Property ID: 7335971829
5112 2nd Ave N, Birmingham, AL, 35212
Birmingham, AL
Money Down: $22,560
CoC Return: 3.89%
Monthly Cash Flow: $73
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$18,800
Closing Costs
$3,760
Total Down
$22,560
Investment Snapshot
Purchase Price
$94,000
Money Down
$22,560
Cash-on-Cash Return
3.89%
Rent
$681
Monthly Cash Flow
$73
Annual Cash Flow
$877
Debt Service / Mo
$500
Property Tax / Mo
$10
Insurance / Mo
$30
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$681
Payment Standard
$1,122
Rent
$681
Insurance
$30
Property Tax
$10
Management
$68
Utilities Allowance
$441
NOI (Monthly)
$573
Debt Service
$500
Cash Flow After Debt
$73
Quality Score: 66.80%
Confidence: 94.00%
Overall this 2-bed renovated 1930 single-family home presents as cosmetically updated and likely close to rent-ready. Key positives: fresh exterior siding and fence, clean renovated interior (floors, paint, trim), and apparently new plumbing. Primary inspection risks are systems and safety details that are not documented in photos: HVAC installation status is unclear (listing says 'in progress'), no visible smoke/CO detectors, no photos of kitchen appliances, no water heater or electrical panel photos, and the bathroom window in the tub area may require safety glazing. With completion/verification of the HVAC, installation of required detectors, confirmation of GFCI outlets, and confirmation of kitchen appliances and hot water, this property would likely pass an initial HCV/NSPIRE inspection within a short timeline (under 30 days).
Section 8 Payment Standard
$1,122
Utility Allowance Total
$441
Guaranteed Section 8 Rent (PS - Utilities)
$681
Property Management
$68
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$94,000
Beds
2
Baths
2
Living Area
1,058 sqft
Lot Size
1,742 sqft
Year Built
1930
Days on Market
275
Capital Outlay
$22,560
Debt Service
$500
Property Tax / Mo
$10
Insurance / Mo
$30
Property Description
(Back on the market at no fault of the Seller!) Welcome Home to this charming show-stopper! Not to mention, it has been renovated & now ready for its rightful new owner(s). With all new plumbing, new privacy fence & a new HVAC installation in progress, this home is absolutely perfect to live in or to add to your investment portfolio. Either way, don't miss this great opportunity to purchase. ASK ABOUT YOUR BUYER OPTIONS! Schedule your showing and plan your next move, Home!
Utility Allowances
Heating
$76
Property has central heating, assumed to be electric (Alabama Power) as the property's water heater is electric and this is a common provider in the area.
Cooling
$18
Property has central cooling, assumed to be provided by Alabama Power, a primary provider in the region.
Cooking
$17
Property utilities like the water heater and dryer hookup are electric, so cooking is assumed to be electric. Alabama Power is chosen as the likely provider.
Water Heating
$46
Property information explicitly lists an electric water heater. Alabama Power is assumed as the provider.
Water
$69
Property is on public water, and the schedule provides a specific allowance for the city of Birmingham.
Sewer
$125
Property is connected to a public sewer service, as indicated in the property details. A fixed rate is applied from the schedule.
Trash Collection
$20
The property is located in Jefferson County. 'Jefferson City (Once per week)' is selected as the most applicable regional trash collection option.
Other Electric
$56
This is a baseline allowance for lighting and other plug-in electrical items. Alabama Power is assumed as the provider.
Refrigerator
$8
The property listing does not state a refrigerator is included, so it is assumed to be tenant-owned.
Range/Microwave
$6
The property listing does not state a microwave is included, 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$252
DP3 Annual Estimate$461
DP1 Monthly Equivalent$21
DP3 Monthly Equivalent$38
Replacement Value$12,560
Basis1,058 sqft / 1930
Nearby Houses
Photo unavailable
221 51st St N
sold · 0.03 mi
Price: $38,000
3 bd / 2 ba · 1,936 sqft
Latest sale: $38,000 on Nov 08, 2024
Latest rent: —
Photo unavailable
208 52nd St N
sold · 0.03 mi
Price: $14,900
3 bd / 1 ba · 1,808 sqft
Latest sale: $14,900 on Apr 19, 2019
Latest rent: —
Photo unavailable
5033 2nd Ave N
sold · 0.05 mi
Price: $65,000
3 bd / 2 ba · 1,612 sqft
Latest sale: $65,000 on May 30, 2025
Latest rent: —
Photo unavailable
5025 2nd Ave N
sold · 0.06 mi
Price: $220,000
3 bd / 2 ba · 1,070 sqft
Latest sale: $220,000 on Dec 06, 2024
Latest rent: $495 on Aug 01, 2019
Photo unavailable
209 52nd St N
sold · 0.07 mi
Price: $39,000
3 bd / 1 ba · 1,804 sqft
Latest sale: $39,000 on Jul 18, 2022
Latest rent: —
Photo unavailable
5005 2nd Ave N
sold · 0.11 mi
Price: $285,000
3 bd / 3 ba · 2,072 sqft
Latest sale: $285,000 on Jul 31, 2023
Latest rent: —
Photo unavailable
248 51st St N
sold · 0.11 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
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or CO alarms in interior photos (required for pass).
- Listing states 'new HVAC installation in progress' — HVAC may not be operational or fully installed at time of inspection.
- Bathroom window in tub/shower area could fail safety-glazing requirements if not tempered.
- No kitchen photos or visible appliances — missing stove/fridge is likely and must be supplied or noted before tenancy.
Assumptions
- Listing statement 'all new plumbing' is accurate and plumbing fixtures function reliably.
- 'HVAC installation in progress' means either recently installed or near completion; actual operation is not confirmed by photos.
- Kitchen exists but was not photographed; appliances (stove/fridge) may be missing or not included — this assessment assumes appliances are not guaranteed present.
- No evidence of structural failure or active roof leaks in the provided exterior photos; hidden issues (attic, crawlspace) cannot be assessed from images.
- Smoke and CO detectors are not visible in photos; assume they may not be installed or were not photographed and therefore must be verified/installed before inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $114 | $15,700 | $1,580 |
| 2023 | $107 | $14,800 | $1,480 |
| 2022 | $82 | $11,400 | $1,140 |
| 2021 | $78 | $10,800 | $1,080 |
| 2020 | $78 | $10,800 | $1,080 |
| 2019 | $78 | $13,500 | $1,360 |
| 2018 | $89 | $12,400 | $1,240 |
| 2017 | $89 | $12,400 | $1,240 |
| 2016 | $89 | $12,400 | $1,240 |
| 2015 | $89 | $12,400 | $1,240 |
| 2013 | $98 | $13,400 | $1,340 |
| 2012 | $98 | $13,370 | $1,337 |
| 2011 | $114 | $15,800 | $1,580 |
| 2010 | $114 | $15,800 | $1,580 |
| 2009 | $114 | $15,800 | $1,580 |
| 2008 | $118 | $16,300 | $1,630 |
| 2007 | $115 | $15,900 | $1,590 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-06-10 | Sold | $100 |
Photo Gallery
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"date": "2025-07-17",
"price": 124000,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Price Changed",
"price_sqft": 117.2022684310019,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "21419179",
"price_change_percentage": null
},
{
"date": "2025-07-08",
"price": 129000,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Price Changed",
"price_sqft": 121.9281663516068,
"source_name": "GreaterAlabamaMLS",
"price_change": -6000,
"days_after_listed": null,
"source_listing_id": "21419179",
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},
{
"date": "2025-07-01",
"price": 135000,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Price Changed",
"price_sqft": 127.5992438563327,
"source_name": "GreaterAlabamaMLS",
"price_change": -2000,
"days_after_listed": null,
"source_listing_id": "21419179",
"price_change_percentage": null
},
{
"date": "2025-06-17",
"price": 137000,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Price Changed",
"price_sqft": 129.48960302457468,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "21419179",
"price_change_percentage": null
},
{
"date": "2025-06-12",
"price": 138000,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Price Changed",
"price_sqft": 130.43478260869566,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "21419179",
"price_change_percentage": null
},
{
"date": "2025-05-27",
"price": 139000,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Price Changed",
"price_sqft": 131.37996219281663,
"source_name": "GreaterAlabamaMLS",
"price_change": -10900,
"days_after_listed": null,
"source_listing_id": "21419179",
"price_change_percentage": null
},
{
"date": "2025-05-17",
"price": 149900,
"listing": {
"status": "for_sale",
"list_date": "2025-05-17T05:27:39Z",
"list_price": 94000,
"listing_id": "2981991132",
"last_update_date": "2026-02-16T01:20:43Z",
"last_status_change_date": "2025-05-17T05:27:39Z"
},
"event_name": "Listed",
"price_sqft": 213.53276353276354,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21419179",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "Clarence Lee",
"permit_status": "Applied",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 16, 2026",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "5112 2bd Ave N-",
"permit_status": "Issued",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Mar 11, 2025",
"permit_project_type_1": "Bathroom remodel",
"permit_project_type_2": "Kitchen remodel",
"permit_project_type_3": "Plumbing"
},
{
"project_name": "Na",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 6, 2025",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": "Hvac",
"permit_project_type_3": "Plumbing"
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Feb 11, 2004",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Jan 26, 2004",
"permit_project_type_1": "Kitchen remodel",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Dec 1, 2003",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Nov 19, 2003",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 10, 2001",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7335971829",
"generated_at": "2026-02-16T02:53:48.185159Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 66.8
},
"utility_allowance": {
"zip_code": "35212",
"home_photo": "https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m1391327179s-w1280.jpg",
"rent_price": 681.0,
"loan_amount": 75200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5112-2nd-Ave-N_Birmingham_AL_35212_M73359-71829",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 94000.0,
"loan_term_years": 30,
"annual_cash_flow": 6880.88,
"mortgage_monthly": 500.31,
"payment_standard": 1122.0,
"total_amount_out": 18800.0,
"additional_photos": [
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m1171085801s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m84237518s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m3188229493s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m323560833s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m930597335s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m2826926849s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m628447936s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m560807244s-w1280.jpg",
"https://ap.rdcpix.com/49caab3c819bbbb5bf660c3f4183e6cal-m4182184175s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 29.71,
"monthly_cash_flow": 573.41,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central heating, assumed to be electric (Alabama Power) as the property's water heater is electric and this is a common provider in the area.",
"utility": "Heating",
"allowance": 76
},
{
"note": "Property has central cooling, assumed to be provided by Alabama Power, a primary provider in the region.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Property utilities like the water heater and dryer hookup are electric, so cooking is assumed to be electric. Alabama Power is chosen as the likely provider.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Property information explicitly lists an electric water heater. Alabama Power is assumed as the provider.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "Property is on public water, and the schedule provides a specific allowance for the city of Birmingham.",
"utility": "Water",
"allowance": 69
},
{
"note": "Property is connected to a public sewer service, as indicated in the property details. A fixed rate is applied from the schedule.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "The property is located in Jefferson County. 'Jefferson City (Once per week)' is selected as the most applicable regional trash collection option.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "This is a baseline allowance for lighting and other plug-in electrical items. Alabama Power is assumed as the provider.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "The property listing does not state a refrigerator is included, so it is assumed to be tenant-owned.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property listing does not state a microwave is included, so it is assumed to be tenant-owned.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.37,
"down_payment_amount": 18800.0,
"property_tax_annual": 117.42,
"property_tax_monthly": 9.79,
"property_tax_increase": 0.03,
"utility_allowance_total": 441.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.jcha.com/section-8-payment-standards"
],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 877.19,
"property_management_monthly": 68.1,
"monthly_cash_flow_after_debt": 73.1,
"cash_on_cash_return_after_debt": 0.05
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 2-bed renovated 1930 single-family home presents as cosmetically updated and likely close to rent-ready. Key positives: fresh exterior siding and fence, clean renovated interior (floors, paint, trim), and apparently new plumbing. Primary inspection risks are systems and safety details that are not documented in photos: HVAC installation status is unclear (listing says 'in progress'), no visible smoke/CO detectors, no photos of kitchen appliances, no water heater or electrical panel photos, and the bathroom window in the tub area may require safety glazing. With completion/verification of the HVAC, installation of required detectors, confirmation of GFCI outlets, and confirmation of kitchen appliances and hot water, this property would likely pass an initial HCV/NSPIRE inspection within a short timeline (under 30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Photos show a recent cosmetic renovation: fresh exterior siding and paint, new privacy fence, new-looking interior paint, new/like-new flooring, trim and light fixtures. Interior finishes appear clean and ready. No obvious drywall, flooring or cabinet failures visible. No kitchen photos were provided and appliances are not shown — missing appliances are a moderate deduction but not a show-stopper. Decorative fireplace has been sealed/painted (nonfunctional) which is acceptable but noted."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 58.0,
"rationale": "No smoke detectors or CO alarms are visible in the photos (required by NSPIRE); GFCI protection near bath/kitchen is not visible; the bathroom has a window immediately above the tub — if the glass is not safety glazed this may fail. Entry has a secured metal security door and exterior lights. No exposed wiring or obvious electrical hazards seen on exterior or interior photos. Egress windows appear present in bedrooms but sizes cannot be confirmed from photos. The listing notes new plumbing; however the listing also indicates 'new HVAC installation in progress' which raises potential risk if heating/cooling isn't operational at inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 55.0,
"rationale": "Roof and exterior envelope look intact in photos with no visible active leaks. Listing claims 'all new plumbing' which is positive. HVAC is described as 'new installation in progress' — unclear if system is fully installed and functional; absence of visible HVAC equipment or thermostat/photos of a finished system reduces score. No water heater, electrical panel or mechanical service photos were provided so electrical/plumbing finish and water-heating cannot be confirmed. This uncertainty and the likely need to confirm HVAC operation is a moderate systems risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior shows new siding/paint, a new wooden privacy fence, functioning exterior lighting, intact windows and a level concrete walkway to the front door. Driveway shows surface cracking but is serviceable. Steps to entry have a handrail on at least one side and the porch steps appear solid. Yard is mostly bare/mowed but no standing water or obvious infestation is visible. Foundation appears raised and without visible large cracks in the photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (required for pass).",
"Listing states 'new HVAC installation in progress' — HVAC may not be operational or fully installed at time of inspection.",
"Bathroom window in tub/shower area could fail safety-glazing requirements if not tempered.",
"No kitchen photos or visible appliances — missing stove/fridge is likely and must be supplied or noted before tenancy."
],
"confidence": 0.7,
"assumptions": [
"Listing statement 'all new plumbing' is accurate and plumbing fixtures function reliably.",
"'HVAC installation in progress' means either recently installed or near completion; actual operation is not confirmed by photos.",
"Kitchen exists but was not photographed; appliances (stove/fridge) may be missing or not included — this assessment assumes appliances are not guaranteed present.",
"No evidence of structural failure or active roof leaks in the provided exterior photos; hidden issues (attic, crawlspace) cannot be assessed from images.",
"Smoke and CO detectors are not visible in photos; assume they may not be installed or were not photographed and therefore must be verified/installed before inspection."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This property appears to have undergone a cosmetic renovation and presents well visually — new siding, fresh interior finishes, new fence and fixtures. However, key safety and systems items are not documented in photos: smoke/CO detectors and GFCI locations are not visible, and the listing indicates HVAC installation is 'in progress.' If HVAC and any missing safety devices are completed before inspection and basic kitchen appliances/hot water are present and functional, the house is likely to pass a Housing Choice Voucher (NSPIRE) inspection after minor touch-ups (score in the 60s indicates likely rent-ready within ~30 days). If HVAC or hot water are not operational at inspection or smoke/CO detectors are missing, the unit would fail until addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 78.0,
"rationale": "Photos show a full cosmetic renovation: new exterior siding and paint, new interior paint, new-looking floors, new interior fixtures and lighting, and a freshly installed privacy fence. Minor exterior defects visible: cracked driveway, patchy yard, and the front stoop has only a single handrail (may be acceptable depending on riser count). Kitchen is not photographed; absence of kitchen photos introduces uncertainty but missing appliances alone are assumed repair-level issues rather than catastrophic failures. Overall mostly cosmetic or small capital items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 55.0,
"rationale": "Some safety elements are undocumented or not visible: no smoke detectors or CO alarms seen in photos (required), GFCI outlet presence not verifiable, and bathroom window in tub/shower could require obscured glass/appropriate flashing. Listing states 'new HVAC installation in progress' which suggests heating/AC may not be fully operational now — lack of a working heating system is an immediate NSPIRE fail. Windows in bedrooms appear present for egress but measurements are not provided. No obvious exposed wiring, major roof leaks, or collapsed ceilings visible. Because several required safety items are not confirmed, risk is moderate-to-high until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 60.0,
"rationale": "Listing claims 'all new plumbing' and HVAC 'installation in progress.' Exterior roof and siding appear intact with no visible sagging. Interior shows installed lighting and receptacles, indicating electrical service present, but the electrical panel, GFCI protection, and water heater are not shown. If HVAC installation is incomplete at inspection or if hot water/venting aren't functional, that will be a failing systems issue. Assuming the contractor completes HVAC and plumbing as advertised, systems should be in good condition; current uncertainty reduces the score."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Exterior photos show new siding, fresh paint, a newly installed privacy fence, functioning exterior lights, and intact windows. Walkway and entry are present and serviceable though the driveway has noticeable cracks and the yard is thin/patchy and could use grading/cleanup. No visible standing water, major foundation cracks, or roof collapse. Overall exterior is largely addressed with some minor site maintenance needed."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (required).",
"Listing states 'new HVAC installation in progress' — lack of a visible, functioning heating/AC system at inspection is a fail (no visible heating system)."
],
"confidence": 0.6,
"assumptions": [
"Listing statement 'new plumbing' is accurate and plumbing fixtures are functional.",
"HVAC is not clearly visible in photos; 'installation in progress' means it may not be fully operational at time of inspection unless completed prior to inspection.",
"Kitchen (stove/refrigerator) is not shown; appliances may be missing or will be provided — missing appliances would reduce readiness but are not treated as catastrophic failures.",
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they are not yet installed or not shown and must be verified.",
"Bedroom windows provide required egress openings based on appearance of standard double-hung units, but exact dimensions were not measured.",
"No active roof leaks, major foundation movement, or hidden mold are present based on visible condition; severe hidden issues cannot be ruled out from photos alone."
],
"overall_score": 67.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "Overall the property appears recently renovated and largely cosmetically turnkey; many items visible are in good condition. The primary NSPIRE risks are absence of visible smoke/CO detectors and uncertainty about an operational HVAC system (listing states 'HVAC installation in progress'). Kitchen appliances and electrical panel/GFCI locations are not shown. With installation/verification of HVAC, installation/verification of required detectors, and standard verification of electrical and hot water systems, the home would likely pass an initial HCV/NSPIRE inspection within 1–4 weeks. As photographed now, expect a moderate inspection risk until the HVAC and required detectors/GFCI/panel checks are confirmed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show a recent cosmetic renovation: new siding/paint, new privacy fence, fresh interior paint, new-looking flooring, functioning doors/windows, finished bathroom. Minor exterior items visible: cracked driveway, some bare yard/graded soil, and small exterior step with single-side handrail. No major peeling paint or obvious interior water damage. Listing notes 'all new plumbing' which supports good condition. Missing kitchen photos (appliances unknown) reduce the score moderately but do not indicate major deferred maintenance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "No visible smoke detectors or carbon monoxide detectors in photos (NSPIRE requires detectors in sleeping areas/levels) — this is the single biggest visible safety risk. Windows are present in living areas and bedrooms (egress likely but not fully verifiable from photos). No visible exposed wiring inside; outlets and fixture covers appear present. Bathroom and plumbing fixtures are installed; tiled tub area visible. Entry door has a security/metal screen door and exterior light. GFCI locations, electrical panel condition, and hot water availability are not shown. Listing notes HVAC installation 'in progress' — if heating is not operational at move-in that would be an NSPIRE failure. No visible mold, severe water intrusion, or structural sagging in photos."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 55.0,
"rationale": "Plumbing is stated as 'all new' and bathroom fixtures look new. Roof and siding appear intact with no visible sagging or active leaks in photos. Electrical appears updated cosmetically (new fixtures/recessed lighting) but the electrical panel and GFCI protection cannot be confirmed. Listing explicitly states 'new HVAC installation in progress' — uncertainty about whether heating/cooling and thermostat are operational reduces this score substantially because functioning heating (and in some jurisdictions cooling) is required for inspection/pass. Water heater presence and condition are not shown."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Exterior photos show new siding/paint and a newly installed privacy fence. Walkway from sidewalk to front door is present and level; small front steps with handrail on one side. Driveway is cracked and shows surface deterioration (trip hazard potential) but is serviceable. Yard is mostly graded/cleaned but not landscaped. No visible active grading/drainage failures or standing water. Neighbor property condition (visible) is poor but not the subject property."
}
],
"red_flags": [
"No visible smoke detectors or CO detectors in photos (NSPIRE requires functioning detectors in sleeping areas and on each level) — likely fail if missing.",
"Listing states 'new HVAC installation in progress' — possible that heating is not yet operational; lack of a working heating system is a major NSPIRE fail.",
"Electrical system details (panel, GFCI protection) not shown — potential inspection issues if GFCIs or proper grounding are missing but not confirmed."
],
"confidence": 0.6,
"assumptions": [
"Listing statement 'all new plumbing' is accurate and plumbing fixtures are installed and operational as shown in bathroom photos.",
"New HVAC is not fully confirmed operational — the listing phrase 'installation in progress' suggests installation may be incomplete or recently finished; I assume uncertainty until verified.",
"No kitchen photos provided; assume kitchen exists but appliances (stove/refrigerator) may not be present or are unstaged — this is treated as a moderate readiness issue, not an immediate safety failure.",
"Smoke and CO detectors are not visible in photos; assume they may not be present or were not photographed and therefore must be verified/installed.",
"Electrical panel, GFCI-protected outlets (kitchen/bath), and water heater were not photographed — assume these systems exist but require verification during inspection.",
"Bedroom windows provide egress but exact size/clearance cannot be measured from photos; assume likely compliant but must be checked on-site.",
"No visible major foundation movement, roof sagging, collapsed ceilings, or active leaks in the provided photos; assume structural integrity is acceptable unless otherwise revealed."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5112 2nd Ave N, Birmingham, AL, 35212",
"aggregate": {
"summary": "Overall this 2-bed renovated 1930 single-family home presents as cosmetically updated and likely close to rent-ready. Key positives: fresh exterior siding and fence, clean renovated interior (floors, paint, trim), and apparently new plumbing. Primary inspection risks are systems and safety details that are not documented in photos: HVAC installation status is unclear (listing says 'in progress'), no visible smoke/CO detectors, no photos of kitchen appliances, no water heater or electrical panel photos, and the bathroom window in the tub area may require safety glazing. With completion/verification of the HVAC, installation of required detectors, confirmation of GFCI outlets, and confirmation of kitchen appliances and hot water, this property would likely pass an initial HCV/NSPIRE inspection within a short timeline (under 30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 76.7,
"rationale": "Photos show a recent cosmetic renovation: fresh exterior siding and paint, new privacy fence, new-looking interior paint, new/like-new flooring, trim and light fixtures. Interior finishes appear clean and ready. No obvious drywall, flooring or cabinet failures visible. No kitchen photos were provided and appliances are not shown — missing appliances are a moderate deduction but not a show-stopper. Decorative fireplace has been sealed/painted (nonfunctional) which is acceptable but noted."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 76.0,
"rationale": "Exterior shows new siding/paint, a new wooden privacy fence, functioning exterior lighting, intact windows and a level concrete walkway to the front door. Driveway shows surface cracking but is serviceable. Steps to entry have a handrail on at least one side and the porch steps appear solid. Yard is mostly bare/mowed but no standing water or obvious infestation is visible. Foundation appears raised and without visible large cracks in the photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 57.7,
"rationale": "No smoke detectors or CO alarms are visible in the photos (required by NSPIRE); GFCI protection near bath/kitchen is not visible; the bathroom has a window immediately above the tub — if the glass is not safety glazed this may fail. Entry has a secured metal security door and exterior lights. No exposed wiring or obvious electrical hazards seen on exterior or interior photos. Egress windows appear present in bedrooms but sizes cannot be confirmed from photos. The listing notes new plumbing; however the listing also indicates 'new HVAC installation in progress' which raises potential risk if heating/cooling isn't operational at inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 56.7,
"rationale": "Roof and exterior envelope look intact in photos with no visible active leaks. Listing claims 'all new plumbing' which is positive. HVAC is described as 'new installation in progress' — unclear if system is fully installed and functional; absence of visible HVAC equipment or thermostat/photos of a finished system reduces score. No water heater, electrical panel or mechanical service photos were provided so electrical/plumbing finish and water-heating cannot be confirmed. This uncertainty and the likely need to confirm HVAC operation is a moderate systems risk."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (required for pass).",
"Listing states 'new HVAC installation in progress' — HVAC may not be operational or fully installed at time of inspection.",
"Bathroom window in tub/shower area could fail safety-glazing requirements if not tempered.",
"No kitchen photos or visible appliances — missing stove/fridge is likely and must be supplied or noted before tenancy."
],
"confidence": 0.94,
"assumptions": [
"Listing statement 'all new plumbing' is accurate and plumbing fixtures function reliably.",
"'HVAC installation in progress' means either recently installed or near completion; actual operation is not confirmed by photos.",
"Kitchen exists but was not photographed; appliances (stove/fridge) may be missing or not included — this assessment assumes appliances are not guaranteed present.",
"No evidence of structural failure or active roof leaks in the provided exterior photos; hidden issues (attic, crawlspace) cannot be assessed from images.",
"Smoke and CO detectors are not visible in photos; assume they may not be installed or were not photographed and therefore must be verified/installed before inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 66.8,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7335971829"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.