Property ID: 7152454732

1828 Saint Charles Ave SW, Birmingham, AL, 35211

Birmingham, AL

For Sale Feb 16, 2026 02:49 AM UTC Realtor Zillow Street View
Money Down: $26,160 CoC Return: 12.59% Monthly Cash Flow: $274
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,800
Closing Costs
$4,360
Total Down
$26,160
Primary property image

Investment Snapshot

Purchase Price
$109,000
Money Down
$26,160
Cash-on-Cash Return
12.59%
Rent
$1,116
Monthly Cash Flow
$274
Annual Cash Flow
$3,292
Debt Service / Mo
$580
Property Tax / Mo
$89
Insurance / Mo
$61

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,116
Payment Standard
$1,584
Rent
$1,116
Insurance
$61
Property Tax
$89
Management
$112
Utilities Allowance
$468
NOI (Monthly)
$855
Debt Service
$580
Cash Flow After Debt
$274

Quality Score: 65.80%

Confidence: 93.00%

Based on the single exterior photo and listing, the property appears generally maintained with a sound roof and intact exterior finishes; however, visible porch brick deterioration, cracked driveway, and missing front-step handrail create safety/trip-hazard concerns that should be corrected. Major life-safety items (smoke/CO detectors, egress windows, GFCIs, HVAC and water heater condition, electrical panel) were not visible and constitute inspection risk. Likely a moderate likelihood to pass an initial HCV/NSPIRE inspection after addressing handrail, porch brick repair, and typical interior life-safety items — estimated rent-ready timeline of up to 30 days depending on interior findings.

Section 8 Payment Standard
$1,584
Utility Allowance Total
$468
Guaranteed Section 8 Rent (PS - Utilities)
$1,116
Property Management
$112

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$109,000
Beds
3
Baths
2
Living Area
1,690 sqft
Lot Size
6,970 sqft
Year Built
1935
Days on Market
187
Capital Outlay
$26,160
Debt Service
$580
Property Tax / Mo
$89
Insurance / Mo
$61

Property Description

Great addition to a rental portfolio of 28 income producing rental homes being sold for $2,850,000.00. This three bedroom, 2 bath all brick home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. The current commercial loan requires all properties to be sold together and lender has to approve the contract price. Rent roll is available upon request. Showings will be available with accepted offer/contract. Please do not bother the current residents.

Utility Allowances

Natural Gas Heating
$38
Property has 'Central (HEAT)' but the fuel type is not specified. Natural gas is chosen based on nearby properties having gas utilities and it being a common heating source. 'N'Gas: Spire' was selected as a prominent local provider, using the 3-bedroom rate.
Electric Cooling
$22
Property has 'Central (COOL)', which is electric. 'A/C: Alabama Power' was selected as the most likely provider for Birmingham, using the 3-bedroom rate.
Electric Cooking
$21
No cooking appliance is listed as provided. Electric is assumed based on other electric appliances (water heater, laundry hookup). 'Elec: Ala Power' was selected, using the 3-bedroom rate.
Electric Water Heating
$56
Property details explicitly state 'Electric (WTRHTR)'. 'Elec: Ala Power' was selected as the provider, using the 3-bedroom rate.
Other Electric
$68
This covers general electric usage like lights and outlets. 'Lights, Ref, Etc.: Ala Power' was selected as the appropriate provider, using the 3-bedroom rate.
Water
$78
Property details state 'Public Water'. 'Water: Birmingham' was selected from the schedule, using the 3-bedroom rate.
Sewer
$151
Property details state sewer is 'Connected'. The allowance is based on the fixed rate for 3 bedrooms in the utility schedule.
Trash Collection
$20
Trash service is not specified in the property details. 'Jefferson City (Once per week)' was selected as a reasonable default for the area, using the 3-bedroom rate.
Refrigerator
$8
A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned. The allowance is the fixed rate from the schedule.
Range / Microwave
$6
A range or microwave is not listed as a provided appliance, so it is assumed to be tenant-owned. The allowance is the fixed rate from the schedule.

Source References

Payment Standard Source
Effective Date: Jan 01, 2026
Utility Allowance Source
Effective Date: Jan 01, 2026

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$586
DP3 Annual Estimate$871
DP1 Monthly Equivalent$49
DP3 Monthly Equivalent$73
Replacement Value$57,600
Basis1,690 sqft / 1935

Nearby Houses

Nearby house 1
Photo unavailable

1829 Saint Charles Ct SW

for_sale · 0.03 mi
Price: $103,000
3 bd / 1 ba · 1,530 sqft
Latest sale: $15,001 on Nov 21, 2018
Latest rent: —
Nearby house 2
Photo unavailable

1833 Saint Charles Ct SW

sold · 0.03 mi
Price: $68,000
2 bd / 1 ba · 979 sqft
Latest sale: $68,000 on Jun 30, 2023
Latest rent: $995 on Jun 06, 2024
Nearby house 3
Photo unavailable

1816 Saint Charles Ave SW

for_sale · 0.03 mi
Price: $90,000
3 bd / 1 ba · 1,395 sqft
Latest sale: $13,000
Latest rent: —
Nearby house 4
Photo unavailable

1841 Saint Charles Ct SW

sold · 0.04 mi
Price: $72,000
2 bd / 2 ba · 1,339 sqft
Latest sale: $72,000 on Aug 02, 2023
Latest rent: —
Nearby house 5
Photo unavailable

1845 Saint Charles Ct SW

sold · 0.05 mi
Price: $62,000
3 bd / 1 ba · 1,108 sqft
Latest sale: $62,000 on Oct 24, 2024
Latest rent: $750 on Dec 06, 2019
Nearby house 6
Photo unavailable

1809 Saint Charles Ct SW

sold · 0.06 mi
Price: $62,000
3 bd / 1 ba · 1,481 sqft
Latest sale: $62,000 on Dec 31, 2024
Latest rent: —
Nearby house 7
Photo unavailable

1824 Princeton Ct SW

sold · 0.06 mi
Price: $30,000
3 bd / 2 ba · 1,500 sqft
Latest sale: $30,000 on Jan 28, 2022
Latest rent: —
Nearby house 8
Photo unavailable

1820 St Charles Ct SW

sold · 0.07 mi
Price: $36,000
3 bd / 1 ba
Latest sale: $36,000 on Dec 12, 2016
Latest rent: —
Nearby house 9
Photo unavailable

1812 Princeton Ct SW

sold · 0.08 mi
Price: $38,000
3 bd / 2 ba · 1,668 sqft
Latest sale: $38,000 on Apr 11, 2025
Latest rent: —
Nearby house 10
Photo unavailable

1808 St Charles Ct

sold · 0.08 mi
Price: $75,000
3 bd / 1 ba · 1,614 sqft
Latest sale: $75,000 on Feb 25, 2019
Latest rent: —
Nearby house 11
Photo unavailable

1804 Saint Charles Ct SW

sold · 0.08 mi
Price: $138,500
3 bd / 2 ba · 1,512 sqft
Latest sale: $138,500 on Nov 08, 2024
Latest rent: —
Nearby house 12
Photo unavailable

1848 SW Saint Charles Ct

sold · 0.09 mi
Price: $64,900
3 bd / 2 ba · 1,440 sqft
Latest sale: $64,900 on Dec 13, 2024
Latest rent: —
Nearby house 13
Photo unavailable

1852 Princeton Ct SW

sold · 0.09 mi
Price: $12,000
3 bd / 1 ba · 1,288 sqft
Latest sale: $12,000 on Aug 28, 2018
Latest rent: —
Nearby house 14
Photo unavailable

1829 Princeton Ct SW

sold · 0.10 mi
Price: $21,000
3 bd / 1 ba · 1,888 sqft
Latest sale: $21,000 on Jun 30, 2018
Latest rent: —
Nearby house 15
Photo unavailable

1833 Princeton Ct SW

sold · 0.10 mi
Price: $16,250
3 bd / 2 ba · 1,464 sqft
Latest sale: $16,250 on Mar 30, 2016
Latest rent: $1,125 on Jun 28, 2024
Nearby house 16
Photo unavailable

1827 Princeton Ct SW

sold · 0.10 mi
Price: $70,000
4 bd / 2 ba · 2,100 sqft
Latest sale: $70,000 on Sep 27, 2023
Latest rent: $1,550 on Sep 11, 2024
Nearby house 17
Photo unavailable

1817 Princeton Ct SW

sold · 0.10 mi
Price: $21,000
3 bd / 1 ba · 1,785 sqft
Latest sale: $21,000
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success
  • Missing/absent handrail on front entry steps (unsafe stairs/handrail hazard).
  • Deteriorated / missing bricks at the front porch corner creating a trip/fall hazard and potential localized structural concern.
  • Cracked and uneven concrete driveway/walkway presenting trip hazard.

Assumptions

  • Interior conditions (smoke/CO detectors, GFCI outlets, plumbing, HVAC, water heater, electrical panel, stove/fridge) are unknown and were estimated conservatively based on typical rental stock of similar age.
  • Roof appears recently shingled from the front photo; assumed no active roof leaks are visible from exterior image.
  • Windows seen from front are assumed operable and to provide egress in at least some bedrooms, but bedroom-level egress compliance could not be confirmed.
  • No obvious pest infestation, severe mold, or active water intrusion was visible from the front exterior photo.
  • The property likely has standard porch step height without a handrail, but local code may require a handrail depending on rise/run — treated as a safety deficiency.
  • Absence of a visible outdoor HVAC condenser in the photo does not prove lack of heating/cooling; systems could exist at rear or inside.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,039 $71,700 $14,340
2023 $1,039 $71,700 $14,340
2022 $1,100 $75,900 $15,180
2021 $1,100 $75,900 $15,180
2020 $1,100 $75,900 $15,180
2019 $1,100 $75,900 $15,180
2018 $942 $65,000 $13,000
2017 $379 $62,200 $6,220
2016 $409 $66,400 $6,640
2015 $409 $66,400 $6,640
2013 $455 $39,600 $3,960
2012 $455 $75,200 $7,520
2011 $464 $76,400 $7,640
2010 $464 $76,400 $7,640
2009 $464 $76,400 $7,640
2008 $476 $78,100 $7,810
2007 $446 $73,800 $7,380

Sale History

DateEventPrice
2026-01-11 Price Changed $109,000
2025-10-01 Listing removed $0
2025-09-29 Listing removed $0
2025-09-19 Price Changed for rent $1,195
2025-09-17 Price Changed for rent $1,195
2025-08-28 Price Changed for rent $1,250
2025-08-26 Price Changed for rent $1,250
2025-08-13 Listed $113,000
2025-08-06 Listed for rent $1,295
2025-07-20 Price Changed for rent $1,295
2025-07-18 Price Changed for rent $1,150
2025-07-11 Listed for rent $1,195
2022-09-01 Listing removed $0
2022-08-30 Listing removed $0
2021-07-13 Listing removed $0
2021-07-07 Listed for rent $850
2020-11-15 Listed $69,900
2017-03-15 Listing removed $750
2017-03-07 Listed for rent $750
2002-12-16 Sold $68,000
1988-08-05 Sold $38,500

Photo Gallery

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                          "description": "- 1845 St. Charles Court SW (35211) is a 3 bedroom/1 bath ranch that is currently listed at $750 per month. This home sits on a limited access street that is close to Princeton Baptist Hospital, Five Points West and just a short distance from both Highway 11 and the interstate. Cute house with lots of room. Don't miss this one! We will only respond to applicants who have completely filled out an application online or in person at the office and who have paid the non-refundable application fee. We can show the property once an application has been submitted. (RLNE4284525)",
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        "note": "Property has 'Central (HEAT)' but the fuel type is not specified. Natural gas is chosen based on nearby properties having gas utilities and it being a common heating source. 'N'Gas: Spire' was selected as a prominent local provider, using the 3-bedroom rate.",
        "utility": "Natural Gas Heating",
        "allowance": 38
      },
      {
        "note": "Property has 'Central (COOL)', which is electric. 'A/C: Alabama Power' was selected as the most likely provider for Birmingham, using the 3-bedroom rate.",
        "utility": "Electric Cooling",
        "allowance": 22
      },
      {
        "note": "No cooking appliance is listed as provided. Electric is assumed based on other electric appliances (water heater, laundry hookup). 'Elec: Ala Power' was selected, using the 3-bedroom rate.",
        "utility": "Electric Cooking",
        "allowance": 21
      },
      {
        "note": "Property details explicitly state 'Electric (WTRHTR)'. 'Elec: Ala Power' was selected as the provider, using the 3-bedroom rate.",
        "utility": "Electric Water Heating",
        "allowance": 56
      },
      {
        "note": "This covers general electric usage like lights and outlets. 'Lights, Ref, Etc.: Ala Power' was selected as the appropriate provider, using the 3-bedroom rate.",
        "utility": "Other Electric",
        "allowance": 68
      },
      {
        "note": "Property details state 'Public Water'. 'Water: Birmingham' was selected from the schedule, using the 3-bedroom rate.",
        "utility": "Water",
        "allowance": 78
      },
      {
        "note": "Property details state sewer is 'Connected'. The allowance is based on the fixed rate for 3 bedrooms in the utility schedule.",
        "utility": "Sewer",
        "allowance": 151
      },
      {
        "note": "Trash service is not specified in the property details. 'Jefferson City (Once per week)' was selected as a reasonable default for the area, using the 3-bedroom rate.",
        "utility": "Trash Collection",
        "allowance": 20
      },
      {
        "note": "A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned. The allowance is the fixed rate from the schedule.",
        "utility": "Refrigerator",
        "allowance": 8
      },
      {
        "note": "A range or microwave is not listed as a provided appliance, so it is assumed to be tenant-owned. The allowance is the fixed rate from the schedule.",
        "utility": "Range / Microwave",
        "allowance": 6
      }
    ],
    "cash_on_cash_return": 0.47,
    "down_payment_amount": 21800.0,
    "property_tax_annual": 1070.17,
    "property_tax_monthly": 89.18,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 468.0,
    "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": 3292.4,
    "property_management_monthly": 111.6,
    "monthly_cash_flow_after_debt": 274.37,
    "cash_on_cash_return_after_debt": 0.15
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Based on the single exterior photo and listing, the property appears generally maintained with a sound roof and intact exterior finishes; however, visible porch brick deterioration, cracked driveway, and missing front-step handrail create safety/trip-hazard concerns that should be corrected. Major life-safety items (smoke/CO detectors, egress windows, GFCIs, HVAC and water heater condition, electrical panel) were not visible and constitute inspection risk. Likely a moderate likelihood to pass an initial HCV/NSPIRE inspection after addressing handrail, porch brick repair, and typical interior life-safety items — estimated rent-ready timeline of up to 30 days depending on interior findings.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 75.0,
            "rationale": "Exterior visible from photos shows generally maintained siding and what appears to be a recently shingled roof. Cosmetic and minor structural repairs observed: chipped/deteriorated brick at the front porch corner, cracked concrete driveway, and worn porch finish. No evidence of major interior collapse or severe exterior deterioration. Missing appliances and interior cosmetics cannot be confirmed from available materials and therefore were not heavily penalized."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety and code risk",
            "score": 60.0,
            "rationale": "From exterior photo: entry door has a security screen which may include a deadbolt (uncertain), windows appear intact and egress likely available but cannot be confirmed. Notable safety concerns: no handrail on the front steps and deteriorated porch brick corner create a trip/fall hazard. No visible exposed wiring or active water intrusion on the exterior. Critical life-safety elements (smoke detectors, CO alarms, GFCIs, interior handrails, window egress in bedrooms) are not visible and thus represent inspection risk and were scored conservatively."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems and mechanical condition",
            "score": 60.0,
            "rationale": "Roof shingles appear intact and in good condition from the front. Chimney looks intact. No visible signs of roof sagging or active leaks. Major mechanicals (HVAC condenser, water heater, electrical panel, plumbing fixtures) are not visible in the provided photo; absence of visible exterior condenser reduces confidence but does not prove lack of heating/cooling. Given age (1935) there is increased probability of system upgrades required, so a conservative moderate score was assigned pending interior/system inspection."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 70.0,
            "rationale": "Lot and yard are reasonably maintained; house sits on brick foundation with crawlspace vents visible. Siding appears in good condition. Concerns: cracked concrete driveway, damaged brick at porch corner, large mature trees close to the structure (potential roots/overhang risk). No clear evidence of drainage failures or pests in photos, but tree proximity and driveway deterioration are site concerns."
          }
        ],
        "red_flags": [
          "Missing/absent handrail on front entry steps (unsafe stairs/handrail hazard).",
          "Deteriorated / missing bricks at the front porch corner creating a trip/fall hazard and potential localized structural concern.",
          "Cracked and uneven concrete driveway/walkway presenting trip hazard."
        ],
        "confidence": 0.45,
        "assumptions": [
          "Interior conditions (smoke/CO detectors, GFCI outlets, plumbing, HVAC, water heater, electrical panel, stove/fridge) are unknown and were estimated conservatively based on typical rental stock of similar age.",
          "Roof appears recently shingled from the front photo; assumed no active roof leaks are visible from exterior image.",
          "Windows seen from front are assumed operable and to provide egress in at least some bedrooms, but bedroom-level egress compliance could not be confirmed.",
          "No obvious pest infestation, severe mold, or active water intrusion was visible from the front exterior photo.",
          "The property likely has standard porch step height without a handrail, but local code may require a handrail depending on rise/run — treated as a safety deficiency.",
          "Absence of a visible outdoor HVAC condenser in the photo does not prove lack of heating/cooling; systems could exist at rear or inside."
        ],
        "overall_score": 67.0,
        "rubric_version": "1.0"
      },
      {
        "summary": "Overall the property appears habitable from the exterior with a recently shingled roof, intact windows, and generally serviceable envelope. Main risks are unknown interior safety and systems (smoke/CO detectors, heating, electrical, plumbing), localized porch brick damage and lack of a handrail, and cracked driveway trip hazards. With a limited interior inspection required, the home is likely to pass an initial HCV/NSPIRE inspection after minor repairs and verification of detectors, heating/hot water, and electrical safety — estimated rent‑ready timeline 2–6 weeks depending on interior findings.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 72.0,
            "rationale": "Exterior shows generally serviceable condition: siding/face looks intact, windows appear unbroken, and roof shingles look recently replaced. Observable deferred maintenance: missing/broken brick at the front porch/step, cracked driveway/concrete (trip hazard), and general curb‑appeal/landscaping neglect. No interior photos to evaluate flooring, cabinets, or fixtures; listing indicates occupied tenant so interior access unavailable. Missing appliances cannot be confirmed from photos; absence would be a moderate deduction but not catastrophic. Overall, mostly cosmetic/medium‑scope repairs likely needed."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 65.0,
            "rationale": "No obvious life‑threatening hazards visible: roofline appears sound with no sagging, no visible active water intrusion, chimney flashing appears intact, no exposed electrical wiring on façade. Concerns: front porch step lacks a handrail/guard (possible fail depending on rise/run), cracked driveway/approach is a trip hazard, smoke/CO detectors and GFCI presence cannot be confirmed from exterior photos (if missing these are automatic fails). Egress windows look like standard double‑hung units but cannot be measured for NET clear opening. Entry has a security/storm door (likely deadbolt present) but lock condition unknown. Overall a moderate NSPIRE risk mainly because interior safety items are unknown."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems & Mechanical",
            "score": 60.0,
            "rationale": "Roof appears recently shingled and in good visible condition. Chimney intact. There is no visible exterior HVAC condenser, furnace flue, electrical meter/panel, or water‑heater vent in the photo — systems cannot be confirmed. Given the property's age (1935) and that it is an active rental in a portfolio, systems may be present but their operational status is unknown. Electrical and plumbing system conditions, presence of working heat and hot water, and appliance hookups must be verified; uncertainty reduces score."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 68.0,
            "rationale": "All‑brick foundation and chimney are present though there is localized brick damage at the porch face and step. Crawlspace vents present. Driveway is cracked and uneven. Trees overhang the roof (possible future debris/roof risk). Yard is bare with minimal grading visible; drainage away from foundation not verifiable. No obvious signs of infestation or large foundation movement visible from the photo. Overall exterior is serviceable but will need minor repairs and maintenance."
          }
        ],
        "red_flags": [
          "Front porch lacks a handrail/guard on the step (code/inspection failure potential).",
          "Cracked/uneven driveway and porch step with missing bricks creating a trip hazard.",
          "No visible evidence of smoke and carbon monoxide detectors from exterior photos (if absent this is an automatic fail).",
          "No visible exterior HVAC condenser or other mechanicals in the provided photo — heating system presence and operation must be verified."
        ],
        "confidence": 0.55,
        "assumptions": [
          "No interior access was provided; assessments of smoke detectors, CO alarms, GFCI outlets, interior flooring, plumbing fixtures, HVAC, water heater, electrical panel, and appliances are unknown and estimated.",
          "Roof condition inferred from visible exterior shingles (appear recent and in good condition).",
          "Windows appear intact and are assumed to provide bedroom egress but NET opening not measured/confirmed.",
          "Presence and operability of HVAC/heat and hot water systems are unknown; assumed present but unverified given active rental portfolio status.",
          "Listing indicates property is occupied and sold as part of a portfolio; current tenants restricted showings so interior/utility verification should be scheduled after contract."
        ],
        "overall_score": 67.0,
        "rubric_version": "nsPIRE-v1-2026"
      },
      {
        "summary": "Based on the exterior photo and listing, this 1935 single-family home appears generally sound with a good-looking roof and intact envelope, but has moderate inspection risks (crumbling porch bricks/steps, cracked driveway, unknown interior systems and safety items). Likely requires minor-to-moderate repairs (30 days or less in typical circumstances) and validation of smoke/CO detectors, HVAC operation, and lead-risk remediation before passing an initial HCV/NSPIRE inspection.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 70.0,
            "rationale": "Exterior photo shows generally intact siding and a seemingly recently shingled roof; however the front porch knee-wall and steps show missing/crumbling bricks and mortar, and the concrete driveway is cracked (trip hazards). Cosmetic wear and site repairs apparent but no visible major structural failure. Interior conditions and appliances are not shown; missing appliances cannot be confirmed from photos. Overall this looks like minor-to-moderate repair needs rather than major rehab."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 60.0,
            "rationale": "No visible exposed electrical wiring or collapsed elements in the photo. Entry door has a security screen/metal door which likely includes a lock; windows present on front façade. However smoke and CO detectors are not visible from exterior photos (unknown compliance). Front porch has no handrail and the steps/brick damage represent a trip/unsafe-stair condition. Home built 1935 = elevated lead-paint risk unless abated. Egress window sizing, GFCI outlets, and interior plumbing/hot-water function cannot be confirmed. These unknowns and the visible trip hazards reduce the safety score to a moderate risk level."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Roof, Electrical, Plumbing)",
            "score": 60.0,
            "rationale": "Roof and chimney appear intact and in good visible condition (roof shingles look recently replaced). No external HVAC condenser or obvious unit is visible in the provided exterior photo (could be located rear or inside); heating/cooling presence and operability are unverified. Electrical panel, water heater and plumbing fixtures are not visible. Because roof appears serviceable but other core systems cannot be confirmed from photos, score reflects moderate uncertainty rather than outright failure."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 65.0,
            "rationale": "Brick foundation and chimney appear generally sound; siding and soffits look reasonably maintained. Driveway has significant cracking; front step/porch brick is deteriorated; yard is bare and may have minor drainage/erosion concerns (trees close to roofline). No visible standing water, obvious infestation, or major foundation displacement seen from the photo. Exterior condition is serviceable with spot repairs needed."
          }
        ],
        "red_flags": [
          "Crumbling/missing bricks and damaged front step — unsafe stair/trip hazard requiring repair.",
          "Cracked concrete driveway — trip hazard.",
          "No visible smoke/CO detectors from available photos — compliance unknown.",
          "Property built 1935 — potential lead-based paint risk unless documented abatement.",
          "No external HVAC unit visible in photo — heating/cooling presence and operability unverified (inspection risk)."
        ],
        "confidence": 0.55,
        "assumptions": [
          "Only one exterior photo and the listing text were provided; no interior photos or system reports available.",
          "Occupied tenant(s) per listing note; interior access not available for verification of smoke/CO detectors, appliances, HVAC, water heater, plumbing, electrical panel, or mold conditions.",
          "Roof appearance in photo indicates recent shingle replacement or good condition; no active roof leaks are visible from this vantage.",
          "Heating and cooling exist but their condition and presence of an external condenser are unconfirmed (no external unit visible in provided image).",
          "No visible evidence of severe structural movement or sagging from the provided frontal view.",
          "Property built in 1935, so lead-based paint is a possible hazard unless abated or confirmed otherwise."
        ],
        "overall_score": 64.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "1828 Saint Charles Ave SW, Birmingham, AL, 35211",
    "aggregate": {
      "summary": "Based on the single exterior photo and listing, the property appears generally maintained with a sound roof and intact exterior finishes; however, visible porch brick deterioration, cracked driveway, and missing front-step handrail create safety/trip-hazard concerns that should be corrected. Major life-safety items (smoke/CO detectors, egress windows, GFCIs, HVAC and water heater condition, electrical panel) were not visible and constitute inspection risk. Likely a moderate likelihood to pass an initial HCV/NSPIRE inspection after addressing handrail, porch brick repair, and typical interior life-safety items — estimated rent-ready timeline of up to 30 days depending on interior findings.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition and repairs",
          "score": 72.3,
          "rationale": "Exterior visible from photos shows generally maintained siding and what appears to be a recently shingled roof. Cosmetic and minor structural repairs observed: chipped/deteriorated brick at the front porch corner, cracked concrete driveway, and worn porch finish. No evidence of major interior collapse or severe exterior deterioration. Missing appliances and interior cosmetics cannot be confirmed from available materials and therefore were not heavily penalized."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope and site condition",
          "score": 67.7,
          "rationale": "Lot and yard are reasonably maintained; house sits on brick foundation with crawlspace vents visible. Siding appears in good condition. Concerns: cracked concrete driveway, damaged brick at porch corner, large mature trees close to the structure (potential roots/overhang risk). No clear evidence of drainage failures or pests in photos, but tree proximity and driveway deterioration are site concerns."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety and code risk",
          "score": 61.7,
          "rationale": "From exterior photo: entry door has a security screen which may include a deadbolt (uncertain), windows appear intact and egress likely available but cannot be confirmed. Notable safety concerns: no handrail on the front steps and deteriorated porch brick corner create a trip/fall hazard. No visible exposed wiring or active water intrusion on the exterior. Critical life-safety elements (smoke detectors, CO alarms, GFCIs, interior handrails, window egress in bedrooms) are not visible and thus represent inspection risk and were scored conservatively."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems and mechanical condition",
          "score": 60.0,
          "rationale": "Roof shingles appear intact and in good condition from the front. Chimney looks intact. No visible signs of roof sagging or active leaks. Major mechanicals (HVAC condenser, water heater, electrical panel, plumbing fixtures) are not visible in the provided photo; absence of visible exterior condenser reduces confidence but does not prove lack of heating/cooling. Given age (1935) there is increased probability of system upgrades required, so a conservative moderate score was assigned pending interior/system inspection."
        }
      ],
      "red_flags": [
        "Missing/absent handrail on front entry steps (unsafe stairs/handrail hazard).",
        "Deteriorated / missing bricks at the front porch corner creating a trip/fall hazard and potential localized structural concern.",
        "Cracked and uneven concrete driveway/walkway presenting trip hazard."
      ],
      "confidence": 0.93,
      "assumptions": [
        "Interior conditions (smoke/CO detectors, GFCI outlets, plumbing, HVAC, water heater, electrical panel, stove/fridge) are unknown and were estimated conservatively based on typical rental stock of similar age.",
        "Roof appears recently shingled from the front photo; assumed no active roof leaks are visible from exterior image.",
        "Windows seen from front are assumed operable and to provide egress in at least some bedrooms, but bedroom-level egress compliance could not be confirmed.",
        "No obvious pest infestation, severe mold, or active water intrusion was visible from the front exterior photo.",
        "The property likely has standard porch step height without a handrail, but local code may require a handrail depending on rise/run — treated as a safety deficiency.",
        "Absence of a visible outdoor HVAC condenser in the photo does not prove lack of heating/cooling; systems could exist at rear or inside."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 65.8,
      "rubric_version": "1.0",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7152454732"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.