Property ID: 7342301964

1120 9th Ave, Midfield, AL, 35228

Midfield, AL

For Sale Feb 16, 2026 03:37 AM UTC Realtor Zillow Street View
Money Down: $19,656 CoC Return: 36.87% Monthly Cash Flow: $604
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$16,380
Closing Costs
$3,276
Total Down
$19,656
Primary property image

Investment Snapshot

Purchase Price
$81,900
Money Down
$19,656
Cash-on-Cash Return
36.87%
Rent
$1,288
Monthly Cash Flow
$604
Annual Cash Flow
$7,248
Debt Service / Mo
$436
Property Tax / Mo
$59
Insurance / Mo
$60

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,288
Payment Standard
$1,584
Rent
$1,288
Insurance
$60
Property Tax
$59
Management
$129
Utilities Allowance
$296
NOI (Monthly)
$1,040
Debt Service
$436
Cash Flow After Debt
$604

Quality Score: 70.10%

Confidence: 93.00%

Based on exterior photos and listing text, this 1925 single-family home appears largely rentable subject to a standard Section 8/NSPIRE inspection. The roof appears new and siding/porch are in solid cosmetic condition; an outdoor HVAC unit is visible. Primary unknowns that affect pass likelihood are interior items not shown: presence and placement of smoke/CO detectors, GFCI protection, electrical panel condition, plumbing/hot water, and bedroom egress. Most observable issues are minor (clutter, stacked bricks, ivy) and easily corrected. I estimate the property is likely to pass an initial HCV/NSPIRE inspection after addressing typical interior checklist items and ensuring detectors and GFCIs are installed — overall readiness is in the 'minor repairs; likely rent-ready within 30 days' band.

Section 8 Payment Standard
$1,584
Utility Allowance Total
$296
Guaranteed Section 8 Rent (PS - Utilities)
$1,288
Property Management
$129

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$81,900
Beds
3
Baths
1
Living Area
1,437 sqft
Lot Size
11,761 sqft
Year Built
1925
Days on Market
129
Capital Outlay
$19,656
Debt Service
$436
Property Tax / Mo
$59
Insurance / Mo
$60

Property Description

WOW awesome location easy access to the interstate. Lots of vintage in this home. Wonderful front porch. Every room is very spacious. Fireplace is brand new. Roof is brand new. Home has a fenced in yard. Easy to show. Call today!! NICE HOME COULD Be 4 bedroom

Utility Allowances

Heating
$38
The property is listed as having 'Natural Gas' heating. The 'N'Gas: Spire' option was selected as a major provider for the area.
Cooking
$21
The property is listed with a 'Stove-Electric'. The 'Elec: Ala Power' option was chosen as a major regional provider and represents the highest cost among electric options.
Water Heating
$35
The property has a 'Gas Water Heater'. The 'N'Gas: Spire' option was selected for consistency with the heating fuel type.
Water
$78
The property has 'Public Water'. The 'Water: Birmingham' provider was assumed as Midfield is within the greater Birmingham metropolitan area.
Cooling
$22
The property has 'Central Air' conditioning. The 'A/C: Alabama Power' option was chosen as a major regional provider, consistent with other electric utilities.
Sewer
$0
The property is listed as having a 'Septic Tank', so no public sewer utility allowance is provided.
Trash Collection
$20
The property's city, Midfield, is not specifically listed. The 'Jefferson City (Once per week)' option was selected as the property is in Jefferson County.
Other Electric
$68
This allowance covers lights and other electrical uses. The 'Lights, Ref, Etc.: Ala Power' option was selected as a major regional provider and is the highest cost option.
Tenant-Owned Refrigerator
$8
A refrigerator is not listed as an included appliance, so the tenant is assumed to provide their own. This is a fixed allowance from the schedule.
Tenant-Owned Range/Microwave
$6
A microwave is not listed as an included appliance, so the tenant is assumed to provide their own. This is a fixed allowance from the schedule.

Source References

Payment Standard Source
Effective Date: Jan 01, 2026
Utility Allowance Source
Effective Date: Jan 01, 2026

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$583
DP3 Annual Estimate$867
DP1 Monthly Equivalent$49
DP3 Monthly Equivalent$72
Replacement Value$63,100
Basis1,437 sqft / 1925

Nearby Houses

Nearby house 1
Photo unavailable

1121 9th Ave

sold · 0.03 mi
Price: $105,000
3 bd / 1 ba · 2,338 sqft
Latest sale: $105,000 on Mar 06, 2023
Latest rent: —
Photo unavailable

1115 9th Ave

sold · 0.04 mi
Price: $5,100
3 bd / 1 ba · 1,412 sqft
Latest sale: $5,100 on Mar 07, 2018
Latest rent: —
Nearby house 3
Photo unavailable

1113 9th Ave

sold · 0.04 mi
Price: $72,000
3 bd / 1 ba · 1,278 sqft
Latest sale: $72,000 on Apr 30, 2021
Latest rent: —
Nearby house 4
Photo unavailable

1104 9th Ave

sold · 0.05 mi
Price: $158,000
3 bd / 2 ba · 1,475 sqft
Latest sale: $158,000 on Feb 10, 2026
Latest rent: $695 on May 01, 2018
Nearby house 5
Photo unavailable

1109 9th Ave

sold · 0.06 mi
Price: $87,900
2 bd / 1 ba · 1,148 sqft
Latest sale: $87,900 on Nov 08, 2023
Latest rent: —
Nearby house 6
Photo unavailable

816 12th St

sold · 0.06 mi
Price: $12,000
2 bd / 1 ba
Latest sale: $12,000 on Dec 02, 2016
Latest rent: —
Nearby house 7
Photo unavailable

1102 9th Ave

sold · 0.06 mi
Price: $48,500
2 bd / 1 ba · 798 sqft
Latest sale: $48,500 on Dec 17, 2021
Latest rent: —
Nearby house 8
Photo unavailable

1118 10th Ave Lot 7

for_sale · 0.06 mi
Price: $125,000
— bd / — ba
Latest sale: —
Latest rent: —
Nearby house 9
Photo unavailable

1209 8th Ave

sold · 0.08 mi
Price: $90,000
3 bd / 2 ba · 1,346 sqft
Latest sale: $90,000 on Jan 21, 2022
Latest rent: $1,065 on Mar 25, 2022
Nearby house 10
Photo unavailable

1303 8th Ave

sold · 0.09 mi
Price: $150,500
3 bd / 2 ba · 1,410 sqft
Latest sale: $150,500 on Sep 24, 2021
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Listing statement that roof is 'brand new' is accurate and photos corroborate good shingle condition.
  • An outdoor HVAC condenser or similar equipment is present and operational (visible unit near foundation); heating and cooling system exists but interior operation not verified.
  • Interior condition (floors, walls, plumbing fixtures, smoke/CO detectors, GFCI outlets, stove/fridge) is unknown — assumed average for a listed, actively marketed home with no advertised major defects.
  • Fenced yard exists as stated in listing, though fence is not visible in provided photos.
  • No recent major water intrusion, mold, or interior structural failure is present since none is evident from exterior photos; severe hidden issues are not visible.
  • Windows provide adequate egress for bedrooms or can be made compliant with minor work; egress not directly verified from photos.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $686 $78,400 $7,840
2023 $651 $85,400 $8,540
2022 $597 $78,800 $7,880
2021 $529 $70,500 $7,060
2020 $529 $70,500 $7,060
2019 $529 $70,500 $7,060
2018 $446 $60,500 $6,060
2017 $446 $60,500 $6,060
2016 $446 $60,500 $6,060
2015 $446 $60,500 $6,060
2013 $361 $59,700 $5,980
2012 $360 $59,690 $5,969
2011 $381 $62,700 $6,270
2010 $381 $62,700 $6,270
2009 $381 $62,700 $6,270
2008 $390 $64,000 $6,400
2007 $385 $63,300 $6,330

Sale History

DateEventPrice
2024-09-09 Sold $43,000
1999-05-07 Sold $3,000

Photo Gallery

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            "tax": 390,
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  "property_id": "7342301964",
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    "reason": "disabled",
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    "reason": "success",
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    "min_score": 60.0,
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    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/1120-9th-Ave_Midfield_AL_35228_M73423-01964",
    "bedroom_count": 3,
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    "loan_term_years": 30,
    "annual_cash_flow": 12478.82,
    "mortgage_monthly": 435.91,
    "payment_standard": 1584.0,
    "total_amount_out": 16380.0,
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      "https://ap.rdcpix.com/e6dbf19bdfaf1d81e5df6d3de6240000l-m888360664s-w1280.jpg"
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    "_utility_allowance": {
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      "effective_date": "2026-01-01"
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    "utility_allowances": [
      {
        "note": "The property is listed as having 'Natural Gas' heating. The 'N'Gas: Spire' option was selected as a major provider for the area.",
        "utility": "Heating",
        "allowance": 38
      },
      {
        "note": "The property is listed with a 'Stove-Electric'. The 'Elec: Ala Power' option was chosen as a major regional provider and represents the highest cost among electric options.",
        "utility": "Cooking",
        "allowance": 21
      },
      {
        "note": "The property has a 'Gas Water Heater'. The 'N'Gas: Spire' option was selected for consistency with the heating fuel type.",
        "utility": "Water Heating",
        "allowance": 35
      },
      {
        "note": "The property has 'Public Water'. The 'Water: Birmingham' provider was assumed as Midfield is within the greater Birmingham metropolitan area.",
        "utility": "Water",
        "allowance": 78
      },
      {
        "note": "The property has 'Central Air' conditioning. The 'A/C: Alabama Power' option was chosen as a major regional provider, consistent with other electric utilities.",
        "utility": "Cooling",
        "allowance": 22
      },
      {
        "note": "The property is listed as having a 'Septic Tank', so no public sewer utility allowance is provided.",
        "utility": "Sewer",
        "allowance": 0
      },
      {
        "note": "The property's city, Midfield, is not specifically listed. The 'Jefferson City (Once per week)' option was selected as the property is in Jefferson County.",
        "utility": "Trash Collection",
        "allowance": 20
      },
      {
        "note": "This allowance covers lights and other electrical uses. The 'Lights, Ref, Etc.: Ala Power' option was selected as a major regional provider and is the highest cost option.",
        "utility": "Other Electric",
        "allowance": 68
      },
      {
        "note": "A refrigerator is not listed as an included appliance, so the tenant is assumed to provide their own. This is a fixed allowance from the schedule.",
        "utility": "Tenant-Owned Refrigerator",
        "allowance": 8
      },
      {
        "note": "A microwave is not listed as an included appliance, so the tenant is assumed to provide their own. This is a fixed allowance from the schedule.",
        "utility": "Tenant-Owned Range/Microwave",
        "allowance": 6
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    ],
    "cash_on_cash_return": 0.76,
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    "_fetched_payment_standard": {
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      "effective_date": "2026-01-01"
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    "runs": [
      {
        "summary": "Based on exterior photos and listing text, this 1925 single-family home appears largely rentable subject to a standard Section 8/NSPIRE inspection. The roof appears new and siding/porch are in solid cosmetic condition; an outdoor HVAC unit is visible. Primary unknowns that affect pass likelihood are interior items not shown: presence and placement of smoke/CO detectors, GFCI protection, electrical panel condition, plumbing/hot water, and bedroom egress. Most observable issues are minor (clutter, stacked bricks, ivy) and easily corrected. I estimate the property is likely to pass an initial HCV/NSPIRE inspection after addressing typical interior checklist items and ensuring detectors and GFCIs are installed — overall readiness is in the 'minor repairs; likely rent-ready within 30 days' band.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 75.0,
            "rationale": "Exterior visible in photos shows recently painted/maintained siding, intact windows, concrete porch and walk. Roof is described as brand new and photos show good shingle condition. Observed minor deferred maintenance: clutter and debris on porch, stacked bricks and tools at side, some bare soil/landscaping edge work needed. No visible major cosmetic failures (no collapsed porch, missing siding panels, or large exterior holes). Missing interior photos prevent assessment of flooring/cabinets/appliances; missing appliances would be a moderate deduction if absent but no evidence of catastrophic interior damage from exterior. Overall: cosmetically good with easy-to-fix items (cleaning, minor masonry, small exterior repairs)."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 65.0,
            "rationale": "No visible life-threatening hazards in exterior photos: roof appears sound, no standing water or collapsed elements. Potential safety concerns not verifiable from exterior photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, electrical panel condition, bedroom egress compliance, and presence of a deadbolt on entry door. Porch lacks a visible handrail where there is a small step drop (may or may not require one depending on rise), and there is some loose material/debris which is a minor trip hazard. There is ivy on the corner wall which can conceal damage if left uncontrolled. No visible exposed wiring or active leaks. Because many NSPIRE safety items are interior/utility-specific and not visible, I applied a moderate risk deduction for unknowns."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems and mechanical condition",
            "score": 70.0,
            "rationale": "Listing states 'roof is brand new' and photos corroborate good shingle condition and intact chimney flashing. An exterior condensing unit or metal equipment is visible at the right-side foundation, suggesting an HVAC system is present. No visible sagging rooflines or foundation cracking in photos. However, interior systems (water heater, plumbing fixtures, electrical panel, furnace operation, hot water) are not shown; their operational status is assumed but unverified. Given roof/new fireplace claims and visible HVAC equipment, I rate systems as fair-good but with uncertainty for interior system functionality."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 75.0,
            "rationale": "Siding appears recently painted and in good condition; brick foundation and porch columns look solid. Walkway and small front concrete pad are intact; yard is fenced per listing (not shown in photos but stated). Trees are mature and one is close to the structure; ivy on one corner could cause future siding/foundation problems if not removed. Minor site cleanup needed (tools, bricks, grill on porch). Drainage appears reasonable from photos (gentle slope away), but full grading and gutter/downspout condition not visible. No evidence of infestation or extensive neglect visible."
          }
        ],
        "red_flags": [],
        "confidence": 0.6,
        "assumptions": [
          "Listing statement that roof is 'brand new' is accurate and photos corroborate good shingle condition.",
          "An outdoor HVAC condenser or similar equipment is present and operational (visible unit near foundation); heating and cooling system exists but interior operation not verified.",
          "Interior condition (floors, walls, plumbing fixtures, smoke/CO detectors, GFCI outlets, stove/fridge) is unknown — assumed average for a listed, actively marketed home with no advertised major defects.",
          "Fenced yard exists as stated in listing, though fence is not visible in provided photos.",
          "No recent major water intrusion, mold, or interior structural failure is present since none is evident from exterior photos; severe hidden issues are not visible.",
          "Windows provide adequate egress for bedrooms or can be made compliant with minor work; egress not directly verified from photos."
        ],
        "overall_score": 71.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall the property presents as a mostly sound, older bungalow with a recent roof and intact exterior, so it is broadly close to Section 8/NSPIRE readiness. Primary risks are unverified interior safety items (smoke and CO detectors, GFCI), unknown condition of plumbing/electrical/water heater, and lead-paint potential given 1925 construction. With straightforward fixes — installation or verification of smoke/CO detectors, GFCI checks, clearing porch/yard debris, and standard unit system checks/repairs — the property is likely rent-ready within 30 days for an initial HCV inspection.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition / Repairs",
            "score": 75.0,
            "rationale": "Exterior photos show a recently painted exterior and intact siding with a clean, usable front porch and concrete walk. Small deferred-maintenance items are visible: porch clutter, stacked bricks/leftover materials, some yard debris and minor concrete cracking. No major exterior structural deterioration or collapsed elements visible. Missing interior photos prevent verification of interior cosmetic issues; listing indicates 'lots of vintage' which may mean older finishes but not necessarily failing. Missing appliances are not visible from photos; therefore they were not heavily penalized."
          },
          {
            "key": "safety_code",
            "label": "Safety / Code Compliance Risk",
            "score": 60.0,
            "rationale": "Photos show no obvious electrical hazards, exposed wiring, or structural sagging. Roof appears recently replaced which reduces active leak risk. However key NSPIRE safety items cannot be confirmed from the exterior photos: smoke detectors and CO alarms are not visible, bedroom egress window compliance cannot be confirmed, GFCI protection in kitchen/bathrooms is unknown, and door deadbolt presence is not verifiable. The house was built in 1925, so lead-based paint risk exists until tested/abated. The chimney/fireplace exists (listing claims new) which increases the need for CO detection and flue inspection. Because these required safety items are unverified, moderate inspection risk remains."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems / Mechanical",
            "score": 65.0,
            "rationale": "Listing states 'roof is brand new' and photos are consistent with a recently replaced roof, reducing near-term roof risk. An outdoor HVAC condenser unit is visible indicating an existing central cooling/heating system, increasing likelihood of HVAC availability. Electrical panel, plumbing fixtures, water heater and hot water availability are not shown and therefore unverified. No signs of active water intrusion or standing water are visible from exterior photos. Given partial positive evidence (new roof, visible condenser) but lack of interior/system verification, moderate score assigned."
          },
          {
            "key": "exterior_site",
            "label": "Exterior / Site Condition",
            "score": 70.0,
            "rationale": "Exterior envelope (siding, trim) appears intact and recently painted. Brick porch columns look stable and mortar appears serviceable in photos. Yard slopes but shows acceptable drainage away from the immediate foundation in available shots; minor soil exposure near the foundation and some vegetation near the foundation/AC pad should be cleared. Sidewalk and porch surfaces show minor cracking but no trip hazards or collapsed areas in pictured views. Listing notes a fenced yard (not fully visible in provided photos)."
          }
        ],
        "red_flags": [
          "Potential lead-based paint risk (property built 1925) — requires testing/notification.",
          "No smoke detectors or CO alarms are visible in provided photos; absence of verified detectors is an NSPIRE fail risk.",
          "Interior life-safety items (egress windows, GFCI outlets, plumbing/hot water, electrical panel condition) are not documented — moderate inspection risk until verified.",
          "Chimney/fireplace present (listing: 'fireplace is brand new') requires flue/venting and CO inspection prior to occupancy."
        ],
        "confidence": 0.6,
        "assumptions": [
          "Interior condition (walls, ceilings, floors, kitchen, bath) is not shown; assumed generally serviceable based on listing text and exterior condition.",
          "Listing statement 'roof is brand new' is accurate and consistent with exterior photos.",
          "An outdoor HVAC condenser visible in photos implies a functioning central HVAC system is present but not verified for operation.",
          "No smoke or CO detectors are visible in exterior photos; assume detectors are not verified and should be checked/installed.",
          "No electrical panel, water heater, or interior plumbing photos were provided; assume systems exist but require verification/service.",
          "Listing's statement that home 'has a fenced in yard' is correct even though full fence is not visible in provided photos.",
          "Potential for lead-based paint exists due to year built (1925) until testing/abatement records are provided."
        ],
        "overall_score": 68.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Exterior presentation is generally good: newly shingled roof, fresh paint, intact windows and solid brick porch indicate a property that is likely to pass many exterior NSPIRE checks after minor work. Main inspection risks are items not visible in provided photos — smoke and CO alarms, GFCI outlets, interior electrical/plumbing, bedroom egress dimensions, and potential lead-based paint hazards due to the 1925 build date. With basic safety-device installation, verification of egress, and routine interior fixes, this home is likely to be rent-ready within ~30 days.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 75.0,
            "rationale": "Exterior photos show freshly painted siding, intact windows, solid brick porch columns and a new-looking roof (listing also states roof is brand new). Cosmetic clutter on the porch, some stacked bricks and a few small concrete/landscaping repairs are visible. No visible collapsed surfaces, major rot, or missing exterior finishes. Interior not provided so minor unknown interior repairs (smoke detectors, paint touchups, appliances) are assumed. Missing/unknown appliances were treated as moderate risk only."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code compliance risk",
            "score": 65.0,
            "rationale": "No obvious electrical hazards, exposed wiring, collapsed ceilings, or standing water are visible from exterior photos. However, critical safety items (smoke detectors, carbon monoxide alarms, GFCI presence in kitchen/bath, interior handrails, and bedroom egress sizing) cannot be confirmed from photos. Property age (1925) creates elevated risk for lead-based paint and older electrical/plumbing systems needing verification. Chimney/flue visible; fireplace claimed new but venting and condition unknown. Because these required items are unknown, the safety score is reduced to reflect inspection risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems and mechanical condition",
            "score": 70.0,
            "rationale": "Listing states roof is brand new and exterior photos support a recently shingled roof. An exterior condenser/AC unit is visible at the rear edge of the house suggesting central HVAC is present. Water heater, plumbing fixtures and electrical panel are not visible; no signs of active leaks or roof sagging were observed. Given the age of the house there is moderate risk of older plumbing/electrical components; however visible systems appear serviceable."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 75.0,
            "rationale": "Siding, windows, foundation skirt and brick porch are intact and appear well maintained. Yard is fenced (listing), walkway and small porch step are serviceable though there is minor soil exposure near foundation and tree growth close to the structure which could affect grading/drainage over time. Leaves/debris collect in a roof valley area which could cause drainage issues if not cleared. No visible infestation or major exterior damage."
          }
        ],
        "red_flags": [
          "Potential lead-based paint hazard (property built in 1925) — painted exterior and likely painted interior surfaces require lead disclosure and possible remediation/clearance for families with young children.",
          "No visible smoke or carbon monoxide detectors in photos — missing/incorrectly located alarms are a common fail on initial NSPIRE inspections and should be installed/verified.",
          "Bedroom egress and interior window sizes are unknown from exterior photos — failure to meet egress requirements is a common inspection fail risk.",
          "Leaves/debris accumulated in a roof valley area could cause drainage and future leak risk if not cleared."
        ],
        "confidence": 0.6,
        "assumptions": [
          "Interior photos not provided — interior condition (floors, walls, ceilings, appliances, detectors) is assumed to be average with typical wear for a house of this age.",
          "Listing statement that roof is 'brand new' is accurate and photos corroborate a recently shingled roof.",
          "Central HVAC is present and operational based on visible exterior condenser unit; no major heating absence.",
          "Water heater, electrical panel, and plumbing fixtures exist and are operational but were not visible in photos.",
          "No active interior water intrusion, collapsed ceilings, or major foundation movement exist unless noted by an inspector; exterior shows no signs of these conditions.",
          "Appliances (stove/fridge) are not visible in the listing and should be considered possibly missing; this is a moderate readiness item rather than an automatic fail."
        ],
        "overall_score": 71.0,
        "rubric_version": "1.0"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "1120 9th Ave, Midfield, AL, 35228",
    "aggregate": {
      "summary": "Based on exterior photos and listing text, this 1925 single-family home appears largely rentable subject to a standard Section 8/NSPIRE inspection. The roof appears new and siding/porch are in solid cosmetic condition; an outdoor HVAC unit is visible. Primary unknowns that affect pass likelihood are interior items not shown: presence and placement of smoke/CO detectors, GFCI protection, electrical panel condition, plumbing/hot water, and bedroom egress. Most observable issues are minor (clutter, stacked bricks, ivy) and easily corrected. I estimate the property is likely to pass an initial HCV/NSPIRE inspection after addressing typical interior checklist items and ensuring detectors and GFCIs are installed — overall readiness is in the 'minor repairs; likely rent-ready within 30 days' band.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition and repairs",
          "score": 75.0,
          "rationale": "Exterior visible in photos shows recently painted/maintained siding, intact windows, concrete porch and walk. Roof is described as brand new and photos show good shingle condition. Observed minor deferred maintenance: clutter and debris on porch, stacked bricks and tools at side, some bare soil/landscaping edge work needed. No visible major cosmetic failures (no collapsed porch, missing siding panels, or large exterior holes). Missing interior photos prevent assessment of flooring/cabinets/appliances; missing appliances would be a moderate deduction if absent but no evidence of catastrophic interior damage from exterior. Overall: cosmetically good with easy-to-fix items (cleaning, minor masonry, small exterior repairs)."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope and site condition",
          "score": 73.3,
          "rationale": "Siding appears recently painted and in good condition; brick foundation and porch columns look solid. Walkway and small front concrete pad are intact; yard is fenced per listing (not shown in photos but stated). Trees are mature and one is close to the structure; ivy on one corner could cause future siding/foundation problems if not removed. Minor site cleanup needed (tools, bricks, grill on porch). Drainage appears reasonable from photos (gentle slope away), but full grading and gutter/downspout condition not visible. No evidence of infestation or extensive neglect visible."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety & code risk",
          "score": 63.3,
          "rationale": "No visible life-threatening hazards in exterior photos: roof appears sound, no standing water or collapsed elements. Potential safety concerns not verifiable from exterior photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, electrical panel condition, bedroom egress compliance, and presence of a deadbolt on entry door. Porch lacks a visible handrail where there is a small step drop (may or may not require one depending on rise), and there is some loose material/debris which is a minor trip hazard. There is ivy on the corner wall which can conceal damage if left uncontrolled. No visible exposed wiring or active leaks. Because many NSPIRE safety items are interior/utility-specific and not visible, I applied a moderate risk deduction for unknowns."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems and mechanical condition",
          "score": 68.3,
          "rationale": "Listing states 'roof is brand new' and photos corroborate good shingle condition and intact chimney flashing. An exterior condensing unit or metal equipment is visible at the right-side foundation, suggesting an HVAC system is present. No visible sagging rooflines or foundation cracking in photos. However, interior systems (water heater, plumbing fixtures, electrical panel, furnace operation, hot water) are not shown; their operational status is assumed but unverified. Given roof/new fireplace claims and visible HVAC equipment, I rate systems as fair-good but with uncertainty for interior system functionality."
        }
      ],
      "red_flags": [],
      "confidence": 0.93,
      "assumptions": [
        "Listing statement that roof is 'brand new' is accurate and photos corroborate good shingle condition.",
        "An outdoor HVAC condenser or similar equipment is present and operational (visible unit near foundation); heating and cooling system exists but interior operation not verified.",
        "Interior condition (floors, walls, plumbing fixtures, smoke/CO detectors, GFCI outlets, stove/fridge) is unknown — assumed average for a listed, actively marketed home with no advertised major defects.",
        "Fenced yard exists as stated in listing, though fence is not visible in provided photos.",
        "No recent major water intrusion, mold, or interior structural failure is present since none is evident from exterior photos; severe hidden issues are not visible.",
        "Windows provide adequate egress for bedrooms or can be made compliant with minor work; egress not directly verified from photos."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 70.1,
      "rubric_version": "2026-02-NSPIRE-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7342301964"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.