Property ID: 6382103446
2906 Cedarhurst Dr, Charlotte, NC, 28269
Charlotte, NC
Money Down: $51,600
CoC Return: 7.91%
Monthly Cash Flow: $340
Est. Final ARV: $265,566
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$43,000
Closing Costs
$8,600
Total Down
$51,600
Investment Snapshot
Purchase Price
$215,000
Money Down
$51,600
Cash-on-Cash Return
7.91%
Rent
$1,888
Monthly Cash Flow
$340
Annual Cash Flow
$4,080
Debt Service / Mo
$1,144
Property Tax / Mo
$141
Insurance / Mo
$74
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,888
Payment Standard
$2,277
Rent
$1,888
Insurance
$74
Property Tax
$141
Management
$189
Utilities Allowance
$389
NOI (Monthly)
$1,484
Debt Service
$1,144
Cash Flow After Debt
$340
Quality Score: 48.50%
Confidence: 94.00%
This 1965 brick single‑family home is a true fixer‑upper with mostly cosmetic and medium-priority repair needs. Major systems and life‑safety items are under-documented in the listing/photos (no visible smoke/CO alarms, no visible HVAC or electrical panel), which raises NSPIRE inspection risk. With targeted repairs (install detectors, address entry handrail and walkway, service/verify HVAC/electrical, clean/repair deck and soffit) it could be brought into compliance, but expect 30–60 days and moderate cost before passing an initial HCV/NSPIRE inspection.
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
$215,000
Beds
3
Baths
1.5
Living Area
1,120 sqft
Lot Size
11,761 sqft
Year Built
1965
Days on Market
89
Capital Outlay
$51,600
Debt Service
$1,144
Property Tax / Mo
$141
Insurance / Mo
$74
Property Description
Investor opportunity at 2906 Cedarhurst! This brick 3 bed, 1.5 bath home sits on over a quarter-acre lot and is a true fixer-upper being sold as-is. The property needs work but offers strong potential in a growing area with ongoing development. Ideal for investors or buyers looking to renovate and add value. Bring your vision and contractor - great upside opportunity.
Utility Allowances
Air Conditioning
$25
Allowance for central air conditioning, as specified in the property details.
Cooking (Natural Gas)
$13
Fuel not specified; Natural Gas chosen as it is available in the area and is the more expensive option versus electric, per instructions.
Gas Service Fee
$11
Included because Natural Gas was selected for heating, cooking, and water heating.
Heating (Natural Gas)
$80
Fuel not specified; Natural Gas chosen as it is available in the area and the more expensive common option versus an electric heat pump, per instructions.
Other Electric
$79
Standard allowance for general electricity use like lighting and outlets.
Range/Stove
$11
Allowance for the electricity cost to operate a range/stove.
Refrigerator
$12
Allowance for the electricity cost to operate a refrigerator.
Sewer
$89
Property is on public sewer, as specified in the property details.
Water
$32
Property uses city water, as specified in the property details.
Water Heating (Natural Gas)
$37
Fuel not specified; Natural Gas chosen as it is available in the area and the more expensive option versus electric, per instructions.
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$784
DP3 Annual Estimate$983
DP1 Monthly Equivalent$65
DP3 Monthly Equivalent$82
Replacement Value$141,900
Basis1,120 sqft / 1965
Nearby Houses
Photo unavailable
4729 Monmouth Dr
sold · 0.05 mi
Price: $210,000
3 bd / 1 ba · 998 sqft
Latest sale: $210,000 on Jun 16, 2025
Latest rent: —
Photo unavailable
4723 Monmouth Dr
sold · 0.06 mi
Price: $145,000
3 bd / 1 ba · 992 sqft
Latest sale: $145,000 on Nov 08, 2018
Latest rent: $850 on Feb 20, 2017
Photo unavailable
3006 Cedarhurst Dr
sold · 0.07 mi
Price: $150,000
3 bd / 1 ba · 992 sqft
Latest sale: $150,000 on Jun 09, 2021
Latest rent: $1,395 on Sep 30, 2021
Photo unavailable
2812 Cedarhurst Dr
sold · 0.08 mi
Price: $77,000
3 bd / 1 ba · 904 sqft
Latest sale: $77,000 on Apr 03, 2018
Latest rent: $1,095 on Jan 17, 2019
Photo unavailable
4743 Kenmont Dr
sold · 0.08 mi
Price: $265,000
3 bd / 1 ba · 1,001 sqft
Latest sale: $265,000 on Jun 21, 2022
Latest rent: —
Photo unavailable
4750 Pineleaf Dr
sold · 0.10 mi
Price: $180,000
3 bd / 1 ba · 961 sqft
Latest sale: $180,000 on Dec 18, 2020
Latest rent: $1,515 on Dec 22, 2023
Properties Used for Comps
Photo unavailable
4700 Pineleaf Dr, Charlotte, NC, 28269
sold
Price: $250,000
Rent: $795
3 bd / 1 ba · 937 sqft
Sale Date: Dec 23, 2025
Distance: 0.17 mi
View listing
Photo unavailable
2816 Dalecrest Dr, Charlotte, NC, 28269
sold
Price: $275,000
Rent: —
3 bd / 2 ba · 1,223 sqft
Sale Date: Dec 01, 2025
Distance: 0.18 mi
View listing
Photo unavailable
4729 Monmouth Dr, Charlotte, NC, 28269
sold
Price: $210,000
Rent: —
3 bd / 1 ba · 998 sqft
Sale Date: Jun 16, 2025
Distance: 0.05 mi
View listing
Photo unavailable
3112 Cedarhurst Dr, Charlotte, NC, 28269
sold
Price: $257,000
Rent: —
3 bd / 1 ba · 964 sqft
Sale Date: Feb 14, 2025
Distance: 0.15 mi
View listing
Photo unavailable
3323 Cedarhurst Dr, Charlotte, NC, 28269
sold
Price: $255,000
Rent: $1,425
3 bd / 1.5 ba · 1,068 sqft
Sale Date: Dec 05, 2025
Distance: 0.25 mi
View listing
Photo unavailable
4623 Monmouth Dr, Charlotte, NC, 28269
sold
Price: $212,000
Rent: —
3 bd / 1 ba · 985 sqft
Sale Date: May 28, 2025
Distance: 0.14 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or CO alarms in interior photos (life‑safety failure until verified/installed).
- Missing/insufficient handrail at front steps (unsafe stair/handrail issue).
- Unknown/no visible heating system (major systems risk until verified).
- Cracked/uneven concrete walkway and driveway (trip hazard).
- Soffit/fascia paint failure and wood deterioration at eaves (potential water intrusion and rot).
Assumptions
- Heating/HVAC and water heater exist but were not visible in photos; assumed operational but unverified.
- Stove and refrigerator are not visible in listing photos; assumed may be present but if missing this is a moderate replacement cost only.
- No active roof leaks or major structural movement present based on photos (no sagging, no collapsed ceilings visible), but soffit/ fascia show deterioration that may indicate localized water intrusion risk.
- No visible mold growth in provided photos; assume none obvious but hidden moisture (behind trim/soffit) possible.
- Bedrooms have windows but egress compliance (opening size) is unknown; assumed marginal and needs verification.
- Electrical panel condition, AFCI/GFCI protection, and presence of smoke/CO alarms are unknown because not photographed; assumed absent or not compliant until verified.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,646 | $191,900 | $191,900 |
| 2024 | $1,606 | $191,900 | $191,900 |
| 2023 | $1,546 | $191,900 | $191,900 |
| 2022 | $1,080 | $99,000 | $99,000 |
| 2021 | $1,069 | $99,000 | $99,000 |
| 2020 | $1,062 | $99,000 | $99,000 |
| 2019 | $1,046 | $99,000 | $99,000 |
| 2018 | $949 | $66,800 | $66,800 |
| 2017 | $927 | $66,800 | $66,800 |
| 2016 | $918 | $66,800 | $66,800 |
| 2015 | $906 | $66,800 | $66,800 |
| 2014 | $919 | $66,800 | $66,800 |
| 2013 | $939 | $68,300 | $68,300 |
| 2012 | $901 | $69,200 | $69,200 |
| 2011 | $927 | $69,200 | $69,200 |
| 2010 | $996 | $72,200 | $72,200 |
| 2009 | $996 | $72,200 | $72,200 |
| 2008 | $996 | $72,200 | $72,200 |
| 2007 | $993 | $72,200 | $72,200 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-13 | Listed | $215,000 |
| 1997-07-28 | Sold | $65,000 |
| 1997-02-26 | Sold | $38,000 |
Photo Gallery
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"land": 10200,
"total": 66800,
"building": 56600
},
"assessment": {
"land": 10200,
"total": 66800,
"building": 56600
}
},
{
"tax": 906,
"year": 2015,
"market": {
"land": 10200,
"total": 66800,
"building": 56600
},
"assessment": {
"land": 10200,
"total": 66800,
"building": 56600
}
},
{
"tax": 919,
"year": 2014,
"market": {
"land": 10200,
"total": 66800,
"building": 56600
},
"assessment": {
"land": 10200,
"total": 66800,
"building": 56600
}
},
{
"tax": 939,
"year": 2013,
"market": {
"land": 10200,
"total": 68300,
"building": 58100
},
"assessment": {
"land": 10200,
"total": 68300,
"building": 58100
}
},
{
"tax": 901,
"year": 2012,
"market": {
"land": 10200,
"total": 69200,
"building": 59000
},
"assessment": {
"land": 10200,
"total": 69200,
"building": 59000
}
},
{
"tax": 927,
"year": 2011,
"market": {
"land": 10200,
"total": 69200,
"building": 59000
},
"assessment": {
"land": 10200,
"total": 69200,
"building": 59000
}
},
{
"tax": 996,
"year": 2010,
"market": {
"land": 16000,
"total": 72200,
"building": 56200
},
"assessment": {
"land": 16000,
"total": 72200,
"building": 56200
}
},
{
"tax": 996,
"year": 2009,
"market": {
"land": 16000,
"total": 72200,
"building": 56200
},
"assessment": {
"land": 16000,
"total": 72200,
"building": 56200
}
},
{
"tax": 996,
"year": 2008,
"market": {
"land": 16000,
"total": 72200,
"building": 56200
},
"assessment": {
"land": 16000,
"total": 72200,
"building": 56200
}
},
{
"tax": 993,
"year": 2007,
"market": {
"land": 16000,
"total": 72200,
"building": 56200
},
"assessment": {
"land": 16000,
"total": 72200,
"building": 56200
}
}
],
"property_history": [
{
"date": "2026-01-13",
"price": 215000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-13T20:15:35Z",
"list_price": 215000,
"listing_id": "2990240958",
"last_update_date": "2026-03-23T18:26:04Z",
"last_status_change_date": "2026-03-02T13:27:53Z"
},
"event_name": "Listed",
"price_sqft": 191.96428571428572,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4333782",
"price_change_percentage": "+230.77%"
},
{
"date": "1997-07-28",
"price": 65000,
"listing": null,
"event_name": "Sold",
"price_sqft": 58.45323741007194,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1997-02-26",
"price": 38000,
"listing": null,
"event_name": "Sold",
"price_sqft": 34.172661870503596,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "Repair Meter Box Damaged by Tree",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Sep 16, 2019",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "C/o Gpack",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Jan 23, 2019",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
},
{
"project_name": "C/o Gpack",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 23, 2019",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": true
},
"property_id": "6382103446",
"generated_at": "2026-03-27T17:11:01.864002Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 48.5
},
"utility_allowance": {
"zip_code": "28269",
"home_photo": "https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m1011561883s-w1280.jpg",
"rent_price": 1888.0,
"loan_amount": 172000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2906-Cedarhurst-Dr_Charlotte_NC_28269_M63821-03446",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 215000.0,
"loan_term_years": 30,
"annual_cash_flow": 17811.52,
"mortgage_monthly": 1144.32,
"payment_standard": 2277.0,
"total_amount_out": 43000.0,
"additional_photos": [
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m4216588916s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m3507811480s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m2250587529s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m53757642s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m4071144722s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m1059539063s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m3853306209s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m1258076918s-w1280.jpg",
"https://ap.rdcpix.com/a3e5244c8bd4cade2537390e0e014d3fl-m3842099391s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 73.62,
"monthly_cash_flow": 1484.29,
"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": "Allowance for central air conditioning, as specified in the property details.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Fuel not specified; Natural Gas chosen as it is available in the area and is the more expensive option versus electric, per instructions.",
"utility": "Cooking (Natural Gas)",
"allowance": 13
},
{
"note": "Included because Natural Gas was selected for heating, cooking, and water heating.",
"utility": "Gas Service Fee",
"allowance": 11
},
{
"note": "Fuel not specified; Natural Gas chosen as it is available in the area and the more expensive common option versus an electric heat pump, per instructions.",
"utility": "Heating (Natural Gas)",
"allowance": 80
},
{
"note": "Standard allowance for general electricity use like lighting and outlets.",
"utility": "Other Electric",
"allowance": 79
},
{
"note": "Allowance for the electricity cost to operate a range/stove.",
"utility": "Range/Stove",
"allowance": 11
},
{
"note": "Allowance for the electricity cost to operate a refrigerator.",
"utility": "Refrigerator",
"allowance": 12
},
{
"note": "Property is on public sewer, as specified in the property details.",
"utility": "Sewer",
"allowance": 89
},
{
"note": "Property uses city water, as specified in the property details.",
"utility": "Water",
"allowance": 32
},
{
"note": "Fuel not specified; Natural Gas chosen as it is available in the area and the more expensive option versus electric, per instructions.",
"utility": "Water Heating (Natural Gas)",
"allowance": 37
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 43000.0,
"property_tax_annual": 1695.38,
"property_tax_monthly": 141.28,
"property_tax_increase": 0.03,
"utility_allowance_total": 389.0,
"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": 4079.68,
"property_management_monthly": 188.8,
"monthly_cash_flow_after_debt": 339.97,
"cash_on_cash_return_after_debt": 0.09
},
"section8_assessment": {
"runs": [
{
"summary": "This 1965 brick single‑family home is a true fixer‑upper with mostly cosmetic and medium-priority repair needs. Major systems and life‑safety items are under-documented in the listing/photos (no visible smoke/CO alarms, no visible HVAC or electrical panel), which raises NSPIRE inspection risk. With targeted repairs (install detectors, address entry handrail and walkway, service/verify HVAC/electrical, clean/repair deck and soffit) it could be brought into compliance, but expect 30–60 days and moderate cost before passing an initial HCV/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Property is a clear as‑is fixer-upper. Interior finishes are worn, rooms cluttered, and cosmetic repairs are required (paint, trim, flooring in places). Exterior deck/porch and lattice need repair or replacement; front steps show no handrail. Appliances: washer and dryer visible; stove/fridge not shown (possible missing or included but not visible). These are moderate, mostly cosmetic/repair items that are addressable with a renovation budget."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 40.0,
"rationale": "Multiple potential NSPIRE safety issues visible or not documented: no visible smoke detectors or CO alarms in photos, stair/step lacks a handrail at entry, cracked/uneven walkway (trip hazard), roof eaves/soffit show peeling/rot risk, and bedroom windows appear small (possible egress concern). No obvious exposed wiring or collapsed ceilings were seen, but GFCI presence is not confirmed in kitchen/baths. These combined elevate inspection risk and likely require corrective work before passing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 45.0,
"rationale": "Plumbing fixtures appear present and functional (toilets, sinks, laundry hookups). Roofing shingles look aged but not visibly collapsed; however age and some fascia deterioration suggest near-term work. No HVAC equipment or water heater is visible in photos (heating/cooling source not documented). Electrical panel not shown and presence of GFCI is unconfirmed. Systems are uncertain and likely need service/inspection; this creates moderate risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 55.0,
"rationale": "Brick exterior appears generally intact and foundation vents are present. Siding/soffit paint peeling and some trim/soffit deterioration are visible. Driveway and concrete walkway are cracked (trip hazard). Yard has debris/trash bins and the chain link gate leans; fencing and site cleanup required. No clear evidence of major foundation movement or standing water from photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (life‑safety failure until verified/installed).",
"Missing/insufficient handrail at front steps (unsafe stair/handrail issue).",
"Unknown/no visible heating system (major systems risk until verified).",
"Cracked/uneven concrete walkway and driveway (trip hazard).",
"Soffit/fascia paint failure and wood deterioration at eaves (potential water intrusion and rot)."
],
"confidence": 0.65,
"assumptions": [
"Heating/HVAC and water heater exist but were not visible in photos; assumed operational but unverified.",
"Stove and refrigerator are not visible in listing photos; assumed may be present but if missing this is a moderate replacement cost only.",
"No active roof leaks or major structural movement present based on photos (no sagging, no collapsed ceilings visible), but soffit/ fascia show deterioration that may indicate localized water intrusion risk.",
"No visible mold growth in provided photos; assume none obvious but hidden moisture (behind trim/soffit) possible.",
"Bedrooms have windows but egress compliance (opening size) is unknown; assumed marginal and needs verification.",
"Electrical panel condition, AFCI/GFCI protection, and presence of smoke/CO alarms are unknown because not photographed; assumed absent or not compliant until verified."
],
"overall_score": 49.0,
"rubric_version": "nsprite-v1-2026-03"
},
{
"summary": "This is a true fixer-upper with a structurally intact brick shell but multiple moderate inspection risks. Cosmetic repairs, deck/porch safety repairs, cleaning/decluttering and routine updates would be required. Major unknowns that could prevent an initial HCV inspection: absence/visibility of working heating system, missing smoke/CO detectors, potential inadequate bedroom egress, unsecured exterior wiring, and deteriorated porch/steps railings. Expect 30–60 days of repairs and safety fixes before a reliable pass unless mechanical systems are confirmed operational.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 55.0,
"rationale": "Interior and exterior show moderate deferred maintenance but not catastrophic failure. Photos show worn/dated kitchen cabinets and counters, cluttered rooms needing cleaning/repairs, patched/uneven ceilings, older bathroom fixtures, and an aged front deck/steps with lattice skirting. Exterior brick shell is intact but soffits/trim have peeling paint and fascia deterioration. Driveway has cracking. Missing or not-photographed appliances (stove/refrigerator) are possible. Overall cosmetic and mid-level repairs expected; does not indicate immediate structural collapse."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 45.0,
"rationale": "Multiple NSPIRE risk items are uncertain or potentially failing from photos: no visible smoke or CO detectors in living areas/bedrooms, bedroom windows appear small (egress adequacy unclear), front entry steps lack a visible handrail, exterior soffit/trim shows deterioration that could allow pest entry, and there are exterior utility/low-voltage cables near the front door that appear unsecured. Bathrooms have vents but GFCI presence in kitchen/bathrooms is not shown. Plumbing fixtures and toilets are present. Because life-safety items (detectors, egress, handrail/electrical securing) are unverified or likely missing, safety score is lowered."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 40.0,
"rationale": "Photos do not show a visible central HVAC condenser, furnace, electrical panel, or water heater; absence of visible HVAC is a critical unknown for habitability and likely inspection focus. Kitchen plumbing appears intact and laundry appliances are present, but electrical panel condition and presence of GFCI breakers/outlets can't be confirmed. Roof shingles appear aged with edge/soffit wear but no obvious sagging or active heavy leaks in photos. Given unknown/possibly missing heating or end-of-life mechanical components, systems risk is moderate-high."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 60.0,
"rationale": "Brick exterior and foundation vents appear serviceable and level. However, fascia/soffits show peeling and localized deterioration, gutters appear present but may need cleaning/repair, porch railing and lattice need repair or replacement, the driveway is cracked creating trip hazards, and yard shows clutter and poor drainage/maintenance at perimeter. Chain-link fence gate is leaning. No obvious major foundation movement or roof collapse visible."
}
],
"red_flags": [
"No visible heating system or exterior condenser in photos – possible failure to meet local heating requirements.",
"No visible smoke detectors or CO alarms in photos (life-safety devices must be present and correctly located).",
"Potentially inadequate bedroom egress (small windows) — may fail emergency escape requirements.",
"Front steps lack a secure handrail and deck/railing shows deterioration — fall hazard.",
"Exterior soffit/fascia deterioration at roof edge — risk for water intrusion/pest entry and eventual roof damage.",
"Unsecured exterior wiring/utility cables near entry that appear loose and could be an electrical hazard."
],
"confidence": 0.65,
"assumptions": [
"No visible central HVAC condenser or furnace in photos — assumed either older system not shown or absent; heating status is unknown and treated as a potential issue.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they are missing or not properly located unless proven otherwise.",
"Electrical panel, water heater and GFCI outlets are not shown — assumed present but condition unknown; rated conservatively.",
"Bedrooms’ windows appear small; assume at least one may not meet full egress size without verification.",
"Appliances (stove, refrigerator) are not clearly shown in kitchen photos; assumed possibly present but may need replacement — missing appliances considered moderate repair items, not immediate safety failures.",
"Listing 'sold as-is' and 'fixer-upper' indicates deferred maintenance beyond what photos show; inspection risk scoring errs toward conservative caution."
],
"overall_score": 50.0,
"rubric_version": "nsPIRE_v1.0_photo-assessment_2026-03"
},
{
"summary": "Moderate-risk fixer-upper that will likely fail an initial NSPIRE/Housing Choice Voucher inspection without targeted repairs. Primary issues: missing/undocumented smoke & CO detectors, uncertain HVAC/water‑heater condition, aged roof/soffit/fascia, weathered deck/entry (handrail risk), and exterior/interior cleanup. Expected time to reach passable condition: 30–60 days with focused repairs and system verifications.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 50.0,
"rationale": "Listing and photos show a true fixer-upper: cosmetic wear, cluttered interiors, older finishes, and localized deferred maintenance. Hardwood floors appear serviceable; bathrooms and kitchen are functional but dated. Exterior deck, fascia paint/trim and front walkway show deterioration and will require repair. Missing/unknown kitchen appliances are not visible in photos but absence would be a moderate downgrade only. Overall condition indicates moderate repair scope (cosmetic + targeted repairs) rather than structural replacement."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 40.0,
"rationale": "Several NSPIRE safety risks are evident or cannot be confirmed from photos: no visible smoke/CO detectors in living areas or bedrooms; visible exterior wiring/conduit at the front entry looks weathered; deck/entry steps have no clearly visible handrail and the deck railing appears weathered and possibly low/loose; kitchen and baths have no visible GFCI devices in photos. Window sizes/egress for bedrooms are unclear (small windows shown) creating potential egress failures. No signs of active major water intrusion or heavy mold in photos, but ceiling patches and fascia deterioration suggest previous leaks. These combined present moderate-to-significant inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 45.0,
"rationale": "Roof appears aged with peeling fascia/soffit and likely near-term maintenance or partial replacement; no active collapse observed. No HVAC condenser, furnace, or water heater is shown in photos — presence/function is unknown (this is a systems risk). Plumbing fixtures in photos appear present and functioning; washer/dryer are present. Electrical panel is not shown; some exposed wiring/conduit at entry raises concern but no clear live-hazard shown. Overall, mechanical systems are uncertain and likely need service/inspection which reduces readiness."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 55.0,
"rationale": "Brick exterior and foundation vents visually intact. Yard is cluttered and needs cleanup; concrete walkway has cracking and unevenness (trip hazard). Front deck and lattice show weathering and need repair/paint; chain-link gate appears damaged/partially detached. Gutters/soffit paint peeling and localized trim rot seen at roofline. No visible standing water or major foundation settlement evident in photos."
}
],
"red_flags": [
"No visible smoke/CO detectors in photos (NSPIRE failure risk)",
"Exposed/weathered exterior wiring/conduit at front entry",
"Aged/peeling soffit and fascia with localized rot (roofing risk)",
"No visible heating system shown in photos (major systems unknown)",
"Deck/entry steps and railing appear weathered; possible unsafe handrail/guardrail"
],
"confidence": 0.65,
"assumptions": [
"No dedicated electrical panel, HVAC condenser, or water heater were visible in photos; assume these systems exist but require verification and possible service.",
"Bedrooms have standard windows typical of 1965 construction; egress size is uncertain and may need measurement/upgrades if below code.",
"Smoke and CO detectors are not visible in photos and are assumed not to be installed or not in required locations.",
"No heavy active mold, widespread water damage, or major foundation movement was visible in provided photos; if present, that would increase score severity.",
"Interior clutter in photos obscures some conditions (flooring, outlet/GFCI locations, vents) — assumed typical wear beneath clutter."
],
"overall_score": 47.0,
"rubric_version": "ns-2026-1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2906 Cedarhurst Dr, Charlotte, NC, 28269",
"aggregate": {
"summary": "This 1965 brick single‑family home is a true fixer‑upper with mostly cosmetic and medium-priority repair needs. Major systems and life‑safety items are under-documented in the listing/photos (no visible smoke/CO alarms, no visible HVAC or electrical panel), which raises NSPIRE inspection risk. With targeted repairs (install detectors, address entry handrail and walkway, service/verify HVAC/electrical, clean/repair deck and soffit) it could be brought into compliance, but expect 30–60 days and moderate cost before passing an initial HCV/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 53.3,
"rationale": "Property is a clear as‑is fixer-upper. Interior finishes are worn, rooms cluttered, and cosmetic repairs are required (paint, trim, flooring in places). Exterior deck/porch and lattice need repair or replacement; front steps show no handrail. Appliances: washer and dryer visible; stove/fridge not shown (possible missing or included but not visible). These are moderate, mostly cosmetic/repair items that are addressable with a renovation budget."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 56.7,
"rationale": "Brick exterior appears generally intact and foundation vents are present. Siding/soffit paint peeling and some trim/soffit deterioration are visible. Driveway and concrete walkway are cracked (trip hazard). Yard has debris/trash bins and the chain link gate leans; fencing and site cleanup required. No clear evidence of major foundation movement or standing water from photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 41.7,
"rationale": "Multiple potential NSPIRE safety issues visible or not documented: no visible smoke detectors or CO alarms in photos, stair/step lacks a handrail at entry, cracked/uneven walkway (trip hazard), roof eaves/soffit show peeling/rot risk, and bedroom windows appear small (possible egress concern). No obvious exposed wiring or collapsed ceilings were seen, but GFCI presence is not confirmed in kitchen/baths. These combined elevate inspection risk and likely require corrective work before passing."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 43.3,
"rationale": "Plumbing fixtures appear present and functional (toilets, sinks, laundry hookups). Roofing shingles look aged but not visibly collapsed; however age and some fascia deterioration suggest near-term work. No HVAC equipment or water heater is visible in photos (heating/cooling source not documented). Electrical panel not shown and presence of GFCI is unconfirmed. Systems are uncertain and likely need service/inspection; this creates moderate risk."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (life‑safety failure until verified/installed).",
"Missing/insufficient handrail at front steps (unsafe stair/handrail issue).",
"Unknown/no visible heating system (major systems risk until verified).",
"Cracked/uneven concrete walkway and driveway (trip hazard).",
"Soffit/fascia paint failure and wood deterioration at eaves (potential water intrusion and rot)."
],
"confidence": 0.94,
"assumptions": [
"Heating/HVAC and water heater exist but were not visible in photos; assumed operational but unverified.",
"Stove and refrigerator are not visible in listing photos; assumed may be present but if missing this is a moderate replacement cost only.",
"No active roof leaks or major structural movement present based on photos (no sagging, no collapsed ceilings visible), but soffit/ fascia show deterioration that may indicate localized water intrusion risk.",
"No visible mold growth in provided photos; assume none obvious but hidden moisture (behind trim/soffit) possible.",
"Bedrooms have windows but egress compliance (opening size) is unknown; assumed marginal and needs verification.",
"Electrical panel condition, AFCI/GFCI protection, and presence of smoke/CO alarms are unknown because not photographed; assumed absent or not compliant until verified."
],
"score_method": "mean_of_criteria",
"overall_score": 48.5,
"rubric_version": "nsprite-v1-2026-03",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6382103446"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.