Property ID: 7219235301
2213 Fulton Ave SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $16,776
CoC Return: 17.81%
Monthly Cash Flow: $249
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,980
Closing Costs
$2,796
Total Down
$16,776
Investment Snapshot
Purchase Price
$69,900
Money Down
$16,776
Cash-on-Cash Return
17.81%
Rent
$812
Monthly Cash Flow
$249
Annual Cash Flow
$2,988
Debt Service / Mo
$372
Property Tax / Mo
$64
Insurance / Mo
$46
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$812
Payment Standard
$1,265
Rent
$812
Insurance
$46
Property Tax
$64
Management
$81
Utilities Allowance
$453
NOI (Monthly)
$621
Debt Service
$372
Cash Flow After Debt
$249
Quality Score: 63.40%
Confidence: 89.00%
This 2BR/1BA bungalow is structurally serviceable and close to Section 8 / NSPIRE rent‑ready, with mostly cosmetic and minor code repairs required. Strengths: intact envelope, original hardwoods, working kitchen appliances present, smoke detector(s) visible, and evidence of recent rental activity. Primary inspection risks: HVAC condition is uncertain (seller offers replacement), missing outlet cover(s) and likely lack of GFCI protection in kitchen, some chipping/peeling paint (property built 1947), and a water heater in the utility room without a visible drain pan. With targeted fixes (verify/repair HVAC or install new unit, install GFCI where required, replace outlet covers, repair/paint peeling areas, minor cabinet and floor repairs) the property should pass an initial HCV inspection within ~2–6 weeks depending on HVAC resolution.
Section 8 Payment Standard
$1,265
Utility Allowance Total
$453
Guaranteed Section 8 Rent (PS - Utilities)
$812
Property Management
$81
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$69,900
Beds
2
Baths
1
Living Area
750 sqft
Lot Size
7,405 sqft
Year Built
1947
Days on Market
14
Capital Outlay
$16,776
Debt Service
$372
Property Tax / Mo
$64
Insurance / Mo
$46
Property Description
Great investment property opportunity! This home features 2 bedrooms & 1 bathroom. Large front porch leads into living room area with original hardwood floors. Kitchen features updated laminate counter tops, painted cabinets, electric stove & fridge. Laundry room features extra storage space. There are 2 bedrooms with hardwood floors & closet space. The hall bathroom featuse a tub/shower combo. Outback features large flat backyard area. Seller willing to install new HVAC at closing with acceptable contract.
Utility Allowances
Heating
$76
Property has Central Heat. Other major appliances are electric, making electric heating the most probable fuel type. Assumed 'Elec Heat: Ala Power' as the most likely provider.
Cooling
$18
Property has central electric A/C. Assumed 'A/C: Alabama Power' as the most likely provider.
Water Heating
$46
Property is listed as having an 'Electric Water Heater'. Assumed 'Elec: Ala Power' as the most likely provider.
Cooking
$17
Property is listed as having an 'Electric Stove'. Assumed 'Elec: Ala Power' as the most likely provider.
Other Electric
$56
Standard allowance for lighting and other minor tenant appliances. Assumed 'Lights, Ref, Etc.: Ala Power' as the most likely provider.
Water
$69
Property has public water and is located within the city of Birmingham, which matches the 'Water: Birmingham' schedule item.
Sewer
$125
Property is listed as 'Sewer Connected', matching the fixed allowance in the schedule.
Trash Collection
$40
Trash collection is a standard utility. 'Birmingham' is not an option; the most expensive option ('Fairfield Inside City Limits (ISCL)') was chosen per instructions for ambiguity.
Range/Microwave
$6
A microwave is not listed as a provided appliance, 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$425
DP3 Annual Estimate$679
DP1 Monthly Equivalent$35
DP3 Monthly Equivalent$57
Replacement Value$36,700
Basis750 sqft / 1947
Nearby Houses
Photo unavailable
208 22nd St SW
for_sale · 0.02 mi
Price: $67,500
2 bd / 1 ba · 926 sqft
Latest sale: $103,251 on Jun 06, 2025
Latest rent: —
Photo unavailable
213 23rd St SW
for_sale · 0.03 mi
Price: $110,000
3 bd / 1 ba · 1,260 sqft
Latest sale: $28,500 on Feb 26, 2021
Latest rent: $635 on Aug 18, 2017
Photo unavailable
2200 Fulton Ave SW
sold · 0.05 mi
Price: $42,000
2 bd / 1 ba · 1,205 sqft
Latest sale: $42,000 on Dec 01, 2025
Latest rent: $1,200 on Jan 26, 2026
Photo unavailable
208 23rd St SW
for_sale · 0.06 mi
Price: $120,900
3 bd / 2 ba · 1,360 sqft
Latest sale: $52,900 on Dec 25, 2023
Latest rent: —
Photo unavailable
2122 Fulton Ave SW
sold · 0.07 mi
Price: $45,000
2 bd / 1 ba · 902 sqft
Latest sale: $45,000 on Sep 08, 2022
Latest rent: —
Photo unavailable
208 21st St SW
off_market · 0.08 mi
Price: $17,500
3 bd / 2 ba · 1,336 sqft
Latest sale: $17,950 on Jun 01, 1974
Latest rent: —
Photo unavailable
2101 Fulton Ave SW
off_market · 0.09 mi
Price: $77,500
3 bd / 1 ba · 1,100 sqft
Latest sale: —
Latest rent: $595 on Feb 14, 2018
Photo unavailable
2110 Fulton Ave SW
sold · 0.10 mi
Price: $48,000
2 bd / 1 ba · 738 sqft
Latest sale: $48,000 on Aug 21, 2023
Latest rent: —
Photo unavailable
241 23rd St SW
sold · 0.11 mi
Price: $23,000
2 bd / 1 ba · 738 sqft
Latest sale: $23,000 on Sep 06, 2024
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Potential HVAC failure / replacement needed (seller note) — heating/cooling reliability unknown
- Electrical hazards: at least one missing outlet cover / exposed outlet and unknown GFCI protection in kitchen
- Possible lead-based paint risk (house built 1947) — visible peeling/chipping paint in places
- Water heater located in utility area without visible drain pan — potential water damage risk if it fails
- Interior finish/floor damage at entrance area that could be a trip hazard
Assumptions
- Listing statement that seller will install new HVAC at closing indicates current HVAC is likely nonfunctional or marginal; photos show floor registers but no visible HVAC unit.
- Kitchen and bathroom plumbing provide working water and hot water (water heater visible) though operational status not verifiable from photos.
- Electrical panel location and overall electrical service condition are not shown; assumed service is intact but requires verification/testing.
- Bedrooms have adequate egress based on visible window sizes; no measurements available but double-hung windows appear typical and likely compliant.
- No active roof leaks or major structural movement inferred from even roofline and intact interior ceilings; absence of interior ceiling photos showing stains means no clear leak evidence.
- Peeling/chipped paint is present in small areas; assumed not extensive but could trigger lead-risk remediation due to 1947 construction if disturbed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $743 | $51,300 | $10,260 |
| 2023 | $553 | $38,200 | $7,640 |
| 2022 | $580 | $40,000 | $8,000 |
| 2021 | $426 | $29,400 | $5,880 |
| 2020 | $426 | $29,400 | $5,880 |
| 2019 | $426 | $29,400 | $5,880 |
| 2018 | $387 | $26,700 | $5,340 |
| 2017 | $501 | $34,600 | $6,920 |
| 2016 | $555 | $38,300 | $7,660 |
| 2015 | $555 | $38,300 | $7,660 |
| 2013 | $380 | $24,800 | $4,960 |
| 2012 | $380 | $26,310 | $5,262 |
| 2011 | $383 | $26,500 | $5,300 |
| 2010 | $383 | $26,500 | $5,300 |
| 2009 | $405 | $28,100 | $5,620 |
| 2008 | $547 | $38,300 | $7,660 |
| 2007 | $509 | $35,600 | $7,120 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-08-04 | Sold | $53,000 |
| 2021-08-02 | Sold | $40,000 |
| 2006-07-26 | Sold | $19,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-08-21 | Listed for rent | $975 | — |
| 2025-08-08 | Listed for rent | $975 | — |
| 2025-01-13 | Listed for rent | $975 | — |
| 2024-11-18 | Listed for rent | $975 | — |
| 2024-10-29 | Listed for rent | $975 | — |
| 2021-07-31 | Listed for rent | $750 | — |
Photo Gallery
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{
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{
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},
{
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},
{
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"assessment": {
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},
{
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"market": {
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"assessment": {
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},
{
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},
{
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},
{
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{
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"utility": "Heating",
"allowance": 76
},
{
"note": "Property has central electric A/C. Assumed 'A/C: Alabama Power' as the most likely provider.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Property is listed as having an 'Electric Water Heater'. Assumed 'Elec: Ala Power' as the most likely provider.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "Property is listed as having an 'Electric Stove'. Assumed 'Elec: Ala Power' as the most likely provider.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Standard allowance for lighting and other minor tenant appliances. Assumed 'Lights, Ref, Etc.: Ala Power' as the most likely provider.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Property has public water and is located within the city of Birmingham, which matches the 'Water: Birmingham' schedule item.",
"utility": "Water",
"allowance": 69
},
{
"note": "Property is listed as 'Sewer Connected', matching the fixed allowance in the schedule.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Trash collection is a standard utility. 'Birmingham' is not an option; the most expensive option ('Fairfield Inside City Limits (ISCL)') was chosen per instructions for ambiguity.",
"utility": "Trash Collection",
"allowance": 40
},
{
"note": "A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "Range/Microwave",
"allowance": 6
}
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"summary": "This 2BR/1BA bungalow is structurally serviceable and close to Section 8 / NSPIRE rent‑ready, with mostly cosmetic and minor code repairs required. Strengths: intact envelope, original hardwoods, working kitchen appliances present, smoke detector(s) visible, and evidence of recent rental activity. Primary inspection risks: HVAC condition is uncertain (seller offers replacement), missing outlet cover(s) and likely lack of GFCI protection in kitchen, some chipping/peeling paint (property built 1947), and a water heater in the utility room without a visible drain pan. With targeted fixes (verify/repair HVAC or install new unit, install GFCI where required, replace outlet covers, repair/paint peeling areas, minor cabinet and floor repairs) the property should pass an initial HCV inspection within ~2–6 weeks depending on HVAC resolution.",
"criteria": [
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"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior shows overall solid shell with original hardwoods and mostly intact surfaces but moderate wear. Kitchen cabinets have missing drawer/front, scuffed floors, peeling paint at baseboards and cosmetic damage around fireplace and thresholds. Appliances (electric stove and refrigerator) are present which reduces impact of missing items. Repairs appear mostly cosmetic and moderate carpentry/painting work plus some cabinet repair/replacement."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 55.0,
"rationale": "Smoke detector(s) visible in living area. Bedrooms show adequate egress windows. Entry door appears to have secure hardware. Visible issues: at least one outlet/cover missing and several standard outlets on kitchen counters (no visible GFCI receptacle), potential peeling/chipped paint (home built 1947) that could indicate lead-paint risk, and the water heater in the laundry/utility area appears to have no visible drain pan. Seller note that HVAC replacement is available at closing indicates current HVAC may be nonfunctional (heating is a safety requirement). No visible exposed wiring or active leaks in photos, but several code items likely need small repairs before NSPIRE approval."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 50.0,
"rationale": "Kitchen plumbing fixtures and a water heater are present; double kitchen sink visible. Electrical outlets exist but GFCI presence and electrical panel condition are not shown. Floor registers suggest central HVAC ducting exists, but the listing explicitly states the seller is willing to install a new HVAC at closing, indicating the current heating/cooling system may be unreliable or near failure — this is a primary systems concern for inspection pass. Roof shingles appear aged but no active sagging or clear leak evidence in photos. Overall mechanical status is uncertain and needs verification/service."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior envelope (siding, foundation block, porch) appears intact with a flat yard and usable walk path. Porch has railings and stairs; the metal awning and roof flashing show age but no visible collapse. Yard is clear of standing water; driveway/parking area is gravel but usable. Some cosmetic exterior cleaning/paint would be beneficial."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Potential HVAC failure / replacement needed (seller note) — heating/cooling reliability unknown",
"Electrical hazards: at least one missing outlet cover / exposed outlet and unknown GFCI protection in kitchen",
"Possible lead-based paint risk (house built 1947) — visible peeling/chipping paint in places",
"Water heater located in utility area without visible drain pan — potential water damage risk if it fails",
"Interior finish/floor damage at entrance area that could be a trip hazard"
],
"confidence": 0.7,
"assumptions": [
"Listing statement that seller will install new HVAC at closing indicates current HVAC is likely nonfunctional or marginal; photos show floor registers but no visible HVAC unit.",
"Kitchen and bathroom plumbing provide working water and hot water (water heater visible) though operational status not verifiable from photos.",
"Electrical panel location and overall electrical service condition are not shown; assumed service is intact but requires verification/testing.",
"Bedrooms have adequate egress based on visible window sizes; no measurements available but double-hung windows appear typical and likely compliant.",
"No active roof leaks or major structural movement inferred from even roofline and intact interior ceilings; absence of interior ceiling photos showing stains means no clear leak evidence.",
"Peeling/chipped paint is present in small areas; assumed not extensive but could trigger lead-risk remediation due to 1947 construction if disturbed."
],
"overall_score": 66.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This is a structurally intact small 2BR/1BA home with reasonable exterior condition and usable interior layout. Primary inspection risks are an absent/nonfunctional HVAC system (seller offers installation), missing GFCI protection in the kitchen, at least one missing outlet cover/exposed wiring, and some cosmetic deferred maintenance (worn hardwoods, cabinet repairs). With the HVAC installed and relatively minor electrical and finish work (GFCI, outlet covers, smoke/CO alarm placement, door lock), the property would likely pass an HCV/NSPIRE initial inspection within ~30 days. Current condition poses moderate inspection risk until those items are addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior is mostly intact with original hardwoods, functioning kitchen appliances present (electric range and fridge) and intact finishes, but shows visible cosmetic wear: worn/ scratched hardwoods, scuffed/ peeling cabinet paint, one missing kitchen drawer face, floor panel/hatch near entry, and general cosmetic cleaning/paint needed. These are mostly surface or capital repairs; missing or worn items are moderate but repairable. Seller offered to install HVAC at closing which reduces long-term capital exposure but current HVAC absence is accounted for under systems."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE-related)",
"score": 60.0,
"rationale": "Basic safety items visible: at least one smoke alarm is installed in the living area. Bedrooms show adequate egress windows. Entry door appears solid and the front porch has a railing. Safety concerns: no visible GFCI-protected outlets in the kitchen (outlets appear standard), one interior outlet/plate appears missing (exposed electrical risk), CO alarm not visible (not obviously present), and deadbolt on entry door not clearly visible. No active leaks, visible mold, or collapsed ceilings observed. These issues represent moderate NSPIRE risk that can be corrected but could cause inspection failures if not addressed prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 45.0,
"rationale": "Major systems show mixed condition: water heater is present (appears electric) and plumbing fixtures (kitchen sink) appear intact; however HVAC is apparently not functioning/absent (listing notes seller willing to install new HVAC at closing) — lack of a working heating/cooling system is a significant inspection/system-level deficiency. Roof shingles look aged with large trees overhanging (increased maintenance risk) though no active leaks visible in photos. Electrical service/panel not shown; some outlet covers are missing. Because HVAC absence is a major systems failure for tenant habitability, systems score is reduced."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior envelope is generally intact: vinyl siding in reasonable condition, raised masonry foundation with crawl vents, front porch and decorative railing present, level backyard and usable yard space. Driveway and walkway are serviceable though aged; some staining at foundation and overhanging mature trees that will require maintenance. No visible standing water, major foundation step/crack or collapsed elements in provided photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible heating system / HVAC not present or not functioning (major NSPIRE habitability issue).",
"No visible GFCI protection at kitchen countertop outlets (NSPIRE safety requirement risk).",
"Exposed electrical hazard: at least one outlet/cover missing (creates immediate inspection issue).",
"Potential roof aging and large tree overhang (increased risk for leaks and future roof failure if not serviced)."
],
"confidence": 0.7,
"assumptions": [
"HVAC is not currently operable or is absent (listing states seller willing to install new HVAC at closing) and there is no visible furnace/air-handler in photos.",
"Water heater is electric (no visible flue vent) and is functioning; no active leaks observed in photos.",
"Electrical service/panel condition and location are unknown (not shown) — assumed service exists but condition unverified.",
"Only one smoke alarm is visible in photos; additional alarms (in bedrooms/hallway) are assumed not present unless or until confirmed.",
"No carbon monoxide detector was visible; assumed not present unless gas appliances or other CO sources are later documented.",
"Kitchen outlets shown are standard (non-GFCI) — assumed GFCI protection is missing based on outlet appearance.",
"Bedrooms have adequate egress based on window size visible in photos; exact measurements not verified.",
"No evidence of severe mold, active roof leaks or foundation movement was visible in photos; assumed absent but not confirmed without interior inspection."
],
"overall_score": 62.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 2-bed, 1-bath single-family home shows mostly cosmetic deferred maintenance and functional kitchen appliances, intact windows, and a sound exterior envelope. The primary inspection risk is the HVAC: the listing indicates the seller will install a new HVAC at closing, implying current heating/cooling is inadequate or absent; an operative heating system is required for a voucher inspection. Additional moderate risks include likely missing GFCI protection at kitchen outlets and some minor electrical/outlet cover issues. With a new HVAC installed and a few targeted repairs (GFCI, minor electrical covers, cabinet repair, floor patching, and basic cosmetic work), the property should be rent-ready and likely pass an initial HCV/NSPIRE inspection within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior shows cosmetic wear: original hardwoods are worn and scuffed but intact, paint scuffs throughout, cabinet damage (missing drawer front) and peeling finishes in kitchen. Appliances (electric stove and refrigerator) are present which moderates impact of missing items. Porch paint/chipped steps and some surface concrete/walkway cracking visible. These are mostly cosmetic or small repair items that are repairable with light-to-moderate work; no pervasive structural deterioration visible in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 65.0,
"rationale": "A functioning smoke detector is visible in the living area. Bedrooms have adequate windows that appear large enough for egress. Entry has a security/metal door and a wooden door with multiple locks visible. No active water stains, mold, or collapsed ceilings are visible. However: the listing indicates HVAC will be installed at closing (implying current heating may be absent or nonfunctional), which would be a fail for an inspection if not installed prior to inspection. Kitchen outlets do not visibly show GFCI devices (kitchen sink nearby) — probable noncompliance unless GFCI protection is at the breaker. One or two outlets/covers appear aged or possibly missing covers. These issues create moderate NSPIRE risk until verified/fixed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
"score": 55.0,
"rationale": "Water heater is present in the laundry room (appears to be an electric unit without a visible draft vent). Kitchen plumbing and double-basin sink visible. Stove is electric. Electrical panel is not shown, so service condition is unknown. Roof shingles appear aged but show no obvious sagging or active leak indications in photos. The listing explicitly states seller is willing to install a new HVAC at closing, which strongly implies the existing heating/cooling is inadequate or absent — this is a major system deficiency that must be corrected before passing inspection. Because HVAC is a critical system, the mechanical score is reduced to reflect that risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding and foundation appear intact with no large visible cracks or major settlement. Front porch structure is present with decorative iron railings; central stairs have a handrail but side handrails/guarding should be verified to meet code for number of risers. Yard is flat and usable; driveway/parking area is gravel and looks serviceable. Some minor debris, leaf buildup and foundation paint chipping visible. Overall the exterior is serviceable with routine repairs/clean-up."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible/confirmed functioning HVAC (seller note that HVAC will be installed) — inspector will fail if heating is not operable.",
"Kitchen outlets do not visibly show GFCI protection near sink (probable NSPIRE deficiency).",
"Some missing/damaged cabinet components and a small floor access/patch near the front entry that could create a trip hazard if not repaired.",
"Electrical panel and overall electrical condition not shown — unknown risk until verified.",
"Possible missing outlet covers/aged outlets in some rooms (electrical safety concern)."
],
"confidence": 0.65,
"assumptions": [
"Seller's statement that they will install new HVAC at closing is accurate; currently there is no reliable HVAC present or it is near end of life.",
"Water heater is electric (no vent pipe visible) and is operational; hot water is available.",
"Smoke detector visible is functioning; additional detectors (bedrooms, hall) may be required and not shown in photos.",
"Kitchen outlets do not show GFCI devices in photos; assume GFCI protection is likely absent at receptacles near sink unless provided at breaker.",
"Electrical service and panel are present and functional, although panel condition/location could not be verified from photos.",
"Windows in bedrooms provide required egress (appear to be standard double-hung sized for egress).",
"No active roof leaks or significant unseen structural damage exist because there are no interior water stains or sagging visible in photos.",
"Front door has at least a knob lock and there is a metal security door; assume a deadbolt or equivalent secure lock is present or easily installable."
],
"overall_score": 67.0,
"rubric_version": "2026-02-16-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2213 Fulton Ave SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "This 2BR/1BA bungalow is structurally serviceable and close to Section 8 / NSPIRE rent‑ready, with mostly cosmetic and minor code repairs required. Strengths: intact envelope, original hardwoods, working kitchen appliances present, smoke detector(s) visible, and evidence of recent rental activity. Primary inspection risks: HVAC condition is uncertain (seller offers replacement), missing outlet cover(s) and likely lack of GFCI protection in kitchen, some chipping/peeling paint (property built 1947), and a water heater in the utility room without a visible drain pan. With targeted fixes (verify/repair HVAC or install new unit, install GFCI where required, replace outlet covers, repair/paint peeling areas, minor cabinet and floor repairs) the property should pass an initial HCV inspection within ~2–6 weeks depending on HVAC resolution.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 71.0,
"rationale": "Interior shows overall solid shell with original hardwoods and mostly intact surfaces but moderate wear. Kitchen cabinets have missing drawer/front, scuffed floors, peeling paint at baseboards and cosmetic damage around fireplace and thresholds. Appliances (electric stove and refrigerator) are present which reduces impact of missing items. Repairs appear mostly cosmetic and moderate carpentry/painting work plus some cabinet repair/replacement."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 73.3,
"rationale": "Exterior envelope (siding, foundation block, porch) appears intact with a flat yard and usable walk path. Porch has railings and stairs; the metal awning and roof flashing show age but no visible collapse. Yard is clear of standing water; driveway/parking area is gravel but usable. Some cosmetic exterior cleaning/paint would be beneficial."
},
{
"key": "rental_history_activity",
"label": "Evidence of recent rental activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 60.0,
"rationale": "Smoke detector(s) visible in living area. Bedrooms show adequate egress windows. Entry door appears to have secure hardware. Visible issues: at least one outlet/cover missing and several standard outlets on kitchen counters (no visible GFCI receptacle), potential peeling/chipped paint (home built 1947) that could indicate lead-paint risk, and the water heater in the laundry/utility area appears to have no visible drain pan. Seller note that HVAC replacement is available at closing indicates current HVAC may be nonfunctional (heating is a safety requirement). No visible exposed wiring or active leaks in photos, but several code items likely need small repairs before NSPIRE approval."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 50.0,
"rationale": "Kitchen plumbing fixtures and a water heater are present; double kitchen sink visible. Electrical outlets exist but GFCI presence and electrical panel condition are not shown. Floor registers suggest central HVAC ducting exists, but the listing explicitly states the seller is willing to install a new HVAC at closing, indicating the current heating/cooling system may be unreliable or near failure — this is a primary systems concern for inspection pass. Roof shingles appear aged but no active sagging or clear leak evidence in photos. Overall mechanical status is uncertain and needs verification/service."
}
],
"red_flags": [
"Potential HVAC failure / replacement needed (seller note) — heating/cooling reliability unknown",
"Electrical hazards: at least one missing outlet cover / exposed outlet and unknown GFCI protection in kitchen",
"Possible lead-based paint risk (house built 1947) — visible peeling/chipping paint in places",
"Water heater located in utility area without visible drain pan — potential water damage risk if it fails",
"Interior finish/floor damage at entrance area that could be a trip hazard"
],
"confidence": 0.89,
"assumptions": [
"Listing statement that seller will install new HVAC at closing indicates current HVAC is likely nonfunctional or marginal; photos show floor registers but no visible HVAC unit.",
"Kitchen and bathroom plumbing provide working water and hot water (water heater visible) though operational status not verifiable from photos.",
"Electrical panel location and overall electrical service condition are not shown; assumed service is intact but requires verification/testing.",
"Bedrooms have adequate egress based on visible window sizes; no measurements available but double-hung windows appear typical and likely compliant.",
"No active roof leaks or major structural movement inferred from even roofline and intact interior ceilings; absence of interior ceiling photos showing stains means no clear leak evidence.",
"Peeling/chipped paint is present in small areas; assumed not extensive but could trigger lead-risk remediation due to 1947 construction if disturbed."
],
"score_method": "mean_of_criteria",
"overall_score": 63.4,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7219235301"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.