1828 Saint Charles Ave SW, Birmingham, AL, 35211
Birmingham, AL
Investment Snapshot
Quality Score and Underwriting
Monthly Cash Flow Breakdown
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.
Property Fundamentals
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
Source References
Insurance Quotes
Coverage Options
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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
| Year | Tax | Market Total | Assessment 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
| Date | Event | Price |
|---|---|---|
| 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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}
},
{
"tax": 1100,
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},
"assessment": {
"land": null,
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}
},
{
"tax": 942,
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"total": 65000,
"building": 50900
},
"assessment": {
"land": null,
"total": 13000,
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}
},
{
"tax": 379,
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"land": 9900,
"total": 62200,
"building": 52300
},
"assessment": {
"land": null,
"total": 6220,
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}
},
{
"tax": 409,
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"land": 14100,
"total": 66400,
"building": 52300
},
"assessment": {
"land": null,
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}
},
{
"tax": 409,
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},
"assessment": {
"land": null,
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}
},
{
"tax": 455,
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"building": 25500
},
"assessment": {
"land": null,
"total": 3960,
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}
},
{
"tax": 455,
"year": 2012,
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},
"assessment": {
"land": 1410,
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"building": 6110
}
},
{
"tax": 464,
"year": 2011,
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},
"assessment": {
"land": 1410,
"total": 7640,
"building": 6230
}
},
{
"tax": 464,
"year": 2010,
"market": {
"land": 14100,
"total": 76400,
"building": 62300
},
"assessment": {
"land": 1410,
"total": 7640,
"building": 6230
}
},
{
"tax": 464,
"year": 2009,
"market": {
"land": 14100,
"total": 76400,
"building": 62300
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"assessment": {
"land": 1410,
"total": 7640,
"building": 6230
}
},
{
"tax": 476,
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"total": 78100,
"building": 64000
},
"assessment": {
"land": 1410,
"total": 7810,
"building": 6400
}
},
{
"tax": 446,
"year": 2007,
"market": {
"land": 12700,
"total": 73800,
"building": 61100
},
"assessment": {
"land": 1270,
"total": 7380,
"building": 6110
}
}
],
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{
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{
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{
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{
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"source_name": "TenantTurner",
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"days_after_listed": "240 days",
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{
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{
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{
"date": "2017-03-15",
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"source_name": "AppfolioUnits",
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{
"date": "2017-03-07",
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{
"date": "2002-12-16",
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{
"date": "1988-08-05",
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],
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{
"project_name": null,
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},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Sep 20, 1999",
"permit_project_type_1": "Plumbing",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Jul 29, 1999",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
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},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jun 25, 1999",
"permit_project_type_1": "Electrical work",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Jun 18, 1999",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Plumbing"
}
]
}
},
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},
"property_id": "7152454732",
"generated_at": "2026-02-16T02:49:04.000392Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 65.8
},
"utility_allowance": {
"zip_code": "35211",
"home_photo": "https://ap.rdcpix.com/bf04aa7382977c2e13c8140708da6426l-m1707341064s-w1280.jpg",
"rent_price": 1116.0,
"loan_amount": 87200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1828-Saint-Charles-Ave-SW_Birmingham_AL_35211_M71524-54732",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 109000.0,
"loan_term_years": 30,
"annual_cash_flow": 10254.13,
"mortgage_monthly": 580.14,
"payment_standard": 1584.0,
"total_amount_out": 21800.0,
"additional_photos": [],
"down_payment_rate": 0.2,
"insurance_monthly": 60.71,
"monthly_cash_flow": 854.51,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"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.