Property ID: 7102374380
1022 Pine St, Birmingham, AL, 35224
Birmingham, AL
Money Down: $19,176
CoC Return: 18.73%
Monthly Cash Flow: $299
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$15,980
Closing Costs
$3,196
Total Down
$19,176
Investment Snapshot
Purchase Price
$79,900
Money Down
$19,176
Cash-on-Cash Return
18.73%
Rent
$894
Monthly Cash Flow
$299
Annual Cash Flow
$3,591
Debt Service / Mo
$425
Property Tax / Mo
$38
Insurance / Mo
$42
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$894
Payment Standard
$1,210
Rent
$894
Insurance
$42
Property Tax
$38
Management
$89
Utilities Allowance
$316
NOI (Monthly)
$725
Debt Service
$425
Cash Flow After Debt
$299
Quality Score: 74.60%
Confidence: 93.00%
This 2BR/1BA bungalow appears generally well-maintained and is likely to pass an initial HCV/NSPIRE inspection after addressing a few minor items. Strengths: updated interior finishes, intact kitchen appliances, smoke detector present, exterior and roof appear sound, HVAC condenser present, and recent rental history. Recommended pre-inspection actions: verify operation of HVAC and water heater, install/verify GFCI protection in kitchen/bath, confirm presence/function of CO alarm if required, confirm deadbolt or secure locking hardware on exterior doors, and perform routine deck repairs (fasteners, sanding/stain) plus driveway trip-hazard mitigation. With these checks/fixes (mostly minor), the property should be rent-ready within 30 days.
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
$79,900
Beds
2
Baths
1
Living Area
704 sqft
Lot Size
7,405 sqft
Year Built
1959
Days on Market
27
Capital Outlay
$19,176
Debt Service
$425
Property Tax / Mo
$38
Insurance / Mo
$42
Property Description
This is a cozy 2BR/1BA home in the McDonald's Chapel neighborhood. The home includes a large back deck great for entertaining as well as a covered front porch, LVT flooring, Granite counter tops and more.
Utility Allowances
Heating
$76
Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. Heating fuel was not specified, so electric was chosen as it's consistent with the electric water heater and is the most expensive option.
Cooling
$18
Selected 'A/C: Alabama Power' for a 2-bedroom unit. The property has central air, which is electric. 'Alabama Power' was chosen as the most likely and most expensive provider.
Cooking
$17
Selected 'Elec: Ala Power' for a 2-bedroom unit. Assumed electric cooking based on property photos and other electric appliances. 'Alabama Power' selected for consistency.
Water Heating
$46
Selected 'Elec: Ala Power' for a 2-bedroom unit. The property is specified as having an electric water heater.
Other Electric
$56
Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers general electric use, excluding items with their own allowance. 'Alabama Power' selected for consistency.
Refrigerator (tenant-owned)
$8
Selected based on a 2-bedroom unit. It is assumed the tenant provides the refrigerator as it was not explicitly listed as included.
Range/Microwave (tenant-owned)
$6
Selected based on a 2-bedroom unit. It is assumed the tenant provides the microwave as it was not explicitly listed as included.
Water
$69
Selected 'Water: Birmingham' for a 2-bedroom unit. The property has public water and is located in Birmingham.
Sewer
$0
Allowance is $0. The property is specified as having a septic tank, so public sewer is not used.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. This was chosen as a reasonable default for a single-family home in Jefferson County.
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$381
DP3 Annual Estimate$620
DP1 Monthly Equivalent$32
DP3 Monthly Equivalent$52
Replacement Value$31,700
Basis704 sqft / 1959
Nearby Houses
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1028 Pine St
sold · 0.01 mi
Price: $135,000
3 bd / 2 ba · 1,424 sqft
Latest sale: $135,000 on Sep 02, 2021
Latest rent: —
Photo unavailable
1016 Pine St
sold · 0.02 mi
Price: $199,000
3 bd / 3 ba · 2,306 sqft
Latest sale: $199,000 on May 29, 2020
Latest rent: —
Photo unavailable
1011 Pine St
sold · 0.05 mi
Price: $107,000
3 bd / 2 ba · 1,200 sqft
Latest sale: $107,000
Latest rent: —
Photo unavailable
1039 Pine St
sold · 0.05 mi
Price: $95,000
2 bd / 2 ba · 1,384 sqft
Latest sale: $95,000
Latest rent: —
Photo unavailable
3289 Pike Ave
sold · 0.06 mi
Price: $49,999
2 bd / 1 ba · 1,430 sqft
Latest sale: $49,999 on Mar 09, 2017
Latest rent: —
Photo unavailable
3287 Pike Ave
sold · 0.07 mi
Price: $115,000
2 bd / 2 ba · 1,156 sqft
Latest sale: $115,000 on May 17, 2024
Latest rent: —
Photo unavailable
3277 Young Ave
sold · 0.08 mi
Price: $35,000
2 bd / 1 ba · 768 sqft
Latest sale: $35,000 on Aug 15, 2019
Latest rent: —
Photo unavailable
3304 Hillcrest Ave
sold · 0.08 mi
Price: $119,500
3 bd / 1 ba · 1,160 sqft
Latest sale: $119,500 on Nov 24, 2021
Latest rent: $920 on Jan 21, 2023
Photo unavailable
3301 Hillcrest Ave
sold · 0.09 mi
Price: $107,000
2 bd / 1 ba · 988 sqft
Latest sale: $107,000 on Jan 08, 2025
Latest rent: $1,295 on Dec 29, 2024
Photo unavailable
3290 Pike Ave
sold · 0.10 mi
Price: $79,000
3 bd / 1 ba · 1,020 sqft
Latest sale: $79,000 on Nov 20, 2025
Latest rent: $910 on Sep 15, 2022
Photo unavailable
3286 Pike Ave
sold · 0.10 mi
Price: $50,000
2 bd / 1 ba · 783 sqft
Latest sale: $50,000 on Jul 31, 2025
Latest rent: —
Photo unavailable
3278 Pike Ave
sold · 0.11 mi
Price: $90,000
3 bd / 1 ba · 1,302 sqft
Latest sale: $90,000 on Jul 16, 2024
Latest rent: $975 on Oct 08, 2025
Photo unavailable
3270 Pike Ave
sold · 0.12 mi
Price: $115,000
3 bd / 1 ba · 1,218 sqft
Latest sale: $115,000 on Apr 08, 2025
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Kitchen range is electric (photos show an electric coil range); no gas appliance venting issues assumed.
- HVAC condenser present implies central heating/cooling exists but operational status is unknown; assumed serviceable until proven otherwise.
- Water heater location and hot water operation not shown; assumed present and functional but must be verified.
- GFCI outlets, CO alarm, and bedroom egress compliance cannot be confirmed from photos and are assumed unknown for inspection risk.
- No evidence of severe mold, structural sagging, foundation movement, or active leaks was observed in provided photos; absence of evidence is not proof of absence.
- Rear deck is assumed to be low-to-moderate height; railing appears present but fastener and tread condition need physical inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $447 | $44,700 | $8,940 |
| 2023 | $447 | $44,700 | $8,940 |
| 2022 | $359 | $35,900 | $7,180 |
| 2021 | $359 | $35,900 | $7,180 |
| 2020 | $359 | $35,900 | $7,180 |
| 2019 | $357 | $35,700 | $7,140 |
| 2018 | $240 | $24,000 | $4,800 |
| 2015 | $240 | $24,000 | $4,800 |
| 2013 | $334 | $31,900 | $6,380 |
| 2012 | $334 | $31,850 | $6,370 |
| 2011 | $340 | $32,500 | $6,500 |
| 2010 | $340 | $32,500 | $6,500 |
| 2009 | $340 | $32,500 | $6,500 |
| 2008 | $347 | $33,200 | $6,640 |
| 2007 | $342 | $32,700 | $6,540 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2019-01-10 | Sold | $80,000 |
| 2018-07-11 | Sold | $27,000 |
| 2013-12-30 | Sold | $53,400 |
| 2013-11-15 | Sold | $31,000 |
| 2013-04-23 | Sold | $10,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-01-16 | Listed for rent | $935 | — |
| 2023-12-06 | Listed for rent | $935 | — |
| 2023-10-31 | Listed for rent | $935 | — |
| 2022-11-16 | Listed for rent | $860 | — |
| 2019-07-30 | Listed for rent | $785 | — |
| 2018-11-05 | Listed for rent | $800 | — |
| 2013-09-28 | Listed for rent | $650 | — |
Photo Gallery
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"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-11-08",
"price": 32500,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -900,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-10-26",
"price": 33400,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -100,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-07-30",
"price": 33500,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -500,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-06-03",
"price": 34000,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -250,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-05-31",
"price": 34250,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -250,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-05-23",
"price": 34500,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -400,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-02-13",
"price": 34900,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -3600,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2010-01-05",
"price": 38500,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2009-10-18",
"price": 39500,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -400,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
},
{
"date": "2008-11-24",
"price": 39900,
"listing": {
"status": "off_market",
"list_date": "2008-11-24T07:00:00Z",
"list_price": 31500,
"listing_id": "504329103",
"last_update_date": "2012-05-01T12:00:00Z",
"last_status_change_date": "2012-04-30T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "411961",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7102374380",
"generated_at": "2026-02-16T20:12:31.739448Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 74.6
},
"utility_allowance": {
"zip_code": "35224",
"home_photo": "https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m3736763735s-w1280.jpg",
"rent_price": 894.0,
"loan_amount": 63920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1022-Pine-St_Birmingham_AL_35224_M71023-74380",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 79900.0,
"loan_term_years": 30,
"annual_cash_flow": 8694.29,
"mortgage_monthly": 425.26,
"payment_standard": 1210.0,
"total_amount_out": 15980.0,
"additional_photos": [
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m449353217s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m1380610283s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m2910685310s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m3741845027s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m1626427392s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m4277077928s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m1730658894s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m202800348s-w1280.jpg",
"https://ap.rdcpix.com/5178241ce9a32279f337e40cae3c8114l-m3370605842s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 41.71,
"monthly_cash_flow": 724.52,
"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. Heating fuel was not specified, so electric was chosen as it's consistent with the electric water heater and is the most expensive option.",
"utility": "Heating",
"allowance": 76
},
{
"note": "Selected 'A/C: Alabama Power' for a 2-bedroom unit. The property has central air, which is electric. 'Alabama Power' was chosen as the most likely and most expensive provider.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Selected 'Elec: Ala Power' for a 2-bedroom unit. Assumed electric cooking based on property photos and other electric appliances. 'Alabama Power' selected for consistency.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Selected 'Elec: Ala Power' for a 2-bedroom unit. The property is specified as having an electric water heater.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers general electric use, excluding items with their own allowance. 'Alabama Power' selected for consistency.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Selected based on a 2-bedroom unit. It is assumed the tenant provides the refrigerator as it was not explicitly listed as included.",
"utility": "Refrigerator (tenant-owned)",
"allowance": 8
},
{
"note": "Selected based on a 2-bedroom unit. It is assumed the tenant provides the microwave as it was not explicitly listed as included.",
"utility": "Range/Microwave (tenant-owned)",
"allowance": 6
},
{
"note": "Selected 'Water: Birmingham' for a 2-bedroom unit. The property has public water and is located in Birmingham.",
"utility": "Water",
"allowance": 69
},
{
"note": "Allowance is $0. The property is specified as having a septic tank, so public sewer is not used.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. This was chosen as a reasonable default for a single-family home in Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.54,
"down_payment_amount": 15980.0,
"property_tax_annual": 460.41,
"property_tax_monthly": 38.37,
"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": 3591.15,
"property_management_monthly": 89.4,
"monthly_cash_flow_after_debt": 299.26,
"cash_on_cash_return_after_debt": 0.22
},
"section8_assessment": {
"runs": [
{
"summary": "This 2BR/1BA bungalow appears generally well-maintained and is likely to pass an initial HCV/NSPIRE inspection after addressing a few minor items. Strengths: updated interior finishes, intact kitchen appliances, smoke detector present, exterior and roof appear sound, HVAC condenser present, and recent rental history. Recommended pre-inspection actions: verify operation of HVAC and water heater, install/verify GFCI protection in kitchen/bath, confirm presence/function of CO alarm if required, confirm deadbolt or secure locking hardware on exterior doors, and perform routine deck repairs (fasteners, sanding/stain) plus driveway trip-hazard mitigation. With these checks/fixes (mostly minor), the property should be rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 78.0,
"rationale": "Interior photos show recent paint, intact LVT/laminate and tile floors, functioning refrigerator and electric range, and updated countertops/cabinets — overall cosmetically sound. Exterior paint and siding appear in good condition. Main visible deferred items are a weathered rear deck (graying wood, likely needs sanding/stain and fastener check) and cracked driveway concrete. No evidence of collapsed ceilings, exposed subfloor, or severe interior damage. These are mostly minor/repair-level items that can be completed within 30 days."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "A ceiling smoke detector is visible in main living area (positive). No exposed electrical wiring or obvious electrical hazards visible; exterior electric meter and service drop look intact. Entry porch and front stairs have railings; rear deck has guardrails. Potential gaps/unknowns: GFCI protection at kitchen outlets not verifiable from images, carbon monoxide alarm not visible, bedroom egress windows not shown, and presence of a deadbolt on exterior doors is not confirmed. No visible active water intrusion, major foundation cracks, roof leaks, or mold observed. Given the unknowns, risk is moderate but likely correctable with small installations/repairs if required."
},
{
"key": "systems_mechanical",
"label": "Roof / HVAC / plumbing / electrical systems",
"score": 72.0,
"rationale": "Roof shingles appear intact with no visible sagging or active leaks in photos. Exterior condenser unit (central HVAC) is present. Electrical service and meter are in place and panel appears intact externally. Hot water heater and furnace components are not visible so operation cannot be confirmed. Plumbing fixtures in kitchen appear intact; bathroom photos not provided so bath plumbing and hot water cannot be confirmed. Overall systems appear present and in reasonable external condition, but operational checks (HVAC run, water heater temperature, circuit testing) are recommended prior to inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 75.0,
"rationale": "The siding, paint, foundation block vents and trim look generally sound. Driveway is functional but has cracking and some spalling (trip/appearance issue). Yard is large but slightly overgrown in places; rear yard has a large mature tree close to the roof which is a future risk for limbs and debris. Rear deck structural condition not fully determined from photos but shows weathering. No standing water, visible pest infestation, or major foundation settlement observed from exterior photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Kitchen range is electric (photos show an electric coil range); no gas appliance venting issues assumed.",
"HVAC condenser present implies central heating/cooling exists but operational status is unknown; assumed serviceable until proven otherwise.",
"Water heater location and hot water operation not shown; assumed present and functional but must be verified.",
"GFCI outlets, CO alarm, and bedroom egress compliance cannot be confirmed from photos and are assumed unknown for inspection risk.",
"No evidence of severe mold, structural sagging, foundation movement, or active leaks was observed in provided photos; absence of evidence is not proof of absence.",
"Rear deck is assumed to be low-to-moderate height; railing appears present but fastener and tread condition need physical inspection."
],
"overall_score": 78.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 2BR/1BA single-family appears generally well-maintained and cosmetically updated; major systems are present (HVAC, kitchen appliances, intact roof and exterior). The property is likely to reach Section 8 / HCV NSPIRE compliance with minor fixes (install/verify smoke detectors and CO alarm placement as required, confirm GFCI outlets in kitchen and bath, repair/secure/paint rear deck, address minor exterior/driveway maintenance). Estimated readiness: minor repairs within 1–4 weeks; likely pass initial inspection once detectors and any GFCI issues are corrected and systems are verified operational.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 80.0,
"rationale": "Interior photos show recent cosmetic updates (fresh paint, tile floors, granite counters, cabinets) and functioning appliances present. Exterior siding and roof appear intact. Observable deferred items: rear deck is weathered and needs sanding/paint/possible board replacement, driveway has moderate cracking, some shrub stumps/cleanup required. Missing/minor cosmetic items only; no large visible interior damage."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 70.0,
"rationale": "Positive: front and rear entry doors and the front porch have handrails; no visible exposed electrical conductors; service meter and conduit appear intact; living area shows a smoke detector. Concerns: only one smoke detector visible (NSPIRE requires detectors in/near sleeping rooms and on each level) and no CO alarm is visible (CO required if fuel-burning appliances present). GFCI protection in kitchen/bath not clearly visible in photos. Bedroom egress windows likely present but not confirmed. Overall moderate compliance with a few likely inspector-requested fixes (additional smoke/CO detectors, verify GFCI outlets)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Electrical, Plumbing)",
"score": 75.0,
"rationale": "Exterior condenser unit visible (indicates central HVAC present). Roof shingles look intact from photos with no visible sag or active leakage. Electrical service and meter present and appear installed correctly from exterior. Interior plumbing fixtures (kitchen sink) present and appear functional; hot water heater not visible. No signs of active leaks, collapsed ceilings, or visible foundation failure. Unknowns: system ages and operational status (HVAC, water heater, electrical panel) not verified from photos; budget for routine service/inspection recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site (yard, walkways, decks)",
"score": 75.0,
"rationale": "Lot is level with clear walkways and a usable driveway. No standing water observed. Chain link and fencing present on part of lot. Rear deck is weathered and will need maintenance/paint; stairs/railings appear present but need closer inspection for rot/secure fasteners. Large tree near rear yard could produce debris/limb risk — recommend trimming. Overall yard and exterior appear serviceable with routine maintenance."
},
{
"key": "rental_history_activity",
"label": "Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Only one visible smoke detector (insufficient/incorrect placement likely) - requires additional detectors per NSPIRE.",
"Rear deck is weathered with visible wood wear; possible loose or weakened boards that could be a trip/fall hazard and should be repaired.",
"GFCI protection not evidently present in kitchen (needs verification) which can be cited on inspection if missing."
],
"confidence": 0.75,
"assumptions": [
"Interior photos show representative rooms; bedrooms and bathroom not fully photographed so some code items (bedroom smoke detectors, egress window sizes) are assumed present but not verified.",
"No visible active roof leaks or structural sagging in photos, so roof is assumed serviceable though not professionally inspected for age or leaks.",
"HVAC condenser present implies central heating/cooling; operational status not verified — assumed functional but should be tested prior to inspection.",
"Water heater and electrical panel are present but not shown; assumed serviceable absent any visible exterior evidence of failure.",
"Kitchen stove is electric (no combustion appliances observed), so carbon monoxide risks are lower; CO alarm still recommended per local code if required.",
"GFCI protection in kitchen and bathroom not visible in photos and should be tested; assumed likely missing or not readily visible."
],
"overall_score": 75.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 2BR/1BA single‑family appears broadly rent-ready with minor repairs and verification steps required. Interior finishes look updated (LVT, tile, painted walls, granite counters) and appliances are present. Key safety items visible are good (smoke detector, intact windows, handrails). Primary concerns to clear before NSPIRE/HCV inspection: confirm operation of HVAC and water heater, install/verify GFCI protection in kitchen/bath if absent, confirm carbon monoxide alarm requirements are met (none visible), and repair/rehab the weathered rear deck (replace any loose/rotten boards, confirm guard/handrail heights). A large tree overhang near the roof should be evaluated for limb/roof risk. With those verifications and small repairs this property would likely pass an initial HCV/NSPIRE inspection within ~30 days; most fixes are minor/capital in nature.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 80.0,
"rationale": "Interior appears recently painted and updated: LVT flooring, tile in kitchen, granite counters, cabinets in good condition. Kitchen appliances (stove, refrigerator) are present. Exterior paint and siding look serviceable. Observable deferred maintenance is limited to a weathered rear deck (surface wear, graying wood) and some driveway cracking. No visible major cosmetic damage to walls/ceilings in photos. Missing minor finish repairs only; no evidence of large-scale deferred maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "A working smoke detector is visible in the living area (positive). No exposed wiring or damaged electrical panels are visible from exterior/interior photos; meter and service conduit look intact. Entry and stair handrails are present at the front. Windows appear to be intact and likely provide egress for bedrooms. Items not verified from photos: GFCI protection at kitchen/bath outlets, presence of carbon monoxide alarm (not visible), and deadbolt on entry door (not clearly visible). The rear deck rail appears present but wood is weathered and may have reduced structural/integrity or incorrect guard height — potential safety issue. No visible mold, active leaks, collapsed ceilings, or severe peeling paint in provided images."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 70.0,
"rationale": "Exterior air-conditioning condenser is present (suggests central HVAC). Roof shingles appear in good condition with no visible sagging or major storm damage. Electrical service and meter are present and appear intact. Plumbing fixtures and water heater are not shown; functionality of hot water and plumbing cannot be confirmed from photos. Based on overall condition, systems are likely intact but require on-site verification (HVAC operation, water heater capacity/temperature, plumbing leaks, and electrical functionality including breakers/GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Foundation appears to be concrete block with vents and no visible major cracks in supplied photos. Siding and trim are in fair condition and freshly painted. Driveway shows cracking and surface wear but is usable. Yard is generally clear but a large mature tree overhangs the house/roof — potential risk of limb failure/damage and increased roof/debris maintenance. Rear deck is weathered and will likely need refurbishment or selective board replacement. No standing water or obvious drainage issues were observed in images, but full grading/drainage assessment requires site visit."
},
{
"key": "rental_history_activity",
"label": "Rental history last 5 years (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Weathered rear deck with potentially weakened boards and guardrail condition that may fail an NSPIRE safety check if not repaired/replaced.",
"Large mature tree overhanging house/roof — potential for falling limbs and roof damage; recommend tree assessment and pruning.",
"GFCI protection in kitchen/bath and presence of carbon monoxide alarm not verified in photos — absence or noncompliance would cause inspection failure.",
"Water heater/plumbing and HVAC operability not verified from photos; nonfunctional major systems would be inspection-fail items."
],
"confidence": 0.65,
"assumptions": [
"Interior photos show only common areas; bedrooms/bathroom(s) are not pictured. Assume bedrooms have operable windows (egress) typical of a 1959 small house unless otherwise noted.",
"HVAC is present (external condenser visible) and heat/AC distribution exists; assumed operable but not tested in photos.",
"Water heater and hot water are present and functioning but not visible; assumed serviceable pending verification.",
"No visible gas appliances are shown; stove appears electric. If a gas appliance or gas furnace exists it would require gas-safety checks (not evidenced).",
"Smoke detector in living room is functional (battery/power not verified). Additional detectors (bedrooms/hall) are required per NSPIRE and are assumed to be present or easily added.",
"GFCI outlets in kitchen/bath are not visible in photos and must be confirmed/installed if absent.",
"Rear deck is structurally supported but surface boards are weathered; assume repairs (board replacement, fastening, guard height adjustment) will be needed.",
"No interior plumbing leaks, severe mold, structural sagging, or major roof failure exist beyond what is visible; if any hidden issues are present they would lower scores significantly."
],
"overall_score": 75.0,
"rubric_version": "2026-02-HUD-NSPIRE-expert-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1022 Pine St, Birmingham, AL, 35224",
"aggregate": {
"summary": "This 2BR/1BA bungalow appears generally well-maintained and is likely to pass an initial HCV/NSPIRE inspection after addressing a few minor items. Strengths: updated interior finishes, intact kitchen appliances, smoke detector present, exterior and roof appear sound, HVAC condenser present, and recent rental history. Recommended pre-inspection actions: verify operation of HVAC and water heater, install/verify GFCI protection in kitchen/bath, confirm presence/function of CO alarm if required, confirm deadbolt or secure locking hardware on exterior doors, and perform routine deck repairs (fasteners, sanding/stain) plus driveway trip-hazard mitigation. With these checks/fixes (mostly minor), the property should be rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 79.3,
"rationale": "Interior photos show recent paint, intact LVT/laminate and tile floors, functioning refrigerator and electric range, and updated countertops/cabinets — overall cosmetically sound. Exterior paint and siding appear in good condition. Main visible deferred items are a weathered rear deck (graying wood, likely needs sanding/stain and fastener check) and cracked driveway concrete. No evidence of collapsed ceilings, exposed subfloor, or severe interior damage. These are mostly minor/repair-level items that can be completed within 30 days."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 73.3,
"rationale": "The siding, paint, foundation block vents and trim look generally sound. Driveway is functional but has cracking and some spalling (trip/appearance issue). Yard is large but slightly overgrown in places; rear yard has a large mature tree close to the roof which is a future risk for limbs and debris. Rear deck structural condition not fully determined from photos but shows weathering. No standing water, visible pest infestation, or major foundation settlement observed from exterior photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 71.7,
"rationale": "A ceiling smoke detector is visible in main living area (positive). No exposed electrical wiring or obvious electrical hazards visible; exterior electric meter and service drop look intact. Entry porch and front stairs have railings; rear deck has guardrails. Potential gaps/unknowns: GFCI protection at kitchen outlets not verifiable from images, carbon monoxide alarm not visible, bedroom egress windows not shown, and presence of a deadbolt on exterior doors is not confirmed. No visible active water intrusion, major foundation cracks, roof leaks, or mold observed. Given the unknowns, risk is moderate but likely correctable with small installations/repairs if required."
},
{
"key": "systems_mechanical",
"label": "Roof / HVAC / plumbing / electrical systems",
"score": 72.3,
"rationale": "Roof shingles appear intact with no visible sagging or active leaks in photos. Exterior condenser unit (central HVAC) is present. Electrical service and meter are in place and panel appears intact externally. Hot water heater and furnace components are not visible so operation cannot be confirmed. Plumbing fixtures in kitchen appear intact; bathroom photos not provided so bath plumbing and hot water cannot be confirmed. Overall systems appear present and in reasonable external condition, but operational checks (HVAC run, water heater temperature, circuit testing) are recommended prior to inspection."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Kitchen range is electric (photos show an electric coil range); no gas appliance venting issues assumed.",
"HVAC condenser present implies central heating/cooling exists but operational status is unknown; assumed serviceable until proven otherwise.",
"Water heater location and hot water operation not shown; assumed present and functional but must be verified.",
"GFCI outlets, CO alarm, and bedroom egress compliance cannot be confirmed from photos and are assumed unknown for inspection risk.",
"No evidence of severe mold, structural sagging, foundation movement, or active leaks was observed in provided photos; absence of evidence is not proof of absence.",
"Rear deck is assumed to be low-to-moderate height; railing appears present but fastener and tread condition need physical inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 74.6,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7102374380"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.