Property ID: 7140176567
808 45th Pl N, Birmingham, AL, 35212
Birmingham, AL
Money Down: $16,440
CoC Return: 10.33%
Monthly Cash Flow: $142
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,700
Closing Costs
$2,740
Total Down
$16,440
Investment Snapshot
Purchase Price
$68,500
Money Down
$16,440
Cash-on-Cash Return
10.33%
Rent
$681
Monthly Cash Flow
$142
Annual Cash Flow
$1,698
Debt Service / Mo
$365
Property Tax / Mo
$62
Insurance / Mo
$45
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$681
Payment Standard
$1,122
Rent
$681
Insurance
$45
Property Tax
$62
Management
$68
Utilities Allowance
$441
NOI (Monthly)
$506
Debt Service
$365
Cash Flow After Debt
$142
Quality Score: 70.00%
Confidence: 82.00%
Overall this home appears to be a minor-repair, likely Section 8-ready property with cosmetic updates, functioning fixtures and recent rental activity. The primary concern from photos is a visible low/damaged area on the front roof that should be evaluated and repaired if it threatens leaks; verify GFCI protection in kitchen/bath, operation of HVAC and water heater, and presence of CO detector if required. With verification and minor work (roof patching if needed, confirm/replace detectors, install missing appliances if required), it is likely rent-ready within 30 days.
Section 8 Payment Standard
$1,122
Utility Allowance Total
$441
Guaranteed Section 8 Rent (PS - Utilities)
$681
Property Management
$68
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$68,500
Beds
2
Baths
1
Living Area
700 sqft
Lot Size
5,663 sqft
Year Built
1954
Days on Market
201
Capital Outlay
$16,440
Debt Service
$365
Property Tax / Mo
$62
Insurance / Mo
$45
Property Description
Turnkey Rental - Well Below 1% Rule! Investor-ready 2 bed, 1 bath property in up and coming East Avondale, built in 1954 and currently rent approved at $900/month. Recent updates with low annual taxes ($720) and insurance ($850), this 700 sq ft home offers a solid return from day one. The property requires minimal maintenance, making it a great addition to any rental portfolio. Priced to sell and cash flowing this is a no-brainer for buy-and-hold investors looking for immediate income. Section 8 tenant approved to move in, just waiting on the housing authority. Will be able to view until the tenant moves in.
Utility Allowances
Heating
$76
The property has Central Heat. The fuel type is inferred as electric, consistent with the electric cooktop and water heater. 'Elec Heat: Ala Power' was selected as the most likely provider.
Cooking
$17
The property info specifies an 'Electric Cooktop'. 'Elec: Ala Power' was selected as the most likely provider.
Water Heating
$46
The property info specifies an 'Electric Water Heater'. 'Elec: Ala Power' was selected as the most likely provider.
Cooling
$18
The property info lists 'Central Air' for cooling. 'A/C: Alabama Power' was selected as the most likely provider.
Water
$69
The property info states 'Public Water' and the address is in Birmingham. The 'Water: Birmingham' schedule line is used.
Sewer
$125
The property info states the sewer is 'Connected'. The fixed rate from the schedule is applied.
Trash Collection
$20
Trash collection is not specified. 'Jefferson City (Once per week)' is selected as the most appropriate general option for a property in Birmingham.
Other Electric
$56
This allowance covers general electric use for lights and tenant-provided appliances, as a refrigerator is not listed. 'Lights, Ref, Etc.: Ala Power' was selected.
Refrigerator
$8
The property information does not state a refrigerator is provided, so it is assumed to be tenant-owned. The fixed allowance for a tenant-owned refrigerator is applied.
Range/Microwave
$6
The property information does not state a microwave is provided, so it is assumed to be tenant-owned. The fixed allowance for a tenant-owned microwave is applied.
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$415
DP3 Annual Estimate$665
DP1 Monthly Equivalent$35
DP3 Monthly Equivalent$55
Replacement Value$34,400
Basis700 sqft / 1954
Nearby Houses
Photo unavailable
804 45th Pl N
sold · 0.01 mi
Price: $4,400
2 bd / 1 ba · 834 sqft
Latest sale: $4,400 on Oct 25, 2018
Latest rent: —
Photo unavailable
819 45th Pl N
sold · 0.04 mi
Price: $138,000
3 bd / 2 ba · 1,279 sqft
Latest sale: $138,000 on Jul 31, 2025
Latest rent: —
Photo unavailable
749 45th Pl N
sold · 0.06 mi
Price: $75,000
3 bd / 1 ba · 1,036 sqft
Latest sale: $75,000 on Sep 10, 2025
Latest rent: —
Photo unavailable
776 46th St N
sold · 0.07 mi
Price: $22,100
3 bd / 1 ba · 1,155 sqft
Latest sale: $22,100 on Oct 25, 2019
Latest rent: —
Photo unavailable
740 45th Pl N
off_market · 0.07 mi
Price: $1,095
3 bd / 2 ba
Latest sale: $25,000 on Nov 14, 2024
Latest rent: $1,095 on Oct 02, 2025
Risk and Criteria Detail
Red Flags
- success
- Visible roof depression/damaged area at front roof (possible ponding/failed shingles) — potential source of leaks and structural deterioration if not repaired.
- No stove or refrigerator visible in photos; kitchen appliance absence will need addressing for move-in (not an automatic pass/fail but affects readiness).
Assumptions
- Presence of a forced-air HVAC system is assumed based on visible floor supply vents and ceiling fans; the outdoor HVAC unit or furnace was not shown.
- A water heater and electrical service panel are present in the property even though not photographed; their operational condition is unknown and assumed serviceable until verified.
- A smoke detector is present (visible in one interior photo). CO alarm presence is unknown and may be required if gas appliances are present.
- Kitchen photos show a supply/connection but no stove or refrigerator; listing does not clearly state appliances are included. Missing appliances were treated as a moderate, fixable issue rather than a fail.
- Listing statement that the property is 'rent approved at $900/month' and 'Section 8 tenant approved to move in' is taken as evidence of recent rental/inspection interactions but does not substitute for a complete NSPIRE inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $720 | $49,700 | $9,940 |
| 2023 | $720 | $49,700 | $9,940 |
| 2022 | $635 | $43,800 | $8,760 |
| 2021 | $542 | $37,400 | $7,480 |
| 2019 | $542 | $37,400 | $7,480 |
| 2018 | $497 | $34,300 | $6,860 |
| 2017 | $497 | $34,300 | $6,860 |
| 2016 | $497 | $34,300 | $6,860 |
| 2015 | $497 | $34,300 | $6,860 |
| 2013 | $551 | $33,900 | $6,780 |
| 2012 | $551 | $38,590 | $7,718 |
| 2011 | $590 | $41,400 | $8,280 |
| 2010 | $590 | $41,400 | $8,280 |
| 2009 | $590 | $41,400 | $8,280 |
| 2008 | $601 | $42,200 | $8,440 |
| 2007 | $579 | $40,600 | $8,120 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-05-24 | Sold | $50,000 |
| 2014-06-18 | Sold | $35,000 |
| 2007-06-15 | Sold | $7,000 |
| 1998-07-27 | Sold | $1,000 |
| 1998-01-14 | Sold | $22,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-03-28 | Listed for rent | $900 | — |
| 2022-07-19 | Listed for rent | $925 | — |
Photo Gallery
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"listing_id": "553138267",
"last_update_date": "2012-12-10T06:22:00Z",
"last_status_change_date": "2012-12-10T06:22:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "537158",
"price_change_percentage": null
},
{
"date": "2007-08-29",
"price": 49000,
"listing": {
"status": "off_market",
"list_date": "2007-07-11T07:00:00Z",
"list_price": 49000,
"listing_id": "541929383",
"last_update_date": "2007-08-30T12:00:00Z",
"last_status_change_date": "2007-08-29T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "49 days",
"source_listing_id": "348410",
"price_change_percentage": null
},
{
"date": "2007-07-11",
"price": 49000,
"listing": {
"status": "off_market",
"list_date": "2007-07-11T07:00:00Z",
"list_price": 49000,
"listing_id": "541929383",
"last_update_date": "2007-08-30T12:00:00Z",
"last_status_change_date": "2007-08-29T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "348410",
"price_change_percentage": "+600.00%"
},
{
"date": "2007-06-15",
"price": 7000,
"listing": {
"status": "sold",
"list_date": "2007-03-09T07:00:00Z",
"list_price": 14500,
"listing_id": "542212695",
"last_update_date": "2007-06-25T22:38:44Z",
"last_status_change_date": "2007-06-15T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -7500,
"days_after_listed": "98 days",
"source_listing_id": "332205",
"price_change_percentage": "-51.72%"
},
{
"date": "2007-03-09",
"price": 14500,
"listing": {
"status": "sold",
"list_date": "2007-03-09T07:00:00Z",
"list_price": 14500,
"listing_id": "542212695",
"last_update_date": "2007-06-25T22:38:44Z",
"last_status_change_date": "2007-06-15T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "332205",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jun 8, 2010",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7140176567",
"generated_at": "2026-02-16T02:53:44.851017Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 70.0
},
"utility_allowance": {
"zip_code": "35212",
"home_photo": "https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m1005919449s-w1280.jpg",
"rent_price": 681.0,
"loan_amount": 54800.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/808-45th-Pl-N_Birmingham_AL_35212_M71401-76567",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 68500.0,
"loan_term_years": 30,
"annual_cash_flow": 6073.2,
"mortgage_monthly": 364.59,
"payment_standard": 1122.0,
"total_amount_out": 13700.0,
"additional_photos": [
"https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m2704543108s-w1280.jpg",
"https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m4126543445s-w1280.jpg",
"https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m2091490698s-w1280.jpg",
"https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m849735945s-w1280.jpg",
"https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m3631523877s-w1280.jpg",
"https://ap.rdcpix.com/510ae91336b2821be3ecfb09f981e04dl-m2641415191s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 45.0,
"monthly_cash_flow": 506.1,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "The property has Central Heat. The fuel type is inferred as electric, consistent with the electric cooktop and water heater. 'Elec Heat: Ala Power' was selected as the most likely provider.",
"utility": "Heating",
"allowance": 76
},
{
"note": "The property info specifies an 'Electric Cooktop'. 'Elec: Ala Power' was selected as the most likely provider.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "The property info specifies an 'Electric Water Heater'. 'Elec: Ala Power' was selected as the most likely provider.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "The property info lists 'Central Air' for cooling. 'A/C: Alabama Power' was selected as the most likely provider.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "The property info states 'Public Water' and the address is in Birmingham. The 'Water: Birmingham' schedule line is used.",
"utility": "Water",
"allowance": 69
},
{
"note": "The property info states the sewer is 'Connected'. The fixed rate from the schedule is applied.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Trash collection is not specified. 'Jefferson City (Once per week)' is selected as the most appropriate general option for a property in Birmingham.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "This allowance covers general electric use for lights and tenant-provided appliances, as a refrigerator is not listed. 'Lights, Ref, Etc.: Ala Power' was selected.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "The property information does not state a refrigerator is provided, so it is assumed to be tenant-owned. The fixed allowance for a tenant-owned refrigerator is applied.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property information does not state a microwave is provided, so it is assumed to be tenant-owned. The fixed allowance for a tenant-owned microwave is applied.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.44,
"down_payment_amount": 13700.0,
"property_tax_annual": 741.6,
"property_tax_monthly": 61.8,
"property_tax_increase": 0.03,
"utility_allowance_total": 441.0,
"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": 1698.17,
"property_management_monthly": 68.1,
"monthly_cash_flow_after_debt": 141.51,
"cash_on_cash_return_after_debt": 0.12
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this home appears to be a minor-repair, likely Section 8-ready property with cosmetic updates, functioning fixtures and recent rental activity. The primary concern from photos is a visible low/damaged area on the front roof that should be evaluated and repaired if it threatens leaks; verify GFCI protection in kitchen/bath, operation of HVAC and water heater, and presence of CO detector if required. With verification and minor work (roof patching if needed, confirm/replace detectors, install missing appliances if required), it is likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interiors appear recently painted and floors refinished or replaced; cabinets, countertops and fixtures are intact. Minor cosmetic wear on hardwood floors and scuffs visible but no major visible damage. Kitchen shows cabinets and counter but no visible stove or refrigerator in photos (there is a supply/connection visible on the wall). Overall looks move-in ready with only minor/cosmetic repairs or appliance installation likely required."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 75.0,
"rationale": "Visible features that support compliance: intact interior ceilings, visible ceiling-mounted smoke detector in living area, bedroom egress windows present, no exposed wiring visible, entry has secure metal security door and porch guardrail present. Uncertainties: GFCI protection in kitchen/bath not visible, CO alarm not visible (may not be required if no gas appliances), deadbolt not confirmed. Front porch roof shows a visible low area on roof (photo) that could indicate an area at risk for leaks; this raises a code/safety concern to verify. Overall moderate NSPIRE risk but no obvious life‑threatening hazards in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 70.0,
"rationale": "Floor supply vents and ceiling fans indicate a forced-air HVAC system likely present; plumbing fixtures (bathroom, kitchen sink) appear installed and functional in photos. Electrical appears serviceable (switched lights, covered outlets), but main panel and water heater were not shown. The exterior roof shows a visible depression/damaged area near the front (possible ponding or damaged shingles) that could indicate a need for roof repair; this is the primary systems concern. Systems likely operational but require verification (roof repair, confirm HVAC operation, hot water, electrical panel)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front yard, walkway and porch are serviceable; siding and painted surfaces look in good condition and the porch guardrails are intact. Walk path is intact. Trees are close to the house (monitor for future roof/branch issues). Foundation and visible exterior appear stable in photos with no major cracks shown. Lack of visible gutters/downspouts and the noted low spot on the roof are items to verify to ensure proper drainage."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Visible roof depression/damaged area at front roof (possible ponding/failed shingles) — potential source of leaks and structural deterioration if not repaired.",
"No stove or refrigerator visible in photos; kitchen appliance absence will need addressing for move-in (not an automatic pass/fail but affects readiness)."
],
"confidence": 0.7,
"assumptions": [
"Presence of a forced-air HVAC system is assumed based on visible floor supply vents and ceiling fans; the outdoor HVAC unit or furnace was not shown.",
"A water heater and electrical service panel are present in the property even though not photographed; their operational condition is unknown and assumed serviceable until verified.",
"A smoke detector is present (visible in one interior photo). CO alarm presence is unknown and may be required if gas appliances are present.",
"Kitchen photos show a supply/connection but no stove or refrigerator; listing does not clearly state appliances are included. Missing appliances were treated as a moderate, fixable issue rather than a fail.",
"Listing statement that the property is 'rent approved at $900/month' and 'Section 8 tenant approved to move in' is taken as evidence of recent rental/inspection interactions but does not substitute for a complete NSPIRE inspection."
],
"overall_score": 75.0,
"rubric_version": "ns-patcher-v1"
},
{
"summary": "Overall this 2-bed, 1-bath 1954 single-family appears largely turnkey cosmetically and likely to pass an initial HCV/NSPIRE inspection with minor work (smoke/CO/GFCI verification, appliance installation, and small repairs). The primary concern is a visible roof low spot/dip that requires immediate evaluation; it elevates the inspection risk and should be inspected and repaired if needed before or quickly after inspection. Other systems (HVAC, water heater, electrical panel) are not shown but floor registers and intact fixtures suggest operability; confirm operation prior to HCV inspection. With roof evaluation and minor items completed, property is likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently refreshed: painted walls, new/clean flooring in several rooms, intact cabinets and bath fixtures. Minor cosmetic wear on hardwoods and small scuffs visible. Kitchen currently has no range or refrigerator in photos — missing appliances reduce readiness moderately but are not an automatic failure. Porch and interior doors/locks appear functional. Overall turnkey cosmetically with mostly minor repairs and appliance installation likely required."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 65.0,
"rationale": "Visible smoke detector in one interior photo and secure metal storm/entry door present. Bedrooms have windows that appear to provide egress. No exposed wiring or open electrical panels visible; outlet cover plates present. GFCI outlets and carbon-monoxide alarm are not visible in photos (kitchen and bathroom GFCI and CO detector may be required). Exterior roof shows a visible low spot/dip which could indicate water pooling or roof deterioration — this raises an elevated safety/inspection risk. Handrails are present at porch; the short front steps to sidewalk lack a grab rail but likely below threshold. Hot water, plumbing function, and panel condition not shown but fixtures appear intact."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "Floor registers visible — central HVAC/forced-air system likely present but operational status not documented in photos. Plumbing fixtures, tub and vanity appear in good cosmetic condition; water heater not shown. Electrical appears serviceable from visible interior outlets and lighting, but the electrical panel and breaker labeling were not shown. The roof shows a noticeable dip/low area and some shingle wear in photos — roof condition is the primary systems concern and may require repair or further structural/roofing evaluation. Given the roof visibility, systems risk is moderate."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Siding and exterior paint look maintained; porch decking and railings are intact and freshly painted. Yard grades appear generally adequate and no standing water is visible. The concrete walkway has minor wear but is serviceable. The roof depression visible at the ridge or field reduces the exterior score due to potential for leaks and water intrusion. No obvious foundation cracks or major exterior structural distress seen in photos."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (5yr)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Visible roof depression/low spot on main roof — potential for active leaks or structural roofing failure (major roof risk)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC (forced air) is present and functioning (floor vents visible); no major heating shortage.",
"Water heater and hot water are present and operational though not pictured.",
"Electrical service and main panel exist and are intact but not pictured; no exposed live wiring inside living spaces.",
"Kitchen currently lacks a stove/range and refrigerator in photos; owner/landlord will provide or install prior to lease start (missing appliances accounted for as moderate repair).",
"Smoke detector visible is operational; carbon monoxide alarm and GFCI receptacles are not visible and will need verification/installation if missing.",
"Interior photos are representative of the entire unit condition and there are no hidden severe issues (e.g., major mold, infestation) beyond what can be seen; if heavy hidden issues exist they will reduce scores.",
"The visible roof depression indicates accelerated wear or localized structural/roofing concern that requires further contractor assessment — assumed repairable but must be confirmed.",
"Listing statement that property is 'rent approved' and 'Section 8 tenant approved' is accurate and indicates recent successful HCV processing or close-to-ready status."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the unit appears to be in good, mostly cosmetic condition and is likely to pass an initial Housing Choice Voucher (Section 8 / NSPIRE) inspection after addressing a small list of items. The interior and finishes are updated and lived-in clean; missing appliances (stove/fridge) and a few unknowns (electrical panel, water heater, CO alarm) are the main uncertainties. The most significant concern from photos is a visible low/dark spot on the roof that could indicate decking sag or failing shingles — this should be inspected and repaired if needed prior to inspection. With minor fixes (install appliances or ensure hookups, verify/install GFCI where required, ensure smoke/CO alarms in required locations, confirm HVAC and water heater operation, and address any roof issues) this property is likely rent-ready within 1-3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition and deferred maintenance",
"score": 72.0,
"rationale": "Interior appears recently painted and cleaned; floors are intact though show scuffs and wear in places. Kitchen and bath fixtures look updated; cabinets and countertops present. Missing major appliances (stove/fridge) — hookups visible — which reduces turnkey score moderately but is not catastrophic. Porch and railings are painted and functional. Exterior roof shows a visible low spot/dark patch (possible localized decking/shingle issue) which could require repair. Overall mostly cosmetic and minor repairs with one potential roof concern."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 70.0,
"rationale": "No obvious exposed wiring, visible outlets have covers, and living area has a ceiling-mounted smoke alarm. Entry door is a metal security door with a lock and appears secure. Bedrooms have windows that appear to provide egress (measurements not available). GFCI protection in kitchen/bath not visible in photos. No active water stains or visible mold. Missing a visible CO alarm (if required locally). Steps have a short run with porch railings present, but a dedicated handrail on the front steps is not clearly shown. Electrical panel and water heater not photographed; their condition is unknown. These unknowns create moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 60.0,
"rationale": "Floor registers are present, indicating a forced-air HVAC system likely exists, but no furnace/AC or thermostat visible in photos to confirm operation. Plumbing fixtures in kitchen and bath appear installed and functional; hot water system not shown. Electrical panel not photographed; breaker accessibility and labeling unknown. Roof shows a visible low/dark area that could indicate decking sag or failing shingles/underlayment — this is the primary systems concern. Because key systems are inferred but not verified, score reflects moderate uncertainty and risk."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 62.0,
"rationale": "Siding and exterior paint appear intact and recently maintained. Yard is mowed and walk path to porch is serviceable. Porch decking and railings look painted and functional. Chain link fence visible on side. Roof condition is the main exterior concern — a visible dip/patch suggests localized deterioration which could impact inspection if active leaks or structural sag are present. No visible standing water, major foundation cracks, or collapsed elements in photos."
},
{
"key": "rental_history_activity",
"label": "Rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Possible roof sag/low spot with dark patch — potential roof decking failure or localized structural/roofing issue (requires immediate assessment).",
"No visible carbon monoxide alarm in photos (may be required locally).",
"Electrical panel and major mechanicals (furnace/AC unit, water heater) not shown or verified — unknowns that can cause inspection failure if not operational."
],
"confidence": 0.75,
"assumptions": [
"Forced-air HVAC likely present because floor registers are visible; assume unit exists and is operable unless inspection finds otherwise.",
"Water heater and electrical service exist but were not photographed; assume functional but unverified.",
"Bedrooms meet egress requirements based on visible windows, though exact measurements were not provided.",
"Kitchen and bathroom plumbing are functional; no visible active leaks or water damage in photos.",
"Missing stove and refrigerator are intentional (appliances removed) and hookups are present; these are replaceable capital items.",
"Smoke alarm visible in living area is operational; additional alarms (bedrooms/hall) are assumed to be required if not present.",
"No evidence of major pest infestation was observed in photos.",
"Listing statement that property is 'rent approved' and 'Section 8 tenant approved to move in' is taken as accurate and is reflected in rental_history metadata."
],
"overall_score": 67.0,
"rubric_version": "NSPIRE-v1.0-2026"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "808 45th Pl N, Birmingham, AL, 35212",
"aggregate": {
"summary": "Overall this home appears to be a minor-repair, likely Section 8-ready property with cosmetic updates, functioning fixtures and recent rental activity. The primary concern from photos is a visible low/damaged area on the front roof that should be evaluated and repaired if it threatens leaks; verify GFCI protection in kitchen/bath, operation of HVAC and water heater, and presence of CO detector if required. With verification and minor work (roof patching if needed, confirm/replace detectors, install missing appliances if required), it is likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 77.3,
"rationale": "Interiors appear recently painted and floors refinished or replaced; cabinets, countertops and fixtures are intact. Minor cosmetic wear on hardwood floors and scuffs visible but no major visible damage. Kitchen shows cabinets and counter but no visible stove or refrigerator in photos (there is a supply/connection visible on the wall). Overall looks move-in ready with only minor/cosmetic repairs or appliance installation likely required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.7,
"rationale": "Front yard, walkway and porch are serviceable; siding and painted surfaces look in good condition and the porch guardrails are intact. Walk path is intact. Trees are close to the house (monitor for future roof/branch issues). Foundation and visible exterior appear stable in photos with no major cracks shown. Lack of visible gutters/downspouts and the noted low spot on the roof are items to verify to ensure proper drainage."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "Visible features that support compliance: intact interior ceilings, visible ceiling-mounted smoke detector in living area, bedroom egress windows present, no exposed wiring visible, entry has secure metal security door and porch guardrail present. Uncertainties: GFCI protection in kitchen/bath not visible, CO alarm not visible (may not be required if no gas appliances), deadbolt not confirmed. Front porch roof shows a visible low area on roof (photo) that could indicate an area at risk for leaks; this raises a code/safety concern to verify. Overall moderate NSPIRE risk but no obvious life‑threatening hazards in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, plumbing, electrical)",
"score": 63.3,
"rationale": "Floor supply vents and ceiling fans indicate a forced-air HVAC system likely present; plumbing fixtures (bathroom, kitchen sink) appear installed and functional in photos. Electrical appears serviceable (switched lights, covered outlets), but main panel and water heater were not shown. The exterior roof shows a visible depression/damaged area near the front (possible ponding or damaged shingles) that could indicate a need for roof repair; this is the primary systems concern. Systems likely operational but require verification (roof repair, confirm HVAC operation, hot water, electrical panel)."
}
],
"red_flags": [
"Visible roof depression/damaged area at front roof (possible ponding/failed shingles) — potential source of leaks and structural deterioration if not repaired.",
"No stove or refrigerator visible in photos; kitchen appliance absence will need addressing for move-in (not an automatic pass/fail but affects readiness)."
],
"confidence": 0.82,
"assumptions": [
"Presence of a forced-air HVAC system is assumed based on visible floor supply vents and ceiling fans; the outdoor HVAC unit or furnace was not shown.",
"A water heater and electrical service panel are present in the property even though not photographed; their operational condition is unknown and assumed serviceable until verified.",
"A smoke detector is present (visible in one interior photo). CO alarm presence is unknown and may be required if gas appliances are present.",
"Kitchen photos show a supply/connection but no stove or refrigerator; listing does not clearly state appliances are included. Missing appliances were treated as a moderate, fixable issue rather than a fail.",
"Listing statement that the property is 'rent approved at $900/month' and 'Section 8 tenant approved to move in' is taken as evidence of recent rental/inspection interactions but does not substitute for a complete NSPIRE inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 70.0,
"rubric_version": "ns-patcher-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7140176567"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.