Property ID: 7195012438
1829 Saint Charles Ct SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $24,720
CoC Return: 12.58%
Monthly Cash Flow: $259
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,600
Closing Costs
$4,120
Total Down
$24,720
Investment Snapshot
Purchase Price
$103,000
Money Down
$24,720
Cash-on-Cash Return
12.58%
Rent
$1,061
Monthly Cash Flow
$259
Annual Cash Flow
$3,110
Debt Service / Mo
$548
Property Tax / Mo
$89
Insurance / Mo
$59
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,061
Payment Standard
$1,584
Rent
$1,061
Insurance
$59
Property Tax
$89
Management
$106
Utilities Allowance
$523
NOI (Monthly)
$807
Debt Service
$548
Cash Flow After Debt
$259
Quality Score: 65.20%
Confidence: 95.00%
Overall the property appears like a well‑maintained older rental exterior with minor visible repairs and moderate NSPIRE inspection risks due to lack of interior verification. Likely to pass an initial HCV inspection after basic checks and minor fixes (install/verify smoke & CO detectors, GFCIs if missing, address any aged roof shingles and driveway trip hazards). Expect minor repairs and documentation tasks; estimated rent‑ready timeline ~2–4 weeks if interior systems are functional.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,061
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$103,000
Beds
3
Baths
1
Living Area
1,530 sqft
Lot Size
6,534 sqft
Year Built
1925
Days on Market
134
Capital Outlay
$24,720
Debt Service
$548
Property Tax / Mo
$89
Insurance / Mo
$59
Property Description
NOT FOR INDIVIDUAL SALE. Rental home portfolio of 17 income producing rental homes being sold for $1,669,000.00. This three bedroom, 1 bath all brick home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. Rent roll is available upon request. Showings will be available with accepted offer/contract. Offers for individual property will not be responded to. Please do not bother the current resident
Utility Allowances
Heating
$93
Property has central heating, but the fuel type is not specified. Electric heating ('Elec Heat: Ala Power') was chosen as it's the more expensive option, ensuring a conservative allowance.
Cooling
$22
Property has central air conditioning. 'A/C: Alabama Power' is selected as a major local provider and it represents the highest available allowance for this utility.
Water Heating
$56
Property details explicitly state an 'Electric Water Heater'. 'Elec: Ala Power' is chosen as the provider, consistent with other electric utilities.
Cooking
$21
The property does not list a cooking appliance. Assuming the tenant provides an electric stove, consistent with the home's other electric systems. 'Elec: Ala Power' is selected as the provider.
Other Electric
$68
This allowance covers standard electrical usage for lights and miscellaneous appliances. 'Lights, Ref, Etc.: Ala Power' is selected as the provider, consistent with other electric choices.
Water
$78
Property has public water. The schedule provides a specific allowance for 'Water: Birmingham,' which matches the property's location.
Sewer
$151
Property is listed as having a 'Sewer Connected' utility. The allowance is based on the fixed rate from the schedule for the property's bedroom count.
Trash Collection
$20
Property is in Birmingham. As there is no specific entry for Birmingham, the 'Jefferson City (Once per week)' allowance is used as a proxy, since the property is in Jefferson County.
Refrigerator
$8
The property does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned and the corresponding allowance is included.
Range/Microwave
$6
The property does not explicitly state a range or microwave is provided, so these are assumed to be tenant-owned and the corresponding allowance is included.
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$549
DP3 Annual Estimate$857
DP1 Monthly Equivalent$46
DP3 Monthly Equivalent$71
Replacement Value$57,400
Basis1,530 sqft / 1925
Nearby Houses
Photo unavailable
1833 Saint Charles Ct SW
sold · 0.01 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
Photo unavailable
1828 Saint Charles Ave SW
for_sale · 0.03 mi
Price: $109,000
3 bd / 2 ba · 1,690 sqft
Latest sale: $11,500
Latest rent: —
Photo unavailable
1841 Saint Charles Ct SW
sold · 0.03 mi
Price: $72,000
2 bd / 2 ba · 1,339 sqft
Latest sale: $72,000 on Aug 02, 2023
Latest rent: —
Photo unavailable
1845 Saint Charles Ct SW
sold · 0.04 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
Photo unavailable
1820 St Charles Ct SW
sold · 0.04 mi
Price: $36,000
3 bd / 1 ba
Latest sale: $36,000 on Dec 12, 2016
Latest rent: —
Photo unavailable
1816 Saint Charles Ave SW
for_sale · 0.04 mi
Price: $90,000
3 bd / 1 ba · 1,395 sqft
Latest sale: $13,000
Latest rent: —
Photo unavailable
1809 Saint Charles Ct SW
sold · 0.05 mi
Price: $62,000
3 bd / 1 ba · 1,481 sqft
Latest sale: $62,000 on Dec 31, 2024
Latest rent: —
Photo unavailable
1808 St Charles Ct
sold · 0.06 mi
Price: $75,000
3 bd / 1 ba · 1,614 sqft
Latest sale: $75,000 on Feb 25, 2019
Latest rent: —
Photo unavailable
1804 Saint Charles Ct SW
sold · 0.07 mi
Price: $138,500
3 bd / 2 ba · 1,512 sqft
Latest sale: $138,500 on Nov 08, 2024
Latest rent: —
Photo unavailable
1848 SW Saint Charles Ct
sold · 0.07 mi
Price: $64,900
3 bd / 2 ba · 1,440 sqft
Latest sale: $64,900 on Dec 13, 2024
Latest rent: —
Photo unavailable
1824 Princeton Ct SW
sold · 0.09 mi
Price: $30,000
3 bd / 2 ba · 1,500 sqft
Latest sale: $30,000 on Jan 28, 2022
Latest rent: —
Photo unavailable
1812 Princeton Ct SW
sold · 0.10 mi
Price: $38,000
3 bd / 2 ba · 1,668 sqft
Latest sale: $38,000 on Apr 11, 2025
Latest rent: —
Photo unavailable
1852 Princeton Ct SW
sold · 0.11 mi
Price: $12,000
3 bd / 1 ba · 1,288 sqft
Latest sale: $12,000 on Aug 28, 2018
Latest rent: —
Photo unavailable
1860 Fulton Ave SW
off_market · 0.13 mi
Price: $77,000
3 bd / 2 ba · 1,212 sqft
Latest sale: $17,750 on Feb 01, 1973
Latest rent: $750 on Oct 01, 2018
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior condition, presence and operation of HVAC, water heater, electrical panel, smoke/CO detectors, GFCI outlets and plumbing fixtures are unknown and assumed typical for an occupied rental of this age.
- No visible structural sagging, foundation movement, collapsed ceilings, or standing water were observed in the photos; assume none present unless discovered on interior/closer inspection.
- Year built 1925 — assume potential historic lead-based paint unless documented remediation or testing is provided.
- Roof is assumed to be aged but not actively leaking based on lack of visible exterior staining or sagging; may need shingle repair or replacement in short-to-medium term.
- Listing indicates occupied rental; interior showings restricted, so inspection-data and rent roll not available for review.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,036 | $71,500 | $14,300 |
| 2023 | $1,036 | $71,500 | $14,300 |
| 2022 | $1,102 | $76,000 | $15,200 |
| 2021 | $1,102 | $76,000 | $15,200 |
| 2020 | $1,102 | $76,000 | $15,200 |
| 2019 | $974 | $76,000 | $15,200 |
| 2018 | $941 | $64,900 | $12,980 |
| 2017 | $1,065 | $73,500 | $14,700 |
| 2013 | $1,193 | $44,700 | $8,940 |
| 2012 | $1,193 | $84,800 | $16,960 |
| 2011 | $1,211 | $86,100 | $17,220 |
| 2010 | $1,211 | $86,100 | $17,220 |
| 2009 | $1,211 | $86,100 | $17,220 |
| 2008 | $1,239 | $88,100 | $17,620 |
| 2007 | $509 | $82,900 | $8,290 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2018-11-21 | Sold | $15,001 |
| 2003-10-08 | Sold | $88,500 |
Photo Gallery
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{
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"views_total": null,
"ldp_views_total": 28
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]
}
}
},
"primary_photo": {
"href": "https://ap.rdcpix.com/762cac97136e221cef15ffc7f9b9a0ffl-m3473721628s.jpg"
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"virtual_tours": null,
"lead_attributes": {
"lead_type": "co_broke",
"market_type": "unity",
"show_contact_an_agent": true,
"is_veterans_united_eligible": true
},
"search_promotions": null,
"price_reduced_amount": null,
"property_tax_history": {
"home": {
"status": "for_sale",
"tax_history": [
{
"tax": 1036,
"year": 2024,
"market": {
"land": 14100,
"total": 71500,
"building": 57400
},
"assessment": {
"land": null,
"total": 14300,
"building": null
}
},
{
"tax": 1036,
"year": 2023,
"market": {
"land": 14100,
"total": 71500,
"building": 57400
},
"assessment": {
"land": null,
"total": 14300,
"building": null
}
},
{
"tax": 1102,
"year": 2022,
"market": {
"land": 14100,
"total": 76000,
"building": 61900
},
"assessment": {
"land": null,
"total": 15200,
"building": null
}
},
{
"tax": 1102,
"year": 2021,
"market": {
"land": 14100,
"total": 76000,
"building": 61900
},
"assessment": {
"land": null,
"total": 15200,
"building": null
}
},
{
"tax": 1102,
"year": 2020,
"market": {
"land": 14100,
"total": 76000,
"building": 61900
},
"assessment": {
"land": null,
"total": 15200,
"building": null
}
},
{
"tax": 974,
"year": 2019,
"market": {
"land": 14100,
"total": 76000,
"building": 61900
},
"assessment": {
"land": null,
"total": 15200,
"building": null
}
},
{
"tax": 941,
"year": 2018,
"market": {
"land": 14100,
"total": 64900,
"building": 50800
},
"assessment": {
"land": null,
"total": 12980,
"building": null
}
},
{
"tax": 1065,
"year": 2017,
"market": {
"land": 9900,
"total": 73500,
"building": 63600
},
"assessment": {
"land": null,
"total": 14700,
"building": null
}
},
{
"tax": 1193,
"year": 2013,
"market": {
"land": 14100,
"total": 44700,
"building": 30600
},
"assessment": {
"land": null,
"total": 8940,
"building": null
}
},
{
"tax": 1193,
"year": 2012,
"market": {
"land": 14100,
"total": 84800,
"building": 70700
},
"assessment": {
"land": 2820,
"total": 16960,
"building": 14140
}
},
{
"tax": 1211,
"year": 2011,
"market": {
"land": 14100,
"total": 86100,
"building": 72000
},
"assessment": {
"land": 2820,
"total": 17220,
"building": 14400
}
},
{
"tax": 1211,
"year": 2010,
"market": {
"land": 14100,
"total": 86100,
"building": 72000
},
"assessment": {
"land": 2820,
"total": 17220,
"building": 14400
}
},
{
"tax": 1211,
"year": 2009,
"market": {
"land": 14100,
"total": 86100,
"building": 72000
},
"assessment": {
"land": 2820,
"total": 17220,
"building": 14400
}
},
{
"tax": 1239,
"year": 2008,
"market": {
"land": 14100,
"total": 88100,
"building": 74000
},
"assessment": {
"land": 2820,
"total": 17620,
"building": 14800
}
},
{
"tax": 509,
"year": 2007,
"market": {
"land": 12700,
"total": 82900,
"building": 70200
},
"assessment": {
"land": 1270,
"total": 8290,
"building": 7020
}
}
],
"property_history": [
{
"date": "2025-10-05",
"price": 103000,
"listing": {
"status": "for_sale",
"list_date": "2025-10-05T17:03:35Z",
"list_price": 103000,
"listing_id": "2987064922",
"last_update_date": "2026-02-16T01:33:37Z",
"last_status_change_date": "2025-10-05T17:03:35Z"
},
"event_name": "Listed",
"price_sqft": 67.3202614379085,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21433260",
"price_change_percentage": "-62.90%"
},
{
"date": "2022-03-30",
"price": 277600,
"listing": null,
"event_name": "Sold",
"price_sqft": 173.28339575530586,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2021-12-27",
"price": 724565,
"listing": null,
"event_name": "Sold",
"price_sqft": 452.28776529338325,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2008-09-16",
"price": 32000,
"listing": {
"status": "sold",
"list_date": "2008-01-25T07:00:00Z",
"list_price": 34000,
"listing_id": "542136659",
"last_update_date": "2008-10-07T23:02:38Z",
"last_status_change_date": "2008-09-16T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -2000,
"days_after_listed": "235 days",
"source_listing_id": "376183",
"price_change_percentage": "-5.88%"
},
{
"date": "2008-01-25",
"price": 34000,
"listing": {
"status": "sold",
"list_date": "2008-01-25T07:00:00Z",
"list_price": 34000,
"listing_id": "542136659",
"last_update_date": "2008-10-07T23:02:38Z",
"last_status_change_date": "2008-09-16T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "376183",
"price_change_percentage": "-61.58%"
},
{
"date": "2003-10-08",
"price": 88500,
"listing": null,
"event_name": "Sold",
"price_sqft": 55.243445692883896,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Apr 7, 2003",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Apr 4, 2003",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Nov 1, 2002",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Oct 23, 2002",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Oct 23, 2002",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Oct 23, 2002",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Aug 28, 2002",
"permit_project_type_1": "Siding",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Canceled",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Mar 1, 1993",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7195012438",
"generated_at": "2026-02-16T02:47:10.606514Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 65.2
},
"utility_allowance": {
"zip_code": "35211",
"home_photo": "https://ap.rdcpix.com/762cac97136e221cef15ffc7f9b9a0ffl-m3473721628s-w1280.jpg",
"rent_price": 1061.0,
"loan_amount": 82400.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1829-Saint-Charles-Ct-SW_Birmingham_AL_35211_M71950-12438",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 103000.0,
"loan_term_years": 30,
"annual_cash_flow": 9688.72,
"mortgage_monthly": 548.21,
"payment_standard": 1584.0,
"total_amount_out": 20600.0,
"additional_photos": [
"https://ap.rdcpix.com/762cac97136e221cef15ffc7f9b9a0ffl-m3744285477s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 58.58,
"monthly_cash_flow": 807.39,
"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 heating, but the fuel type is not specified. Electric heating ('Elec Heat: Ala Power') was chosen as it's the more expensive option, ensuring a conservative allowance.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has central air conditioning. 'A/C: Alabama Power' is selected as a major local provider and it represents the highest available allowance for this utility.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property details explicitly state an 'Electric Water Heater'. 'Elec: Ala Power' is chosen as the provider, consistent with other electric utilities.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "The property does not list a cooking appliance. Assuming the tenant provides an electric stove, consistent with the home's other electric systems. 'Elec: Ala Power' is selected as the provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "This allowance covers standard electrical usage for lights and miscellaneous appliances. 'Lights, Ref, Etc.: Ala Power' is selected as the provider, consistent with other electric choices.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has public water. The schedule provides a specific allowance for 'Water: Birmingham,' which matches the property's location.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property is listed as having a 'Sewer Connected' utility. The allowance is based on the fixed rate from the schedule for the property's bedroom count.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Property is in Birmingham. As there is no specific entry for Birmingham, the 'Jefferson City (Once per week)' allowance is used as a proxy, since the property is in Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned and the corresponding allowance is included.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property does not explicitly state a range or microwave is provided, so these are assumed to be tenant-owned and the corresponding allowance is included.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.47,
"down_payment_amount": 20600.0,
"property_tax_annual": 1067.08,
"property_tax_monthly": 88.92,
"property_tax_increase": 0.03,
"utility_allowance_total": 523.0,
"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": 3110.21,
"property_management_monthly": 106.1,
"monthly_cash_flow_after_debt": 259.18,
"cash_on_cash_return_after_debt": 0.15
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears like a well‑maintained older rental exterior with minor visible repairs and moderate NSPIRE inspection risks due to lack of interior verification. Likely to pass an initial HCV inspection after basic checks and minor fixes (install/verify smoke & CO detectors, GFCIs if missing, address any aged roof shingles and driveway trip hazards). Expect minor repairs and documentation tasks; estimated rent‑ready timeline ~2–4 weeks if interior systems are functional.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior visible from photos shows a maintained lawn, intact porch columns, vinyl siding or painted brick in good condition and intact windows. Driveway has surface cracking; roof shingles appear aged with some debris and possible minor wear at hips but no visible sagging or active collapse. No interior photos — missing interior cosmetic issues could exist but nothing in exterior photos indicates major deferred maintenance. Missing appliances not observable and treated as moderate risk."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE-focused)",
"score": 60.0,
"rationale": "No life‑threatening hazards visible (no collapsed ceilings, standing water, or exposed wiring seen from exterior). Entry door appears secure and there is a metal security door. Egress windows appear present on front façade, but internal bedroom egress, smoke/CO detectors, GFCI placement, plumbing hot water, and interior trip hazards cannot be confirmed. Home built 1925 introduces probable lead-paint risk unless remediated. Overall moderate NSPIRE risk due to lack of interior verification of detectors, GFCIs, and HVAC/heat presence."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 55.0,
"rationale": "No HVAC condenser, water heater, electrical panel, or plumbing fixtures are visible in photos. Roof appears serviceable but aged — likely moderate remaining life. No visible major roof failure or foundation settlement from exterior photos but age (1925) increases likelihood of older systems needing upkeep. Because mechanicals are unverified from listing and photos, assign conservative moderate score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Chain link fence and gate present and intact, yard is mowed, landscaping controlled. Walkway and driveway show cracking but functional. Neighboring properties similar age/condition. No obvious drainage/erosion or exterior structural cracks visible in provided photos. Mature trees close to roof could present future debris/leaf loading risk."
}
],
"red_flags": [],
"confidence": 0.5,
"assumptions": [
"Interior condition, presence and operation of HVAC, water heater, electrical panel, smoke/CO detectors, GFCI outlets and plumbing fixtures are unknown and assumed typical for an occupied rental of this age.",
"No visible structural sagging, foundation movement, collapsed ceilings, or standing water were observed in the photos; assume none present unless discovered on interior/closer inspection.",
"Year built 1925 — assume potential historic lead-based paint unless documented remediation or testing is provided.",
"Roof is assumed to be aged but not actively leaking based on lack of visible exterior staining or sagging; may need shingle repair or replacement in short-to-medium term.",
"Listing indicates occupied rental; interior showings restricted, so inspection-data and rent roll not available for review."
],
"overall_score": 64.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on exterior photos and listing data, this property appears generally maintained and likely to be rentable with minor repairs and a short period of prep work. Primary visible concerns are an aging roof and a large tree overhanging the house; interior safety/compliance items (smoke/CO detectors, GFCI, functioning HVAC, water heater, plumbing) are not visible and must be verified. Estimated likely to pass an initial HCV/NSPIRE inspection after addressing any missing detectors, verifying GFCI and electrical panel condition, and completing any modest repairs (roof maintenance if leak evidence found).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior visible in photos is generally maintained: lawn is mowed, chain-link yard fence intact, windows appear intact, porch columns and entry look serviceable and there is a security/metal storm door. There is some wear consistent with age (shingles discoloration, debris on roof, driveway surface cracking) but no visible collapsed elements or severe exterior deterioration. Missing interior cosmetic/fixture issues cannot be confirmed from photos — assumed typical for an occupied rental. Missing appliances (interior) were not visible and should be treated as moderate repairs if absent."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 60.0,
"rationale": "From exterior photos there are no visible life‑threatening hazards (no collapsed ceilings, open voids, visible exposed live wiring, or large foundation displacement). Entry has a secure metal door which suggests a lockable entry; however critical NSPIRE safety items cannot be confirmed (smoke/CO detectors, GFCI outlets, interior egress windows, handrails on steps). The roof appears aged which increases risk of future leaks. Overhanging large tree limbs present fall/impact risk to roof and utilities. Because interior safety devices and electrical/plumbing details are unknown, a moderate safety score reflects those unknowns."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 55.0,
"rationale": "No HVAC condenser, water heater, electrical panel, or plumbing fixtures are visible in provided photos. Roof shows aging shingles and debris which suggests roof replacement may be needed within a short horizon. Home is occupied so systems likely present and functional, but age (1925) raises probability of older mechanical systems. Without interior/system photos or service records, mechanical condition is a material unknown and is scored conservatively."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Lot is tidy, front yard grass maintained, chain-link fence in place, driveway provides off-street parking. Siding/trim appear in acceptable condition from the front. Significant mature tree sits very close to the roof with large overhanging limbs which is a maintenance and storm-damage risk. Driveway shows cracking and edge deterioration. No visible standing water, major erosion, or active exterior pest infestation in photos."
}
],
"red_flags": [
"Aging roof condition with visible shingle wear/debris — potential for leaks if not inspected.",
"Large mature tree with heavy limbs directly overhanging the roof — elevated risk for storm damage and roof debris.",
"Critical interior safety/compliance items (smoke detectors, CO alarms, GFCIs, egress windows, handrails) are not verifiable from photos and therefore present inspection-risk until verified."
],
"confidence": 0.45,
"assumptions": [
"Interior was not provided; assume typical occupied-rental interior condition (usable kitchen/bath though fixtures/appliances not visible).",
"Smoke detectors, carbon monoxide alarm (if required), GFCI protection, and functioning hot water/HVAC are currently unverified and may need installation or repair.",
"Electrical panel and wiring are assumed present and concealed; no visible exterior evidence of exposed live wiring.",
"No visible foundation failure or structural sagging observed from the exterior front photos; assume foundation is serviceable unless interior/closer inspection shows otherwise.",
"Roof is aging but not shown with active collapse; assume possible need for shingle replacement within short term.",
"No rental history in past 5 years was provided so rental_history_activity criterion excluded from scoring."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on exterior photos and listing data, this 3-bed/1-bath 1925 house appears generally maintained and likely achievable for Section 8 / HCV occupancy with targeted, short-turn repairs. Major visible problems are limited to an aging roof, driveway wear, and potential maintenance items from an overhanging tree. The primary inspection risk is unknown interior conditions (smoke/CO detectors, GFCI, handrails, HVAC and water heater condition, and possible lead-paint hazards given the 1925 construction). Expect a likely pass after a focused interior check and minor repairs (install/verify detectors, add/repair handrail if required, GFCI outlets, and address any small electrical/plumbing items). Time-to-rent is likely within 2–6 weeks depending on interior findings and lead-paint mitigation needs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 72.0,
"rationale": "Exterior photos show a generally maintained single-family home: intact windows, painted siding, tidy landscaping and an intact chain-link yard fence. Visible issues are limited to an aged shingle roof with discoloration and probable end-of-life shingles near the ridge, driveway surface cracking, and minor exterior cosmetic wear (trim and soffit areas not close-up but some staining visible). No obvious collapsed or missing elements. Missing interior photos prevent assessment of flooring/cabinets; missing appliances are not shown and should be treated as moderate items. Overall condition suggests minor-to-moderate repairs rather than major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 62.0,
"rationale": "From exteriors: entry door is secured with a metal/security door, windows appear intact and likely provide egress, and yard/walkways are free of obvious trip hazards. However critical safety items cannot be confirmed: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, handrail on the front steps is not clearly visible (potential code issue), and interior plumbing/electrical conditions are unknown. The house was built in 1925, which raises potential lead-paint risk that would require evaluation. No evidence of exposed wiring, active roof leaks, collapsed ceilings, or major foundation movement visible from photos. Given the unknowns, there is moderate NSPIRE risk that will need a quick interior check and minor fixes (detectors, handrail, GFCI) to pass."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/electrical/plumbing)",
"score": 58.0,
"rationale": "Roof appears aged and likely due for replacement within a few years; no active leaks or sagging visible externally but shingles show wear. No exterior HVAC condenser is visible in the photos (could be at the rear or not pictured), so presence and working condition of heating/cooling cannot be confirmed. Water heater, electrical panel and plumbing fixtures are not visible. Given age of house and visible roof wear, systems risk is moderate — likely serviceable but requiring inspection and probable near-term maintenance or replacement (especially HVAC or water heater if older)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 74.0,
"rationale": "Front yard is mown and landscaped; chain-link fence and driveway provide clear occupant access. Siding and trim appear intact from the street. A large tree directly overhangs the roof which increases risk for roof debris, gutters clogging and potential damage during storms; this should be addressed (trimming/removal) but is not an immediate fail. Neighboring homes and driveway configuration suggest a typical urban lot with functioning drainage; no standing water or erosion visible. Overall exterior/site condition is above average with some maintenance items."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior photos and system documentation were not provided; assessment relies on exterior photos and listing text.",
"Smoke and carbon monoxide detectors are not visible in exterior photos and are assumed to be either missing or unverified; inspector will require verification or installation.",
"HVAC condenser, water heater and electrical panel are not visible; assumed present but in unknown condition given the building age and typical rental portfolio maintenance.",
"Front entry steps do not show a clear handrail in photos; assume handrail may be missing or inadequate and will need verification or installation if required by local code/NSPIRE.",
"No obvious active roof leaks or structural sagging were visible from exterior photos, but roof shingles appear aged and likely near end-of-life.",
"Because the home was built in 1925, assume potential lead-based paint risk until a lead-risk assessment or proper disclosures are provided.",
"Listing indicates occupied unit; interior access restrictions likely limit pre-purchase inspection, increasing uncertainty.",
"No recent rental history was returned in MLS snapshot (rental_history_last_5y missing), so tenant turnover/maintenance record is unknown."
],
"overall_score": 66.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1829 Saint Charles Ct SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "Overall the property appears like a well‑maintained older rental exterior with minor visible repairs and moderate NSPIRE inspection risks due to lack of interior verification. Likely to pass an initial HCV inspection after basic checks and minor fixes (install/verify smoke & CO detectors, GFCIs if missing, address any aged roof shingles and driveway trip hazards). Expect minor repairs and documentation tasks; estimated rent‑ready timeline ~2–4 weeks if interior systems are functional.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.3,
"rationale": "Exterior visible from photos shows a maintained lawn, intact porch columns, vinyl siding or painted brick in good condition and intact windows. Driveway has surface cracking; roof shingles appear aged with some debris and possible minor wear at hips but no visible sagging or active collapse. No interior photos — missing interior cosmetic issues could exist but nothing in exterior photos indicates major deferred maintenance. Missing appliances not observable and treated as moderate risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.3,
"rationale": "Chain link fence and gate present and intact, yard is mowed, landscaping controlled. Walkway and driveway show cracking but functional. Neighboring properties similar age/condition. No obvious drainage/erosion or exterior structural cracks visible in provided photos. Mature trees close to roof could present future debris/leaf loading risk."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE-focused)",
"score": 60.7,
"rationale": "No life‑threatening hazards visible (no collapsed ceilings, standing water, or exposed wiring seen from exterior). Entry door appears secure and there is a metal security door. Egress windows appear present on front façade, but internal bedroom egress, smoke/CO detectors, GFCI placement, plumbing hot water, and interior trip hazards cannot be confirmed. Home built 1925 introduces probable lead-paint risk unless remediated. Overall moderate NSPIRE risk due to lack of interior verification of detectors, GFCIs, and HVAC/heat presence."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 56.0,
"rationale": "No HVAC condenser, water heater, electrical panel, or plumbing fixtures are visible in photos. Roof appears serviceable but aged — likely moderate remaining life. No visible major roof failure or foundation settlement from exterior photos but age (1925) increases likelihood of older systems needing upkeep. Because mechanicals are unverified from listing and photos, assign conservative moderate score."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Interior condition, presence and operation of HVAC, water heater, electrical panel, smoke/CO detectors, GFCI outlets and plumbing fixtures are unknown and assumed typical for an occupied rental of this age.",
"No visible structural sagging, foundation movement, collapsed ceilings, or standing water were observed in the photos; assume none present unless discovered on interior/closer inspection.",
"Year built 1925 — assume potential historic lead-based paint unless documented remediation or testing is provided.",
"Roof is assumed to be aged but not actively leaking based on lack of visible exterior staining or sagging; may need shingle repair or replacement in short-to-medium term.",
"Listing indicates occupied rental; interior showings restricted, so inspection-data and rent roll not available for review."
],
"score_method": "mean_of_criteria",
"overall_score": 65.2,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7195012438"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.