Property ID: 7352148397
1705 Bethel St, Leeds, AL, 35094
Leeds, AL
Money Down: $23,976
CoC Return: -0.51%
Monthly Cash Flow: $-10
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$19,980
Closing Costs
$3,996
Total Down
$23,976
Investment Snapshot
Purchase Price
$99,900
Money Down
$23,976
Cash-on-Cash Return
-0.51%
Rent
$781
Monthly Cash Flow
$-10
Annual Cash Flow
$-123
Debt Service / Mo
$532
Property Tax / Mo
$116
Insurance / Mo
$65
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$781
Payment Standard
$1,177
Rent
$781
Insurance
$65
Property Tax
$116
Management
$78
Utilities Allowance
$396
NOI (Monthly)
$521
Debt Service
$532
Cash Flow After Debt
$-10
Quality Score: 63.90%
Confidence: 88.00%
Overall the property appears moderately ready for a Housing Choice Voucher/NSPIRE inspection. Exterior and structural elements are generally intact with mostly cosmetic deferred maintenance. The main inspection risks are exposed exterior wiring and significant tree overhang on the roof (increased risk of roof leaks). Major mechanicals (HVAC, water heater, electrical panel) are not visible in photos but tenant occupancy suggests they are likely present and functional; verification is required. With targeted remediation (trim trees, secure/repair exterior wiring, address roof edge damage, touch up porch/foundation cosmetic repairs, confirm smoke/CO detectors and GFCI outlets), the property should be rentable for Section 8 within ~2–6 weeks.
Section 8 Payment Standard
$1,177
Utility Allowance Total
$396
Guaranteed Section 8 Rent (PS - Utilities)
$781
Property Management
$78
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$99,900
Beds
2
Baths
1
Living Area
1,064 sqft
Lot Size
6,970 sqft
Year Built
1940
Days on Market
245
Capital Outlay
$23,976
Debt Service
$532
Property Tax / Mo
$116
Insurance / Mo
$65
Property Description
INVESTMENT OPPORTUNITY OR RESALE! Located in Leeds, AL, just minutes from Leeds Middle School, this 2-bedroom, 1-bath home is tenant-occupied with a long-term renter in place for the past 8 years. Current HUD rent is $738/month. Please do not disturb the tenant. Property requires 48-hour notice for all showings. Ideal for investors seeking immediate rental income or buyers looking for a future home. Cash or conventional financing only. Property to be sold as-is. Tenant's lease expires December 31, 2025.
Utility Allowances
Heating
$76
Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. Property information specifies electric heating. Alabama Power was chosen as a common major provider and is the most expensive electric option.
Cooling
$18
Selected 'A/C: Alabama Power' for a 2-bedroom unit. Property information specifies electric central air conditioning. Alabama Power was chosen as a common major provider and is the most expensive option.
Water Heating
$29
Selected 'N'Gas: Spire' for a 2-bedroom unit. Property information specifies a gas water heater. Spire was chosen as a major regional natural gas provider.
Water
$69
Selected 'Water: Birmingham' for a 2-bedroom unit. Property has public water. As Leeds is not an option, Birmingham Water Works was inferred as the likely regional provider.
Sewer
$125
Selected the fixed sewer allowance for a 2-bedroom unit. Property information states it is 'Sewer Connected'.
Other Electric
$56
Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers general electricity for lights, outlets, and miscellaneous use, including the provided refrigerator.
Trash Collection
$17
Selected 'Leeds ISCL' for a 2-bedroom unit, as the property is located in Leeds, AL.
Range/Microwave (Appliance)
$6
Allowance for a tenant-provided microwave, as it is not listed as an included appliance. The schedule provides a fixed amount for this.
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$638
DP3 Annual Estimate$921
DP1 Monthly Equivalent$53
DP3 Monthly Equivalent$77
Replacement Value$76,500
Basis1,064 sqft / 1940
Nearby Houses
Photo unavailable
1670 Dorrough St
sold · 0.03 mi
Price: $48,000
3 bd / 1 ba
Latest sale: $48,000 on Jul 20, 2016
Latest rent: —
Photo unavailable
1708 Bethel St
sold · 0.04 mi
Price: $36,804
3 bd / 1 ba · 1,168 sqft
Latest sale: $36,804 on Apr 08, 2016
Latest rent: $850 on Feb 03, 2017
Photo unavailable
8842 Veasey Ave
sold · 0.06 mi
Price: $120,000
2 bd / 1 ba · 1,426 sqft
Latest sale: $120,000 on May 04, 2022
Latest rent: $825 on Nov 23, 2019
Photo unavailable
1720 Bethel St
sold · 0.06 mi
Price: $107,500
3 bd / 2 ba
Latest sale: $107,500 on Jul 01, 2016
Latest rent: —
Photo unavailable
1609 Poole St
sold · 0.07 mi
Price: $155,000
3 bd / 2 ba · 1,500 sqft
Latest sale: $155,000 on Aug 20, 2021
Latest rent: —
Photo unavailable
1728 Bethel St
sold · 0.08 mi
Price: $99,900
2 bd / 1 ba · 944 sqft
Latest sale: $99,900 on Feb 28, 2020
Latest rent: —
Photo unavailable
1701 Dorrough Ave
sold · 0.08 mi
Price: $200,000
3 bd / 2 ba · 1,200 sqft
Latest sale: $200,000 on Aug 14, 2024
Latest rent: —
Photo unavailable
1707 Dorrough Ave
for_sale · 0.10 mi
Price: $40,999
3 bd / 1 ba · 886 sqft
Latest sale: $20,000 on Oct 20, 2023
Latest rent: —
Photo unavailable
1635 Poole St
sold · 0.11 mi
Price: $175,000
3 bd / 2 ba · 1,784 sqft
Latest sale: $175,000 on Nov 13, 2023
Latest rent: —
Photo unavailable
1740 Bethel St
sold · 0.11 mi
Price: $150,000
3 bd / 1 ba · 926 sqft
Latest sale: $150,000 on Jun 30, 2022
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Visible exterior wiring/cables along right eave - potential electrical hazard that may fail inspection
- Large tree branches contacting/overhanging roof - elevated risk of roof damage and leaks
- Localized dent/deformation along metal roof edge that may lead to leaks if not repaired
Assumptions
- Tenant occupancy and listing HUD rent imply utilities (heating, hot water, electricity) are active and basic systems are operational.
- Interior items required for NSPIRE (smoke detectors, CO alarms where required, GFCI outlets in kitchen/bath) are not visible in photos and therefore assumed unknown; they may require installation or replacement.
- No interior structural collapse, severe mold, or major water intrusion is assumed because exterior shows no evidence of active catastrophic failure and the home is occupied long‑term.
- Appliances (stove, refrigerator) are not visible; missing appliances would be treated as moderate, fixable items rather than automatic fails.
- Electrical panel is assumed intact but inaccessible for visual confirmation; visible exterior wiring near eave is assumed to be non‑standard or loose and requires correction.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,357 | $114,500 | $22,900 |
| 2023 | $1,493 | $125,900 | $25,180 |
| 2022 | $1,218 | $102,700 | $20,540 |
| 2021 | $1,104 | $93,100 | $18,620 |
| 2020 | $968 | $81,700 | $16,340 |
| 2019 | $968 | $81,700 | $16,340 |
| 2018 | $681 | $57,500 | $11,500 |
| 2017 | $640 | $54,000 | $10,800 |
| 2016 | $627 | $52,900 | $10,580 |
| 2015 | $627 | $52,900 | $10,580 |
| 2013 | $257 | $49,100 | $9,820 |
| 2012 | $257 | $51,450 | $5,145 |
| 2011 | $292 | $57,500 | $5,750 |
| 2010 | $292 | $57,500 | $5,750 |
| 2009 | $292 | $57,500 | $5,750 |
| 2008 | $265 | $52,900 | $5,290 |
| 2007 | $242 | $49,000 | $4,900 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2013-02-21 | Sold | $24,000 |
Photo Gallery
Show raw JSON (debug)
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"price_reduced_amount": null,
"property_tax_history": {
"home": {
"status": "for_sale",
"tax_history": [
{
"tax": 1357,
"year": 2024,
"market": {
"land": 38000,
"total": 114500,
"building": 76500
},
"assessment": {
"land": null,
"total": 22900,
"building": null
}
},
{
"tax": 1493,
"year": 2023,
"market": {
"land": 38000,
"total": 125900,
"building": 87900
},
"assessment": {
"land": null,
"total": 25180,
"building": null
}
},
{
"tax": 1218,
"year": 2022,
"market": {
"land": 38000,
"total": 102700,
"building": 64700
},
"assessment": {
"land": null,
"total": 20540,
"building": null
}
},
{
"tax": 1104,
"year": 2021,
"market": {
"land": 38000,
"total": 93100,
"building": 55100
},
"assessment": {
"land": null,
"total": 18620,
"building": null
}
},
{
"tax": 968,
"year": 2020,
"market": {
"land": 38000,
"total": 81700,
"building": 43700
},
"assessment": {
"land": null,
"total": 16340,
"building": null
}
},
{
"tax": 968,
"year": 2019,
"market": {
"land": 38000,
"total": 81700,
"building": 43700
},
"assessment": {
"land": null,
"total": 16340,
"building": null
}
},
{
"tax": 681,
"year": 2018,
"market": {
"land": 17500,
"total": 57500,
"building": 40000
},
"assessment": {
"land": null,
"total": 11500,
"building": null
}
},
{
"tax": 640,
"year": 2017,
"market": {
"land": 17500,
"total": 54000,
"building": 36500
},
"assessment": {
"land": null,
"total": 10800,
"building": null
}
},
{
"tax": 627,
"year": 2016,
"market": {
"land": 17500,
"total": 52900,
"building": 35400
},
"assessment": {
"land": null,
"total": 10580,
"building": null
}
},
{
"tax": 627,
"year": 2015,
"market": {
"land": 17500,
"total": 52900,
"building": 35400
},
"assessment": {
"land": null,
"total": 10580,
"building": null
}
},
{
"tax": 257,
"year": 2013,
"market": {
"land": 17500,
"total": 49100,
"building": 31600
},
"assessment": {
"land": null,
"total": 9820,
"building": null
}
},
{
"tax": 257,
"year": 2012,
"market": {
"land": 17450,
"total": 51450,
"building": 34000
},
"assessment": {
"land": 1745,
"total": 5145,
"building": 3400
}
},
{
"tax": 292,
"year": 2011,
"market": {
"land": 17500,
"total": 57500,
"building": 40000
},
"assessment": {
"land": 1750,
"total": 5750,
"building": 4000
}
},
{
"tax": 292,
"year": 2010,
"market": {
"land": 17500,
"total": 57500,
"building": 40000
},
"assessment": {
"land": 1750,
"total": 5750,
"building": 4000
}
},
{
"tax": 292,
"year": 2009,
"market": {
"land": 17500,
"total": 57500,
"building": 40000
},
"assessment": {
"land": 1750,
"total": 5750,
"building": 4000
}
},
{
"tax": 265,
"year": 2008,
"market": {
"land": 11700,
"total": 52900,
"building": 41200
},
"assessment": {
"land": 1170,
"total": 5290,
"building": 4120
}
},
{
"tax": 242,
"year": 2007,
"market": {
"land": 11700,
"total": 49000,
"building": 37300
},
"assessment": {
"land": 1170,
"total": 4900,
"building": 3730
}
}
],
"property_history": [
{
"date": "2025-07-29",
"price": 114500,
"listing": null,
"event_name": "Sold",
"price_sqft": 107.61278195488721,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": "43 days",
"source_listing_id": null,
"price_change_percentage": "+14.61%"
},
{
"date": "2025-06-16",
"price": 99900,
"listing": {
"status": "for_sale",
"list_date": "2025-06-16T20:54:41Z",
"list_price": 99900,
"listing_id": "2983187658",
"last_update_date": "2026-02-16T01:22:07Z",
"last_status_change_date": "2025-06-16T20:54:41Z"
},
"event_name": "Listed",
"price_sqft": 93.89097744360902,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21422232",
"price_change_percentage": "+316.25%"
},
{
"date": "2013-02-20",
"price": 24000,
"listing": {
"status": "sold",
"list_date": "2013-02-05T07:00:00Z",
"list_price": 34900,
"listing_id": "561028515",
"last_update_date": "2013-02-22T09:05:52Z",
"last_status_change_date": "2013-02-20T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "15 days",
"source_listing_id": "553809",
"price_change_percentage": "-31.23%"
},
{
"date": "2013-02-05",
"price": 34900,
"listing": {
"status": "sold",
"list_date": "2013-02-05T07:00:00Z",
"list_price": 34900,
"listing_id": "561028515",
"last_update_date": "2013-02-22T09:05:52Z",
"last_status_change_date": "2013-02-20T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "553809",
"price_change_percentage": "+40.16%"
},
{
"date": "1992-05-15",
"price": 24900,
"listing": null,
"event_name": "Sold",
"price_sqft": 23.402255639097746,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7352148397",
"generated_at": "2026-02-16T02:06:02.052280Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 63.9
},
"utility_allowance": {
"zip_code": "35094",
"home_photo": "https://ap.rdcpix.com/9f32578373ec1e28c347f0bca5c346b8l-m913511453s-w1280.jpg",
"rent_price": 781.0,
"loan_amount": 79920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1705-Bethel-St_Leeds_AL_35094_M73521-48397",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 99900.0,
"loan_term_years": 30,
"annual_cash_flow": 6257.59,
"mortgage_monthly": 531.71,
"payment_standard": 1177.0,
"total_amount_out": 19980.0,
"additional_photos": [
"https://ap.rdcpix.com/9f32578373ec1e28c347f0bca5c346b8l-m3356005754s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 64.96,
"monthly_cash_flow": 521.47,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. Property information specifies electric heating. Alabama Power was chosen as a common major provider and is the most expensive electric option.",
"utility": "Heating",
"allowance": 76
},
{
"note": "Selected 'A/C: Alabama Power' for a 2-bedroom unit. Property information specifies electric central air conditioning. Alabama Power was chosen as a common major provider and is the most expensive option.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Selected 'N'Gas: Spire' for a 2-bedroom unit. Property information specifies a gas water heater. Spire was chosen as a major regional natural gas provider.",
"utility": "Water Heating",
"allowance": 29
},
{
"note": "Selected 'Water: Birmingham' for a 2-bedroom unit. Property has public water. As Leeds is not an option, Birmingham Water Works was inferred as the likely regional provider.",
"utility": "Water",
"allowance": 69
},
{
"note": "Selected the fixed sewer allowance for a 2-bedroom unit. Property information states it is 'Sewer Connected'.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers general electricity for lights, outlets, and miscellaneous use, including the provided refrigerator.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Selected 'Leeds ISCL' for a 2-bedroom unit, as the property is located in Leeds, AL.",
"utility": "Trash Collection",
"allowance": 17
},
{
"note": "Allowance for a tenant-provided microwave, as it is not listed as an included appliance. The schedule provides a fixed amount for this.",
"utility": "Range/Microwave (Appliance)",
"allowance": 6
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 19980.0,
"property_tax_annual": 1397.71,
"property_tax_monthly": 116.48,
"property_tax_increase": 0.03,
"utility_allowance_total": 396.0,
"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": -122.93,
"property_management_monthly": 78.1,
"monthly_cash_flow_after_debt": -10.24,
"cash_on_cash_return_after_debt": -0.01
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears moderately ready for a Housing Choice Voucher/NSPIRE inspection. Exterior and structural elements are generally intact with mostly cosmetic deferred maintenance. The main inspection risks are exposed exterior wiring and significant tree overhang on the roof (increased risk of roof leaks). Major mechanicals (HVAC, water heater, electrical panel) are not visible in photos but tenant occupancy suggests they are likely present and functional; verification is required. With targeted remediation (trim trees, secure/repair exterior wiring, address roof edge damage, touch up porch/foundation cosmetic repairs, confirm smoke/CO detectors and GFCI outlets), the property should be rentable for Section 8 within ~2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photos show a generally intact small single‑family home with raised block foundation, full front porch and railing. Visible issues are largely cosmetic: peeling paint on porch/rail, minor cracking and staining on the foundation block skim, and some deformation/denting along the metal roof edge. Porch stairs and guardrail are present. No interior photos provided; listing notes property is tenant‑occupied and sold as‑is. Missing/unknown interior appliance condition cannot be confirmed but tenant occupancy and active HUD rent suggest basic function. Overall appears to need mostly minor cosmetic and routine repairs, not major rehab."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "Photos show functioning porch rail and stair rail. Visible concerns: exposed wiring/cables along the right eave/soffit area which could present an electrical/code issue, and heavy tree overhang contacting the roof (risk for roof damage and water intrusion). No interior access to confirm smoke/CO detectors, GFCI presence, egress windows, hot water, or electrical panel condition. Because the unit is occupied long‑term, basic life‑safety systems may be present, but the visible exterior wiring and significant vegetation contact raise a moderate NSPIRE risk that would likely require straightforward remediation prior to or at inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 55.0,
"rationale": "Roof is metal and generally in place but shows localized deformation and has heavy tree coverage which increases risk of leaves/debris, denting, and leaks. No HVAC, water heater, electrical panel or plumbing fixtures are visible in photos. Tenant occupancy and active rent imply systems are functional, but absence of visible HVAC equipment and the tree/roof condition justify a conservative score. Systems likely serviceable but would need verification (heating, AC, hot water, electrical panel, and plumbing) for NSPIRE pass."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Siding appears intact, yard is mowed but slightly overgrown, driveway/walkway not shown in detail. The foundation is raised with crawlspace vents present. Porch and railings are present and appear usable. The main site concern is heavy vegetation (large tree) directly over the roof which should be trimmed. Overall the exterior is serviceable with moderate maintenance recommended."
}
],
"red_flags": [
"Visible exterior wiring/cables along right eave - potential electrical hazard that may fail inspection",
"Large tree branches contacting/overhanging roof - elevated risk of roof damage and leaks",
"Localized dent/deformation along metal roof edge that may lead to leaks if not repaired"
],
"confidence": 0.6,
"assumptions": [
"Tenant occupancy and listing HUD rent imply utilities (heating, hot water, electricity) are active and basic systems are operational.",
"Interior items required for NSPIRE (smoke detectors, CO alarms where required, GFCI outlets in kitchen/bath) are not visible in photos and therefore assumed unknown; they may require installation or replacement.",
"No interior structural collapse, severe mold, or major water intrusion is assumed because exterior shows no evidence of active catastrophic failure and the home is occupied long‑term.",
"Appliances (stove, refrigerator) are not visible; missing appliances would be treated as moderate, fixable items rather than automatic fails.",
"Electrical panel is assumed intact but inaccessible for visual confirmation; visible exterior wiring near eave is assumed to be non‑standard or loose and requires correction."
],
"overall_score": 70.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this property appears moderately ready for Section 8/HCV tenancy but with some inspection risks. Exterior and porch are intact with primarily cosmetic repairs needed. The main near-term concerns likely to affect an initial NSPIRE/HUD inspection are roof condition (tree debris and aged metal panels) and potential exterior wiring issues; interior safety items (smoke/CO detectors, GFCI, egress windows, plumbing/HVAC operation) are unknown due to tenant occupancy and should be verified. Given the long-term tenancy and HUD rent noted, this unit is likely to be passable with targeted corrections and verification of detectors and electrical/roof items — estimate 2–6 weeks of work to address typical items and achieve high confidence of passing an initial HCV inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Repairs",
"score": 68.0,
"rationale": "Exterior visible from photos shows generally intact siding, raised block foundation and an occupied, maintained porch. Cosmetic issues visible: peeling paint on porch/railings, aged metal roof with debris and likely minor panel wear, overgrown yard. No visible collapsed or severely damaged surfaces. Missing interior details (floors, cabinets, appliances) because tenant-occupied; listing is 'as-is'. Overall condition indicates mostly cosmetic and moderate repair needs rather than major structural failure."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 65.0,
"rationale": "No immediate life-threatening hazards visible (no collapsed ceilings, no standing water, handrails present on main stairs, foundation crawl vents appear open). Unknowns: smoke/CO detectors, GFCI outlets, egress dimensions for bedrooms, interior exposed wiring, electrical panel condition and deadbolt presence — these cannot be confirmed from exterior photos. Visible exterior cable/wiring near eaves looks loosely run and should be evaluated. Large tree canopy directly over roof increases risk of roof damage/leaks. Given long-term tenancy and HUD rent noted in listing, assume basic safety items likely present but recommend verification and minor corrections."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof, HVAC, Plumbing, Electrical)",
"score": 55.0,
"rationale": "Roof is metal and appears aged with debris and possible lifted panels where tree limbs overhang; this elevates risk of future leaks and short-term repair need. No HVAC condenser or water heater visible from photos; interior systems cannot be confirmed. Plumbing, water heater and electrical service condition are unknown. Long-term tenancy suggests systems are functioning but unknown age/condition. Treat as moderate risk until interior/system inspection confirms operation and safety."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 70.0,
"rationale": "Yard is serviceable though grass is somewhat overgrown; walk approach is unpaved/grassy. Raised pier/block foundation is visible and appears stable with crawlspace vents present. Porch structure and railings appear intact though paint/wear is evident. Trees are very close to the building and overhang the roof, increasing maintenance risk. No obvious evidence of infestation, major foundation displacement, or severe exterior neglect in provided images."
}
],
"red_flags": [
"Electrical hazard: visible/unsecured wiring or cable at roofline/eaves that needs inspection and possible remediation.",
"Large tree limbs contacting/overhanging the roof with debris accumulation — elevates risk of roof damage and leaks.",
"Unknown presence/operation of smoke and CO detectors and GFCI protection (cannot be confirmed while tenant-occupied) — required for NSPIRE compliance."
],
"confidence": 0.6,
"assumptions": [
"Interior (smoke detectors, CO detector if required, hot water, HVAC, plumbing) are present and functioning because a long-term tenant occupies the unit and HUD rent is reported.",
"No visible interior structural failures (collapsed ceilings, major mold) based on absence of exterior signs of severe water intrusion; however interior condition is unconfirmed.",
"Electrical service and panel are present and intact but wiring at eaves may be loosely routed and should be inspected.",
"Appliances and exact interior finishes are unknown — missing appliances would be moderate inspection items but not catastrophic.",
"Steps and porch railings are assumed to be structurally sound though only visually assessed from photos."
],
"overall_score": 64.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this tenant-occupied 2BR single-family home appears to be in fair-to-good condition and would likely pass initial HCV/NSPIRE inspection after a small set of targeted fixes and verification steps. Primary actions before inspection: trim/remove tree limbs contacting the roof and clean/repair any roof damage; secure/verify exterior electrical wiring/service entry; verify and install functioning smoke and carbon monoxide detectors and GFCI protection where required; confirm HVAC and hot water operation. Expect minor repairs and safety verifications (door hardware, detectors, GFCIs, roof clearing) rather than major structural rehab. Estimated time-to-rent readiness: under 30 days if access to interior is available and HVAC/major systems are operable.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photos show a generally intact, occupied 2 BR home with a full front porch and painted siding. Observable deferred maintenance is minor: peeling paint on porch posts/rail, some staining on block foundation, and roof debris/leaf buildup from adjacent large trees. Porch rail and stairs appear intact (no visible collapse). Interior condition not shown; tenant-occupied status suggests basic systems are functioning. Missing interior cosmetics and possible minor carpentry/paint work likely; no visible catastrophic damage. Missing appliances not observed from photos; tenant presence implies appliances may be present. Overall moderate-good condition with mostly cosmetic and preventive repairs needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "Visible guardrail and porch rails are present and appear serviceable. However several NSPIRE safety items cannot be confirmed from photos: smoke/CO detectors, bedroom egress windows, GFCI protection in kitchen/bath, and plumbing/hot water. Observed risks: large tree limbs overhang and appear to contact or rest on the metal roof (risk of roof damage/leak), and an exterior electrical service cable is visible near the roof edge which could be unsecured. No obvious collapsed ceilings, broken stairs, or standing water visible. Given unknown status of detectors and GFCI, and tree/roof/electrical concerns, there is a moderate risk of initial inspection deficiencies unless interior safety devices are verified and the tree/wiring issues are corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Electrical/Plumbing)",
"score": 55.0,
"rationale": "Roof is metal and largely intact visually but has debris and branches on/near it that raise short-term risk for leaks and damage; a closer roof inspection is advised. No exterior HVAC condenser or mechanical equipment is visible in photos (could be on other side or interior), so HVAC presence/condition is unknown. Electrical service appears connected (service cable visible) but portions of wiring at the roofline look unsecured. Foundation/block piers appear intact with vents present. Plumbing and water heater not visible; tenant-occupied status and HUD rent suggest working systems but age of the house (built 1940) implies older systems that may need servicing. Overall moderate risk for systems needing service or replacement."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 65.0,
"rationale": "Lot appears maintained though grass is somewhat long; yard is generally level with safe access. Siding and porch structure appear serviceable; concrete block foundation shows typical age staining but no obvious large settlement or major foundation cracks visible in photos. Vegetation and large shade trees are very close to the roof and eaves, creating moisture and debris risks and potential pest entry points. Walkway/driveway not shown; no visible evidence of infestation or standing water from photos."
}
],
"red_flags": [
"Large tree limbs contacting/overhanging the roof — increased risk of roof damage and leaks",
"Visible exterior electrical service/wiring near roofline that appears unsecured — potential electrical hazard",
"Vegetation close to foundation and siding — moisture/pest risk that can cause future issues"
],
"confidence": 0.62,
"assumptions": [
"Interior condition and presence/operation of smoke & CO detectors, GFCI outlets, HVAC, water heater, and appliances are not visible; assumed basic functionality because the unit is tenant-occupied long-term and collecting HUD rent.",
"Tenant-occupied listing details are accurate (8-year tenancy and HUD rent) and constitute recent rental activity for bonus scoring.",
"No active interior leaks, collapsed ceilings, or severe mold are present; severe interior distress would have been visible or disclosed and is not evident from exterior photos.",
"Electrical service is present and provides power, but portions of exterior wiring may be unsecured and require attention.",
"Porch structural members and stair railings are assumed to be serviceable based on visible condition in photos; detailed inspection may reveal minor carpentry or paint repairs.",
"No major foundation movement is visible in photos; small cracks or tuckpointing needs are possible but not structural failure."
],
"overall_score": 68.0,
"rubric_version": "nsPIRE-assess-v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1705 Bethel St, Leeds, AL, 35094",
"aggregate": {
"summary": "Overall the property appears moderately ready for a Housing Choice Voucher/NSPIRE inspection. Exterior and structural elements are generally intact with mostly cosmetic deferred maintenance. The main inspection risks are exposed exterior wiring and significant tree overhang on the roof (increased risk of roof leaks). Major mechanicals (HVAC, water heater, electrical panel) are not visible in photos but tenant occupancy suggests they are likely present and functional; verification is required. With targeted remediation (trim trees, secure/repair exterior wiring, address roof edge damage, touch up porch/foundation cosmetic repairs, confirm smoke/CO detectors and GFCI outlets), the property should be rentable for Section 8 within ~2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible Condition & Repairs",
"score": 69.3,
"rationale": "Exterior photos show a generally intact small single‑family home with raised block foundation, full front porch and railing. Visible issues are largely cosmetic: peeling paint on porch/rail, minor cracking and staining on the foundation block skim, and some deformation/denting along the metal roof edge. Porch stairs and guardrail are present. No interior photos provided; listing notes property is tenant‑occupied and sold as‑is. Missing/unknown interior appliance condition cannot be confirmed but tenant occupancy and active HUD rent suggest basic function. Overall appears to need mostly minor cosmetic and routine repairs, not major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Siding appears intact, yard is mowed but slightly overgrown, driveway/walkway not shown in detail. The foundation is raised with crawlspace vents present. Porch and railings are present and appear usable. The main site concern is heavy vegetation (large tree) directly over the roof which should be trimmed. Overall the exterior is serviceable with moderate maintenance recommended."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 61.7,
"rationale": "Photos show functioning porch rail and stair rail. Visible concerns: exposed wiring/cables along the right eave/soffit area which could present an electrical/code issue, and heavy tree overhang contacting the roof (risk for roof damage and water intrusion). No interior access to confirm smoke/CO detectors, GFCI presence, egress windows, hot water, or electrical panel condition. Because the unit is occupied long‑term, basic life‑safety systems may be present, but the visible exterior wiring and significant vegetation contact raise a moderate NSPIRE risk that would likely require straightforward remediation prior to or at inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 55.0,
"rationale": "Roof is metal and generally in place but shows localized deformation and has heavy tree coverage which increases risk of leaves/debris, denting, and leaks. No HVAC, water heater, electrical panel or plumbing fixtures are visible in photos. Tenant occupancy and active rent imply systems are functional, but absence of visible HVAC equipment and the tree/roof condition justify a conservative score. Systems likely serviceable but would need verification (heating, AC, hot water, electrical panel, and plumbing) for NSPIRE pass."
}
],
"red_flags": [
"Visible exterior wiring/cables along right eave - potential electrical hazard that may fail inspection",
"Large tree branches contacting/overhanging roof - elevated risk of roof damage and leaks",
"Localized dent/deformation along metal roof edge that may lead to leaks if not repaired"
],
"confidence": 0.88,
"assumptions": [
"Tenant occupancy and listing HUD rent imply utilities (heating, hot water, electricity) are active and basic systems are operational.",
"Interior items required for NSPIRE (smoke detectors, CO alarms where required, GFCI outlets in kitchen/bath) are not visible in photos and therefore assumed unknown; they may require installation or replacement.",
"No interior structural collapse, severe mold, or major water intrusion is assumed because exterior shows no evidence of active catastrophic failure and the home is occupied long‑term.",
"Appliances (stove, refrigerator) are not visible; missing appliances would be treated as moderate, fixable items rather than automatic fails.",
"Electrical panel is assumed intact but inaccessible for visual confirmation; visible exterior wiring near eave is assumed to be non‑standard or loose and requires correction."
],
"score_method": "mean_of_criteria",
"overall_score": 63.9,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7352148397"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.