Property ID: 6636979747
2428 Booker Ave, Charlotte, NC, 28216
Charlotte, NC
Money Down: $56,400
CoC Return: 4.31%
Monthly Cash Flow: $202
Est. Final ARV: $289,263
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$47,000
Closing Costs
$9,400
Total Down
$56,400
Investment Snapshot
Purchase Price
$235,000
Money Down
$56,400
Cash-on-Cash Return
4.31%
Rent
$1,889
Monthly Cash Flow
$202
Annual Cash Flow
$2,429
Debt Service / Mo
$1,251
Property Tax / Mo
$163
Insurance / Mo
$84
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,889
Payment Standard
$2,277
Rent
$1,889
Insurance
$84
Property Tax
$163
Management
$189
Utilities Allowance
$388
NOI (Monthly)
$1,453
Debt Service
$1,251
Cash Flow After Debt
$202
Quality Score: 61.40%
Confidence: 87.00%
This 1938 single-family appears structurally intact with several major system upgrades (roof, HVAC, electric panel, water line) completed recently which lowers major-systems risk. The interior is cosmetically worn with stained carpets, damaged cabinets, and ceiling stains/damage that indicate prior water intrusion and require remediation. Safety items to address before an HCV/NSPIRE inspection: repair/replace damaged ceiling areas, remediate/assess the exterior fuel tank, repair front porch steps/handrail, confirm GFCI outlets in kitchen/baths and install CO detectors if required. With targeted repairs and verification of water heater/plumbing, this property is likely to pass an initial HCV inspection after about 30–60 days of work.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$388
Guaranteed Section 8 Rent (PS - Utilities)
$1,889
Property Management
$189
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$235,000
Beds
3
Baths
2
Living Area
1,466 sqft
Lot Size
9,583 sqft
Year Built
1938
Days on Market
212
Capital Outlay
$56,400
Debt Service
$1,251
Property Tax / Mo
$163
Insurance / Mo
$84
Property Description
Flexible on Price, Great location ! Charming 3-bedroom, 2-bathroom home in Charlotte with endless potential! Recent updates include an updated roof (2022) , updated HVAC (2022) , updated water line to the street, and an electric panel installed i(2022). The interior shows signs of wear and is ready for cosmetic updates, offering the perfect canvas for your personal touch. Whether you're an investor, renovator, or first-time buyer with vision, this property presents a rare opportunity to add value and create the home you've been dreaming of. Priced to reflect condition, this hidden gem is waiting to shine again!
Utility Allowances
Air Conditioning
$25
Selected based on the property having Central Air and a 3-bedroom count.
Cooking
$12
Selected 'Electric' option as property photos show an electric range/stove.
Heating
$80
Selected 'Natural Gas' as the fuel type was not specified and natural gas is the more expensive common option in the area compared to electric.
Gas Service Fee
$11
Included as natural gas was selected for heating and water heating.
Other Electric
$79
Standard allowance for general electricity usage (lights, outlets, etc.) for a 3-bedroom unit.
Range/Stove
$11
Included as a range/stove is present in the unit and the cost of operation is a tenant utility.
Refrigerator
$12
Included as a refrigerator is present in the unit and the cost of operation is a tenant utility.
Sewer
$89
Property details confirm connection to 'Public Sewer'.
Water
$32
Property details confirm connection to 'City' water.
Water Heating
$37
Selected 'Natural Gas' as the fuel type was not specified and it is the more expensive common option compared to electric.
Source References
Payment Standard Source
Effective Date:
Jul 01, 2025
Utility Allowance Source
Effective Date:
Feb 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$931
DP3 Annual Estimate$1,085
DP1 Monthly Equivalent$78
DP3 Monthly Equivalent$90
Replacement Value$168,800
Basis1,466 sqft / 1938
Nearby Houses
Photo unavailable
2420 Booker Ave
sold · 0.02 mi
Price: $103,000
3 bd / 2 ba · 1,053 sqft
Latest sale: $103,000
Latest rent: —
Photo unavailable
2512 Booker Ave
sold · 0.04 mi
Price: $219,000
3 bd / 2 ba · 1,155 sqft
Latest sale: $219,000
Latest rent: —
Photo unavailable
2433 Booker Ave
sold · 0.04 mi
Price: $288,650
3 bd / 1 ba · 1,332 sqft
Latest sale: $288,650
Latest rent: —
Photo unavailable
2501 Booker Ave
sold · 0.05 mi
Price: $235,000
3 bd / 2 ba · 1,288 sqft
Latest sale: $235,000
Latest rent: —
Photo unavailable
2417 Booker Ave
sold · 0.05 mi
Price: $120,000
3 bd / 1 ba · 1,010 sqft
Latest sale: $120,000
Latest rent: —
Photo unavailable
2515 Booker Ave
sold · 0.06 mi
Price: $142,900
3 bd / 2 ba · 1,016 sqft
Latest sale: $142,900
Latest rent: —
Photo unavailable
2521 Booker Ave Unit 18
sold · 0.07 mi
Price: $71,000
2 bd / 1 ba · 775 sqft
Latest sale: $71,000
Latest rent: —
Photo unavailable
2401 Booker Ave
sold · 0.07 mi
Price: $170,000
4 bd / 2 ba · 2,084 sqft
Latest sale: $170,000
Latest rent: —
Photo unavailable
2424 Pitts Dr
sold · 0.09 mi
Price: $244,500
3 bd / 2 ba · 1,057 sqft
Latest sale: $244,500
Latest rent: —
Photo unavailable
2504 Pitts Dr
off_market · 0.09 mi
Price: $1,895
3 bd / 3 ba
Latest sale: —
Latest rent: —
Photo unavailable
2514 Pitts Dr Unit 3
sold · 0.10 mi
Price: $110,000
2 bd / 2 ba · 988 sqft
Latest sale: $110,000
Latest rent: —
Photo unavailable
2328 Sanders Ave
sold · 0.10 mi
Price: $358,000
3 bd / 2 ba · 1,411 sqft
Latest sale: $358,000
Latest rent: —
Photo unavailable
2522 Pitts Dr Unit 1
sold · 0.11 mi
Price: $45,000
3 bd / 1 ba · 1,024 sqft
Latest sale: $45,000
Latest rent: —
Properties Used for Comps
Photo unavailable
2328 Sanders Ave, Charlotte, NC, 28216
sold
Price: $358,000
Rent: —
3 bd / 1.5 ba · 1,411 sqft
Sale Date: Jul 29, 2025
Distance: 0.10 mi
View listing
Photo unavailable
2321 Dundeen St, Charlotte, NC, 28216
sold
Price: $139,000
Rent: —
3 bd / 2 ba · 1,204 sqft
Sale Date: Mar 09, 2026
Distance: 0.16 mi
View listing
Photo unavailable
2325 Sanders Ave, Charlotte, NC, 28216
sold
Price: $276,300
Rent: —
3 bd / 2 ba · 1,266 sqft
Sale Date: May 20, 2025
Distance: 0.13 mi
View listing
Photo unavailable
2433 Booker Ave, Charlotte, NC, 28216
sold
Price: $288,650
Rent: —
3 bd / 1 ba · 1,332 sqft
Sale Date: Jul 07, 2025
Distance: 0.04 mi
View listing
Photo unavailable
2501 Booker Ave, Charlotte, NC, 28216
sold
Price: $235,000
Rent: —
3 bd / 2 ba · 1,288 sqft
Sale Date: Jun 06, 2025
Distance: 0.05 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- Interior ceiling water stains and localized ceiling damage / soft spot (risk of ongoing leak or collapse).
- Above-ground fuel/oil tank adjacent to foundation (environmental/abatement liability and potential safety concern).
- Deteriorated front porch brick steps and missing/insufficient handrail (trip/fall hazard).
- No visible CO detector and GFCI protection not evident in kitchen area from photos (NSPIRE-required safety items may be missing).
- Evidence of moisture/mildew staining on multiple ceilings — potential mold risk requiring remediation.
Assumptions
- Seller listing statements are accurate: roof, HVAC, water line and main electrical panel were replaced in 2022 and are functioning.
- Central HVAC is operational; window AC units are supplemental. Heat source is present and functional but not directly photographed.
- Water heater and hot water are present and supplying hot water (not shown in photos).
- Oil/fuel tank visible outside is currently inactive/abandoned but remains on site; its status (active, abandoned, or requiring removal) is unknown and will need verification.
- Smoke detector visible in photos is wired and functional; other required detectors (CO) are not visible and likely not installed.
- No active roof leaks at time of photos — ceiling stains indicate past leaks rather than active collapse, but localized ceiling weakness exists.
- Bedroom windows provide legal egress (sized appropriately) though dimensions were not measured in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,898 | $224,800 | $224,800 |
| 2024 | $1,855 | $224,800 | $224,800 |
| 2023 | $1,788 | $224,800 | $224,800 |
| 2022 | $1,137 | $104,900 | $104,900 |
| 2021 | $1,126 | $104,900 | $104,900 |
| 2020 | $1,119 | $104,900 | $104,900 |
| 2019 | $1,103 | $104,900 | $104,900 |
| 2018 | $682 | $46,400 | $46,400 |
| 2017 | $663 | $46,400 | $46,400 |
| 2016 | $654 | $46,400 | $46,400 |
| 2015 | $642 | $46,400 | $46,400 |
| 2014 | $704 | $46,400 | $46,400 |
| 2013 | $704 | $50,000 | $50,000 |
| 2012 | $676 | $50,200 | $50,200 |
| 2011 | $689 | $50,200 | $50,200 |
| 2010 | $848 | $60,800 | $60,800 |
| 2009 | $848 | $60,800 | $60,800 |
| 2008 | $848 | $60,800 | $60,800 |
| 2007 | $845 | $60,800 | $60,800 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-02 | Relisted | $235,000 |
| 2026-03-01 | Listing removed | $0 |
| 2025-12-03 | Price Changed | $255,000 |
| 2025-10-21 | Price Changed | $265,000 |
| 2025-09-12 | Listed | $275,000 |
| 2003-02-03 | Sold | $50,000 |
Photo Gallery
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{
"note": "Selected based on the property having Central Air and a 3-bedroom count.",
"utility": "Air Conditioning",
"allowance": 25
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{
"note": "Selected 'Electric' option as property photos show an electric range/stove.",
"utility": "Cooking",
"allowance": 12
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{
"note": "Selected 'Natural Gas' as the fuel type was not specified and natural gas is the more expensive common option in the area compared to electric.",
"utility": "Heating",
"allowance": 80
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{
"note": "Included as natural gas was selected for heating and water heating.",
"utility": "Gas Service Fee",
"allowance": 11
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{
"note": "Standard allowance for general electricity usage (lights, outlets, etc.) for a 3-bedroom unit.",
"utility": "Other Electric",
"allowance": 79
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{
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"utility": "Range/Stove",
"allowance": 11
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{
"note": "Included as a refrigerator is present in the unit and the cost of operation is a tenant utility.",
"utility": "Refrigerator",
"allowance": 12
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{
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"utility": "Sewer",
"allowance": 89
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{
"note": "Property details confirm connection to 'City' water.",
"utility": "Water",
"allowance": 32
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{
"note": "Selected 'Natural Gas' as the fuel type was not specified and it is the more expensive common option compared to electric.",
"utility": "Water Heating",
"allowance": 37
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"effective_date": "2025-07-01"
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"section8_assessment": {
"runs": [
{
"summary": "This 1938 single-family appears structurally intact with several major system upgrades (roof, HVAC, electric panel, water line) completed recently which lowers major-systems risk. The interior is cosmetically worn with stained carpets, damaged cabinets, and ceiling stains/damage that indicate prior water intrusion and require remediation. Safety items to address before an HCV/NSPIRE inspection: repair/replace damaged ceiling areas, remediate/assess the exterior fuel tank, repair front porch steps/handrail, confirm GFCI outlets in kitchen/baths and install CO detectors if required. With targeted repairs and verification of water heater/plumbing, this property is likely to pass an initial HCV inspection after about 30–60 days of work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 55.0,
"rationale": "Interior shows moderate-to-heavy cosmetic deferred maintenance: stained, worn carpeting, damaged/peeling cabinet faces in kitchen, ceiling stains and localized ceiling damage, scuffed walls and trim, some missing baseboard/trim and thresholds. Appliances (fridge, stove, dishwasher) are present but appear old; replacement likely within a cosmetic refresh budget. Exterior paint/siding appears serviceable but front porch brick steps have visible spalling and missing bricks. Overall issues are mostly cosmetic and mid-level repairs rather than full structural rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Some safety items visible and some unknowns: a smoke detector is visible in living area photos (positive). No CO detector is visible in photos. There are ceiling water stains and at least one area of ceiling damage/softening which raises risk of active leaks or weakened ceiling (NSPIRE concern). Front porch steps show crumbling brick and may lack a handrail on the front entry steps (trip/fall risk). No obvious exposed electrical wiring and listing notes electrical panel replaced 2022, but GFCI outlets in kitchen/bath are not visible. Window AC units and a central condenser are present; heating presence assumed but not directly shown. Because of ceiling deterioration, oil/fuel tank on exterior, and missing/uncertain GFCI/CO devices, there is moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Mechanical systems condition",
"score": 70.0,
"rationale": "Listing states roof (2022), HVAC (2022), waterline to street updated and new electric panel (2022); exterior photos show an HVAC condenser which appears intact. These recent updates greatly reduce major-systems risk. Water heater and some plumbing fixtures are not shown; interior plumbing fixtures appear present and functional in photos. Ceiling stains indicate past water intrusion that should be investigated. Overall mechanical systems appear relatively up-to-date but some components (water heater, drains) not visible and should be confirmed."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 65.0,
"rationale": "Vinyl siding and roof look serviceable from photos; foundation appears raised masonry with no obvious major cracking visible. Yard has typical wear and overgrowth but is usable; chain-link fence present. Notable exterior concerns: an above-ground fuel tank sits at foundation (environmental/abatement consideration), front porch brick steps are deteriorated, and there is some vegetation close to the house which can affect drainage. No obvious standing water seen in photos."
}
],
"red_flags": [
"Interior ceiling water stains and localized ceiling damage / soft spot (risk of ongoing leak or collapse).",
"Above-ground fuel/oil tank adjacent to foundation (environmental/abatement liability and potential safety concern).",
"Deteriorated front porch brick steps and missing/insufficient handrail (trip/fall hazard).",
"No visible CO detector and GFCI protection not evident in kitchen area from photos (NSPIRE-required safety items may be missing).",
"Evidence of moisture/mildew staining on multiple ceilings — potential mold risk requiring remediation."
],
"confidence": 0.65,
"assumptions": [
"Seller listing statements are accurate: roof, HVAC, water line and main electrical panel were replaced in 2022 and are functioning.",
"Central HVAC is operational; window AC units are supplemental. Heat source is present and functional but not directly photographed.",
"Water heater and hot water are present and supplying hot water (not shown in photos).",
"Oil/fuel tank visible outside is currently inactive/abandoned but remains on site; its status (active, abandoned, or requiring removal) is unknown and will need verification.",
"Smoke detector visible in photos is wired and functional; other required detectors (CO) are not visible and likely not installed.",
"No active roof leaks at time of photos — ceiling stains indicate past leaks rather than active collapse, but localized ceiling weakness exists.",
"Bedroom windows provide legal egress (sized appropriately) though dimensions were not measured in photos."
],
"overall_score": 59.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "Overall the property is moderately turnkey for Section 8 tenancy but will require several cosmetic repairs and a few safety/code corrections before passing a NSPIRE/HCV inspection. Major systems (roof, HVAC, electrical panel, water service) are reported replaced recently and appear to be in good condition, which substantially reduces inspection risk. The main items likely to generate fails or required corrections are ceiling stains/possible active leak source verification and repair, GFCI protection in kitchen, exposed/unfinished flooring/thresholds, and addressing the above-ground oil tank and exterior porch brick repairs. With 2–6 trade visits (electrician for GFCI and smoke/CO devices, handyman/carpenter for threshold and trim, painter, and minor plumbing/ceiling repairs) the home should be rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 60.0,
"rationale": "Interior shows moderate deferred maintenance and cosmetic damage: stained/soiled carpet in multiple rooms, peeling and worn kitchen cabinet faces, scuffed walls and trim, patch/repairs visible in ceilings, exposed/uneven flooring at some bedroom thresholds. Appliances (fridge, stove, dishwasher) are present but look aged; missing outlet/cover repairs and finishing work needed. These are mostly cosmetic and standard repair/replace work; nothing in photos indicates full structural rehabilitation is required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 50.0,
"rationale": "Mixed safety picture. Positive: listing states electrical panel (2022) and HVAC (2022) updates; a smoke detector is visible in a main area. Observed concerns: multiple ceiling stains/patches (evidence of prior or potential active water intrusion), probable missing GFCI at kitchen counter/sink area (visible standard outlet without GFCI), exposed/unfinished threshold/subfloor at a bedroom doorway (trip hazard/exposed subfloor), worn/loose carpeting creating trip hazards, and no visible carbon monoxide alarm. Window AC units in bedrooms are present but NSPIRE prefers functional centralized heating; however a central HVAC unit is visible outside and listed as new. These items create moderate NSPIRE risk and would likely generate correction items on an initial inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 85.0,
"rationale": "Listing states and photos corroborate recent major system work: roof replaced 2022 (shingles appear in good condition), HVAC shows an outdoor condensing unit and listing notes HVAC replaced 2022, electric panel reported replaced 2022, and water service line to the street stated as updated. No visible signs of active system failure (no visible extensive rusted venting, no collapsed ceiling from mechanical failure). Water heater not photographed so not confirmed. Given the recent system replacements, major systems are likely in good working order but limited confirmation is available from photos alone."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Exterior siding and roof appear intact. Yard is overgrown but serviceable; chain-link fencing present. Front porch brick facing shows wear and some crumbling mortar/brick at corners of steps which may need repair. An above-ground oil tank (or similar fuel tank) is visible in the backyard area which may trigger environmental or local code/service requirements and could require removal or documentation. No obvious major foundation cracks or large drainage pooling visible in photos, but yard slopes toward rear and drainage should be confirmed."
}
],
"red_flags": [
"Ceiling stains / evidence of past (possible active) water intrusion - requires verification and repair",
"Exposed/unfinished subfloor / damaged threshold at bedroom entry (trip hazard / exposed subfloor)",
"Kitchen likely missing GFCI protection at sink/counter outlets (electrical safety code issue)",
"Above-ground fuel/oil tank visible on property (potential environmental / removal requirement)",
"Limited visible smoke/CO detection (only one smoke alarm seen; CO alarm not observed)"
],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: roof, HVAC and electrical panel were replaced in 2022 and are functioning.",
"Ceiling stains indicate past water intrusion; no large active leaks are visible in photos (assessed as possible but unconfirmed).",
"Above-ground fuel/oil tank is inactive or can be decommissioned; pictured tank may require removal or testing.",
"Water heater is present and operational though not shown in photos.",
"Windows provide required bedroom egress; they appear intact and operable though not fully tested from photos.",
"Only a single smoke detector is visible; additional detectors and a CO alarm would need to be installed to meet NSPIRE if absent."
],
"overall_score": 65.0,
"rubric_version": "ns-2026-03-27-v1"
},
{
"summary": "Moderate risk for initial HCV/NSPIRE inspection. Major building systems show recent capital upgrades (roof, HVAC, electrical) which is favorable, but interior deferred maintenance (ceiling stains, worn/ damaged flooring, damaged cabinets), an above-ground oil tank at the foundation, exposed subfloor/threshold and evidence of prior water intrusion/create a moderate inspection failure risk. Expect targeted repairs and safety fixes (address ceiling leaks and any active moisture, repair exposed flooring and front porch steps, confirm/install smoke and CO alarms, test for lead paint, remediate or properly decommission oil tank if required) before a Housing Choice Voucher inspection will reliably pass. Time-to-rent estimate: 30-60 days depending on remediation scope.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs (cosmetic & deferred maintenance)",
"score": 55.0,
"rationale": "Interior shows widespread cosmetic deferred maintenance: stained/worn carpeting, torn/uneven flooring and an exposed floor/threshold in at least one bedroom, damaged cabinet faces and trim in the kitchen, several ceiling stains/patches, and peeling paint/trim around windows. Appliances (fridge, stove, dishwasher) are present but visibly aged; presence reduces urgency but cabinets/finishes need medium-level rehab. Front porch brick/steps show broken/crumbling mortar/edges and will require repair to remove trip hazards. Overall condition indicates moderate repairs (cosmetic and some minor carpentry) rather than structural replacement."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE checkpoints)",
"score": 50.0,
"rationale": "Some safety items appear acceptable (solid exterior entry door, visible exterior condenser unit, electrical panel reportedly replaced 2022). However there are multiple inspection risks: visible ceiling water stains/patches (potential past or latent water intrusion and possible mold), exposed subfloor/threshold in a bedroom (trip hazard and potential code fail), an above-ground oil tank adjacent to the foundation (environmental/inspection concern and possible heating fuel hazard), and peeling/aged paint (built in 1938 - lead-paint risk until tested). Smoke/CO coverage cannot be verified in all required locations; a round detector is visible in one photo but CO alarm is not evident. GFCI presence in kitchen/baths is not clearly documented. These issues create a moderate NSPIRE compliance risk and likely require targeted remediation before a voucher inspection passes without corrections."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, electrical, plumbing)",
"score": 75.0,
"rationale": "Listing and photos document key capital upgrades: roof replaced 2022, HVAC updated 2022, and electric panel replaced 2022; an exterior condenser unit is visible. Listing notes water line to the street updated. These recent system upgrades significantly reduce major system failure risk. No visible active roof collapse or major structural system failure was observed. Water heater and fuel/combustion appliance condition are not shown. Ceiling stains indicate there was past water intrusion that should be verified, but overall recent capital updates suggest mechanical systems are largely sound."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Exterior vinyl siding and foundation appear serviceable; roof replacement (2022) is visible and in good condition. Yard is overgrown but not heavily neglected; chain-link fence is intact. Notable exterior concerns: an above-ground oil tank sits adjacent to the foundation (possible environmental/inspection/problematic for some PHAs), front porch brick edges and steps show deterioration (trip/fall hazard), and a crawl/vent opening near steps may allow pest entry. Overall exterior condition is fair with moderate repair needs and one notable fuel-tank issue."
}
],
"red_flags": [
"Above-ground oil/fuel tank adjacent to foundation (possible environmental/inspection issue)",
"Ceiling stains/patches in multiple rooms indicating past or potential water intrusion",
"Exposed subfloor / missing threshold in bedroom (trip hazard and likely fail point)",
"Crumbled/deteriorated front porch steps/brick creating trip/fall hazard",
"Peeling/aged paint on an older (1938) home — lead-paint risk until tested"
],
"confidence": 0.7,
"assumptions": [
"Roof, HVAC and electrical panel replacements cited in listing (2022) are complete and performed to code; photos corroborate a condenser and intact roof but internal records were not reviewed.",
"Water heater and hot water availability are present and functional though not pictured; plumbing fixtures appear intact in photos.",
"At least one smoke detector is present (visible in photos), but smoke/CO coverage in every required location is not documented and assumed incomplete until verified.",
"The above-ground tank visible at the foundation is an oil/ fuel tank associated with heating; its operational status (active/abandoned) is unknown and is treated as a potential environmental/safety issue.",
"No visible major foundation movement or roof sagging was observed in photos; stains on ceilings are treated as past water intrusion that needs verification rather than confirmed active leaks.",
"Window egress appears present in bedrooms but exact egress dimensions were not measured; assumed likely but should be confirmed on-site."
],
"overall_score": 60.0,
"rubric_version": "ns_prep_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2428 Booker Ave, Charlotte, NC, 28216",
"aggregate": {
"summary": "This 1938 single-family appears structurally intact with several major system upgrades (roof, HVAC, electric panel, water line) completed recently which lowers major-systems risk. The interior is cosmetically worn with stained carpets, damaged cabinets, and ceiling stains/damage that indicate prior water intrusion and require remediation. Safety items to address before an HCV/NSPIRE inspection: repair/replace damaged ceiling areas, remediate/assess the exterior fuel tank, repair front porch steps/handrail, confirm GFCI outlets in kitchen/baths and install CO detectors if required. With targeted repairs and verification of water heater/plumbing, this property is likely to pass an initial HCV inspection after about 30–60 days of work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 56.7,
"rationale": "Interior shows moderate-to-heavy cosmetic deferred maintenance: stained, worn carpeting, damaged/peeling cabinet faces in kitchen, ceiling stains and localized ceiling damage, scuffed walls and trim, some missing baseboard/trim and thresholds. Appliances (fridge, stove, dishwasher) are present but appear old; replacement likely within a cosmetic refresh budget. Exterior paint/siding appears serviceable but front porch brick steps have visible spalling and missing bricks. Overall issues are mostly cosmetic and mid-level repairs rather than full structural rehab."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 65.0,
"rationale": "Vinyl siding and roof look serviceable from photos; foundation appears raised masonry with no obvious major cracking visible. Yard has typical wear and overgrowth but is usable; chain-link fence present. Notable exterior concerns: an above-ground fuel tank sits at foundation (environmental/abatement consideration), front porch brick steps are deteriorated, and there is some vegetation close to the house which can affect drainage. No obvious standing water seen in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Some safety items visible and some unknowns: a smoke detector is visible in living area photos (positive). No CO detector is visible in photos. There are ceiling water stains and at least one area of ceiling damage/softening which raises risk of active leaks or weakened ceiling (NSPIRE concern). Front porch steps show crumbling brick and may lack a handrail on the front entry steps (trip/fall risk). No obvious exposed electrical wiring and listing notes electrical panel replaced 2022, but GFCI outlets in kitchen/bath are not visible. Window AC units and a central condenser are present; heating presence assumed but not directly shown. Because of ceiling deterioration, oil/fuel tank on exterior, and missing/uncertain GFCI/CO devices, there is moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Mechanical systems condition",
"score": 76.7,
"rationale": "Listing states roof (2022), HVAC (2022), waterline to street updated and new electric panel (2022); exterior photos show an HVAC condenser which appears intact. These recent updates greatly reduce major-systems risk. Water heater and some plumbing fixtures are not shown; interior plumbing fixtures appear present and functional in photos. Ceiling stains indicate past water intrusion that should be investigated. Overall mechanical systems appear relatively up-to-date but some components (water heater, drains) not visible and should be confirmed."
}
],
"red_flags": [
"Interior ceiling water stains and localized ceiling damage / soft spot (risk of ongoing leak or collapse).",
"Above-ground fuel/oil tank adjacent to foundation (environmental/abatement liability and potential safety concern).",
"Deteriorated front porch brick steps and missing/insufficient handrail (trip/fall hazard).",
"No visible CO detector and GFCI protection not evident in kitchen area from photos (NSPIRE-required safety items may be missing).",
"Evidence of moisture/mildew staining on multiple ceilings — potential mold risk requiring remediation."
],
"confidence": 0.87,
"assumptions": [
"Seller listing statements are accurate: roof, HVAC, water line and main electrical panel were replaced in 2022 and are functioning.",
"Central HVAC is operational; window AC units are supplemental. Heat source is present and functional but not directly photographed.",
"Water heater and hot water are present and supplying hot water (not shown in photos).",
"Oil/fuel tank visible outside is currently inactive/abandoned but remains on site; its status (active, abandoned, or requiring removal) is unknown and will need verification.",
"Smoke detector visible in photos is wired and functional; other required detectors (CO) are not visible and likely not installed.",
"No active roof leaks at time of photos — ceiling stains indicate past leaks rather than active collapse, but localized ceiling weakness exists.",
"Bedroom windows provide legal egress (sized appropriately) though dimensions were not measured in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 61.4,
"rubric_version": "ns_prep_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "6636979747"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.