Property ID: 7218300504
5004 9th Ave N, Birmingham, AL, 35212
Birmingham, AL
Money Down: $24,000
CoC Return: 2.92%
Monthly Cash Flow: $58
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,000
Closing Costs
$4,000
Total Down
$24,000
Investment Snapshot
Purchase Price
$100,000
Money Down
$24,000
Cash-on-Cash Return
2.92%
Rent
$885
Monthly Cash Flow
$58
Annual Cash Flow
$702
Debt Service / Mo
$532
Property Tax / Mo
$134
Insurance / Mo
$72
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$885
Payment Standard
$1,408
Rent
$885
Insurance
$72
Property Tax
$134
Management
$88
Utilities Allowance
$523
NOI (Monthly)
$591
Debt Service
$532
Cash Flow After Debt
$58
Quality Score: 60.80%
Confidence: 87.00%
Moderate renovation needed. Major building systems appear recently updated (HVAC, water heater, roof) and there is no visible structural collapse, which supports a reasonable path to pass an initial HCV/NSPIRE inspection after targeted corrections. Primary near-term failures likely: missing smoke detectors, no carbon monoxide alarm (if gas range), lack of GFCI in kitchen, removal of debris, housekeeping/cleaning, flooring/trim repairs, and addressing detached garage deterioration. With those corrections and verification of the electrical panel and plumbing, the property should be rentable within ~30 days.
Section 8 Payment Standard
$1,408
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$885
Property Management
$88
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$100,000
Beds
3
Baths
1
Living Area
1,437 sqft
Lot Size
6,970 sqft
Year Built
1935
Days on Market
5
Capital Outlay
$24,000
Debt Service
$532
Property Tax / Mo
$134
Insurance / Mo
$72
Property Description
This property presents a strong value-add opportunity for investors or buyers looking to renovate in an area experiencing continued improvement and upcoming renovations. The home needs updates, offering a great blank canvas to modernize and add value, while benefiting from neighborhood revitalization and redevelopment activity nearby. Conveniently situated with easy access to downtown Birmingham, major interstates, shopping, and employment centers, this property combines location with long-term upside. Ideal for renovation, resale, or rental, it is priced to reflect its current condition and the opportunity it offers for those with vision. HVAC unit is ~3 years old; 30-year roof, approximately 5-6 years old, and the water heater was just replaced.
Utility Allowances
heating
$93
Selected 'Elec Heat: Ala Power' for a 3-bedroom unit. The property information specifies electric heating, and Alabama Power is the primary electric provider for Birmingham.
cooling
$22
Selected 'A/C: Alabama Power' for a 3-bedroom unit. The property has central electric A/C, and Alabama Power is the corresponding provider on the schedule.
cooking
$21
Selected 'Elec: Ala Power' for a 3-bedroom unit. The property includes an 'Stove-Electric', making this the appropriate choice.
water_heating
$56
Selected 'Elec: Ala Power' for a 3-bedroom unit, as the property details explicitly list an 'Electric Water Heater'.
other_electric
$68
Selected 'Lights, Ref, Etc.: Ala Power' for a 3-bedroom unit. This covers general electric use, and Alabama Power is the consistent provider choice.
water
$78
Selected 'Water: Birmingham' for a 3-bedroom unit. The property has public water and is located within the city of Birmingham.
sewer
$151
Selected the fixed sewer rate for a 3-bedroom unit, as the property details confirm it is 'Sewer Connected'.
trash_collection
$20
Selected 'Jefferson City (Once per week)' for a 3-bedroom unit. This choice was inferred as the most applicable for a property in Birmingham, which is located in Jefferson County.
refrigerator
$8
Selected the fixed allowance for a tenant-provided refrigerator. The property's included appliance list does not mention a refrigerator.
range_microwave
$6
Selected the fixed allowance for a tenant-provided microwave. A microwave was not explicitly listed as a provided appliance.
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$713
DP3 Annual Estimate$1,018
DP1 Monthly Equivalent$59
DP3 Monthly Equivalent$85
Replacement Value$88,000
Basis1,437 sqft / 1935
Nearby Houses
Photo unavailable
833 50th St N
off_market · 0.04 mi
Price: $85,000
3 bd / 1 ba · 1,276 sqft
Latest sale: $335 on May 01, 2025
Latest rent: —
Photo unavailable
248 51st St N
sold · 0.06 mi
Price: $22,000
3 bd / 1 ba · 1,419 sqft
Latest sale: $22,000 on Aug 20, 2024
Latest rent: $750 on Jun 19, 2014
Photo unavailable
921 50th St N Lot 1
sold · 0.06 mi
Price: $43,400
— bd / — ba
Latest sale: $43,400
Latest rent: —
Photo unavailable
916 51st St N
sold · 0.06 mi
Price: $210,000
4 bd / 3 ba · 1,620 sqft
Latest sale: $210,000 on Aug 05, 2025
Latest rent: —
Photo unavailable
5009 Messer Airport Hwy
sold · 0.07 mi
Price: $60,000
4 bd / 4 ba
Latest sale: $60,000 on Dec 01, 2020
Latest rent: —
Photo unavailable
837 49th St N
for_sale · 0.07 mi
Price: $209,900
3 bd / 2 ba · 1,322 sqft
Latest sale: $60,000
Latest rent: —
Photo unavailable
821 50th St N
for_sale · 0.07 mi
Price: $160,000
3 bd / 2 ba · 1,416 sqft
Latest sale: $55,000 on Oct 02, 2024
Latest rent: $1,400 on Jul 21, 2025
Photo unavailable
833 49th St N
for_sale · 0.08 mi
Price: $209,900
3 bd / 2 ba · 1,231 sqft
Latest sale: $60,000
Latest rent: —
Photo unavailable
5104 9th Ave N
sold · 0.08 mi
Price: $32,500
3 bd / 1 ba · 1,421 sqft
Latest sale: $32,500 on Oct 30, 2024
Latest rent: —
Photo unavailable
5013 Georgia Rd
sold · 0.08 mi
Price: $200,000
60 bd / 26 ba
Latest sale: $200,000 on Aug 21, 2020
Latest rent: $750 on May 17, 2021
Photo unavailable
829 49th St N
for_sale · 0.08 mi
Price: $209,900
3 bd / 2 ba · 1,322 sqft
Latest sale: $60,000
Latest rent: —
Photo unavailable
816 N 50th St
sold · 0.09 mi
Price: $6,500
3 bd / 2 ba · 1,132 sqft
Latest sale: $6,500 on Apr 25, 2018
Latest rent: —
Photo unavailable
929 51st St N
sold · 0.10 mi
Price: $42,703
3 bd / 1 ba · 1,110 sqft
Latest sale: $42,703 on Jan 11, 2019
Latest rent: $825 on May 15, 2019
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in photos — inspection fail until installed and operational.
- No visible carbon monoxide alarm and likely gas range present — CO alarm likely required.
- No visible GFCI-protected outlets in kitchen — required for safety and likely an inspection fail.
- Detached garage shows peeling paint and exterior deterioration (possible structural/maintenance hazard).
- Peeling/aged exterior paint and property year-built 1935 — potential lead-based paint risk requiring testing/abatement for pre-1978 construction.
- Front steps lack a handrail — NSPIRE may require secure handrail depending on riser configuration.
- Cracked driveway and yard debris present — trip hazards and pest harborage that must be cleared.
Assumptions
- Seller statements are accurate: HVAC ~3 years old; roof 5-6 years old; water heater recently replaced and operational.
- Utilities (electric, gas, water) are connected and functioning; photos show powered ceiling fans and appliances but full operation not verified.
- Stove is gas (appears to be a gas range); if electric, CO detector requirement may differ.
- No active roof leaks or hidden structural issues beyond what is visible in photos; absence of interior water stains or sagging ceilings suggests roof/ceiling intact.
- Electrical panel condition and grounding were not photographed; assumed service exists but GFCI protection in kitchen/bath may be missing.
- Bedroom windows meet minimum egress dimensions unless otherwise discovered on inspection.
- Photos represent current condition and there are no additional undisclosed hazards (severe mold, rodent infestation, concealed wiring) beyond visible clutter and cosmetic neglect.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,557 | $107,400 | $21,480 |
| 2023 | $1,413 | $97,500 | $19,500 |
| 2022 | $1,109 | $76,500 | $15,300 |
| 2021 | $1,029 | $71,000 | $14,200 |
| 2020 | $1,029 | $71,000 | $14,200 |
| 2019 | $1,029 | $71,000 | $14,200 |
| 2018 | $891 | $61,500 | $12,300 |
| 2017 | $891 | $61,500 | $12,300 |
| 2016 | $891 | $61,500 | $12,300 |
| 2015 | $891 | $61,500 | $12,300 |
| 2013 | $857 | $60,600 | $12,120 |
| 2012 | $793 | $55,950 | $11,190 |
| 2011 | $805 | $56,900 | $11,380 |
| 2010 | $805 | $56,900 | $11,380 |
| 2009 | $805 | $56,900 | $11,380 |
| 2008 | $837 | $59,200 | $11,840 |
| 2007 | $814 | $57,500 | $11,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 1980-07-01 | Sold | $32,500 |
Photo Gallery
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"payment_standard": 1408.0,
"total_amount_out": 20000.0,
"additional_photos": [
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m2559259510s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m3328037679s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m859528476s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m3341239059s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m1226953045s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m2172463055s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m2528217322s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m2522119062s-w1280.jpg",
"https://ap.rdcpix.com/817fac1deea7dec4da56f90394c24db0l-m2700819231s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 72.12,
"monthly_cash_flow": 590.73,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Elec Heat: Ala Power' for a 3-bedroom unit. The property information specifies electric heating, and Alabama Power is the primary electric provider for Birmingham.",
"utility": "heating",
"allowance": 93
},
{
"note": "Selected 'A/C: Alabama Power' for a 3-bedroom unit. The property has central electric A/C, and Alabama Power is the corresponding provider on the schedule.",
"utility": "cooling",
"allowance": 22
},
{
"note": "Selected 'Elec: Ala Power' for a 3-bedroom unit. The property includes an 'Stove-Electric', making this the appropriate choice.",
"utility": "cooking",
"allowance": 21
},
{
"note": "Selected 'Elec: Ala Power' for a 3-bedroom unit, as the property details explicitly list an 'Electric Water Heater'.",
"utility": "water_heating",
"allowance": 56
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 3-bedroom unit. This covers general electric use, and Alabama Power is the consistent provider choice.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "Selected 'Water: Birmingham' for a 3-bedroom unit. The property has public water and is located within the city of Birmingham.",
"utility": "water",
"allowance": 78
},
{
"note": "Selected the fixed sewer rate for a 3-bedroom unit, as the property details confirm it is 'Sewer Connected'.",
"utility": "sewer",
"allowance": 151
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 3-bedroom unit. This choice was inferred as the most applicable for a property in Birmingham, which is located in Jefferson County.",
"utility": "trash_collection",
"allowance": 20
},
{
"note": "Selected the fixed allowance for a tenant-provided refrigerator. The property's included appliance list does not mention a refrigerator.",
"utility": "refrigerator",
"allowance": 8
},
{
"note": "Selected the fixed allowance for a tenant-provided microwave. A microwave was not explicitly listed as a provided appliance.",
"utility": "range_microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.35,
"down_payment_amount": 20000.0,
"property_tax_annual": 1603.71,
"property_tax_monthly": 133.64,
"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": 701.89,
"property_management_monthly": 88.5,
"monthly_cash_flow_after_debt": 58.49,
"cash_on_cash_return_after_debt": 0.04
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate renovation needed. Major building systems appear recently updated (HVAC, water heater, roof) and there is no visible structural collapse, which supports a reasonable path to pass an initial HCV/NSPIRE inspection after targeted corrections. Primary near-term failures likely: missing smoke detectors, no carbon monoxide alarm (if gas range), lack of GFCI in kitchen, removal of debris, housekeeping/cleaning, flooring/trim repairs, and addressing detached garage deterioration. With those corrections and verification of the electrical panel and plumbing, the property should be rentable within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior shows cosmetic deferred maintenance: worn/soiled carpeting, stained floors, dated kitchen cabinets, peeling/old finishes and general clutter. Appliances (range, microwave, refrigerator) are present but kitchen and living areas need cleaning, paint, trim repair and probable flooring replacement in bedrooms. These are largely cosmetic/finish repairs and moderate capital work — no visible structural collapse. Score reflects mostly cosmetic rehab with moderate effort to be rentable."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 48.0,
"rationale": "Several NSPIRE safety items likely missing or uncertain from photos: no visible smoke detectors, no visible carbon monoxide alarm (gas range likely present), no visible GFCI-protected receptacles at kitchen, and no handrail at front steps. No exposed wiring or collapsed ceilings observed. Egress windows appear present but not individually inspected. These items create inspection-fail risks that require correction before HCV pass; failure to install detectors/GFCI/handrails would likely cause a fail."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, roof, plumbing, electrical)",
"score": 78.0,
"rationale": "Listing states HVAC ~3 years old and water heater recently replaced; roof ~5-6 years old and appears shingled in photos. Visible ceiling and roof lines show no obvious sagging or active water stains. Kitchen plumbing fixtures appear intact. Electrical panel not shown and wiring condition unknown. Given seller-provided system ages and lack of visible system distress, major systems likely functional, but verification of electrical panel, GFCI, and plumbing operation will be required."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 60.0,
"rationale": "Exterior envelope is intact but shows deferred maintenance: peeling paint on detached garage, cracked driveway, overgrown shrubs and yard debris. The detached two-car garage shows visible paint failure and some deterioration. Foundation appears supported on block piers (crawlspace vents visible) with no obvious large foundation cracks in photos. Yard and driveway present trip hazards and will need landscaping/cleanup. Overall repairable but needs work to meet NSPIRE site/health requirements."
}
],
"red_flags": [
"No visible smoke detectors in photos — inspection fail until installed and operational.",
"No visible carbon monoxide alarm and likely gas range present — CO alarm likely required.",
"No visible GFCI-protected outlets in kitchen — required for safety and likely an inspection fail.",
"Detached garage shows peeling paint and exterior deterioration (possible structural/maintenance hazard).",
"Peeling/aged exterior paint and property year-built 1935 — potential lead-based paint risk requiring testing/abatement for pre-1978 construction.",
"Front steps lack a handrail — NSPIRE may require secure handrail depending on riser configuration.",
"Cracked driveway and yard debris present — trip hazards and pest harborage that must be cleared."
],
"confidence": 0.7,
"assumptions": [
"Seller statements are accurate: HVAC ~3 years old; roof 5-6 years old; water heater recently replaced and operational.",
"Utilities (electric, gas, water) are connected and functioning; photos show powered ceiling fans and appliances but full operation not verified.",
"Stove is gas (appears to be a gas range); if electric, CO detector requirement may differ.",
"No active roof leaks or hidden structural issues beyond what is visible in photos; absence of interior water stains or sagging ceilings suggests roof/ceiling intact.",
"Electrical panel condition and grounding were not photographed; assumed service exists but GFCI protection in kitchen/bath may be missing.",
"Bedroom windows meet minimum egress dimensions unless otherwise discovered on inspection.",
"Photos represent current condition and there are no additional undisclosed hazards (severe mold, rodent infestation, concealed wiring) beyond visible clutter and cosmetic neglect."
],
"overall_score": 63.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this 3-bed single-family is a moderate-condition renovation candidate that could pass an initial HCV/NSPIRE inspection after addressing a handful of code-level items. Major systems (HVAC, roof, water heater) are reported recently replaced and likely functional, which is positive. The primary inspection risks are missing/uncertain smoke & CO alarms, possible bedroom egress impairment from window A/C units, unknown GFCI protection in kitchen/bath, and general interior/exterior deferred maintenance (flooring, cabinetry, paint, handrail). With 1–4 weeks of focused repairs (install alarms, verify/restore egress, add GFCI outlets, replace/repair lighting/outlet covers, clean/remove debris, minor exterior repairs) the property is likely to be rent-ready. If any hidden electrical, plumbing, or lead-based paint issues are found on-site, remediation time and cost could increase.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior shows livable shell but clear deferred maintenance and cosmetic wear: stained/old carpeting, worn kitchen cabinets, damaged blinds, scattered debris and furniture removal required. Appliances (range, oven, microwave, fridge) are present but appear used; missing minor fixtures and replacement flooring/paint will be needed. Exterior siding and trim show paint wear and would benefit from repainting/repair. These are mostly cosmetic and moderate repair items that are repairable without major structural work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 50.0,
"rationale": "Photos do not show any smoke detectors or CO alarms — HUD/NSPIRE requires working smoke alarms on each level and within/just outside sleeping areas. Several bedroom windows have window A/C units (reduces/blocks egress opening) which could fail a bedroom egress check. Kitchen GFCI outlets are not visible and the home is older so modern GFCI protection is uncertain. Front steps lack a continuous handrail and exterior step/driveway areas have cracks/trip hazards. No active water intrusion or collapsed ceilings observed, but the home was built in 1935 so lead-based paint hazard is a concern. These issues create moderate risk of an inspection failure until remediated (smoke/CO alarms, egress assessment, GFCI installation, handrail)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Roof, Plumbing, Electrical)",
"score": 75.0,
"rationale": "Listing states HVAC ~3 years old, roof 5–6 years old, and water heater recently replaced; those ages indicate generally good condition for those systems. Visible HVAC registers/ceiling fans present and kitchen plumbing fixtures appear intact. Electrical panel and full electrical condition not visible in photos; no obvious exposed wiring observed. Based on listing claims and lack of visible system distress, major systems likely functional but require on-site verification (panel, breakers, hot water operation, and GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 55.0,
"rationale": "Lot is large and level with adequate yard; however shrubs are overgrown and curb/driveway show cracking. Detached garage shows peeling paint and aged doors; garage roof and door seals should be inspected. Exterior siding on the house has cosmetic wear and may need repainting/trim repair. No clear evidence of foundation settlement or major exterior structural failure in photos, but several large trees close to the structure could be a risk and need routine assessment."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (likely fail if not installed).",
"Window A/C units installed in some bedroom windows — potential bedroom-egress failure.",
"Property built 1935 — potential lead-based paint hazard; requires testing and procedural compliance for units with children under 6.",
"No visible GFCI protection in kitchen (required) — likely code/inspection item.",
"Front exterior steps lack a handrail and driveway/walkway have cracking/trip hazards that should be repaired."
],
"confidence": 0.75,
"assumptions": [
"Listing statements are accurate: HVAC ~3 years old, roof 5–6 years old, water heater recently replaced and functional.",
"No smoke detectors or CO alarms are present because none are visible in the photos; at least one is required on each level and near sleeping areas.",
"Electrical panel and full electrical condition are not visible in the photos; assume typical older wiring may be present and require verification; no exposed live wiring was observed.",
"Bedrooms have operable egress windows but the window A/C units pictured may restrict emergency egress—this requires on-site measurement/inspection.",
"Plumbing fixtures are present and water supply/hot water are functional per listing, but on-site verification is necessary.",
"No major hidden structural failures (foundation movement, sagging roof, collapsed ceilings) are present because none are visible in available photos; a physical inspection is required to confirm."
],
"overall_score": 62.0,
"rubric_version": "ns-p2-2026-02"
},
{
"summary": "Moderate repairs required. Major building systems appear recently updated (HVAC, roof, water heater) which reduces systemic risk, but the property currently has several NSPIRE/HCV inspection risks — most critically absence/absence-not-shown of working smoke detectors and likely missing GFCI protection in the kitchen, plus dated/soiled finishes and an aging detached garage. With a targeted safety scope (install/verify smoke & CO alarms, install GFCI outlets, verify electrical panel), basic cleaning and flooring replacement, and minor exterior/garage repairs, the house should be able to pass an initial HCV inspection within ~30–60 days. As-is it is at moderate risk of failing an initial inspection until the listed safety items are addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Property shows moderate deferred maintenance and cosmetic deterioration: stained/soiled carpets, dated/peeling cabinetry, clutter and trash present, cracked driveway, exterior paint peeling on garage. Kitchen and living areas appear functional (range, refrigerator, microwave present) but need cleaning, floor repair/replacement and cabinet/refinish or replacement. Missing cosmetic finishes and wear reduce turnkey readiness but no obvious structural collapse. Missing or damaged interior finishes indicate a 2-4 week cosmetic/capital scope before rental-ready, longer if deep cleaning/abatement required."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 45.0,
"rationale": "Visible inspection risks that commonly trigger NSPIRE/HCV failures: no smoke detectors are visible in interior photos, kitchen does not show a GFCI receptacle near sink, and some windows have obstructed coverings (egress visibility uncertain). Front porch steps have no handrail (though riser count appears low). No exposed live wiring seen in photos, and there are functioning ceiling fans and a security screen door. Because smoke detectors and proper GFCI protection are basic pass/fail items and are not visible, safety/code risk is moderate-high until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 70.0,
"rationale": "Listing states HVAC ~3 years old, roof 5–6 years old (30-year shingles), and water heater recently replaced; these promising disclosures match visible equipment locations and reduce systemic risk. Interior photos show working range and refrigerator. Electrical panel and plumbing main lines not shown; no visible active leaks or sagging ceilings. Given documented recent replacements for major items, systems risk is moderate-low but some electrical/ plumbing verification is recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Large lot with trimmed grass but overgrown shrubs and yard debris. Detached 2-car garage shows peeling paint, aged doors and possible maintenance needs (surface deterioration). Driveway has multiple cracks. House siding appears aged but intact, roof lines straight, and no visible foundation failure or major slope. Overall the site needs cleanup, minor repairs to garage, and driveway attention but is free of standing water or obvious foundation movement in photos."
}
],
"red_flags": [
"Missing or not-visible functioning smoke detectors (NSPIRE failure risk)",
"No visible GFCI protection at kitchen sink (electrical safety failure risk)",
"Detached garage shows exterior deterioration and may require repair or replacement",
"Unverified bedroom egress (windows obscured/covered in photos) — potential egress noncompliance",
"Interior shows heavy staining and soiling of carpets and finishes that could indicate deeper remediation needs"
],
"confidence": 0.6,
"assumptions": [
"Listing disclosures are accurate: HVAC ≈3 years old; roof 5–6 years old; water heater recently replaced.",
"Photos represent the full interior condition (no additional unseen active leaks, major mold or collapsed ceilings).",
"No hardwired smoke/CO detectors were present in rooms shown because none are visible in photographs.",
"Electrical panel condition and location were not provided and are assumed functional but unverified.",
"Kitchen sink area does not show a GFCI outlet in photos and is assumed missing until verified.",
"Bedrooms likely have windows but their compliance with egress size/operation is assumed but not confirmed from photos.",
"Front porch steps have no handrail; riser count is assumed low (small steps) but a handrail may still be recommended/required locally.",
"Detached garage doors and structure show cosmetic deterioration; structural integrity is assumed questionable but not collapsed."
],
"overall_score": 57.0,
"rubric_version": "2026-02-NSPIRE-1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5004 9th Ave N, Birmingham, AL, 35212",
"aggregate": {
"summary": "Moderate renovation needed. Major building systems appear recently updated (HVAC, water heater, roof) and there is no visible structural collapse, which supports a reasonable path to pass an initial HCV/NSPIRE inspection after targeted corrections. Primary near-term failures likely: missing smoke detectors, no carbon monoxide alarm (if gas range), lack of GFCI in kitchen, removal of debris, housekeeping/cleaning, flooring/trim repairs, and addressing detached garage deterioration. With those corrections and verification of the electrical panel and plumbing, the property should be rentable within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 61.7,
"rationale": "Interior shows cosmetic deferred maintenance: worn/soiled carpeting, stained floors, dated kitchen cabinets, peeling/old finishes and general clutter. Appliances (range, microwave, refrigerator) are present but kitchen and living areas need cleaning, paint, trim repair and probable flooring replacement in bedrooms. These are largely cosmetic/finish repairs and moderate capital work — no visible structural collapse. Score reflects mostly cosmetic rehab with moderate effort to be rentable."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 58.3,
"rationale": "Exterior envelope is intact but shows deferred maintenance: peeling paint on detached garage, cracked driveway, overgrown shrubs and yard debris. The detached two-car garage shows visible paint failure and some deterioration. Foundation appears supported on block piers (crawlspace vents visible) with no obvious large foundation cracks in photos. Yard and driveway present trip hazards and will need landscaping/cleanup. Overall repairable but needs work to meet NSPIRE site/health requirements."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 47.7,
"rationale": "Several NSPIRE safety items likely missing or uncertain from photos: no visible smoke detectors, no visible carbon monoxide alarm (gas range likely present), no visible GFCI-protected receptacles at kitchen, and no handrail at front steps. No exposed wiring or collapsed ceilings observed. Egress windows appear present but not individually inspected. These items create inspection-fail risks that require correction before HCV pass; failure to install detectors/GFCI/handrails would likely cause a fail."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, roof, plumbing, electrical)",
"score": 74.3,
"rationale": "Listing states HVAC ~3 years old and water heater recently replaced; roof ~5-6 years old and appears shingled in photos. Visible ceiling and roof lines show no obvious sagging or active water stains. Kitchen plumbing fixtures appear intact. Electrical panel not shown and wiring condition unknown. Given seller-provided system ages and lack of visible system distress, major systems likely functional, but verification of electrical panel, GFCI, and plumbing operation will be required."
}
],
"red_flags": [
"No visible smoke detectors in photos — inspection fail until installed and operational.",
"No visible carbon monoxide alarm and likely gas range present — CO alarm likely required.",
"No visible GFCI-protected outlets in kitchen — required for safety and likely an inspection fail.",
"Detached garage shows peeling paint and exterior deterioration (possible structural/maintenance hazard).",
"Peeling/aged exterior paint and property year-built 1935 — potential lead-based paint risk requiring testing/abatement for pre-1978 construction.",
"Front steps lack a handrail — NSPIRE may require secure handrail depending on riser configuration.",
"Cracked driveway and yard debris present — trip hazards and pest harborage that must be cleared."
],
"confidence": 0.87,
"assumptions": [
"Seller statements are accurate: HVAC ~3 years old; roof 5-6 years old; water heater recently replaced and operational.",
"Utilities (electric, gas, water) are connected and functioning; photos show powered ceiling fans and appliances but full operation not verified.",
"Stove is gas (appears to be a gas range); if electric, CO detector requirement may differ.",
"No active roof leaks or hidden structural issues beyond what is visible in photos; absence of interior water stains or sagging ceilings suggests roof/ceiling intact.",
"Electrical panel condition and grounding were not photographed; assumed service exists but GFCI protection in kitchen/bath may be missing.",
"Bedroom windows meet minimum egress dimensions unless otherwise discovered on inspection.",
"Photos represent current condition and there are no additional undisclosed hazards (severe mold, rodent infestation, concealed wiring) beyond visible clutter and cosmetic neglect."
],
"score_method": "mean_of_criteria",
"overall_score": 60.8,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7218300504"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.