- No active roof leaks despite tree overhang; metal roof appears intact in photos.
- Smoke detector shown is operational; additional smoke and CO alarms may be required depending on local code and presence of fuel-burning appliances.
- Electrical panel and circuit protection exist and are in working condition though panel not pictured.
- Bedroom windows meet egress size/height requirements or can be modified if needed; exact measurements unknown.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,499 | $172,800 | $172,800 |
| 2024 | $1,461 | $172,800 | $172,800 |
| 2023 | $1,406 | $172,800 | $172,800 |
| 2022 | $1,246 | $116,200 | $116,200 |
| 2021 | $1,235 | $116,200 | $116,200 |
| 2020 | $1,228 | $116,200 | $116,200 |
| 2019 | $1,212 | $116,200 | $116,200 |
| 2018 | $823 | $57,200 | $57,200 |
| 2017 | $803 | $57,200 | $57,200 |
| 2016 | $793 | $57,200 | $57,200 |
| 2015 | $782 | $57,200 | $57,200 |
| 2014 | $796 | $57,200 | $57,200 |
| 2013 | $796 | $57,200 | $57,200 |
| 2012 | $765 | $57,700 | $57,700 |
| 2011 | $783 | $57,700 | $57,700 |
| 2010 | $530 | $36,300 | $36,300 |
| 2009 | $530 | $36,300 | $36,300 |
| 2008 | $530 | $36,300 | $36,300 |
| 2007 | $527 | $36,300 | $36,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-10 | Price Changed | $205,000 |
| 2025-10-13 | Price Changed | $220,000 |
| 2025-08-29 | Price Changed | $235,000 |
| 2025-07-23 | Listed | $240,000 |
| 2018-07-23 | Sold | $115,000 |
| 2018-06-14 | Listed | $105,000 |
Photo Gallery
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"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": 1166.78,
"property_management_monthly": 153.8,
"monthly_cash_flow_after_debt": 97.23,
"cash_on_cash_return_after_debt": 0.03
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears largely rent-ready with cosmetic updates only and functioning major components visible (metal roof, central AC, kitchen appliances, intact floors and stairs). Most NSPIRE safety hazards are not visible; however several system elements (electrical panel, CO alarm, water heater, GFCI outlets, bedroom egress dimensions) could not be confirmed from photos and should be verified. Anticipated scope to pass an initial HCV inspection: minor fixes and documented system verifications; estimated time to pass ~2–4 weeks assuming utilities work and smoke/CO detectors and GFCI outlets are brought into compliance if needed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 80.0,
"rationale": "Exterior and interior photos show a well-maintained small single-family home. Metal roof appears recently replaced or in good condition, siding and painted brick foundation are intact, porch railings and steps are present. Interior finishes (tile kitchen floor, painted cabinets, granite-look counters, wood floors) are in serviceable condition. Major cosmetic wear is minimal. Appliances (stove, refrigerator, dishwasher) are present which reduces repair burden. Minor items likely: repaint touch-ups, minor porch/fascia painting, rear deck maintenance and skirting under deck/shed. No visible collapsed flooring, large drywall damage, or major deferred maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible — no collapsed ceiling, no exposed high‑voltage wiring, no standing water, and stairs/railings appear present on front and rear entries. A smoke detector is visible in an interior photo, which is positive. Carbon monoxide alarm(s) are not visible in photos. GFCI presence in kitchen/bath cannot be confirmed from images. Bedroom egress windows appear present in front windows but exact sill heights and measurements are not verifiable from photos. Electrical panel not shown. Given the age (1925) hidden concerns could exist, but visible evidence indicates no immediate severe safety failures."
},
{
"key": "systems_mechanical",
"label": "Roof, HVAC, plumbing, electrical systems",
"score": 70.0,
"rationale": "Roof is metal and visually in good shape (low risk). A central A/C condenser is visible at the rear indicating an HVAC system is present; functionality not verifiable but installation appears typical. Plumbing fixtures (kitchen sink, bathroom sink/shower, toilet) are present and show no visible active leaks. Water heater not shown. Electrical system condition and panel access not shown. Given visible appliances and functioning condenser, systems likely operational but require verification (service records, water heater, breaker panel & GFCI checks)."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 75.0,
"rationale": "Yard is maintained and free of obvious trip hazards; front porch and rear deck provide safe access with railings and steps. Siding and foundation appear intact; foundation vents present. Large mature trees are close to the roof which is a medium risk for storm damage and debris accumulation. A storage shed sits on blocks (not permanently foundationed) and would not affect dwelling inspection directly but looks weathered. Driveway/parking appears informal; no visible drainage issues or standing water in photos."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Utilities (electricity, water) are connected and functioning at time of inspection.",
"HVAC condenser visible is functional or serviceable with minor maintenance.",
"Water heater exists and is operational though not shown in photos.",
"No active roof leaks despite tree overhang; metal roof appears intact in photos.",
"Smoke detector shown is operational; additional smoke and CO alarms may be required depending on local code and presence of fuel-burning appliances.",
"Electrical panel and circuit protection exist and are in working condition though panel not pictured.",
"Bedroom windows meet egress size/height requirements or can be modified if needed; exact measurements unknown."
],
"overall_score": 74.0,
"rubric_version": "2026-03-NSPIRE-v1"
},
{
"summary": "This 2BR/1BA 1925 single‑family appears mostly sound and close to Section 8/NSPIRE rent‑ready with mostly cosmetic items and a few verifiable safety items to confirm. Visual condition is generally good: intact siding, a metal roof that looks serviceable, functional kitchen and bath fixtures, finished floors, and an outdoor HVAC unit. Primary inspection risks are unverified smoke/CO detector locations and GFCI protection, plus unknowns around the electrical panel and water heater which are not pictured. Expect minor repairs and code verification (install/confirm detectors, verify GFCI outlets, secure/inspect shed, minor paint/caulk) to bring the property to pass status — typically achievable within 1–4 weeks if systems are operational.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show generally well‑maintained finishes: intact vinyl siding, metal roof in good visual condition, tiled kitchen and bath, and finished wood floors with only minor wear. Kitchen appliances (range, refrigerator, dishwasher) are present; cabinets and counters appear serviceable though some cabinet bases and trim show cosmetic wear and dirt. Small items likely: touch up paint, threshold/step repainting, minor tile/grout cleaning and caulking, shed mildew/cleaning. No visible collapsed ceilings, major drywall damage, or exposed subfloor. Missing items: none critical; missing cosmetic repairs are easy/low-cost."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "No visible life‑threatening hazards in photos. Front and rear egresses present; bedroom windows visible. Porch has guardrails and handrails at front steps. No exposed electrical wiring observed. However there is no clear, visible smoke detector in bedrooms (one small round device is visible near a doorway but its placement and number are not confirmed) and no visible CO alarm — both required by many local codes/NSPIRE expectations. GFCI protection at kitchen and bathroom outlets is not verifiable from photos. Plumbing fixtures appear to function; no active leaks or mold stains are visible. Tree limbs overhang the roof (potential future risk). Because detectors/GFCI cannot be confirmed, safety score is reduced to reflect inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 70.0,
"rationale": "Central AC condenser is visible at rear indicating forced‑air cooling/heating likely present. The metal roof appears recently installed or in good visual condition (no obvious missing panels or sagging). Kitchen and bathroom fixtures are installed and appear functional; water heater and electrical panel are not pictured so their condition is unknown. Electrical outlets and light fixtures are present; no visible knob‑and‑tube wiring or open panels. Because critical system components (electrical panel, water heater, HVAC operation status) are not verifiable from photos, a conservative moderate score is assigned while assuming standard function unless inspection shows otherwise."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Lot is level with good grass cover and appears free of standing water. Siding and foundation brick appear intact with crawlspace vents visible. Front porch and rear deck are serviceable; railings are present. A freestanding storage shed sits on concrete blocks and shows mildew/staining — its stability and anchoring are unknown and may need securing. Large trees near the house create some risk to the roof and gutters. Driveway/parking is informal (grass area), which is acceptable but not paved. Overall the site shows typical minor maintenance items."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior photos are representative of the entire unit (no unseen rooms with major damage).",
"Central HVAC exists and is connected/operational (outdoor condenser visible).",
"Electrical panel and water heater are present and in functional condition though not shown.",
"No active roof leaks — metal roof appears intact in photos.",
"No interior mold, major plumbing leaks, or pest infestations exist beyond what is visible in photos.",
"Smoke detectors and CO alarms are either missing or not clearly pictured; at least one detector was visible but its locations/quantity are not verified.",
"GFCI protection for kitchen/bath outlets is not verified and should be tested/installed if absent.",
"Shed on blocks is assumed movable/unanchored and may require securing but is not part of the dwelling inspection except for site hazards."
],
"overall_score": 74.0,
"rubric_version": "2025-NSPIRE-v1"
},
{
"summary": "This 2-bed, 1-bath 1925 single-family appears largely rent-ready for a Housing Choice Voucher inspection with primarily cosmetic and verification work required. Exterior envelope and a new-looking metal roof are strengths; kitchen appliances, central AC, and intact interior finishes reduce capital needs. Main inspection risks are items that cannot be confirmed from photos: CO detectors, GFCI protection at wet locations, electrical panel condition, water heater/hot-water functionality, and potential lead-paint risk due to the house age. With routine checks and a few possible minor upgrades (confirm/install CO detector, ensure GFCI outlets, confirm/repair any plumbing/vent issues, address small bathroom baseboard staining), the unit is likely to pass an initial NSPIRE/HCV inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show a generally well-maintained small house: tiled kitchen floor, intact cabinets and countertops, working-range, refrigerator and dishwasher present, solid-looking wood floors in living/bedroom. Exterior vinyl siding and a metal roof appear in good cosmetic condition. Minor cosmetic issues visible: scuffing at cabinet bases, a small stained area at bathroom baseboard, and the backyard storage shed sits on blocks and shows mildew/dirt on siding. Missing major appliances are not an issue (stove/fridge/dishwasher present). Overall only light to moderate cosmetic work likely required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE Safety & Code Risks",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible in photos. Porch has railings and stairs have handrails. Interior shows a wall‑mounted smoke detector near a doorway (visible in living room photo). Bedrooms have windows that appear large enough for egress. No exposed wiring or collapsed ceilings observed. Unclear/NOT VERIFIED from photos: presence of carbon monoxide detector(s), GFCI protection at kitchen sink (an outlet near sink is visible but not clearly a GFCI), presence of a deadbolt on exterior doors, electrical panel condition, hot water availability, and absence of hidden mold. Bathroom shows minor staining at base which could indicate prior moisture. Because several required items cannot be confirmed from photos, score reduced for inspection uncertainty."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Roof, Electrical)",
"score": 70.0,
"rationale": "Visible systems are present: metal roof appears intact and recently replaced; exterior central AC condenser is present at rear indicating HVAC; kitchen appliances and bathroom plumbing fixtures are in place. No visible roof leaks, sagging, or major structural distress. Unknown/NOT VERIFIED from photos: condition and age of HVAC operation, water heater (not pictured), electrical panel condition and grounding, plumbing drain/water pressure and hot water availability. Given the house age (1925) there is moderate risk of hidden mechanical issues, so score reflects presence of systems but lack of confirmation of operational condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Yard is maintained and level; primary exterior envelope (siding, foundation brick skirting, front and rear porches) appears sound. Front porch and railings intact. Walkways/entry are clear. Storage shed is serviceable but sits on concrete blocks and shows exterior mildew/dirt; not structurally threatening to the primary dwelling. No standing water or major drainage issues visible from photos. Large trees near the house may require periodic trimming but do not show immediate hazard."
}
],
"red_flags": [],
"confidence": 0.68,
"assumptions": [
"Photos represent current condition and are recent (listing 2025).",
"Kitchen appliances (range, refrigerator, dishwasher) are present and operational; range appears electric.",
"Central HVAC is present and functional (exterior condenser visible) but service history and heating source condition are unknown.",
"Water heater and electrical panel are present but not shown; operational status is unknown.",
"Smoke detector visible in living area is functional; presence of required carbon monoxide detectors is not shown and should be confirmed/installed if missing.",
"GFCI protection at kitchen and bathroom outlets is not clearly identifiable from photos and should be verified/installed if missing.",
"Bedrooms have egress-capable windows (appearing full-size in photos) but exact dimensions/opening measurements are not confirmed.",
"No major structural failure (sagging roof, collapsed ceilings, foundation movement) is visible in supplied photos; hidden issues could exist given house age.",
"Potential lead-based paint risk exists due to original 1925 construction; no peeling/chipping paint is visible in photos."
],
"overall_score": 76.0,
"rubric_version": "nsPIRE-v1-photo-assessment-2025"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "8504 Moores Chapel Rd, Charlotte, NC, 28214",
"aggregate": {
"summary": "Overall the property appears largely rent-ready with cosmetic updates only and functioning major components visible (metal roof, central AC, kitchen appliances, intact floors and stairs). Most NSPIRE safety hazards are not visible; however several system elements (electrical panel, CO alarm, water heater, GFCI outlets, bedroom egress dimensions) could not be confirmed from photos and should be verified. Anticipated scope to pass an initial HCV inspection: minor fixes and documented system verifications; estimated time to pass ~2–4 weeks assuming utilities work and smoke/CO detectors and GFCI outlets are brought into compliance if needed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 80.0,
"rationale": "Exterior and interior photos show a well-maintained small single-family home. Metal roof appears recently replaced or in good condition, siding and painted brick foundation are intact, porch railings and steps are present. Interior finishes (tile kitchen floor, painted cabinets, granite-look counters, wood floors) are in serviceable condition. Major cosmetic wear is minimal. Appliances (stove, refrigerator, dishwasher) are present which reduces repair burden. Minor items likely: repaint touch-ups, minor porch/fascia painting, rear deck maintenance and skirting under deck/shed. No visible collapsed flooring, large drywall damage, or major deferred maintenance."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 78.3,
"rationale": "Yard is maintained and free of obvious trip hazards; front porch and rear deck provide safe access with railings and steps. Siding and foundation appear intact; foundation vents present. Large mature trees are close to the roof which is a medium risk for storm damage and debris accumulation. A storage shed sits on blocks (not permanently foundationed) and would not affect dwelling inspection directly but looks weathered. Driveway/parking appears informal; no visible drainage issues or standing water in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible — no collapsed ceiling, no exposed high‑voltage wiring, no standing water, and stairs/railings appear present on front and rear entries. A smoke detector is visible in an interior photo, which is positive. Carbon monoxide alarm(s) are not visible in photos. GFCI presence in kitchen/bath cannot be confirmed from images. Bedroom egress windows appear present in front windows but exact sill heights and measurements are not verifiable from photos. Electrical panel not shown. Given the age (1925) hidden concerns could exist, but visible evidence indicates no immediate severe safety failures."
},
{
"key": "systems_mechanical",
"label": "Roof, HVAC, plumbing, electrical systems",
"score": 70.0,
"rationale": "Roof is metal and visually in good shape (low risk). A central A/C condenser is visible at the rear indicating an HVAC system is present; functionality not verifiable but installation appears typical. Plumbing fixtures (kitchen sink, bathroom sink/shower, toilet) are present and show no visible active leaks. Water heater not shown. Electrical system condition and panel access not shown. Given visible appliances and functioning condenser, systems likely operational but require verification (service records, water heater, breaker panel & GFCI checks)."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Utilities (electricity, water) are connected and functioning at time of inspection.",
"HVAC condenser visible is functional or serviceable with minor maintenance.",
"Water heater exists and is operational though not shown in photos.",
"No active roof leaks despite tree overhang; metal roof appears intact in photos.",
"Smoke detector shown is operational; additional smoke and CO alarms may be required depending on local code and presence of fuel-burning appliances.",
"Electrical panel and circuit protection exist and are in working condition though panel not pictured.",
"Bedroom windows meet egress size/height requirements or can be modified if needed; exact measurements unknown."
],
"score_method": "mean_of_criteria",
"overall_score": 74.7,
"rubric_version": "2026-03-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6005743320"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.