Property ID: 7042241670
704 Falmouth St, Birmingham, AL, 35224
Birmingham, AL
Money Down: $19,656
CoC Return: 16.34%
Monthly Cash Flow: $268
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$16,380
Closing Costs
$3,276
Total Down
$19,656
Investment Snapshot
Purchase Price
$81,900
Money Down
$19,656
Cash-on-Cash Return
16.34%
Rent
$894
Monthly Cash Flow
$268
Annual Cash Flow
$3,212
Debt Service / Mo
$436
Property Tax / Mo
$51
Insurance / Mo
$50
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$894
Payment Standard
$1,210
Rent
$894
Insurance
$50
Property Tax
$51
Management
$89
Utilities Allowance
$316
NOI (Monthly)
$704
Debt Service
$436
Cash Flow After Debt
$268
Quality Score: 60.90%
Confidence: 75.00%
Based on the single exterior photo and listing, the property appears structurally intact with mostly cosmetic deferred maintenance (paint, yard, porch finishes) and an aged roof. Tenant occupancy prevents interior verification of critical NSPIRE items (smoke/CO detectors, GFCI, egress, HVAC, water heater, plumbing). Overall inspection risk is moderate; likely requires minor-to-moderate repairs or verification items to pass an initial HUD/HCV inspection but does not show obvious immediate life-threatening failures. Estimated rent-readiness timeframe: minor repairs and interior compliance checks, approximately 2–6 weeks if interior issues are minor.
Section 8 Payment Standard
$1,210
Utility Allowance Total
$316
Guaranteed Section 8 Rent (PS - Utilities)
$894
Property Management
$89
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$81,900
Beds
2
Baths
1
Living Area
946 sqft
Lot Size
10,019 sqft
Year Built
1915
Days on Market
96
Capital Outlay
$19,656
Debt Service
$436
Property Tax / Mo
$51
Insurance / Mo
$50
Property Description
Investment opportunity! Leased until 9/30/26 Great rental income for investors at $890/mo. This property is 1 of 3 offered in a portfolio of other properties. Seller willing to sell individually or all 3 together. Other properties in portfolio are 3716 Fir Ave SW at 99K, and 2709 9th Street NE at $125K. Seller will not entertain subject 2 or owner financing options. Don't miss the RENT ROLL in the documents section. Property is tenant occupied - Please DO NOT DISTURB TENANT. Only AFTER property is under contract are showings scheduled 48HRS in advance.
Utility Allowances
Heating
$76
Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. Property has central heat, and other major systems like the water heater are electric. Alabama Power is the most likely and most conservative (highest allowance) provider choice.
Cooling
$18
Selected 'A/C: Alabama Power' for a 2-bedroom unit. Property has central air conditioning, which is electric. Alabama Power is the most likely provider.
Water Heating
$46
Selected 'Elec: Ala Power' for a 2-bedroom unit. Property information explicitly states it has an electric water heater.
Cooking
$17
Selected 'Elec: Ala Power' for a 2-bedroom unit. A stove is not listed as a provided appliance. Electric was chosen for consistency with other electric systems (heating, water heating).
Other Electric
$56
Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers tenant-paid general electric use. Alabama Power is the most likely and conservative provider choice.
Water
$69
Selected 'Water: Birmingham' for a 2-bedroom unit. Property information indicates it uses public water, and it is located in Birmingham.
Sewer
$0
A $0 allowance was assigned because the property information explicitly states it has a 'Septic Tank', meaning the tenant will not have a public sewer bill.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. The property is located in Jefferson County, making this the most appropriate option.
Refrigerator
$8
Selected allowance for a tenant-owned refrigerator for a 2-bedroom unit, as one is not specified as being provided with the property.
Range/Microwave
$6
Selected allowance for a tenant-owned range/microwave for a 2-bedroom unit, as one is not specified as being provided with the property.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$526
DP3 Annual Estimate$674
DP1 Monthly Equivalent$44
DP3 Monthly Equivalent$56
Replacement Value$51,300
Basis946 sqft / 1915
Nearby Houses
Photo unavailable
709 Galveston St
sold · 0.03 mi
Price: $28,000
3 bd / 2 ba · 1,500 sqft
Latest sale: $28,000 on Jan 26, 2023
Latest rent: —
Photo unavailable
625 Houston St Lot 6
sold · 0.09 mi
Price: $5,000
— bd / — ba
Latest sale: $5,000
Latest rent: —
Photo unavailable
612 Galveston St
sold · 0.11 mi
Price: $70,000
3 bd / 2 ba · 2,300 sqft
Latest sale: $70,000 on May 07, 2019
Latest rent: —
Photo unavailable
609 Houston St
sold · 0.13 mi
Price: $26,000
3 bd / 2 ba · 1,794 sqft
Latest sale: $26,000 on May 28, 2019
Latest rent: —
Photo unavailable
722 Galveston St
sold · 0.14 mi
Price: $129,999
3 bd / 2 ba · 1,403 sqft
Latest sale: $129,999 on Apr 23, 2024
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior of the unit was not accessible (tenant-occupied) and therefore smoke/CO detectors, GFCI outlets, electrical panel, plumbing fixtures, HVAC and hot water availability could not be inspected; scores reflect conservative assumptions.
- Tenant-occupied status implies utilities are likely connected and basic systems (heat, water) are functioning, unless otherwise disclosed.
- Roof is aged based on shingle discoloration and pattern but shows no visible active collapse or major leaks in the provided photo.
- No visible exterior signs of foundation movement or major structural sagging from the single front-facing photo.
- No visible peeling paint or mold was identifiable from the exterior photo; lead-risk paint is possible due to 1915 construction but was not visible/verified.
- Missing interior appliances (stove/refrigerator) were not assumed; absence would reduce condition score moderately but not catastrophically.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $594 | $59,300 | $11,860 |
| 2023 | $594 | $59,300 | $11,860 |
| 2022 | $517 | $51,600 | $10,320 |
| 2021 | $486 | $48,600 | $9,720 |
| 2020 | $486 | $48,600 | $9,720 |
| 2019 | $243 | $48,600 | $4,860 |
| 2017 | $154 | $41,300 | $4,140 |
| 2016 | $154 | $41,300 | $4,140 |
| 2013 | $153 | $40,700 | $4,080 |
| 2012 | $152 | $40,050 | $4,005 |
| 2011 | $155 | $40,700 | $4,070 |
| 2009 | $343 | $40,700 | $4,070 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2019-08-08 | Sold | $5,875 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2021-08-24 | Listed for rent | $650 | — |
Photo Gallery
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"date": "2022-05-28",
"price": 66500,
"listing": {
"status": "off_market",
"list_date": "2022-05-28T13:33:25Z",
"list_price": 59500,
"listing_id": "2943621240",
"last_update_date": "2022-08-06T13:28:37Z",
"last_status_change_date": "2022-08-08T05:54:06Z"
},
"event_name": "Listed",
"price_sqft": 70.29598308668076,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1321873",
"price_change_percentage": null
},
{
"date": "2021-08-31",
"price": 0,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 650,
"listing_id": "2933430545",
"last_update_date": "2021-08-24T22:41:36Z",
"last_status_change_date": "2021-08-31T22:07:43Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "6875857",
"price_change_percentage": null
},
{
"date": "2021-08-24",
"price": 650,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 650,
"listing_id": "2933430545",
"last_update_date": "2021-08-24T22:41:36Z",
"last_status_change_date": "2021-08-31T22:07:43Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.6871035940803383,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "6875857",
"price_change_percentage": null
},
{
"date": "2021-08-24",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2021-06-23T18:43:33Z",
"list_price": 64900,
"listing_id": "2930868499",
"last_update_date": "2021-07-31T18:29:33Z",
"last_status_change_date": "2021-08-24T03:35:08Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "62 days",
"source_listing_id": "1289756",
"price_change_percentage": null
},
{
"date": "2021-07-31",
"price": 64900,
"listing": {
"status": "off_market",
"list_date": "2021-06-23T18:43:33Z",
"list_price": 64900,
"listing_id": "2930868499",
"last_update_date": "2021-07-31T18:29:33Z",
"last_status_change_date": "2021-08-24T03:35:08Z"
},
"event_name": "Price Changed",
"price_sqft": 68.6046511627907,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "1289756",
"price_change_percentage": null
},
{
"date": "2021-06-23",
"price": 69900,
"listing": {
"status": "off_market",
"list_date": "2021-06-23T18:43:33Z",
"list_price": 64900,
"listing_id": "2930868499",
"last_update_date": "2021-07-31T18:29:33Z",
"last_status_change_date": "2021-08-24T03:35:08Z"
},
"event_name": "Listed",
"price_sqft": 73.89006342494714,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1289756",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jun 3, 2021",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Apr 23, 2021",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7042241670",
"generated_at": "2026-02-16T20:13:15.825085Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 60.9
},
"utility_allowance": {
"zip_code": "35224",
"home_photo": "https://ap.rdcpix.com/cb56c37100d6a22ec61d1ee271b7d50el-m2001758208s-w1280.jpg",
"rent_price": 894.0,
"loan_amount": 65520.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/704-Falmouth-St_Birmingham_AL_35224_M70422-41670",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 81900.0,
"loan_term_years": 30,
"annual_cash_flow": 8443.38,
"mortgage_monthly": 435.91,
"payment_standard": 1210.0,
"total_amount_out": 16380.0,
"additional_photos": [],
"down_payment_rate": 0.2,
"insurance_monthly": 50.0,
"monthly_cash_flow": 703.62,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. Property has central heat, and other major systems like the water heater are electric. Alabama Power is the most likely and most conservative (highest allowance) provider choice.",
"utility": "Heating",
"allowance": 76
},
{
"note": "Selected 'A/C: Alabama Power' for a 2-bedroom unit. Property has central air conditioning, which is electric. Alabama Power is the most likely provider.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Selected 'Elec: Ala Power' for a 2-bedroom unit. Property information explicitly states it has an electric water heater.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "Selected 'Elec: Ala Power' for a 2-bedroom unit. A stove is not listed as a provided appliance. Electric was chosen for consistency with other electric systems (heating, water heating).",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers tenant-paid general electric use. Alabama Power is the most likely and conservative provider choice.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Selected 'Water: Birmingham' for a 2-bedroom unit. Property information indicates it uses public water, and it is located in Birmingham.",
"utility": "Water",
"allowance": 69
},
{
"note": "A $0 allowance was assigned because the property information explicitly states it has a 'Septic Tank', meaning the tenant will not have a public sewer bill.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. The property is located in Jefferson County, making this the most appropriate option.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Selected allowance for a tenant-owned refrigerator for a 2-bedroom unit, as one is not specified as being provided with the property.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "Selected allowance for a tenant-owned range/microwave for a 2-bedroom unit, as one is not specified as being provided with the property.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.52,
"down_payment_amount": 16380.0,
"property_tax_annual": 611.82,
"property_tax_monthly": 50.99,
"property_tax_increase": 0.03,
"utility_allowance_total": 316.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.jcha.com/section-8-payment-standards"
],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 3212.51,
"property_management_monthly": 89.4,
"monthly_cash_flow_after_debt": 267.71,
"cash_on_cash_return_after_debt": 0.2
},
"section8_assessment": {
"runs": [
{
"summary": "Based on the single exterior photo and listing, the property appears structurally intact with mostly cosmetic deferred maintenance (paint, yard, porch finishes) and an aged roof. Tenant occupancy prevents interior verification of critical NSPIRE items (smoke/CO detectors, GFCI, egress, HVAC, water heater, plumbing). Overall inspection risk is moderate; likely requires minor-to-moderate repairs or verification items to pass an initial HUD/HCV inspection but does not show obvious immediate life-threatening failures. Estimated rent-readiness timeframe: minor repairs and interior compliance checks, approximately 2–6 weeks if interior issues are minor.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photo shows an intact single-story home with cosmetic deferred maintenance: faded/aged paint, overgrown yard, worn porch railings and minor surface wear. No visible collapsed elements, major siding failure, or missing structural components. Interior not visible (tenant-occupied) so missing-appliance status cannot be confirmed; absence of visible major damage leads to a moderate-good condition score. Missing/aged exterior finishes and likely interior cosmetic updates reduce score but are repairable."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 55.0,
"rationale": "Safety-critical items (smoke/CO detectors, GFCI outlets, bedroom egress, hot water, plumbing leaks, exposed wiring) cannot be confirmed from the exterior photo and tenant-occupied listing. Exterior shows intact porch and steps with railings present but rail height/spacing and stair details not fully verifiable. No visible exposed wiring, active roof collapse, or standing water. Because interior and life-safety devices are unknown in an older (1915) rental, there is moderate inspection risk until interior verification is possible."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 50.0,
"rationale": "Roof shingles appear aged and weathered but not visibly collapsed—likely near end-of-life in coming years. Presence/operation of HVAC, water heater, electrical panel and plumbing cannot be verified because the unit is tenant-occupied and only an exterior photo is provided. Given the house age (1915) and visible roof wear, systems risk is moderate and may require inspection/servicing or replacement items in near term."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Front yard is overgrown but generally level; walkway/curb reveal no obvious trip hazards in the photo. Siding appears intact, foundation vents present and no obvious foundation displacement or major cracks visible from the one-angle photo. Driveway and neighboring carport structure show typical wear. Overall exterior/site issues look cosmetic and maintenance-related rather than structural."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.5,
"assumptions": [
"Interior of the unit was not accessible (tenant-occupied) and therefore smoke/CO detectors, GFCI outlets, electrical panel, plumbing fixtures, HVAC and hot water availability could not be inspected; scores reflect conservative assumptions.",
"Tenant-occupied status implies utilities are likely connected and basic systems (heat, water) are functioning, unless otherwise disclosed.",
"Roof is aged based on shingle discoloration and pattern but shows no visible active collapse or major leaks in the provided photo.",
"No visible exterior signs of foundation movement or major structural sagging from the single front-facing photo.",
"No visible peeling paint or mold was identifiable from the exterior photo; lead-risk paint is possible due to 1915 construction but was not visible/verified.",
"Missing interior appliances (stove/refrigerator) were not assumed; absence would reduce condition score moderately but not catastrophically."
],
"overall_score": 61.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Moderate inspection risk. Exterior and site show cosmetic deferred maintenance but no visible major structural failure. Key NSPIRE risks cannot be verified from photos: operational smoke/CO detectors, GFCI outlets, bedroom egress, HVAC operation, plumbing/hot water, and electrical panel condition. Likely requires 30–60 days and targeted repairs (install/verify detectors, address any GFCI/electrical issues, service or replace HVAC if nonfunctional, porch/paint/landscaping) to achieve a smooth initial HCV inspection pass. Tenant-occupied status and age of the house raise moderate uncertainty but no immediate life‑threatening hazards are visible from the exterior photo.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 60.0,
"rationale": "Exterior photo shows cosmetic deferred maintenance: faded/aged paint, overgrown yard, worn porch paint and railings. Siding appears intact but weathered. Tenant-occupied listing prevents interior photos; missing/poor interior finishes, flooring, or appliance condition cannot be confirmed and were conservatively assumed as typical wear for a 1915 rental. These are mainly easy-to-fix or capital items (paint, rail spindles, landscaping, minor carpentry). Missing appliances cannot be confirmed and were not heavily penalized."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "No interior access to verify required life-safety items (smoke/carbon monoxide detectors, GFCI outlets, secure deadbolts, egress windows). From exterior: porch railings exist but spacing/secure attachment unknown; no visible exposed wiring or sagging roof/ceilings; foundation is raised on block vents. Given age (1915) and tenant-occupied status, there is moderate risk that some NSPIRE-required items (operational smoke detectors, CO alarms, GFCI in kitchen/bath, adequate bedroom egress) will fail an initial inspection. These potential failures are typical and generally rectifiable."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electrical, plumbing)",
"score": 50.0,
"rationale": "Roof appears aged but not visibly collapsed or actively leaking in the provided exterior photo; shingles show wear consistent with age. No exterior HVAC condenser or equipment is visible in the photo (could be elsewhere), so heating/cooling presence and operation is unverified. Electrical panel, water heater and plumbing components are not visible. Because systems are unverified and the home is older, assume moderate probability of required mechanical repairs or service calls (HVAC tune-up/replacement, plumbing leaks, electrical updates). This represents an inspection risk that could require repairs before pass."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 65.0,
"rationale": "Lot shows maintainable but unkempt landscaping, raised foundation with vents, intact siding and a covered front porch. Walkway/driveway and curbside trash indicate functioning access. No visible standing water, major foundation cracks, collapsed structures, or exterior fire damage in the photo. Overall exterior/site presents minor-to-moderate maintenance items (yard cleanup, paint, porch detail) rather than structural failure."
},
{
"key": "rental_history_activity",
"label": "Recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior condition, presence/condition of smoke detectors, CO alarms, GFCI outlets, and appliance inventory are not visible; assumed typical wear for an occupied 1915 rental.",
"HVAC (heating/cooling) equipment and water heater are present but unverified; their operational status is unknown.",
"No active roof leaks, collapsed ceilings, or major foundation movement were visible from exterior photo; assumed absent unless interior/closer inspection shows otherwise.",
"Tenant remains in place and showings are restricted until under contract (per listing), limiting immediate full inspection access.",
"Seller/listing rental history (tenant occupied, lease through 9/30/2026) is accurate and current as provided."
],
"overall_score": 57.0,
"rubric_version": "2026-02-16_v1"
},
{
"summary": "Based on the exterior photo and listing, this 2-bed, 1-bath 1915 single-family home appears generally serviceable with minor exterior maintenance and an aging roof as the primary visible condition concerns. Tenant occupancy and a documented rent roll are strong positives. Several NSPIRE-required interior items (smoke/CO detectors, GFCI outlets, egress compliance, condition of HVAC/plumbing/electrical) cannot be confirmed from photos and represent inspection risk. Likely outcome: with modest repairs/verification (detectors, GFCI, minor exterior/roof maintenance) the unit could pass an initial HCV inspection within 30–60 days; some items may be addressable while tenant remains. Overall readiness is moderate-good but not turnkey without interior verification.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Exterior visible from photos shows intact siding, an intact porch railing, foundation vents present and no collapsed or missing exterior elements. Roof shingles appear aged and discolored but not actively collapsed. Yard is overgrown and needs basic cleanup. No evidence of major exterior structural damage in photo. Tenant-occupied status and rental income listed suggest interior is at least functional, though interior condition is not visible. Missing appliances are not observed from photos and tenant occupancy implies working systems, so missing appliances are not penalized heavily. Overall this is minor-to-moderate deferred maintenance likely addressable within a short timeline."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No obvious life-threatening hazards visible from exterior: no sagging roofline, no collapsed ceilings, no standing water or visible major foundation movement. Porch railing exists. However interior safety items required by NSPIRE (smoke/CO detectors, GFCI outlets, egress window compliance, functioning hot water) cannot be confirmed from photos. The house is pre-1978 (1915) raising the possibility of lead-risk paint if exterior/interior paint is peeling (no obvious peeling seen outside). Electrical panel, exposed wiring, and HVAC safety cannot be confirmed. Given visible exterior soundness but unknown interior safety compliance, moderate risk remains."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 55.0,
"rationale": "Major systems (roof, HVAC, electrical, plumbing, water heater) are not directly visible. Roof shingles appear aged and may be approaching end of service life, representing near-term expense. No exterior A/C condenser or heating equipment is visible in the single photo (possible concealed or window units). Tenant-occupied status and monthly rent indicate systems are likely operational, but absence of visible evidence and the building age lower the score to reflect inspection risk for electrical, plumbing, and HVAC components."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Lot and exterior are generally serviceable: siding appears intact, small raised bed and lawn present, driveway serviceable and no obvious trip hazards or standing water. Some overgrowth and general yard maintenance needed. Trash container in front and adjacent structures indicate typical urban lot conditions. No visible infestation, significant erosion, or major foundation exposure seen in the provided photo."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Assessment is based primarily on a single exterior photo and listing data; interior condition, presence and operation of smoke and CO detectors, GFCI outlets, water heater, and HVAC are not visible and therefore assumed functional unless otherwise noted by tenant or seller documents.",
"Tenant-occupied status and active rent roll imply basic systems (plumbing, electrical, heating) are currently operable, but their code compliance (e.g., working smoke detectors, GFCI protection) is unknown.",
"Roof appears aged from photo and is assumed to be near end-of-life but not actively leaking; no visible active water intrusion was observed on the exterior.",
"No visible major foundation movement or structural sagging is present in the provided photo; assume foundation is serviceable absent other documentation.",
"Because the house was built in 1915, assume potential for lead-based paint risk if interior/exterior paint is disturbed; however no obvious exterior peeling was visible in the photo."
],
"overall_score": 69.0,
"rubric_version": "ns_2026_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "704 Falmouth St, Birmingham, AL, 35224",
"aggregate": {
"summary": "Based on the single exterior photo and listing, the property appears structurally intact with mostly cosmetic deferred maintenance (paint, yard, porch finishes) and an aged roof. Tenant occupancy prevents interior verification of critical NSPIRE items (smoke/CO detectors, GFCI, egress, HVAC, water heater, plumbing). Overall inspection risk is moderate; likely requires minor-to-moderate repairs or verification items to pass an initial HUD/HCV inspection but does not show obvious immediate life-threatening failures. Estimated rent-readiness timeframe: minor repairs and interior compliance checks, approximately 2–6 weeks if interior issues are minor.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 67.3,
"rationale": "Exterior photo shows an intact single-story home with cosmetic deferred maintenance: faded/aged paint, overgrown yard, worn porch railings and minor surface wear. No visible collapsed elements, major siding failure, or missing structural components. Interior not visible (tenant-occupied) so missing-appliance status cannot be confirmed; absence of visible major damage leads to a moderate-good condition score. Missing/aged exterior finishes and likely interior cosmetic updates reduce score but are repairable."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 68.3,
"rationale": "Front yard is overgrown but generally level; walkway/curb reveal no obvious trip hazards in the photo. Siding appears intact, foundation vents present and no obvious foundation displacement or major cracks visible from the one-angle photo. Driveway and neighboring carport structure show typical wear. Overall exterior/site issues look cosmetic and maintenance-related rather than structural."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (bonus)",
"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 (NSPIRE risk)",
"score": 56.7,
"rationale": "Safety-critical items (smoke/CO detectors, GFCI outlets, bedroom egress, hot water, plumbing leaks, exposed wiring) cannot be confirmed from the exterior photo and tenant-occupied listing. Exterior shows intact porch and steps with railings present but rail height/spacing and stair details not fully verifiable. No visible exposed wiring, active roof collapse, or standing water. Because interior and life-safety devices are unknown in an older (1915) rental, there is moderate inspection risk until interior verification is possible."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 51.7,
"rationale": "Roof shingles appear aged and weathered but not visibly collapsed—likely near end-of-life in coming years. Presence/operation of HVAC, water heater, electrical panel and plumbing cannot be verified because the unit is tenant-occupied and only an exterior photo is provided. Given the house age (1915) and visible roof wear, systems risk is moderate and may require inspection/servicing or replacement items in near term."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Interior of the unit was not accessible (tenant-occupied) and therefore smoke/CO detectors, GFCI outlets, electrical panel, plumbing fixtures, HVAC and hot water availability could not be inspected; scores reflect conservative assumptions.",
"Tenant-occupied status implies utilities are likely connected and basic systems (heat, water) are functioning, unless otherwise disclosed.",
"Roof is aged based on shingle discoloration and pattern but shows no visible active collapse or major leaks in the provided photo.",
"No visible exterior signs of foundation movement or major structural sagging from the single front-facing photo.",
"No visible peeling paint or mold was identifiable from the exterior photo; lead-risk paint is possible due to 1915 construction but was not visible/verified.",
"Missing interior appliances (stove/refrigerator) were not assumed; absence would reduce condition score moderately but not catastrophically."
],
"score_method": "mean_of_criteria",
"overall_score": 60.9,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7042241670"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.