Property ID: 7242165228
1216 Portland St, Birmingham, AL, 35224
Birmingham, AL
Money Down: $28,800
CoC Return: 7.42%
Monthly Cash Flow: $178
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,000
Closing Costs
$4,800
Total Down
$28,800
Investment Snapshot
Purchase Price
$120,000
Money Down
$28,800
Cash-on-Cash Return
7.42%
Rent
$1,048
Monthly Cash Flow
$178
Annual Cash Flow
$2,136
Debt Service / Mo
$639
Property Tax / Mo
$71
Insurance / Mo
$56
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,048
Payment Standard
$1,518
Rent
$1,048
Insurance
$56
Property Tax
$71
Management
$105
Utilities Allowance
$470
NOI (Monthly)
$817
Debt Service
$639
Cash Flow After Debt
$178
Quality Score: 78.50%
Confidence: 88.00%
This bungalow appears to have had a recent cosmetic and mechanical refresh and is close to Section 8 / NSPIRE ready. New appliances, new electrical work, new water heater and A/C (per listing) and clean interior finish work point to a high likelihood of passing an initial inspection after a short pre-inspection checklist: verify and install smoke/CO detectors (if absent), install a lockset with deadbolt on the entry door, install/verify GFCI protection in kitchen/bath, and add a handrail for the front steps or modify the approach to meet local code. Exterior yard/retaining cleanup and minor trim/threshold fixes complete the picture. Recommended pre-inspection tasks: confirm smoke/CO alarms and their placement, test HVAC/water heater/hot water, verify electrical panel and GFCI operation, add handrail at front steps, and clear debris from sunroom and entry paths. With those quick items completed the property should be rent-ready within 1–2 weeks.
Section 8 Payment Standard
$1,518
Utility Allowance Total
$470
Guaranteed Section 8 Rent (PS - Utilities)
$1,048
Property Management
$105
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$120,000
Beds
3
Baths
1
Living Area
1,351 sqft
Lot Size
7,405 sqft
Year Built
1940
Days on Market
64
Capital Outlay
$28,800
Debt Service
$639
Property Tax / Mo
$71
Insurance / Mo
$56
Property Description
This adorable, bungalow style home is ready for its new owner! 3 bedroom, 1 bath home features a newer A/C unit, newer water heater, stove, refrigerator, dishwasher, new walls, doors and ceilings, plus all new electrical work. This would be perfect for an investor to add to their portfolio or 1st time home buyer! Schedule your showings today! Please contact listing agent; Tara Respinto at 205-908-4878 for more information.
Utility Allowances
Heating
$49
Property has central heat and gas for cooking, making natural gas the most likely heating fuel. The 'N'Gas: Mulga' option is chosen based on the property's location in the Mulga/Wylam area.
Cooking
$20
Property info explicitly states 'Stove-Gas'. The 'N'Gas: Mulga' option is selected from the schedule as the property is located in the Mulga/Wylam area.
Water Heating
$56
Property info explicitly states an 'Electric Water Heater'. 'Elec: Ala Power' is selected as the most probable electric provider for Birmingham.
Cooling
$22
Property has central air conditioning, which is electric. 'A/C: Alabama Power' is chosen as it's the primary electric provider for Birmingham and the most expensive option.
Other Electric
$68
This covers general electricity for lights and outlets. 'Lights, Ref, Etc.: Ala Power' is selected for consistency with other electric utilities.
Water
$78
The property is on public water and is located within the city of Birmingham, matching the 'Water: Birmingham' provider option.
Sewer
$151
Property info confirms it is connected to a public sewer system. The allowance is based on the fixed rate from the schedule.
Trash Collection
$20
Trash collection is a standard utility. The 'Mulga ISCL' option is selected as the property is described as being in the 'Mulga, Wylam' area.
Range/Microwave
$6
The landlord provides the range (gas stove), but a microwave is not listed. This allowance is for a tenant-owned microwave, as per schedule rule.
Refrigerator
$0
The property listing confirms a refrigerator is provided by the landlord, so there is no tenant allowance for this utility.
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$532
DP3 Annual Estimate$802
DP1 Monthly Equivalent$44
DP3 Monthly Equivalent$67
Replacement Value$52,200
Basis1,351 sqft / 1940
Nearby Houses
Photo unavailable
1212 Portland St
sold · 0.01 mi
Price: $117,500
3 bd / 2 ba · 1,070 sqft
Latest sale: $117,500 on Mar 22, 2024
Latest rent: —
Photo unavailable
1236 Richmond St
off_market · 0.08 mi
Price: $1,050
2 bd / 2 ba · 918 sqft
Latest sale: $15,000 on Apr 03, 2025
Latest rent: $1,000 on Sep 23, 2025
Photo unavailable
1506 56th St
sold · 0.29 mi
Price: $35,500
1 bd / 1 ba · 778 sqft
Latest sale: $35,500 on Jul 08, 2024
Latest rent: $500 on Feb 08, 2015
Photo unavailable
5212 8th Ave
sold · 0.31 mi
Price: $106,000
4 bd / 2 ba · 1,140 sqft
Latest sale: $106,000 on Jun 04, 2020
Latest rent: $1,000 on Nov 17, 2021
Photo unavailable
5224 8th Ave
sold · 0.32 mi
Price: $11,000
2 bd / 1 ba · 1,200 sqft
Latest sale: $11,000 on Dec 23, 2025
Latest rent: —
Photo unavailable
921 Knoxville Pl
sold · 0.35 mi
Price: $1,196
2 bd / 1 ba · 791 sqft
Latest sale: $1,196 on Oct 31, 2025
Latest rent: $401 on Aug 07, 2019
Photo unavailable
915 Knoxville Pl
sold · 0.36 mi
Price: $7,000
3 bd / 1 ba · 1,293 sqft
Latest sale: $7,000 on Jul 27, 2020
Latest rent: —
Photo unavailable
708 Crowne Dr
sold · 0.39 mi
Price: $80,000
3 bd / 2 ba · 1,044 sqft
Latest sale: $80,000 on Oct 31, 2024
Latest rent: $800 on Apr 10, 2019
Photo unavailable
704 Crowne Dr
sold · 0.39 mi
Price: $113,500
3 bd / 2 ba · 1,044 sqft
Latest sale: $113,500 on Feb 29, 2024
Latest rent: —
Photo unavailable
5411 6th Ave
for_sale · 0.39 mi
Price: $9,900
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
765 Crowne Rd
sold · 0.45 mi
Price: $76,500
3 bd / 1 ba · 1,100 sqft
Latest sale: $76,500 on Nov 18, 2024
Latest rent: —
Photo unavailable
4725 7th Ave
sold · 0.47 mi
Price: $8,000
3 bd / 1 ba · 1,366 sqft
Latest sale: $8,000 on Jun 17, 2019
Latest rent: —
Photo unavailable
4721 7th Ave
sold · 0.48 mi
Price: $50,000
5 bd / 2 ba · 3,300 sqft
Latest sale: $50,000 on Aug 31, 2022
Latest rent: $875 on Jul 22, 2020
Photo unavailable
4724 7th Ave
sold · 0.51 mi
Price: $8,200
3 bd / 2 ba · 1,685 sqft
Latest sale: $8,200 on Feb 24, 2025
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No smoke detectors or CO alarms visible in photos — missing/incorrect placement will cause immediate fail.
- Front steps to porch lack a handrail (potential code/safety fail depending on local riser height).
- Large tree directly adjacent/overhanging roof — risk for roof/gutter damage and future leaks if not managed.
- No visible GFCI outlet at kitchen sink in photos — if missing, this is an electrical safety/code failure.
Assumptions
- Listing statements are accurate: 'newer A/C', 'newer water heater', 'stove, refrigerator, dishwasher' present and functional, and 'all new electrical work' was performed.
- No major hidden structural issues (foundation movement, roof failure, collapsed ceilings) are present because photos show intact ceilings, roofline, and block foundation with no obvious severe cracks or sag.
- Smoke detectors, CO alarms, deadbolt, and GFCI outlets were not visible in photos; assume they may be missing or not obvious and therefore treated as inspection items to verify/repair.
- Bathroom(s) and plumbing fixtures were not photographed; assumed operational per listing but should be function-tested during pre-inspection.
- Electrical panel and water heater locations were not shown; assume they are present and in satisfactory condition per listing but recommend verifying during inspection.
- Rental history (3 events; last 2025-03-21) is valid and used as a small positive bonus in overall readiness assessment.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $826 | $57,000 | $11,400 |
| 2023 | $826 | $57,000 | $11,400 |
| 2022 | $616 | $42,500 | $8,500 |
| 2021 | $616 | $42,500 | $8,500 |
| 2020 | $237 | $42,500 | $4,260 |
| 2019 | $616 | $51,700 | $5,180 |
| 2016 | $624 | $43,100 | $8,620 |
| 2015 | $624 | $43,100 | $8,620 |
| 2013 | $604 | $42,400 | $8,480 |
| 2012 | $604 | $42,350 | $8,470 |
| 2011 | $614 | $43,100 | $8,620 |
| 2010 | $718 | $50,600 | $10,120 |
| 2009 | $718 | $50,600 | $10,120 |
| 2008 | $735 | $51,800 | $10,360 |
| 2007 | $726 | $51,200 | $10,240 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-11-12 | Sold | $55,119 |
| 2024-11-15 | Sold | $121,000 |
| 2018-12-10 | Sold | $25,365 |
| 2018-08-20 | Sold | $6,000 |
| 2016-04-19 | Sold | $8,400 |
| 2015-12-08 | Sold | $8,600 |
| 2001-04-03 | Sold | $13,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-03-21 | Listed for rent | $1,300 | — |
| 2025-02-08 | Listed for rent | $1,300 | — |
| 2024-12-18 | Listed for rent | $1,300 | — |
Photo Gallery
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"price_change": -4000,
"days_after_listed": "129 days",
"source_listing_id": "21391082",
"price_change_percentage": "-6.20%"
},
{
"date": "2024-10-03",
"price": 125000,
"listing": {
"status": "sold",
"list_date": "2024-07-09T17:12:32Z",
"list_price": 125000,
"listing_id": "2969347633",
"last_update_date": "2024-12-02T22:29:50Z",
"last_status_change_date": "2024-12-02T23:20:32Z"
},
"event_name": "Price Changed",
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"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "21391082",
"price_change_percentage": null
},
{
"date": "2024-09-27",
"price": 126000,
"listing": {
"status": "sold",
"list_date": "2024-07-09T17:12:32Z",
"list_price": 125000,
"listing_id": "2969347633",
"last_update_date": "2024-12-02T22:29:50Z",
"last_status_change_date": "2024-12-02T23:20:32Z"
},
"event_name": "Price Changed",
"price_sqft": 93.26424870466322,
"source_name": "GreaterAlabamaMLS",
"price_change": -2000,
"days_after_listed": null,
"source_listing_id": "21391082",
"price_change_percentage": null
},
{
"date": "2024-08-16",
"price": 128000,
"listing": {
"status": "sold",
"list_date": "2024-07-09T17:12:32Z",
"list_price": 125000,
"listing_id": "2969347633",
"last_update_date": "2024-12-02T22:29:50Z",
"last_status_change_date": "2024-12-02T23:20:32Z"
},
"event_name": "Price Changed",
"price_sqft": 94.74463360473723,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "21391082",
"price_change_percentage": null
},
{
"date": "2024-07-09",
"price": 129000,
"listing": {
"status": "sold",
"list_date": "2024-07-09T17:12:32Z",
"list_price": 125000,
"listing_id": "2969347633",
"last_update_date": "2024-12-02T22:29:50Z",
"last_status_change_date": "2024-12-02T23:20:32Z"
},
"event_name": "Listed",
"price_sqft": 95.48482605477425,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21391082",
"price_change_percentage": null
},
{
"date": "2024-07-05",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2024-01-31T16:57:46Z",
"list_price": 132000,
"listing_id": "2963620073",
"last_update_date": "2024-06-21T04:54:40Z",
"last_status_change_date": "2024-07-05T07:54:12Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "156 days",
"source_listing_id": "21375797",
"price_change_percentage": null
},
{
"date": "2024-06-21",
"price": 132000,
"listing": {
"status": "off_market",
"list_date": "2024-01-31T16:57:46Z",
"list_price": 132000,
"listing_id": "2963620073",
"last_update_date": "2024-06-21T04:54:40Z",
"last_status_change_date": "2024-07-05T07:54:12Z"
},
"event_name": "Price Changed",
"price_sqft": 97.70540340488527,
"source_name": "GreaterAlabamaMLS",
"price_change": -8000,
"days_after_listed": null,
"source_listing_id": "21375797",
"price_change_percentage": null
},
{
"date": "2024-01-31",
"price": 140000,
"listing": {
"status": "off_market",
"list_date": "2024-01-31T16:57:46Z",
"list_price": 132000,
"listing_id": "2963620073",
"last_update_date": "2024-06-21T04:54:40Z",
"last_status_change_date": "2024-07-05T07:54:12Z"
},
"event_name": "Listed",
"price_sqft": 103.62694300518135,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21375797",
"price_change_percentage": "+451.94%"
},
{
"date": "2018-12-10",
"price": 25365,
"listing": null,
"event_name": "Sold",
"price_sqft": 18.77498149518875,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2018-08-20",
"price": 6000,
"listing": {
"status": "sold",
"list_date": "2018-10-10T08:32:58Z",
"list_price": 9900,
"listing_id": "629781787",
"last_update_date": "2018-08-24T18:21:59Z",
"last_status_change_date": "2018-10-10T08:32:58Z"
},
"event_name": "Sold",
"price_sqft": 4.441154700222058,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "179 days",
"source_listing_id": "807847",
"price_change_percentage": "-60.00%"
},
{
"date": "2018-05-23",
"price": 9900,
"listing": {
"status": "sold",
"list_date": "2018-10-10T08:32:58Z",
"list_price": 9900,
"listing_id": "629781787",
"last_update_date": "2018-08-24T18:21:59Z",
"last_status_change_date": "2018-10-10T08:32:58Z"
},
"event_name": "Price Changed",
"price_sqft": 7.327905255366395,
"source_name": "GreaterAlabamaMLS",
"price_change": -5100,
"days_after_listed": null,
"source_listing_id": "807847",
"price_change_percentage": null
},
{
"date": "2018-02-22",
"price": 15000,
"listing": {
"status": "sold",
"list_date": "2018-10-10T08:32:58Z",
"list_price": 9900,
"listing_id": "629781787",
"last_update_date": "2018-08-24T18:21:59Z",
"last_status_change_date": "2018-10-10T08:32:58Z"
},
"event_name": "Listed",
"price_sqft": 11.102886750555145,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "807847",
"price_change_percentage": "+78.57%"
},
{
"date": "2016-04-19",
"price": 8400,
"listing": {
"status": "sold",
"list_date": "2016-02-02T07:00:00Z",
"list_price": 23900,
"listing_id": "605848583",
"last_update_date": "2016-04-21T21:50:00Z",
"last_status_change_date": "2016-04-19T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "739716",
"price_change_percentage": "-64.85%"
},
{
"date": "2016-03-28",
"price": 23900,
"listing": {
"status": "sold",
"list_date": "2016-02-02T07:00:00Z",
"list_price": 23900,
"listing_id": "605848583",
"last_update_date": "2016-04-21T21:50:00Z",
"last_status_change_date": "2016-04-19T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "739716",
"price_change_percentage": null
},
{
"date": "2016-03-20",
"price": 23900,
"listing": {
"status": "sold",
"list_date": "2016-02-02T07:00:00Z",
"list_price": 23900,
"listing_id": "605848583",
"last_update_date": "2016-04-21T21:50:00Z",
"last_status_change_date": "2016-04-19T07:00:00Z"
},
"event_name": "Listing removed",
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"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "47 days",
"source_listing_id": "739716",
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},
{
"date": "2016-02-02",
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"listing": {
"status": "sold",
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"list_price": 23900,
"listing_id": "605848583",
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"last_status_change_date": "2016-04-19T07:00:00Z"
},
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"days_after_listed": null,
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}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Jul 16, 1997",
"permit_project_type_1": "Siding",
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"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Sep 9, 1993",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "Plumbing"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Sep 9, 1993",
"permit_project_type_1": "Hvac",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7242165228",
"generated_at": "2026-02-16T20:13:39.490661Z",
"initial_filter": {
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"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 78.5
},
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"rent_price": 1048.0,
"loan_amount": 96000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1216-Portland-St_Birmingham_AL_35224_M72421-65228",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 120000.0,
"loan_term_years": 30,
"annual_cash_flow": 9800.62,
"mortgage_monthly": 638.69,
"payment_standard": 1518.0,
"total_amount_out": 24000.0,
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],
"down_payment_rate": 0.2,
"insurance_monthly": 55.58,
"monthly_cash_flow": 816.72,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central heat and gas for cooking, making natural gas the most likely heating fuel. The 'N'Gas: Mulga' option is chosen based on the property's location in the Mulga/Wylam area.",
"utility": "Heating",
"allowance": 49
},
{
"note": "Property info explicitly states 'Stove-Gas'. The 'N'Gas: Mulga' option is selected from the schedule as the property is located in the Mulga/Wylam area.",
"utility": "Cooking",
"allowance": 20
},
{
"note": "Property info explicitly states an 'Electric Water Heater'. 'Elec: Ala Power' is selected as the most probable electric provider for Birmingham.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Property has central air conditioning, which is electric. 'A/C: Alabama Power' is chosen as it's the primary electric provider for Birmingham and the most expensive option.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "This covers general electricity for lights and outlets. 'Lights, Ref, Etc.: Ala Power' is selected for consistency with other electric utilities.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "The property is on public water and is located within the city of Birmingham, matching the 'Water: Birmingham' provider option.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property info confirms it is connected to a public sewer system. The allowance is based on the fixed rate from the schedule.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash collection is a standard utility. The 'Mulga ISCL' option is selected as the property is described as being in the 'Mulga, Wylam' area.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The landlord provides the range (gas stove), but a microwave is not listed. This allowance is for a tenant-owned microwave, as per schedule rule.",
"utility": "Range/Microwave",
"allowance": 6
},
{
"note": "The property listing confirms a refrigerator is provided by the landlord, so there is no tenant allowance for this utility.",
"utility": "Refrigerator",
"allowance": 0
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 24000.0,
"property_tax_annual": 850.78,
"property_tax_monthly": 70.9,
"property_tax_increase": 0.03,
"utility_allowance_total": 470.0,
"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": 2136.34,
"property_management_monthly": 104.8,
"monthly_cash_flow_after_debt": 178.03,
"cash_on_cash_return_after_debt": 0.09
},
"section8_assessment": {
"runs": [
{
"summary": "This bungalow appears to have had a recent cosmetic and mechanical refresh and is close to Section 8 / NSPIRE ready. New appliances, new electrical work, new water heater and A/C (per listing) and clean interior finish work point to a high likelihood of passing an initial inspection after a short pre-inspection checklist: verify and install smoke/CO detectors (if absent), install a lockset with deadbolt on the entry door, install/verify GFCI protection in kitchen/bath, and add a handrail for the front steps or modify the approach to meet local code. Exterior yard/retaining cleanup and minor trim/threshold fixes complete the picture. Recommended pre-inspection tasks: confirm smoke/CO alarms and their placement, test HVAC/water heater/hot water, verify electrical panel and GFCI operation, add handrail at front steps, and clear debris from sunroom and entry paths. With those quick items completed the property should be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new paint, new laminate flooring, new cabinets/doors/ceilings per photos and listing. Kitchen appliances (stove, refrigerator, dishwasher) present and look new. Minor visible items: some construction debris/paint touch-ups, baseboard/threshold trim gaps in places, small scuffs on flooring, and exterior yard cleanup/retaining stones needed. Missing small cosmetic work but no large visible deferred maintenance. Missing appliances would be a moderate deduction but appliances are present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 75.0,
"rationale": "No visible exposed wiring, ceilings and walls look intact, vents present and rooms have windows for egress. Listing states 'all new electrical work' which reduces electrical hazard risk. Deductions: no smoke detectors or CO alarm visible in photos (required), no visible deadbolt on main entry, no visible GFCI outlet at kitchen sink in photos (may exist but not shown), and the front stone steps leading to the porch lack a handrail. No obvious major life‑threat hazards, active leaks, sagging ceilings, or mold visible in photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 80.0,
"rationale": "Listing claims newer A/C unit and newer water heater and photos show HVAC vents and registers in place. Kitchen appliances visible and likely connected. Listing also states new electrical work which suggests updated wiring. Roof appears intact from exterior photos (no visible sag or missing shingles). No water heater, electrical panel, or mechanical closets were photographed, so score relies on listing statements and visible vents/outlets. Moderate confidence that major systems are operational but verification (inspect/test) recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Exterior siding, porch, and railing appear recently painted/maintained. Large tree is very close to the roofline (risk for leaves/gutters/root/roof damage) and front yard shows erosion/steep slope and low stone retaining wall that needs tidying. Small concrete block/stone steps to the porch lack a handrail. Driveway/side access looks serviceable. No visible standing water or obvious foundation cracks, but grading near front slope could affect drainage long-term."
},
{
"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": [
"No smoke detectors or CO alarms visible in photos — missing/incorrect placement will cause immediate fail.",
"Front steps to porch lack a handrail (potential code/safety fail depending on local riser height).",
"Large tree directly adjacent/overhanging roof — risk for roof/gutter damage and future leaks if not managed.",
"No visible GFCI outlet at kitchen sink in photos — if missing, this is an electrical safety/code failure."
],
"confidence": 0.7,
"assumptions": [
"Listing statements are accurate: 'newer A/C', 'newer water heater', 'stove, refrigerator, dishwasher' present and functional, and 'all new electrical work' was performed.",
"No major hidden structural issues (foundation movement, roof failure, collapsed ceilings) are present because photos show intact ceilings, roofline, and block foundation with no obvious severe cracks or sag.",
"Smoke detectors, CO alarms, deadbolt, and GFCI outlets were not visible in photos; assume they may be missing or not obvious and therefore treated as inspection items to verify/repair.",
"Bathroom(s) and plumbing fixtures were not photographed; assumed operational per listing but should be function-tested during pre-inspection.",
"Electrical panel and water heater locations were not shown; assume they are present and in satisfactory condition per listing but recommend verifying during inspection.",
"Rental history (3 events; last 2025-03-21) is valid and used as a small positive bonus in overall readiness assessment."
],
"overall_score": 84.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Mostly renovated bungalow with new appliances, newer A/C, water heater and reported new electrical. Interior appears clean and updated and systems likely functional. Primary inspection risks are: no visible smoke/CO detectors, missing/unknown GFCI outlets, damaged front steps/retaining edge and a large tree close to the structure. With a short list of targeted fixes (install/verify smoke & CO alarms, install/label GFCIs where required, repair entry steps/handrail/guardrail and verify deadbolt), property is likely to pass a first HCV/NSPIRE inspection within 14–30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new-looking LVP flooring, fresh paint, trim, new cabinets and countertops, modern appliances (stove, refrigerator, dishwasher) and recessed lighting. Minor visible issues: dirt/debris on floors, small finish gaps at trim, and exterior front steps/retaining stones show wear and partial collapse that will need repair. Missing or loose threshold/step to porch is an easy-to-fix repair but should be addressed prior to tenancy. Overall no major deferred-maintenance visible inside."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "Listing states 'all new electrical work' and photos show ceiling lights, outlets and floor HVAC registers. No exposed wiring or obvious electrical panel issues visible. However there are several NSPIRE items not shown: no visible smoke detectors or CO alarms in photos, deadbolt on entry door not visible, GFCI outlets in kitchen/bath not evident from photos, and bedroom egress looks likely but exact sizes not confirmed. Porch steps and low retaining wall present trip/fall hazards. Given the new electrical claim risk of electrical hazards is low but absence of visible detectors and the damaged front step/porch access reduce the safety score."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical)",
"score": 88.0,
"rationale": "Listing explicitly notes newer A/C unit, newer water heater and all-new electrical; photos show floor vents consistent with central HVAC and new fixtures in kitchen (dishwasher, range). Appliances appear new/installed. No visible signs of plumbing leaks, water stains, or water damage in interior photos. Because mechanicals are stated as new and visual indicators support that, systems score is high, pending verification of operation and electrical panel/permit compliance."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 68.0,
"rationale": "Exterior siding appears intact and roofline shows no obvious sagging or missing shingles in photos. However the property sits on a noticeable slope with an exposed rock/retaining edge and a partially crumbling set of entry steps — potential trip/fall and drainage concerns. Large tree is very close to the house (root exposure visible) which can cause future foundation/roof debris issues. Front porch rail exists but its height/spacing cannot be confirmed to meet guardrail code; driveway/paved area appears serviceable. Some cleanup and concrete/step repairs and verification of drainage away from foundation recommended."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No smoke detectors or carbon monoxide alarms visible in photos (NSPIRE fail if absent).",
"Front entry steps/retaining stones are crumbling/partially collapsed creating trip/fall hazard and may fail inspection if not repaired.",
"Large tree directly adjacent to the house with exposed roots — potential long-term foundation/roof/utility risk.",
"Porch rail height/spacing not verifiable from photos; may fail guardrail/handrail requirements if below code or improperly spaced.",
"GFCI protection in kitchen/bath not evident in photos and must be provided/verified."
],
"confidence": 0.75,
"assumptions": [
"Listing statement 'all new electrical work', 'newer A/C unit' and 'newer water heater' are accurate and systems are operational (no permits or inspection reports were provided).",
"Interior photos show typical living spaces and bedrooms; bedroom windows meet egress dimensions unless noted otherwise during inspection.",
"No smoke detectors, CO alarms, GFCI outlets, or deadbolt are visible in photos — assumed not installed or not visible; these are required and must be verified/installed prior to inspection.",
"Roof, attic and electrical panel condition cannot be fully assessed from provided photos; absence of visible leaks or stains indicates no active interior water intrusion.",
"No evidence of active pest infestation or severe mold visible in photos; assume none but recommend on-site verification if any smell/stains are present.",
"Exterior drainage, foundation details and under-house crawlspace condition were not photographed; assessment assumes no major foundation movement based on visible block foundation and lack of major cracks in photos."
],
"overall_score": 79.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be well renovated and close to turnkey for a Housing Choice Voucher move-in. Interior renovations, new appliances, new electrical (per listing) and visible HVAC vents suggest major systems have been updated. Primary inspection risks are missing/uncertain code items that are not visible in photos: smoke/CO detectors, GFCI protection in the kitchen, and a handrail at the front steps/approach. Exterior concerns include a large tree close to the foundation and a sloped front yard/retaining area that may require minor stabilization/clean-up. With the addition of required safety devices (smoke/CO alarms, GFCI outlet or proof of GFCI), verification of new system installation/operation, and a minor exterior handrail/step fix, this home is likely to pass an initial HCV/NSPIRE inspection and be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new paint, new laminate flooring, new cabinets, new appliances (stove, refrigerator, dishwasher visible), new doors and ceilings per listing; minimal visible cosmetic damage. Small debris/dirt in photos but no visible flooring failure or large drywall damage. Missing or unfinished trim in places and some modest punch-list items likely (baseboard gaps, cleaning). Missing appliances would be moderate but appliances are present."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 70.0,
"rationale": "No obvious exposed wiring, electrical work reportedly new (listing). Floor registers and HVAC vents present. However no smoke detectors or CO alarms are visible in photos (required), GFCI outlets at kitchen sink are not clearly visible, and the front approach shows a short run of steps with no visible handrail (potential code issue if risers exceed local threshold). Windows in bedrooms appear adequate for egress but not fully verifiable. No visible active leaks, major mold, or collapsed ceilings. Because several required safety items are not evident in photos, there's moderate NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 80.0,
"rationale": "Listing states newer A/C unit and newer water heater; floor registers and a finished HVAC grille are visible. Appliances are present and appear new. Listing also claims all new electrical work which reduces electrical-system risk. Roof and visible exterior trim appear intact in photos. Because system operation (A/C, water heater, electrical panel, plumbing) cannot be confirmed from photos, assume functional given seller claims but note this is an assumption."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding and porch appear recently refreshed; driveway and side access present. Large mature tree very close to the house raises root/foundation/roof debris risk. Front yard is sloped with small retaining/rock walls and some erosion/leaf build-up; front steps/approach show no visible handrail and starter block appears disturbed. No visible major foundation cracking or roof collapse in photos, but tree proximity and slope reduce site score."
},
{
"key": "rental_history_activity",
"label": "Rental History (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 smoke detectors or carbon monoxide alarms in photos (required for pass).",
"No clearly visible GFCI outlet at kitchen sink (required).",
"Front steps/approach show no visible handrail — potential code violation depending on riser count.",
"Large tree immediately adjacent to the house (root damage/roof/soffit risks over time)."
],
"confidence": 0.75,
"assumptions": [
"Seller/listing statements are accurate: A/C unit, water heater, stove, refrigerator, dishwasher, and electrical work are newer and functional.",
"No visible stains on ceilings or walls means no active roof leaks; roof integrity cannot be confirmed from photos but shows no obvious failure.",
"Bedrooms have egress-capable windows (appear standard size in photos).",
"Smoke and carbon monoxide alarms are not visible in photos and therefore should be treated as potentially absent until confirmed.",
"GFCI protection at kitchen sink is not visible in photos and should be verified / installed if absent.",
"Electrical panel and service integrity are assumed acceptable based on listing claim of new electrical work but were not photographed and require verification.",
"Front porch railing is present around the deck, but the front steps/approach lack a code-complaint handrail or it is not visible; assume handrail may be required."
],
"overall_score": 79.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1216 Portland St, Birmingham, AL, 35224",
"aggregate": {
"summary": "This bungalow appears to have had a recent cosmetic and mechanical refresh and is close to Section 8 / NSPIRE ready. New appliances, new electrical work, new water heater and A/C (per listing) and clean interior finish work point to a high likelihood of passing an initial inspection after a short pre-inspection checklist: verify and install smoke/CO detectors (if absent), install a lockset with deadbolt on the entry door, install/verify GFCI protection in kitchen/bath, and add a handrail for the front steps or modify the approach to meet local code. Exterior yard/retaining cleanup and minor trim/threshold fixes complete the picture. Recommended pre-inspection tasks: confirm smoke/CO alarms and their placement, test HVAC/water heater/hot water, verify electrical panel and GFCI operation, add handrail at front steps, and clear debris from sunroom and entry paths. With those quick items completed the property should be rent-ready within 1–2 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Interior appears recently renovated: new paint, new laminate flooring, new cabinets/doors/ceilings per photos and listing. Kitchen appliances (stove, refrigerator, dishwasher) present and look new. Minor visible items: some construction debris/paint touch-ups, baseboard/threshold trim gaps in places, small scuffs on flooring, and exterior yard cleanup/retaining stones needed. Missing small cosmetic work but no large visible deferred maintenance. Missing appliances would be a moderate deduction but appliances are present."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 69.3,
"rationale": "Exterior siding, porch, and railing appear recently painted/maintained. Large tree is very close to the roofline (risk for leaves/gutters/root/roof damage) and front yard shows erosion/steep slope and low stone retaining wall that needs tidying. Small concrete block/stone steps to the porch lack a handrail. Driveway/side access looks serviceable. No visible standing water or obvious foundation cracks, but grading near front slope could affect drainage long-term."
},
{
"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": "Section 8 / NSPIRE safety & code risk",
"score": 71.7,
"rationale": "No visible exposed wiring, ceilings and walls look intact, vents present and rooms have windows for egress. Listing states 'all new electrical work' which reduces electrical hazard risk. Deductions: no smoke detectors or CO alarm visible in photos (required), no visible deadbolt on main entry, no visible GFCI outlet at kitchen sink in photos (may exist but not shown), and the front stone steps leading to the porch lack a handrail. No obvious major life‑threat hazards, active leaks, sagging ceilings, or mold visible in photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof)",
"score": 82.7,
"rationale": "Listing claims newer A/C unit and newer water heater and photos show HVAC vents and registers in place. Kitchen appliances visible and likely connected. Listing also states new electrical work which suggests updated wiring. Roof appears intact from exterior photos (no visible sag or missing shingles). No water heater, electrical panel, or mechanical closets were photographed, so score relies on listing statements and visible vents/outlets. Moderate confidence that major systems are operational but verification (inspect/test) recommended."
}
],
"red_flags": [
"No smoke detectors or CO alarms visible in photos — missing/incorrect placement will cause immediate fail.",
"Front steps to porch lack a handrail (potential code/safety fail depending on local riser height).",
"Large tree directly adjacent/overhanging roof — risk for roof/gutter damage and future leaks if not managed.",
"No visible GFCI outlet at kitchen sink in photos — if missing, this is an electrical safety/code failure."
],
"confidence": 0.88,
"assumptions": [
"Listing statements are accurate: 'newer A/C', 'newer water heater', 'stove, refrigerator, dishwasher' present and functional, and 'all new electrical work' was performed.",
"No major hidden structural issues (foundation movement, roof failure, collapsed ceilings) are present because photos show intact ceilings, roofline, and block foundation with no obvious severe cracks or sag.",
"Smoke detectors, CO alarms, deadbolt, and GFCI outlets were not visible in photos; assume they may be missing or not obvious and therefore treated as inspection items to verify/repair.",
"Bathroom(s) and plumbing fixtures were not photographed; assumed operational per listing but should be function-tested during pre-inspection.",
"Electrical panel and water heater locations were not shown; assume they are present and in satisfactory condition per listing but recommend verifying during inspection.",
"Rental history (3 events; last 2025-03-21) is valid and used as a small positive bonus in overall readiness assessment."
],
"score_method": "mean_of_criteria",
"overall_score": 78.5,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7242165228"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.