Property ID: 6032895671
1134 Riverside Dr, Charlotte, NC, 28214
Charlotte, NC
Money Down: $69,120
CoC Return: -2.47%
Monthly Cash Flow: $-142
Est. Final ARV: $388,595
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$57,600
Closing Costs
$11,520
Total Down
$69,120
Investment Snapshot
Purchase Price
$288,000
Money Down
$69,120
Cash-on-Cash Return
-2.47%
Rent
$1,888
Monthly Cash Flow
$-142
Annual Cash Flow
$-1,704
Debt Service / Mo
$1,533
Property Tax / Mo
$226
Insurance / Mo
$82
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,888
Payment Standard
$2,277
Rent
$1,888
Insurance
$82
Property Tax
$226
Management
$189
Utilities Allowance
$389
NOI (Monthly)
$1,391
Debt Service
$1,533
Cash Flow After Debt
$-142
Quality Score: 53.30%
Confidence: 94.00%
This 3BR/2BA home has solid exterior and upstairs finishes, but substantial first-floor demolition (drywall removed, exposed studs, missing kitchen cabinetry and appliances and exposed flooring) creates moderate NSPIRE risk. The property is not turnkey; it likely would fail an initial Housing Choice Voucher/NSPIRE inspection until drywall is replaced, any exposed wiring is made safe, smoke/CO detectors are installed/verified, and the kitchen is completed. With targeted repairs (drywall, flooring, kitchen install, verify systems and eliminate any mold/water issues) the property should be ready to pass within 30–60 days.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$389
Guaranteed Section 8 Rent (PS - Utilities)
$1,888
Property Management
$189
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$288,000
Beds
3
Baths
2
Living Area
1,874 sqft
Lot Size
15,246 sqft
Year Built
2003
Days on Market
377
Capital Outlay
$69,120
Debt Service
$1,533
Property Tax / Mo
$226
Insurance / Mo
$82
Property Description
This 3-bedroom, 2-bath home at 1134 Riverside Dr, Charlotte, NC 28214 offers lovely curb appeal with a spacious backyard, perfect for outdoor activities. The porch area features stairs leading into the home, where you'll find an open living room and kitchen, offering a blank canvas to customize to your liking as drywall, cabinetry and appliances are missing. The living room includes a fireplace space, creating a cozy atmosphere. The main level includes an entrance to a 2-car garage for added convenience. Upstairs, enjoy a full bathroom with a shower/tub combo, 2 secondary bedrooms, a bonus room and a primary bedroom with an ensuite featuring a separate shower, sitting tub, and spacious closet. With a bit of customization on the first floor, this home has incredible potential! Book your tour today!
Utility Allowances
air_conditioning
$25
Property has Central Air, and this is the fixed allowance for a 3-bedroom unit.
cooking
$13
Property description states appliances are missing. Natural Gas was selected as it is the most expensive option available, consistent with heating fuel choice.
gas_service_fee
$11
This fee is applicable because at least one gas utility (heating, cooking, or water heating) has been selected.
heating
$80
Property has a 'Forced Air' system. Natural Gas is a common fuel for this system and is the most expensive applicable option on the schedule.
other_electric
$79
Standard allowance for general electrical use (lights, outlets, etc.) for a 3-bedroom unit.
range_stove
$11
The property description indicates 'appliances are missing', so this allowance for a tenant-owned stove is included.
refrigerator
$12
The property description indicates 'appliances are missing', so this allowance for a tenant-owned refrigerator is included.
sewer
$89
Property details state it is connected to 'Public Sewer'.
water
$32
Property details state the 'Water Source: City'.
water_heating
$37
Fuel type is not specified. Natural Gas was chosen as it's the most expensive option and is consistent with the heating/cooking fuel assumption.
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$863
DP3 Annual Estimate$1,103
DP1 Monthly Equivalent$72
DP3 Monthly Equivalent$92
Replacement Value$199,900
Basis1,874 sqft / 2003
Nearby Houses
Photo unavailable
1124 Riverside Dr
for_sale · 0.04 mi
Price: $298,000
3 bd / 2 ba · 1,320 sqft
Latest sale: $298,500
Latest rent: —
Photo unavailable
1124 Riverside Drive
for_sale · 0.04 mi
Price: $298,000
3 bd / 2 ba · 1,320 sqft
Latest sale: —
Latest rent: —
Photo unavailable
1032 Riverside Dr
sold · 0.10 mi
Price: $540,000
4 bd / 4 ba · 2,836 sqft
Latest sale: $540,000
Latest rent: —
Photo unavailable
1306 Riverside Dr
sold · 0.11 mi
Price: $345,000
3 bd / 2 ba · 1,719 sqft
Latest sale: $345,000
Latest rent: —
Photo unavailable
1016 Riverside Dr
off_market · 0.14 mi
Price: $180,000
— bd / — ba
Latest sale: $40,000
Latest rent: —
Properties Used for Comps
Photo unavailable
1207 Skyflower Way, Charlotte, NC, 28214
sold
Price: $359,000
Rent: —
3 bd / 2.5 ba · 1,656 sqft
Sale Date: Jul 24, 2025
Distance: 0.49 mi
View listing
Photo unavailable
507 Newfound Hollow Dr, Charlotte, NC, 28214
sold
Price: $359,000
Rent: —
3 bd / 2.5 ba · 1,697 sqft
Sale Date: Jun 16, 2025
Distance: 0.43 mi
View listing
Photo unavailable
10231 Holly Park Dr, Charlotte, NC, 28214
sold
Price: $359,000
Rent: —
3 bd / 2.5 ba · 1,740 sqft
Sale Date: Feb 12, 2026
Distance: 0.44 mi
View listing
Photo unavailable
412 Newfound Hollow Dr, Charlotte, NC, 28214
sold
Price: $328,000
Rent: —
3 bd / 2.5 ba · 1,623 sqft
Sale Date: Apr 11, 2025
Distance: 0.39 mi
View listing
Photo unavailable
218 Lacewing Dr Unit 41, Charlotte, NC, 28214
sold
Price: $379,900
Rent: —
3 bd / 2.5 ba · 1,899 sqft
Sale Date: May 13, 2025
Distance: 0.38 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Extensive drywall removal on first floor (evidence of prior water intrusion/flood cut) — must be remediated and cleared for mold.
- Exposed studs/subfloor and possible exposed wiring where drywall was removed — NSPIRE electrical safety risk until repaired.
- Missing kitchen cabinetry and appliances on main level (kitchen not tenant-ready).
- No visible smoke detectors/CO alarms in photos — required for pass.
Assumptions
- Drywall removal on the first floor is from prior water intrusion/flood mitigation (listing references missing drywall and photos show typical flood cut to ~3-4 ft).
- HVAC system is present and connected (ceiling vents/registers visible), but equipment operation not verified from photos.
- Water heater and electrical panel exist but were not photographed; assumed functional until tested.
- No visible active roof leaks or major structural sagging in exterior photos; roof considered intact from available images.
- Smoke and carbon monoxide detectors are not visible in photos and should be assumed absent or need verification/relocation.
- Exposed wiring behind removed drywall may be present; assume electrical work is required to meet code.
- No obvious active standing water or severe mold is visible in photos, but prior water intrusion increases likelihood of remnant mold in concealed areas and requires inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,638 | $321,300 | $321,300 |
| 2024 | $2,586 | $321,300 | $321,300 |
| 2023 | $2,495 | $321,300 | $321,300 |
| 2022 | $2,125 | $207,200 | $207,200 |
| 2021 | $2,114 | $207,200 | $207,200 |
| 2020 | $2,106 | $207,200 | $207,200 |
| 2019 | $2,091 | $207,200 | $207,200 |
| 2018 | $2,263 | $166,900 | $166,900 |
| 2017 | $2,223 | $166,900 | $166,900 |
| 2016 | $2,213 | $166,900 | $166,900 |
| 2015 | $2,202 | $166,900 | $166,900 |
| 2014 | $2,205 | $166,900 | $166,900 |
| 2013 | $2,205 | $166,900 | $166,900 |
| 2012 | $2,113 | $166,900 | $166,900 |
| 2011 | $2,152 | $166,900 | $166,900 |
| 2010 | $2,011 | $150,400 | $150,400 |
| 2009 | $2,011 | $150,400 | $150,400 |
| 2008 | $2,011 | $150,400 | $150,400 |
| 2007 | $2,008 | $150,400 | $150,400 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-09-17 | Sold | $370,000 |
| 2016-10-25 | Sold | $210,505 |
| 2015-07-01 | Sold | $186,000 |
| 2007-01-29 | Sold | $180,000 |
| 2003-06-18 | Sold | $21,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-01-13 | Listed for rent | $2,225 | — |
| 2024-10-08 | Listed for rent | $2,135 | — |
| 2024-05-30 | Listed for rent | $2,360 | — |
Photo Gallery
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"list_date": "2011-09-27T07:00:00Z",
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"days_after_listed": "98 days",
"source_listing_id": "2044297",
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{
"date": "2011-09-27",
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"listing": {
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{
"date": "2010-03-31",
"price": 230000,
"listing": {
"status": "off_market",
"list_date": "2009-07-31T14:04:00Z",
"list_price": 230000,
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"last_update_date": "2010-05-05T13:59:00Z",
"last_status_change_date": "2010-03-31T13:28:00Z"
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{
"date": "2009-12-02",
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"listing": {
"status": "off_market",
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"list_price": 230000,
"listing_id": "513366358",
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},
{
"date": "2009-12-01",
"price": 230000,
"listing": {
"status": "off_market",
"list_date": "2009-07-31T14:04:00Z",
"list_price": 230000,
"listing_id": "513366358",
"last_update_date": "2010-05-05T13:59:00Z",
"last_status_change_date": "2010-03-31T13:28:00Z"
},
"event_name": "Listing removed",
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"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": "123 days",
"source_listing_id": "876764",
"price_change_percentage": null
},
{
"date": "2009-07-31",
"price": 230000,
"listing": {
"status": "off_market",
"list_date": "2009-07-31T14:04:00Z",
"list_price": 230000,
"listing_id": "513366358",
"last_update_date": "2010-05-05T13:59:00Z",
"last_status_change_date": "2010-03-31T13:28:00Z"
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"days_after_listed": null,
"source_listing_id": "876764",
"price_change_percentage": "+27.78%"
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{
"date": "2007-01-29",
"price": 180000,
"listing": null,
"event_name": "Sold",
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"source_name": "Public Record",
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"days_after_listed": null,
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}
],
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{
"project_name": "C/o Ah C/o Hp",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Jan 25, 2013",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Plumbing"
},
{
"project_name": "C/o Ah C/o Hp",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 25, 2013",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Plumbing"
}
]
}
},
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},
"property_id": "6032895671",
"generated_at": "2026-03-27T16:56:40.941771Z",
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"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 53.3
},
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"zip_code": "28214",
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"rent_price": 1888.0,
"loan_amount": 230400.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1134-Riverside-Dr_Charlotte_NC_28214_M60328-95671",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 288000.0,
"loan_term_years": 30,
"annual_cash_flow": 16690.26,
"mortgage_monthly": 1532.86,
"payment_standard": 2277.0,
"total_amount_out": 57600.0,
"additional_photos": [
"https://ap.rdcpix.com/32a31687a34b3b00c89d11206fa5f911l-m1712783413s-w1280.jpg",
"https://ap.rdcpix.com/32a31687a34b3b00c89d11206fa5f911l-m1491618132s-w1280.jpg",
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"https://ap.rdcpix.com/32a31687a34b3b00c89d11206fa5f911l-m1114325221s-w1280.jpg",
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"https://ap.rdcpix.com/32a31687a34b3b00c89d11206fa5f911l-m1168090288s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 81.92,
"monthly_cash_flow": 1390.86,
"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, and this is the fixed allowance for a 3-bedroom unit.",
"utility": "air_conditioning",
"allowance": 25
},
{
"note": "Property description states appliances are missing. Natural Gas was selected as it is the most expensive option available, consistent with heating fuel choice.",
"utility": "cooking",
"allowance": 13
},
{
"note": "This fee is applicable because at least one gas utility (heating, cooking, or water heating) has been selected.",
"utility": "gas_service_fee",
"allowance": 11
},
{
"note": "Property has a 'Forced Air' system. Natural Gas is a common fuel for this system and is the most expensive applicable option on the schedule.",
"utility": "heating",
"allowance": 80
},
{
"note": "Standard allowance for general electrical use (lights, outlets, etc.) for a 3-bedroom unit.",
"utility": "other_electric",
"allowance": 79
},
{
"note": "The property description indicates 'appliances are missing', so this allowance for a tenant-owned stove is included.",
"utility": "range_stove",
"allowance": 11
},
{
"note": "The property description indicates 'appliances are missing', so this allowance for a tenant-owned refrigerator is included.",
"utility": "refrigerator",
"allowance": 12
},
{
"note": "Property details state it is connected to 'Public Sewer'.",
"utility": "sewer",
"allowance": 89
},
{
"note": "Property details state the 'Water Source: City'.",
"utility": "water",
"allowance": 32
},
{
"note": "Fuel type is not specified. Natural Gas was chosen as it's the most expensive option and is consistent with the heating/cooking fuel assumption.",
"utility": "water_heating",
"allowance": 37
}
],
"cash_on_cash_return": 0.29,
"down_payment_amount": 57600.0,
"property_tax_annual": 2717.14,
"property_tax_monthly": 226.43,
"property_tax_increase": 0.03,
"utility_allowance_total": 389.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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"effective_date": "2025-07-01"
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"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": -1704.02,
"property_management_monthly": 188.8,
"monthly_cash_flow_after_debt": -142.0,
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"section8_assessment": {
"runs": [
{
"summary": "This 3BR/2BA home has solid exterior and upstairs finishes, but substantial first-floor demolition (drywall removed, exposed studs, missing kitchen cabinetry and appliances and exposed flooring) creates moderate NSPIRE risk. The property is not turnkey; it likely would fail an initial Housing Choice Voucher/NSPIRE inspection until drywall is replaced, any exposed wiring is made safe, smoke/CO detectors are installed/verified, and the kitchen is completed. With targeted repairs (drywall, flooring, kitchen install, verify systems and eliminate any mold/water issues) the property should be ready to pass within 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 45.0,
"rationale": "Listing and photos show substantial first-floor demolition: drywall removed to roughly 3-4 ft on most lower walls, exposed studs, and the kitchen area lacking cabinetry and appliances. Living room floor/subfloor is exposed in photos. Upstairs rooms, bathrooms and finishes appear mostly intact (floors, trim, fixtures). Missing kitchen & restored drywall are moderate-to-major rehab tasks but are primarily cosmetic/capital (not evidence of structural collapse). This condition will require drywall replacement, flooring repair and full kitchen installation before tenancy."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 50.0,
"rationale": "Photos show exposed studs and openings where drywall was removed; electrical boxes and some wiring may be exposed behind the removed drywall — this is a potential NSPIRE fail until remediated. No smoke/CO detectors are visible in the interior photos. Exterior egress windows and deck guardrails appear present. Stairs have handrails. No obvious collapsed ceilings, major foundation cracks, or active standing water visible in photos, but prior water intrusion (evidenced by drywall removal) raises mold/hidden-hazard concerns that must be evaluated and cleared."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 65.0,
"rationale": "Ceiling vents and ceiling-mounted registers are visible, indicating an HVAC system is present (not directly photographed). Bathrooms have functioning fixtures installed (tub, toilet, sink). Roof appears intact with no visible sagging or major shingle failure from exterior photos. Water heater, HVAC exterior unit and electrical panel are not shown; their condition is unknown. Given the house age (2003) and visible finishes upstairs, major systems are likely present but should be verified and tested; prior water damage may have affected components and requires checks."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior photos show an intact siding envelope, functioning gutters, a concrete driveway, 2-car garage, porch stairs with railing, and a large backyard with fenced areas. Deck structure and railings appear in place. No standing water or significant site drainage failures are visible. The lot and immediate exterior show normal wear but no obvious structural site failures."
},
{
"key": "rental_history_activity",
"label": "Recent 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": [
"Extensive drywall removal on first floor (evidence of prior water intrusion/flood cut) — must be remediated and cleared for mold.",
"Exposed studs/subfloor and possible exposed wiring where drywall was removed — NSPIRE electrical safety risk until repaired.",
"Missing kitchen cabinetry and appliances on main level (kitchen not tenant-ready).",
"No visible smoke detectors/CO alarms in photos — required for pass."
],
"confidence": 0.6,
"assumptions": [
"Drywall removal on the first floor is from prior water intrusion/flood mitigation (listing references missing drywall and photos show typical flood cut to ~3-4 ft).",
"HVAC system is present and connected (ceiling vents/registers visible), but equipment operation not verified from photos.",
"Water heater and electrical panel exist but were not photographed; assumed functional until tested.",
"No visible active roof leaks or major structural sagging in exterior photos; roof considered intact from available images.",
"Smoke and carbon monoxide detectors are not visible in photos and should be assumed absent or need verification/relocation.",
"Exposed wiring behind removed drywall may be present; assume electrical work is required to meet code.",
"No obvious active standing water or severe mold is visible in photos, but prior water intrusion increases likelihood of remnant mold in concealed areas and requires inspection."
],
"overall_score": 57.0,
"rubric_version": "2025-NSPIRE-v1"
},
{
"summary": "The property has good exterior curb and yard condition and upper-level finishes look serviceable, but the first floor has been gutted (missing drywall, flooring and kitchen cabinetry/appliances) — likely due to prior water damage remediation — which creates moderate-to-high inspection risk. Systems (HVAC, electrical panel, water heater) are not documented in photos; lack of visible smoke/CO detectors and open walls must be addressed. After drywall replacement, flooring, cabinetry/appliance installation, verification of HVAC/electrical/plumbing, and installation/verification of detectors, the unit could pass NSPIRE/HCV inspection. Expect 30-60+ days and moderate rehab costs before rent-ready.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 35.0,
"rationale": "Significant visible deferred interior work. First-floor living area shows drywall removed to roughly 3' and concrete/subfloor exposed, and listing states drywall, cabinetry and appliances are missing on the first floor. Floors, kitchen cabinets/counters and appliances are absent; fireplace area appears gutted. Upper-level finishes and bathrooms appear mostly intact. Missing major interior finishes will require drywall replacement, flooring, cabinetry and appliance installation — moderate-to-major rehab and cosmetic work before tenancy."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 45.0,
"rationale": "Some safety items are at risk or unverified. Bedrooms have windows (likely egress), stairs and handrails appear present, and no collapsed ceilings or large foundation cracks are visible. However the opened walls expose framing and possibly prior water damage (drywall removed to 3'), which raises mold/moisture and hidden electrical/plumbing concerns. No smoke detectors or CO alarms are visible in photos. Kitchen work area and missing finishes prevent a clean pass until walls/floors are restored and detectors installed. No obvious exposed live wiring seen in photos but electrical panel and GFCI presence are not shown. Overall moderate inspection risk until remediation and verification."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof, HVAC, Elec, Plumbing)",
"score": 50.0,
"rationale": "Exterior roof appears intact in photos with no visible sagging or active leaks; siding and gutters look serviceable. Interior photos show functioning plumbing fixtures in upstairs bathrooms (toilet, tub/shower, sink). However key system components are not documented in images: no furnace/air handler, no exterior condenser, no water heater or electrical panel shown. Previous interior demolition suggests past water intrusion that may have affected mechanicals. Because roof and visible plumbing fixtures look OK but HVAC/electrical/water heater status is unverified and there is evidence of prior remediation, assign a moderate score pending system verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photos show intact siding, a solid driveway/garage, a raised deck with railing, and a large usable backyard. Foundation exposure appears minimal and there are no visible major foundation cracks or structural sag. Some cosmetic aging of roof shingles and deck wood is visible but no immediate safety hazards observed outside. Yard and perimeter fencing appear typical and serviceable for tenancy."
},
{
"key": "rental_history_activity",
"label": "Recent 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": [
"First-floor walls gutted to studs and subfloor/concrete exposed (exposed subfloor) — major remediation required.",
"Kitchen cabinetry/appliances missing which prevents immediate occupancy and may fail inspection until replaced.",
"Evidence of prior water intrusion/remediation (drywall removed) — increased mold/moisture risk until properly remediated and documented.",
"No smoke detectors or CO alarms visible in provided photos — required for NSPIRE/HCV compliance.",
"Major systems (HVAC, water heater, electrical panel) not documented in images — unverified critical systems increase inspection risk."
],
"confidence": 0.65,
"assumptions": [
"Drywall and flooring removal on the first floor is from prior water intrusion or remediation (seller notes missing drywall).",
"Missing kitchen cabinetry and appliances are permanent at time of photos (not staged); appliances are not present and must be installed by owner/landlord.",
"HVAC equipment, water heater and electrical panel exist but were not photographed; their operational status is unknown and must be verified prior to move-in.",
"Bedrooms provide egress via windows based on visible window sizes in photos, but measurements/egress compliance have not been confirmed.",
"Smoke and carbon monoxide detectors are not visible in photos and should not be assumed present/operational."
],
"overall_score": 55.0,
"rubric_version": "nspt_v1.0"
},
{
"summary": "This property shows sound exterior and upper-level interior finishes but the entire main level has been gutted (missing drywall, flooring, cabinetry, appliances). That condition will cause a Housing Choice Voucher/NSPIRE inspector to fail the unit until walls, flooring, kitchen installations, and any exposed electrical/plumbing are properly finished and devices (smoke/CO detectors) installed. With moderate repairs and system re-terminations, the home could be made Section 8-ready in roughly 30–60 days. Structural systems and roof appear intact, so risk is concentrated on the first-floor remediation and code-compliance items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs needed",
"score": 50.0,
"rationale": "First floor has been gutted to stud height in multiple rooms (drywall removed ~3-4'), floors on main level are exposed concrete/substrate and kitchen cabinetry/appliances are missing per listing. Upper-level finishes (flooring, paint, trim) appear in good condition. Repairs required: replace drywall, baseboard/trim, refinish/replace main-floor flooring, reinstall kitchen cabinets and appliances, patch around fireplace. These are moderate-scope repairs (material + labor) that will take weeks but are not structural."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 40.0,
"rationale": "Gutted first floor leaves interior studs exposed and likely exposed electrical/ plumbing terminations that present code risks until finished. No smoke or CO detectors are visible in photos. Egress windows appear present in bedrooms; stairs have a handrail visible in photos. No active roof leaks, collapsed ceilings, or major foundation movement observed. Because exposed wall cavities and missing kitchen components create immediate NSPIRE inspection failures (open electrical/junctions, unfinished habitability surfaces), safety risk is moderate-to-high until remediation."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 60.0,
"rationale": "HVAC appears present (ceiling vents visible in upstairs rooms) and roof/shingles look intact in exterior photos. No visible standing water or major drainage issues. Water heater, electrical panel and other system equipment are not shown; given age (2003) and otherwise intact exterior, systems are likely functional but unverified. The first-floor gut may have interrupted some branch electrical/plumbing lines requiring re-termination and inspection before occupancy."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Exterior siding, foundation visible areas and roof appear serviceable with no obvious sagging or large roof failures. Driveway and walk to porch look intact; porch stairs and front handrail present. Deck is elevated but appears structurally reasonable from photos (no visible collapse). Yard is large and clear. Some cosmetic maintenance (trim, paint, yard cleanup) recommended but no immediate exterior safety failures observed."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Exposed interior wall studs and large areas of removed drywall on main level (gutted first floor)",
"Main-level finished floor covering removed/exposed concrete/substrate (exposed subfloor/substrate)",
"Kitchen cabinetry and appliances missing with likely exposed plumbing/electrical terminations in that area",
"No visible smoke or carbon-monoxide detectors in provided photos",
"Potential electrical hazards in gutted wall cavities until circuits are properly terminated and covered",
"Possible recent water intrusion (inference due to drywall cut to ~3'), which may require mold remediation verification"
],
"confidence": 0.65,
"assumptions": [
"First-floor drywall removal is the result of remediation/renovation (e.g., flood or demo) and not ongoing structural failure.",
"HVAC is present and operational (ceiling vents visible); heating is available.",
"Water heater and main electrical panel exist and are serviceable but were not photographed.",
"Roof and foundation have no hidden active leaks or movement beyond what is visible in photos.",
"No smoke or carbon monoxide detectors are currently installed or visible; they would need installation prior to inspection.",
"No severe hidden mold is visible in photos, but drywall removal suggests prior water intrusion; mold testing may be required.",
"Missing appliances (kitchen) are not counted as a catastrophic safety failure but must be installed before move-in."
],
"overall_score": 54.0,
"rubric_version": "ns_prep_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1134 Riverside Dr, Charlotte, NC, 28214",
"aggregate": {
"summary": "This 3BR/2BA home has solid exterior and upstairs finishes, but substantial first-floor demolition (drywall removed, exposed studs, missing kitchen cabinetry and appliances and exposed flooring) creates moderate NSPIRE risk. The property is not turnkey; it likely would fail an initial Housing Choice Voucher/NSPIRE inspection until drywall is replaced, any exposed wiring is made safe, smoke/CO detectors are installed/verified, and the kitchen is completed. With targeted repairs (drywall, flooring, kitchen install, verify systems and eliminate any mold/water issues) the property should be ready to pass within 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 43.3,
"rationale": "Listing and photos show substantial first-floor demolition: drywall removed to roughly 3-4 ft on most lower walls, exposed studs, and the kitchen area lacking cabinetry and appliances. Living room floor/subfloor is exposed in photos. Upstairs rooms, bathrooms and finishes appear mostly intact (floors, trim, fixtures). Missing kitchen & restored drywall are moderate-to-major rehab tasks but are primarily cosmetic/capital (not evidence of structural collapse). This condition will require drywall replacement, flooring repair and full kitchen installation before tenancy."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.3,
"rationale": "Exterior photos show an intact siding envelope, functioning gutters, a concrete driveway, 2-car garage, porch stairs with railing, and a large backyard with fenced areas. Deck structure and railings appear in place. No standing water or significant site drainage failures are visible. The lot and immediate exterior show normal wear but no obvious structural site failures."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (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",
"score": 45.0,
"rationale": "Photos show exposed studs and openings where drywall was removed; electrical boxes and some wiring may be exposed behind the removed drywall — this is a potential NSPIRE fail until remediated. No smoke/CO detectors are visible in the interior photos. Exterior egress windows and deck guardrails appear present. Stairs have handrails. No obvious collapsed ceilings, major foundation cracks, or active standing water visible in photos, but prior water intrusion (evidenced by drywall removal) raises mold/hidden-hazard concerns that must be evaluated and cleared."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 58.3,
"rationale": "Ceiling vents and ceiling-mounted registers are visible, indicating an HVAC system is present (not directly photographed). Bathrooms have functioning fixtures installed (tub, toilet, sink). Roof appears intact with no visible sagging or major shingle failure from exterior photos. Water heater, HVAC exterior unit and electrical panel are not shown; their condition is unknown. Given the house age (2003) and visible finishes upstairs, major systems are likely present but should be verified and tested; prior water damage may have affected components and requires checks."
}
],
"red_flags": [
"Extensive drywall removal on first floor (evidence of prior water intrusion/flood cut) — must be remediated and cleared for mold.",
"Exposed studs/subfloor and possible exposed wiring where drywall was removed — NSPIRE electrical safety risk until repaired.",
"Missing kitchen cabinetry and appliances on main level (kitchen not tenant-ready).",
"No visible smoke detectors/CO alarms in photos — required for pass."
],
"confidence": 0.94,
"assumptions": [
"Drywall removal on the first floor is from prior water intrusion/flood mitigation (listing references missing drywall and photos show typical flood cut to ~3-4 ft).",
"HVAC system is present and connected (ceiling vents/registers visible), but equipment operation not verified from photos.",
"Water heater and electrical panel exist but were not photographed; assumed functional until tested.",
"No visible active roof leaks or major structural sagging in exterior photos; roof considered intact from available images.",
"Smoke and carbon monoxide detectors are not visible in photos and should be assumed absent or need verification/relocation.",
"Exposed wiring behind removed drywall may be present; assume electrical work is required to meet code.",
"No obvious active standing water or severe mold is visible in photos, but prior water intrusion increases likelihood of remnant mold in concealed areas and requires inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 53.3,
"rubric_version": "2025-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6032895671"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.