Property ID: 7184166643
5908 Woodward Ave, Birmingham, AL, 35228
Birmingham, AL
Money Down: $16,560
CoC Return: 34.77%
Monthly Cash Flow: $480
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,800
Closing Costs
$2,760
Total Down
$16,560
Investment Snapshot
Purchase Price
$69,000
Money Down
$16,560
Cash-on-Cash Return
34.77%
Rent
$1,143
Monthly Cash Flow
$480
Annual Cash Flow
$5,758
Debt Service / Mo
$367
Property Tax / Mo
$111
Insurance / Mo
$71
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,143
Payment Standard
$1,584
Rent
$1,143
Insurance
$71
Property Tax
$111
Management
$114
Utilities Allowance
$441
NOI (Monthly)
$847
Debt Service
$367
Cash Flow After Debt
$480
Quality Score: 61.50%
Confidence: 92.00%
This 3BR/1BA brick home has strong positives (reported new roof, new gutters and a new Gas Pac HVAC in 2024, intact brick envelope, functioning kitchen stove). Visible deficiencies are moderate: heavy carpet soiling, ceiling water stains and black mold-like staining in at least one room, cosmetic damage to trim/closet doors, a loose floor cable, and a partial/insufficient handrail at the front steps. Smoke/CO detectors and GFCI protection are not clearly visible in photos and should be installed/verified. With targeted work — mold assessment/remediation, ceiling repairs and repaint, carpet replacement or flooring, verification of hot water, install/verify smoke & CO detectors and GFCI outlets where required, and addressing the handrail/electrical cable — this property is likely to pass an initial HCV/NSPIRE inspection and be rent-ready within ~30 days. Overall readiness score: 62 (minor-to-moderate repairs required).
Section 8 Payment Standard
$1,584
Utility Allowance Total
$441
Guaranteed Section 8 Rent (PS - Utilities)
$1,143
Property Management
$114
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$69,000
Beds
3
Baths
1
Living Area
1,377 sqft
Lot Size
5,663 sqft
Year Built
1950
Days on Market
123
Capital Outlay
$16,560
Debt Service
$367
Property Tax / Mo
$111
Insurance / Mo
$71
Property Description
All Brick 3BR/1BA home with a bonus den featuring a cozy fireplace. This property offers a spacious living room upon entering, separate kitchen. laundry room, and a closet space throughout. Recent updates include a new roof, new gutters, and a new Gas Pac HVAC system (2024). Driveway parking and a nice lot. Home is vacant and ready for its next owner or tenants. Investors! minor repairs needed to make it rent-ready or move-in ready. Great opportunity to add to your rental portfolio or update for resale. Recently leased at $1200 mon. This is a Quick Claim Deed Sale. The redemption period has passed. Seller is providing an Owner's Policy.
Utility Allowances
Cooking
$15
Property description lists 'Stove-Gas'. Selected 'Spire' as it is a major natural gas provider in the area.
Heating
$38
Property description specifies 'Gas Heat' and 'Natural Gas'. Selected 'Spire' as a major natural gas provider for the area.
Water Heating
$35
Property description lists 'Gas Water Heater'. Selected 'Spire' as a major natural gas provider for the area.
Cooling
$22
Property has 'Central Air' conditioning, which is electric. 'Alabama Power' is the most likely provider for Birmingham.
Other Electric
$68
This is a baseline tenant-paid allowance for lights and general electric appliances. 'Alabama Power' is selected as the most likely provider.
Water
$78
Property is listed with 'Public Water' and is located within Birmingham.
Sewer
$151
Property is listed as having 'Sewer Connected'. The allowance is a fixed rate from the schedule.
Trash Collection
$20
Trash service is inferred for a single-family home. 'Jefferson City' is selected as the most appropriate default option for a Birmingham property in Jefferson County.
Refrigerator
$8
Property information does not state a refrigerator is provided, so it is assumed to be tenant-owned.
Range / Microwave
$6
Property information does not state a microwave is provided, so it is assumed to be tenant-owned.
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$696
DP3 Annual Estimate$997
DP1 Monthly Equivalent$58
DP3 Monthly Equivalent$83
Replacement Value$83,400
Basis1,377 sqft / 1950
Nearby Houses
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5528 Madison Dr
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6112 Blocton Ave
for_sale · 0.20 mi
Price: $64,900
3 bd / 1 ba · 1,460 sqft
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5508 Madison Dr
sold · 0.21 mi
Price: $42,500
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6117 Patton Ave
for_sale · 0.21 mi
Price: $65,000
3 bd / 2 ba · 1,015 sqft
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5504 Madison Dr
sold · 0.21 mi
Price: $37,000
3 bd / 1 ba · 1,184 sqft
Latest sale: $37,000 on Feb 24, 2020
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Photo unavailable
5773 King Dr
sold · 0.24 mi
Price: $28,000
3 bd / 1 ba · 1,270 sqft
Latest sale: $28,000 on Dec 08, 2020
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Photo unavailable
5848 Martin Luther Ave
sold · 0.25 mi
Price: $24,850
2 bd / 1 ba · 1,022 sqft
Latest sale: $24,850 on Jun 11, 2018
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Photo unavailable
6012 Martin Luther Ave
for_sale · 0.26 mi
Price: $100,000
3 bd / 1 ba · 1,380 sqft
Latest sale: $82,500 on Oct 18, 2023
Latest rent: $1,200 on Jun 11, 2024
Photo unavailable
5504 King Dr
sold · 0.27 mi
Price: $68,000
3 bd / 1 ba · 925 sqft
Latest sale: $68,000 on Feb 21, 2023
Latest rent: $1,000 on Jun 25, 2024
Risk and Criteria Detail
Red Flags
- success
- Ceiling water stains and black mold-like staining in at least one room (possible active or historic mold) — requires assessment and remediation.
- Loose/exposed cable on living room floor (electrical hazard) visible in photos.
- No clearly visible smoke detectors or CO alarm in the photos — potential automatic fail if absent.
- Front porch stairs have only a short/partial handrail (unsafe stairs) and may not meet code for secure handrail/guard.
- Ceiling staining indicates prior roof/plumbing leaks; although roof is reported new, verification of repair and absence of active leaks is required.
Assumptions
- Listing statement that roof, gutters, and Gas Pac HVAC were replaced in 2024 is accurate and those systems are functioning.
- Photographs are recent and representative of current interior condition.
- No refrigerator was photographed; stove is present and assumed operational but refrigerator provision should be confirmed.
- Water heater and domestic hot water are present and working but were not shown; their condition is unverified.
- Smoke detectors and CO alarms were not clearly visible in photos; assume they are missing or require verification/replacement.
- Kitchen and bathroom outlets do not show obvious GFCI devices in photos; assume GFCI protection may be required/absent and should be checked.
- Black staining on the ceiling is treated as potential mold and indicative of prior water intrusion even though the roof is reported new.
- Bedrooms' windows may be typical for an older home; egress compliance is unconfirmed from photos and should be verified on-site.
- Electrical panel cover is present in photo but no internal inspection was performed; assume no obvious major electrical defects visible from photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,294 | $89,300 | $17,860 |
| 2012 | $394 | $56,000 | $5,600 |
| 2011 | $400 | $56,900 | $5,690 |
| 2010 | $400 | $56,900 | $5,690 |
| 2009 | $400 | $56,900 | $5,690 |
| 2008 | $410 | $58,300 | $5,830 |
| 2007 | $388 | $55,200 | $5,520 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-05-05 | Sold | $13,597 |
Photo Gallery
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},
{
"note": "Property is listed as having 'Sewer Connected'. The allowance is a fixed rate from the schedule.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash service is inferred for a single-family home. 'Jefferson City' is selected as the most appropriate default option for a Birmingham property in Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Property information does not state a refrigerator is provided, so it is assumed to be tenant-owned.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "Property information does not state a microwave is provided, so it is assumed to be tenant-owned.",
"utility": "Range / Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.74,
"down_payment_amount": 13800.0,
"property_tax_annual": 1332.82,
"property_tax_monthly": 111.07,
"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": 5758.12,
"property_management_monthly": 114.3,
"monthly_cash_flow_after_debt": 479.84,
"cash_on_cash_return_after_debt": 0.42
},
"section8_assessment": {
"runs": [
{
"summary": "This 3BR/1BA brick home has strong positives (reported new roof, new gutters and a new Gas Pac HVAC in 2024, intact brick envelope, functioning kitchen stove). Visible deficiencies are moderate: heavy carpet soiling, ceiling water stains and black mold-like staining in at least one room, cosmetic damage to trim/closet doors, a loose floor cable, and a partial/insufficient handrail at the front steps. Smoke/CO detectors and GFCI protection are not clearly visible in photos and should be installed/verified. With targeted work — mold assessment/remediation, ceiling repairs and repaint, carpet replacement or flooring, verification of hot water, install/verify smoke & CO detectors and GFCI outlets where required, and addressing the handrail/electrical cable — this property is likely to pass an initial HCV/NSPIRE inspection and be rent-ready within ~30 days. Overall readiness score: 62 (minor-to-moderate repairs required).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior shows heavy carpet staining and wear, multiple ceiling water stains and at least one area with black discoloration consistent with mold staining. Closet door damage and scuffed walls visible. Kitchen cabinets and counters cosmetically worn but functional; a stove is present but no refrigerator shown (may be missing). Listing states 'minor repairs needed' and photos show mostly cosmetic and surface repairs plus remediation (carpet replacement/cleaning, ceiling patch/paint, trim/door repair). Because of visible mold-like staining and multiple ceiling stains the repair scope is above purely cosmetic, so score is moderate."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 50.0,
"rationale": "Several NSPIRE safety concerns are either visible or cannot be confirmed: no clearly visible smoke detectors or CO alarm in photos (one small round device above a doorway is ambiguous), a loose cable is visible on the living room floor (electrical hazard), and the front porch steps have only a short/partial handrail (potential unsafe stair). Ceiling black staining indicates possible mold and prior water intrusion (mold can be a failing item if active). GFCI outlets in kitchen/bath are not evident in photos. Bedroom window sizes/egress cannot be confirmed from images. No active collapsed ceilings, large structural sagging, or standing water observed, but these safety items will require remediation/verification prior to HCV approval."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 75.0,
"rationale": "Listing documents a new roof, new gutters and a new Gas Pac HVAC in 2024 — major positives that reduce inspection risk. Electrical panel is visible and appears intact in a bedroom (cover present). Kitchen stove present (appears gas). Water heater and domestic hot water were not photographed so operational status is unconfirmed. Ceiling stains suggest prior leakage that should be confirmed repaired (roof reportedly new). Overall mechanical risk is moderate-low because of the reported recent roof and HVAC replacement, but plumbing and hot-water verification and an electrical safety check are recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior brick envelope appears in generally good condition; roof and gutters reported replaced (2024) and photos show intact gutters. Driveway and walkways exist but a large tree sits very close to the driveway/house — roots may cause future uplift/trip hazard and should be monitored; porch steps show some mortar wear and have a partial/short handrail. Yard and lot appear maintained but not manicured. No evidence of major foundation movement or collapsed exterior elements in photos."
}
],
"red_flags": [
"Ceiling water stains and black mold-like staining in at least one room (possible active or historic mold) — requires assessment and remediation.",
"Loose/exposed cable on living room floor (electrical hazard) visible in photos.",
"No clearly visible smoke detectors or CO alarm in the photos — potential automatic fail if absent.",
"Front porch stairs have only a short/partial handrail (unsafe stairs) and may not meet code for secure handrail/guard.",
"Ceiling staining indicates prior roof/plumbing leaks; although roof is reported new, verification of repair and absence of active leaks is required."
],
"confidence": 0.72,
"assumptions": [
"Listing statement that roof, gutters, and Gas Pac HVAC were replaced in 2024 is accurate and those systems are functioning.",
"Photographs are recent and representative of current interior condition.",
"No refrigerator was photographed; stove is present and assumed operational but refrigerator provision should be confirmed.",
"Water heater and domestic hot water are present and working but were not shown; their condition is unverified.",
"Smoke detectors and CO alarms were not clearly visible in photos; assume they are missing or require verification/replacement.",
"Kitchen and bathroom outlets do not show obvious GFCI devices in photos; assume GFCI protection may be required/absent and should be checked.",
"Black staining on the ceiling is treated as potential mold and indicative of prior water intrusion even though the roof is reported new.",
"Bedrooms' windows may be typical for an older home; egress compliance is unconfirmed from photos and should be verified on-site.",
"Electrical panel cover is present in photo but no internal inspection was performed; assume no obvious major electrical defects visible from photos."
],
"overall_score": 62.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Moderate Section 8 / NSPIRE risk. Major systems score well (new roof/gutters and new Gas-Pak HVAC in 2024), but visible ceiling water stains and black mold-like staining, missing/uncertain smoke/CO detectors and GFCI protection, and a missing/loose front handrail create inspection risks. Expect 30–60 days of targeted repairs before a high probability of passing an initial HCV inspection: formal mold remediation/ceiling repair, install/verify smoke and CO detectors, install GFCI outlets in required locations, secure/replace porch handrail and replace/clean carpets or install new flooring. If mold/active leak proves limited and remediated, property can be rent-ready relatively quickly due to recent mechanical updates.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 50.0,
"rationale": "Interior shows moderate deferred maintenance: heavily stained carpeting in multiple rooms, scuffed/peeling closet door and trim, minor cosmetic wall/ceiling damage. Ceiling stains and an area of black discoloration (see bedroom ceiling) indicate water intrusion and visible mold staining that will require remediation. Kitchen cabinets and counters are serviceable but show wear. Missing refrigerator not shown — appliances otherwise present (range). Overall mostly cosmetic and mid-level repairs but visible mold/water damage pushes this from high-minor to moderate repair scope."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 45.0,
"rationale": "Multiple NSPIRE safety items are unconfirmed or deficient from photos: no smoke detectors visible in living/bedroom photos (likely required), no carbon monoxide alarm visible, no visible GFCI outlets at kitchen sink, front porch steps lack a secure continuous handrail (only a short post/handrail on one side), and visible ceiling mold/staining is a health/safety risk. Electrical panel appears present and intact in-bedroom, and there are no obvious exposed live wiring, but a loose cable is visible near baseboards. Bedroom egress windows are small — egress compliance cannot be confirmed from photos. These combined items create moderate to significant compliance risk for an initial inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Listing states new roof, new gutters and new Gas-Pak HVAC in 2024 — these are major positives and visible roofline and gutters look in good condition. Kitchen has a recent-looking gas range. Electrical panel present. Water heater/plumbing fixtures are not photographed; kitchen sink and faucet are present but hot water operation not confirmed. Given recent lease history claimed and the documented 2024 HVAC/roof work, major systems appear recently serviced, lowering risk; outstanding unknowns: water heater age/operation and full electrical/GFCI verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Brick exterior appears sound and well-built. New gutters and roof per listing. Driveway and concrete show root encroachment and cracking near a very large front tree; tree proximity creates some risk to foundation/driveway and future roof stress but no visible structural failure. Porch steps show minor deterioration and incomplete/loose handrail. Yard is generally tidy but needs basic cleanup. No obvious exterior pest/infestation signs in photos."
}
],
"red_flags": [
"Visible mold-like black staining on bedroom ceiling (possible active or historic water intrusion) — requires remediation.",
"Ceiling stains in multiple rooms indicating past or ongoing leaks.",
"Missing/uncertain smoke detectors and carbon monoxide alarm(s).",
"No visible GFCI outlets in kitchen near sink.",
"Front porch steps lack a continuous secure handrail / loose handrail present.",
"Large tree immediately adjacent to driveway/house with concrete/root intrusion — long-term risk to driveway/foundation."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that roof, gutters, and Gas-Pak HVAC were replaced in 2024 is accurate and systems are operational.",
"Hot water and plumbing are functional (kitchen sink present) though the water heater is not photographed.",
"Stove/range is present and appears functional; no refrigerator was visible in photos and may be absent.",
"No smoke or CO alarms are visible in photos; assume not installed or not in required locations and must be verified/installed.",
"Visible black staining on the bedroom ceiling is mold or mold-like growth from prior or active water intrusion and requires remediation; the roof replacement may have addressed the source but stains remain.",
"Bedroom windows may or may not meet egress dimensions — egress compliance could fail and should be verified on-site.",
"Electrical panel appears intact but GFCI protection near sink and other required outlets may be missing and must be tested/installed."
],
"overall_score": 59.0,
"rubric_version": "1.0"
},
{
"summary": "This brick single-family home is close to Section 8 rent-ready status. Recent system upgrades (new roof, gutters and gas HVAC in 2024) strongly reduce major system risk. Visible issues are moderate: stained/soiled carpets and surfaces, ceiling water stains and a black mold-like area that require remediation, missing/unclear smoke and CO detectors, likely missing GFCI at kitchen counters, and an incomplete porch handrail. With targeted work (mold remediation, ceiling repairs, replace/clean flooring, install smoke/CO/GFCI, secure handrail and minor cosmetic repairs) the unit is likely to pass an initial HCV/NSPIRE inspection within ~2–6 weeks. If mold or active leaks are worse than visible, timeline and cost escalate.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 60.0,
"rationale": "Interior shows worn, heavily stained carpet, scuffed walls and cabinetry and localized ceiling staining. Kitchen cabinets and finishes are dated but intact; stove present. These are primarily cosmetic and medium-scope repairs (carpet replacement, paint, cabinet touch-up, replace/secure porch handrail). However visible ceiling staining and a dark mold-like area in one ceiling corner raises remediation scope beyond simple cosmetic work, preventing a higher score."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 45.0,
"rationale": "Observable safety risks: visible ceiling water stains and black mold-like growth in a bedroom corner (health risk); no smoke detectors or CO alarms visible in photos; kitchen counter outlets/GFCI not observable (likely missing); porch step handrail is incomplete/loose; bedroom windows are present but egress dimensions can't be confirmed. Electrical panel cover is present (visible). These issues increase NSPIRE failure risk until addressed (mold remediation, smoke/CO, GFCI, repair/replace handrail and confirm egress)."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 75.0,
"rationale": "Listing states new roof, new gutters and new Gas Pac HVAC (2024) — photos show intact roofline and functioning floor vents which supports that claim. A stainless gas range is present. Electrical panel is visible and appears intact. Water heater and hot water operation not shown. Ceiling stains suggest past moisture intrusion; if roof/HVAC are truly new this may be legacy damage requiring ceiling repair only. Overall systems appear recently updated but water-damage remediation and supply checks (hot water) are recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "All-brick exterior appears sound; new gutters and roof are reported and supported by photos. Yard is level and driveway exists but large mature trees close to the house create root and drainage considerations (driveway/lift risk long-term). Front porch has partial railing and steps; porch wall provides some guard but the handrail is incomplete. No visible foundation sagging, major cracks or standing water in photos."
}
],
"red_flags": [
"Visible ceiling water stains and black mold-like growth in a bedroom corner (requires remediation).",
"No visible smoke detectors or carbon monoxide alarms in photos (required, especially with gas appliances).",
"Incomplete/loose handrail at front porch steps (potential fall hazard, may fail inspection).",
"GFCI protection at kitchen counters not evident in photos (NSPIRE/code issue).",
"Interior carpet heavily stained and water-stained flooring in living area (health/cleanliness concern)."
],
"confidence": 0.65,
"assumptions": [
"New roof, gutters and Gas Pac HVAC were installed in 2024 as stated in the listing and are functional.",
"Water heater and functional hot water exist but were not photographed; hot water operation is unconfirmed.",
"Gas supply for the range/HVAC is installed and serviceable (gas range pictured), but gas connections and CO detection are not shown.",
"Smoke detectors and carbon monoxide alarms are not present or not visible in photos and should be treated as absent until verified.",
"Bedroom windows exist and likely provide egress but exact egress dimensions and operability are unverified from photos.",
"Ceiling stains and black staining in photos indicate prior moisture intrusion; active leak presence is unconfirmed but possible.",
"Electrical panel shown has a cover and appears intact; branch wiring condition beyond visible outlets is unverified."
],
"overall_score": 63.0,
"rubric_version": "nsPIRE_v1.0_2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5908 Woodward Ave, Birmingham, AL, 35228",
"aggregate": {
"summary": "This 3BR/1BA brick home has strong positives (reported new roof, new gutters and a new Gas Pac HVAC in 2024, intact brick envelope, functioning kitchen stove). Visible deficiencies are moderate: heavy carpet soiling, ceiling water stains and black mold-like staining in at least one room, cosmetic damage to trim/closet doors, a loose floor cable, and a partial/insufficient handrail at the front steps. Smoke/CO detectors and GFCI protection are not clearly visible in photos and should be installed/verified. With targeted work — mold assessment/remediation, ceiling repairs and repaint, carpet replacement or flooring, verification of hot water, install/verify smoke & CO detectors and GFCI outlets where required, and addressing the handrail/electrical cable — this property is likely to pass an initial HCV/NSPIRE inspection and be rent-ready within ~30 days. Overall readiness score: 62 (minor-to-moderate repairs required).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior shows heavy carpet staining and wear, multiple ceiling water stains and at least one area with black discoloration consistent with mold staining. Closet door damage and scuffed walls visible. Kitchen cabinets and counters cosmetically worn but functional; a stove is present but no refrigerator shown (may be missing). Listing states 'minor repairs needed' and photos show mostly cosmetic and surface repairs plus remediation (carpet replacement/cleaning, ceiling patch/paint, trim/door repair). Because of visible mold-like staining and multiple ceiling stains the repair scope is above purely cosmetic, so score is moderate."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 76.7,
"rationale": "Exterior brick envelope appears in generally good condition; roof and gutters reported replaced (2024) and photos show intact gutters. Driveway and walkways exist but a large tree sits very close to the driveway/house — roots may cause future uplift/trip hazard and should be monitored; porch steps show some mortar wear and have a partial/short handrail. Yard and lot appear maintained but not manicured. No evidence of major foundation movement or collapsed exterior elements in photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 46.7,
"rationale": "Several NSPIRE safety concerns are either visible or cannot be confirmed: no clearly visible smoke detectors or CO alarm in photos (one small round device above a doorway is ambiguous), a loose cable is visible on the living room floor (electrical hazard), and the front porch steps have only a short/partial handrail (potential unsafe stair). Ceiling black staining indicates possible mold and prior water intrusion (mold can be a failing item if active). GFCI outlets in kitchen/bath are not evident in photos. Bedroom window sizes/egress cannot be confirmed from images. No active collapsed ceilings, large structural sagging, or standing water observed, but these safety items will require remediation/verification prior to HCV approval."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 75.0,
"rationale": "Listing documents a new roof, new gutters and a new Gas Pac HVAC in 2024 — major positives that reduce inspection risk. Electrical panel is visible and appears intact in a bedroom (cover present). Kitchen stove present (appears gas). Water heater and domestic hot water were not photographed so operational status is unconfirmed. Ceiling stains suggest prior leakage that should be confirmed repaired (roof reportedly new). Overall mechanical risk is moderate-low because of the reported recent roof and HVAC replacement, but plumbing and hot-water verification and an electrical safety check are recommended."
}
],
"red_flags": [
"Ceiling water stains and black mold-like staining in at least one room (possible active or historic mold) — requires assessment and remediation.",
"Loose/exposed cable on living room floor (electrical hazard) visible in photos.",
"No clearly visible smoke detectors or CO alarm in the photos — potential automatic fail if absent.",
"Front porch stairs have only a short/partial handrail (unsafe stairs) and may not meet code for secure handrail/guard.",
"Ceiling staining indicates prior roof/plumbing leaks; although roof is reported new, verification of repair and absence of active leaks is required."
],
"confidence": 0.92,
"assumptions": [
"Listing statement that roof, gutters, and Gas Pac HVAC were replaced in 2024 is accurate and those systems are functioning.",
"Photographs are recent and representative of current interior condition.",
"No refrigerator was photographed; stove is present and assumed operational but refrigerator provision should be confirmed.",
"Water heater and domestic hot water are present and working but were not shown; their condition is unverified.",
"Smoke detectors and CO alarms were not clearly visible in photos; assume they are missing or require verification/replacement.",
"Kitchen and bathroom outlets do not show obvious GFCI devices in photos; assume GFCI protection may be required/absent and should be checked.",
"Black staining on the ceiling is treated as potential mold and indicative of prior water intrusion even though the roof is reported new.",
"Bedrooms' windows may be typical for an older home; egress compliance is unconfirmed from photos and should be verified on-site.",
"Electrical panel cover is present in photo but no internal inspection was performed; assume no obvious major electrical defects visible from photos."
],
"score_method": "mean_of_criteria",
"overall_score": 61.5,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7184166643"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.