Property ID: 7363268169
1808 Jefferson Ave SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $21,576
CoC Return: 7.64%
Monthly Cash Flow: $137
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,980
Closing Costs
$3,596
Total Down
$21,576
Investment Snapshot
Purchase Price
$89,900
Money Down
$21,576
Cash-on-Cash Return
7.64%
Rent
$824
Monthly Cash Flow
$137
Annual Cash Flow
$1,649
Debt Service / Mo
$478
Property Tax / Mo
$85
Insurance / Mo
$41
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$824
Payment Standard
$1,265
Rent
$824
Insurance
$41
Property Tax
$85
Management
$82
Utilities Allowance
$441
NOI (Monthly)
$616
Debt Service
$478
Cash Flow After Debt
$137
Quality Score: 60.40%
Confidence: 76.00%
Occupied 2BR/1BA single-family (built 1962). Property is moderately maintained and largely serviceable but shows several NSPIRE inspection risks: likely missing GFCI protection in kitchen/bath, no visible CO alarm, window AC(s) with assorted cords, ceiling tile alignment issues, foundation staining/cracks and drainage concerns, and general deferred exterior maintenance. Appliances (range, refrigerator) and plumbing fixtures are present and the unit appears habitable; most items are repairable without major rehab. With verification/repair of electrical protections, confirmation of a working heating/water‑heating system, remediation of any egress/GFCI/CO deficiencies, and some exterior drainage/step repairs, this unit would likely pass an initial HCV/NSPIRE inspection within 30–60 days. Tenant-in-place and recent rental history support immediate cash flow but require documentation and operational system verification for inspection acceptance.
Section 8 Payment Standard
$1,265
Utility Allowance Total
$441
Guaranteed Section 8 Rent (PS - Utilities)
$824
Property Management
$82
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$89,900
Beds
2
Baths
1
Living Area
716 sqft
Lot Size
9,148 sqft
Year Built
1962
Days on Market
69
Capital Outlay
$21,576
Debt Service
$478
Property Tax / Mo
$85
Insurance / Mo
$41
Property Description
Section 8 Tenant in place paying $991.00 per month with a 100% HAP "Section 8" Voucher. Guaranteed INSTANT Return ON Your Investment!
Utility Allowances
Heating
$76
Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. The property has central heating, and the water heater is electric. No gas service is mentioned, so electric heating is the most reasonable assumption. Alabama Power is the primary provider in the area.
Cooling
$18
Selected 'A/C: Alabama Power' for a 2-bedroom unit. The property is listed as having 'Central Air'.
Water Heating
$46
Selected 'Elec: Ala Power' for water heating for a 2-bedroom unit. The property listing explicitly states it has an 'Electric Water Heater'.
Cooking
$17
Selected 'Elec: Ala Power' for cooking for a 2-bedroom unit. Assumed electric cooking as the appliance list is minimal and other major systems (heating, water heater) are electric.
Other Electric
$56
Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers general electrical use not accounted for by other specific appliances.
Refrigerator
$8
Selected fixed allowance for a tenant-owned refrigerator. The property's appliance list does not include a refrigerator, so it's assumed to be the tenant's responsibility.
Range/Microwave
$6
Selected fixed allowance for a tenant-owned range/microwave. The property's appliance list does not include these items, so they are assumed to be the tenant's responsibility.
Water
$69
Selected 'Water: Birmingham' for a 2-bedroom unit. The property is listed as having 'Public Water' and is located in Birmingham.
Sewer
$125
Selected the fixed sewer rate for a 2-bedroom unit. The property listing confirms it is 'Sewer Connected'.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. As the property is in Birmingham (Jefferson County) and no specific city option is available, this county-level option is the most applicable.
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$373
DP3 Annual Estimate$612
DP1 Monthly Equivalent$31
DP3 Monthly Equivalent$51
Replacement Value$28,000
Basis716 sqft / 1962
Nearby Houses
Photo unavailable
1813 Jefferson Ave SW
for_sale · 0.04 mi
Price: $50,000
2 bd / 1 ba · 816 sqft
Latest sale: $42,000 on Nov 14, 2024
Latest rent: $675 on Feb 26, 2015
Photo unavailable
1826 Jefferson Ave SW
sold · 0.05 mi
Price: $45,000
3 bd / 1 ba · 1,264 sqft
Latest sale: $45,000 on Mar 14, 2025
Latest rent: —
Photo unavailable
1841 Alemeda Ave SW
sold · 0.05 mi
Price: $73,500
2 bd / 1 ba · 720 sqft
Latest sale: $73,500 on Mar 26, 2024
Latest rent: —
Photo unavailable
1809 Alemeda Ave SW
sold · 0.06 mi
Price: $13,500
2 bd / 1 ba · 850 sqft
Latest sale: $13,500 on Dec 19, 2018
Latest rent: —
Photo unavailable
1828 SW Alemeda Ave
sold · 0.06 mi
Price: $89,000
3 bd / 2 ba · 1,196 sqft
Latest sale: $89,000 on May 24, 2024
Latest rent: $1,250 on Dec 13, 2024
Photo unavailable
1832 Alemeda Ave SW
sold · 0.06 mi
Price: $14,000
2 bd / 1 ba · 720 sqft
Latest sale: $14,000 on Nov 24, 2021
Latest rent: —
Photo unavailable
1224 18th Pl SW Lots 17 & 18
off_market · 0.08 mi
Price: $20,000
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
1228 18th St SW Lot 20
off_market · 0.08 mi
Price: $20,000
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
1219 18th Way SW
sold · 0.10 mi
Price: $167,000
4 bd / 2 ba · 1,422 sqft
Latest sale: $167,000 on May 09, 2025
Latest rent: —
Photo unavailable
1236 18th St SW
for_sale · 0.10 mi
Price: $105,000
3 bd / 2 ba · 1,328 sqft
Latest sale: $49,000 on Aug 06, 2025
Latest rent: —
Photo unavailable
1216 18th Way SW
for_sale · 0.11 mi
Price: $99,900
2 bd / 3 ba · 1,654 sqft
Latest sale: $79,620 on Sep 03, 2025
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Possible missing GFCI protection in kitchen and bathroom (common NSPIRE fail).
- No carbon monoxide alarm visible (if fuel-burning appliances present CO alarm required).
- No visible central heating system; lack of documented heating source is an inspection risk.
- Staining and cracks in concrete block foundation and around grade indicate drainage/settlement risk that should be evaluated.
- Multiple window AC units and visible extension/TV cords create potential electrical hazards if not on dedicated circuits or properly installed.
- Ceiling tiles misaligned/sagging in multiple rooms — potential moisture or ceiling system weakness that requires investigation.
Assumptions
- Heating system and water heater are present and operational though not visible in photos; inspector will require proof or repair if absent.
- At least one smoke alarm is installed (device visible in living area) but placement/number may not meet NSPIRE spacing requirements.
- GFCI protection in kitchen and bathroom outlets is not visible in photos and likely absent (typical in older homes); assume remediation will be required.
- Bedroom windows provide egress size adequate but some jalousie/older windows may fail egress requirements—this is assumed passable unless measured otherwise.
- No active roof leaks are evident in interior photos; roofing shows wear but no visible interior water damage beyond minor staining.
- Electrical panel and exterior meter are intact with covers in place; no obvious exposed live wiring seen beyond tenant extension cords and appliance cords inside.
- Clutter and tenant belongings visible will be removed/managed by occupant or owner prior to inspection; cleanliness issues alone are not scored as structural failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $986 | $46,200 | $9,240 |
| 2023 | $986 | $68,000 | $13,600 |
| 2022 | $785 | $54,200 | $10,840 |
| 2021 | $785 | $54,200 | $10,840 |
| 2020 | $785 | $54,200 | $10,840 |
| 2019 | $785 | $54,200 | $10,840 |
| 2018 | $735 | $50,700 | $10,140 |
| 2017 | $735 | $50,700 | $10,140 |
| 2016 | $735 | $50,700 | $10,140 |
| 2015 | $735 | $50,700 | $10,140 |
| 2013 | $690 | $46,900 | $9,380 |
| 2012 | $690 | $48,580 | $9,716 |
| 2011 | $726 | $51,200 | $10,240 |
| 2010 | $726 | $51,200 | $10,240 |
| 2009 | $726 | $51,200 | $10,240 |
| 2008 | $739 | $52,100 | $10,420 |
| 2007 | $604 | $42,400 | $8,480 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-12-18 | Sold | $45,000 |
| 2005-12-07 | Sold | $63,000 |
| 2002-08-20 | Sold | $26,000 |
| 1998-06-16 | Sold | $49,900 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-06-21 | Listed for rent | $900 | — |
| 2024-06-11 | Listed for rent | $900 | — |
| 2024-03-05 | Listed for rent | $900 | — |
| 2024-01-17 | Listed for rent | $975 | — |
Photo Gallery
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"price_change_percentage": "+88.89%"
},
{
"date": "2024-03-05",
"price": 0,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 900,
"listing_id": "2963312261",
"last_update_date": "2024-02-23T23:02:42Z",
"last_status_change_date": "2024-03-05T00:10:33Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "TenantTurner",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "636841",
"price_change_percentage": null
},
{
"date": "2024-02-24",
"price": 900,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 900,
"listing_id": "2963312261",
"last_update_date": "2024-02-23T23:02:42Z",
"last_status_change_date": "2024-03-05T00:10:33Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 1.2569832402234637,
"source_name": "TenantTurner",
"price_change": -75,
"days_after_listed": null,
"source_listing_id": "636841",
"price_change_percentage": null
},
{
"date": "2024-01-19",
"price": 975,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 900,
"listing_id": "2963312261",
"last_update_date": "2024-02-23T23:02:42Z",
"last_status_change_date": "2024-03-05T00:10:33Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.361731843575419,
"source_name": "TenantTurner",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "636841",
"price_change_percentage": null
},
{
"date": "2023-12-18",
"price": 45000,
"listing": {
"status": "sold",
"list_date": "2023-10-02T19:54:39Z",
"list_price": 55000,
"listing_id": "2960179362",
"last_update_date": "2023-12-19T15:45:52Z",
"last_status_change_date": "2023-12-19T16:21:24Z"
},
"event_name": "Sold",
"price_sqft": 62.849162011173185,
"source_name": "GreaterAlabamaMLS",
"price_change": -10000,
"days_after_listed": "77 days",
"source_listing_id": "21366981",
"price_change_percentage": "-23.73%"
},
{
"date": "2023-11-01",
"price": 55000,
"listing": {
"status": "sold",
"list_date": "2023-10-02T19:54:39Z",
"list_price": 55000,
"listing_id": "2960179362",
"last_update_date": "2023-12-19T15:45:52Z",
"last_status_change_date": "2023-12-19T16:21:24Z"
},
"event_name": "Price Changed",
"price_sqft": 76.81564245810056,
"source_name": "GreaterAlabamaMLS",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "21366981",
"price_change_percentage": null
},
{
"date": "2023-10-02",
"price": 59000,
"listing": {
"status": "sold",
"list_date": "2023-10-02T19:54:39Z",
"list_price": 55000,
"listing_id": "2960179362",
"last_update_date": "2023-12-19T15:45:52Z",
"last_status_change_date": "2023-12-19T16:21:24Z"
},
"event_name": "Listed",
"price_sqft": 82.40223463687151,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21366981",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Canceled",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Nov 4, 2013",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7363268169",
"generated_at": "2026-02-16T02:46:24.256512Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 60.4
},
"utility_allowance": {
"zip_code": "35211",
"home_photo": "https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m3428009715s-w1280.jpg",
"rent_price": 824.0,
"loan_amount": 71920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1808-Jefferson-Ave-SW_Birmingham_AL_35211_M73632-68169",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 89900.0,
"loan_term_years": 30,
"annual_cash_flow": 7391.12,
"mortgage_monthly": 478.49,
"payment_standard": 1265.0,
"total_amount_out": 17980.0,
"additional_photos": [
"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m1979849156s-w1280.jpg",
"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m1847586346s-w1280.jpg",
"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m370520688s-w1280.jpg",
"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m2523447976s-w1280.jpg",
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"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m2753491087s-w1280.jpg",
"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m3295836806s-w1280.jpg",
"https://ap.rdcpix.com/29eca453aba8cdf159e87393b7b4e110l-m488285002s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 41.04,
"monthly_cash_flow": 615.93,
"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. The property has central heating, and the water heater is electric. No gas service is mentioned, so electric heating is the most reasonable assumption. Alabama Power is the primary provider in the area.",
"utility": "Heating",
"allowance": 76
},
{
"note": "Selected 'A/C: Alabama Power' for a 2-bedroom unit. The property is listed as having 'Central Air'.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Selected 'Elec: Ala Power' for water heating for a 2-bedroom unit. The property listing explicitly states it has an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "Selected 'Elec: Ala Power' for cooking for a 2-bedroom unit. Assumed electric cooking as the appliance list is minimal and other major systems (heating, water heater) are electric.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit. This covers general electrical use not accounted for by other specific appliances.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Selected fixed allowance for a tenant-owned refrigerator. The property's appliance list does not include a refrigerator, so it's assumed to be the tenant's responsibility.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "Selected fixed allowance for a tenant-owned range/microwave. The property's appliance list does not include these items, so they are assumed to be the tenant's responsibility.",
"utility": "Range/Microwave",
"allowance": 6
},
{
"note": "Selected 'Water: Birmingham' for a 2-bedroom unit. The property is listed as having 'Public Water' and is located in Birmingham.",
"utility": "Water",
"allowance": 69
},
{
"note": "Selected the fixed sewer rate for a 2-bedroom unit. The property listing confirms it is 'Sewer Connected'.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. As the property is in Birmingham (Jefferson County) and no specific city option is available, this county-level option is the most applicable.",
"utility": "Trash Collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 17980.0,
"property_tax_annual": 1015.58,
"property_tax_monthly": 84.63,
"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": 1649.29,
"property_management_monthly": 82.4,
"monthly_cash_flow_after_debt": 137.44,
"cash_on_cash_return_after_debt": 0.09
},
"section8_assessment": {
"runs": [
{
"summary": "Occupied 2BR/1BA single-family (built 1962). Property is moderately maintained and largely serviceable but shows several NSPIRE inspection risks: likely missing GFCI protection in kitchen/bath, no visible CO alarm, window AC(s) with assorted cords, ceiling tile alignment issues, foundation staining/cracks and drainage concerns, and general deferred exterior maintenance. Appliances (range, refrigerator) and plumbing fixtures are present and the unit appears habitable; most items are repairable without major rehab. With verification/repair of electrical protections, confirmation of a working heating/water‑heating system, remediation of any egress/GFCI/CO deficiencies, and some exterior drainage/step repairs, this unit would likely pass an initial HCV/NSPIRE inspection within 30–60 days. Tenant-in-place and recent rental history support immediate cash flow but require documentation and operational system verification for inspection acceptance.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior is lived-in and cluttered but largely intact: kitchen has range and refrigerator, bathroom fixtures present, cabinets and flooring are worn but serviceable. Ceiling tiles are misaligned in multiple rooms (cosmetic and minor repair). Exterior shows stained foundation, peeling paint on steps, and scattered debris/yard trash. Missing GFCI outlets or minor fixture replacements are likely but missing appliances are not an issue (stove/fridge shown). Overall moderate, mostly cosmetic repairs and cleaning required; not structural."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 58.0,
"rationale": "One smoke-detector-like device is visible inside (living room), electrical panel has an intact cover visible in kitchen, handrails exist on exterior steps. However several inspection risks: no carbon monoxide alarm visible, GFCI protection in kitchen/bath not evident (older 1962 house likely without GFCI), multiple window AC units and visible extension/TV cords create potential electrical hazard if improperly installed, and bathroom kitchen outlet protections are unknown. Bedroom egress windows appear present but some windows are jalousie-style which sometimes fail egress; egress not fully verifiable from photos. These unknowns create moderate NSPIRE risk and likely items an inspector will request remediation for (GFCI/CO/smoke placement/electrical)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 60.0,
"rationale": "Electrical meter/panel present and appears intact on exterior. Heating system not visible; cooling is via window AC units in multiple rooms (functional but not central). Plumbing fixtures (kitchen sink, bathroom sink/tub/toilet) are present and appear to function, though plumbing/water‑heater not shown. Roof shows aging/shingle wear at gutters/edges but no clear active collapse or significant sag in provided photos. Given age (1962), systems appear operational but are older and will need verification (heat source, water heater, serviceability of window ACs, roof integrity)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 55.0,
"rationale": "Vinyl siding intact though dirty; concrete block foundation shows staining and some cracks near steps and at rear which suggest past water contact or settlement; porch steps and painted concrete show chipping. Chain-link fence is partial/leaning and yard needs cleanup. Drainage away from foundation is uncertain and staining at foundation suggests possible poor drainage. No clear evidence of infestation in photos but yard maintenance and perimeter repairs are needed. Overall exterior condition is serviceable but with visible deferred maintenance and drainage concerns."
},
{
"key": "rental_history_activity",
"label": "Rental history / recent tenancy (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Possible missing GFCI protection in kitchen and bathroom (common NSPIRE fail).",
"No carbon monoxide alarm visible (if fuel-burning appliances present CO alarm required).",
"No visible central heating system; lack of documented heating source is an inspection risk.",
"Staining and cracks in concrete block foundation and around grade indicate drainage/settlement risk that should be evaluated.",
"Multiple window AC units and visible extension/TV cords create potential electrical hazards if not on dedicated circuits or properly installed.",
"Ceiling tiles misaligned/sagging in multiple rooms — potential moisture or ceiling system weakness that requires investigation."
],
"confidence": 0.65,
"assumptions": [
"Heating system and water heater are present and operational though not visible in photos; inspector will require proof or repair if absent.",
"At least one smoke alarm is installed (device visible in living area) but placement/number may not meet NSPIRE spacing requirements.",
"GFCI protection in kitchen and bathroom outlets is not visible in photos and likely absent (typical in older homes); assume remediation will be required.",
"Bedroom windows provide egress size adequate but some jalousie/older windows may fail egress requirements—this is assumed passable unless measured otherwise.",
"No active roof leaks are evident in interior photos; roofing shows wear but no visible interior water damage beyond minor staining.",
"Electrical panel and exterior meter are intact with covers in place; no obvious exposed live wiring seen beyond tenant extension cords and appliance cords inside.",
"Clutter and tenant belongings visible will be removed/managed by occupant or owner prior to inspection; cleanliness issues alone are not scored as structural failure."
],
"overall_score": 66.0,
"rubric_version": "nsprise-assessment-v1.0-2026-02-16"
},
{
"summary": "This 2-bed, 1-bath 1962 single-family shows mostly intact structure and serviceable interior finishes but several moderate NSPIRE risks. The unit is occupied under an active Section 8 HAP voucher (tenant in place), which increases immediate cashflow and suggests recent inspection history. Primary concerns for an HCV/NSPIRE initial inspection: unclear/absent permanent heating system (rooms use window AC), sagging ceiling tiles (possible water intrusion), roof edge wear, and some electrical/access issues (meter enclosure). Most items look repairable within 30 days (cleaning, minor roof/ceiling repairs, verify smoke/CO/GFCI, address heating compliance), so overall this property scores in the 'minor repairs likely rent-ready within 30 days' band.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Interior photos show generally intact finishes with moderate cosmetic wear: older cabinetry, cluttered living spaces, misaligned ceiling tiles in places, worn flooring and scattered personal items. Kitchen has range and refrigerator present. Porch/steps show patched concrete and recent-looking wood railing. No large collapsed finishes visible. These are mostly cosmetic/maintenance repairs and cleaning — moderate effort to prepare for turnover."
},
{
"key": "safety_code",
"label": "Safety & code compliance risk",
"score": 60.0,
"rationale": "Some positive signs: an interior smoke alarm is visible in the living area and the electrical panel is present and surface-mounted (kitchen wall). Handrails are present at exterior steps. Concerns: drop/lay-in ceiling panels show sagging in places (possible prior water intrusion), window AC units used for cooling (no obvious central heat), visible extension/cords and plugged equipment in living areas, foundation staining at grade, and the electric meter/service is behind a short fenced enclosure that could impede quick access. GFCI locations, CO alarm, bedroom egress dimensions and hot water operation are not confirmed from photos. These factors create moderate NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 55.0,
"rationale": "Electrical service and panel are present (panel visible in kitchen). Heating source is not visible — rooms rely on window AC units (no obvious central HVAC or baseboard heat shown), which raises risk for heating compliance during inspections. Roof appears aged with edge wear visible in photos; no active large collapse visible but ceiling tile sagging suggests past or intermittent roof/water issues. Water heater and exact plumbing risers not visible. Overall systems appear functional enough for occupancy but show limited resilience and some unknowns that create moderate-to-high repair risk."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 65.0,
"rationale": "Vinyl siding appears intact with some staining on the block foundation; yard is open with chain link fencing and basic walkways. Porch structure and steps are serviceable; guardrails are present. Roofline shows some wear near eaves; gutters/downspouts are present but condition unclear. No obvious major foundation displacement or collapsed elements in photos, but staining near foundation suggests possible drainage issues. Overall exterior is functional but needs minor repairs/clean-up."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Ceiling tiles visibly sagging in at least one interior photo — potential water intrusion or past roof leak (possible active or recurrent).",
"No visible central heating system; rooms rely on window AC units — may fail heating requirement if no adequate permanent heat source is present.",
"Roof edges show wear and possible missing/aged materials — potential for leaks and further deterioration.",
"Electric meter/service located behind short fence/enclosure that could impede safe/ready access for emergency/service/inspection.",
"Drop/lay-in ceiling condition and staining at foundation indicate moderate risk of moisture/drainage issues that should be investigated prior to turnover."
],
"confidence": 0.72,
"assumptions": [
"Interior device visible near living-room doorway is a functioning smoke alarm; additional smoke detectors and CO alarms are not visible and may be required depending on heating appliances.",
"Kitchen appliance set (stove and refrigerator) visible in photos are functional; missing appliances are not a major fail if replaced prior to turnover.",
"Water heater, plumbing supply/hot water and sewer function are operational though not shown in photos.",
"Windows used for egress meet local minimum dimensions or will be checked during inspection; photos do not allow measurement confirmation.",
"No active pest infestation or severe hidden mold was observed; visible surfaces did not indicate widespread mold beyond minor staining.",
"The fenced enclosure around the electric meter does not currently present a safety hazard but may be cited if it blocks utility/inspector access."
],
"overall_score": 68.0,
"rubric_version": "nsPire-2024-v1"
},
{
"summary": "Moderate inspection risk. The property is tenant-occupied and appears structurally intact and habitable but has several NSPIRE/Section 8 inspection risks that should be corrected or verified: bedroom egress (some windows look like jalousie/small windows and window ACs could obstruct egress), smoke detectors likely missing or not visible in bedrooms, roof/gutter edge and foundation staining need closer inspection, and primary heating/water heater condition is unverified. With targeted fixes (install/verify smoke detectors in required locations, confirm and/or remediate bedroom egress, roof/gutter maintenance, verify heating and water heater operation, clear clutter), the home could pass inspection within ~30–60 days. As-is it is at moderate risk of failing an initial HCV inspection due to egress and smoke detector issues.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 70.0,
"rationale": "Interior is occupied and generally functional but shows deferred cosmetic repairs and clutter: worn kitchen cabinets, older flooring, drop-ceiling panels with seams, cluttered rooms (trip/cleanliness issues), concrete porch/stair spall at corners, exterior foundation staining. Essential appliances (stove and refrigerator) are present. These are mostly easy/medium fixes (cleaning, paint, minor carpentry), so condition is good-to-fair — tenant-occupied so not turnkey but not major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Several NSPIRE risk items are ambiguous or potentially non-compliant: only one smoke/CO-looking device is visible in the living room (no detectors clearly visible in bedrooms), multiple bedrooms have window-style/window-mounted AC units and at least some jalousie/small windows that may not meet egress dimensions, kitchen and bathroom GFCI protection is not verifiable from photos, cords and clutter present (trip hazard). Electrical meter and panel are visible and appear intact/covered. No obvious active leaks, collapsed ceilings, or major exposed wiring were observed. Because of probable missing/insufficient smoke detectors and questionable bedroom egress, this is a moderate inspection risk and would likely require correction before/at initial HAP inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 45.0,
"rationale": "Major systems are partially observable and present risk: no central HVAC visible — cooling provided by window units; heating source is not visible in photos (unknown). Electrical meter and an interior panel are present and covered, but age is unknown. Water heater and furnace location/condition not shown. Roof edges and gutters show staining/debris and possible sag at eaves (needs closer roof inspection). Plumbing fixtures in kitchen and bathroom appear functional in photos. Overall system condition is uncertain and has moderate-to-significant risk due to lack of visible primary heating, roof edge concerns, and unverified water heater/venting."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 60.0,
"rationale": "Vinyl siding is intact though aged; concrete block foundation shows staining and minor spalling. Porch has a railing and wooden pickets added; stairs have metal handrails. Yard is overgrown in places but not hazardous. Chain-link fencing is serviceable. Roof/gutter edges show debris and possible localized deterioration that should be inspected and cleaned. No obvious standing water or major foundation displacement seen in photos. Overall exterior is fair — mostly repair/maintenance items."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Potential bedroom egress failure (small/jalousie windows and window AC units may not provide required escape dimensions)",
"Missing or insufficient smoke detectors in sleeping rooms (only one detector visible in living area)",
"Evidence of roof/gutter edge deterioration and debris — potential for future leaks or roof repair",
"Foundation/stem-wall staining and minor spalling visible (moisture intrusion risk) ",
"Primary heating system not visible in photos (heating provision/operation unconfirmed)"
],
"confidence": 0.6,
"assumptions": [
"A single round device visible in the living room is assumed to be a smoke detector; no smoke detectors were seen in bedrooms or hallway — presence in sleeping rooms is unconfirmed.",
"Primary heating system (furnace or electric baseboard) and water heater are not visible in photos; their presence and operational status are assumed but unverified.",
"Several windows appear to be jalousie or small sash windows; assume some bedroom windows may not meet NSPIRE egress size requirements without closer measurement.",
"Window-mounted AC units are in place for cooling; they may obstruct window opening/egress and are being treated as potential egress impediments.",
"Electrical panel is present with a visible cover in the kitchen; internal condition and breaker labeling are unverified.",
"No active interior roof leaks, major mold, or collapsed ceilings were visible in photos; minor ceiling/tile gaps observed but no full collapse."
],
"overall_score": 57.0,
"rubric_version": "2026-02-16-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1808 Jefferson Ave SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "Occupied 2BR/1BA single-family (built 1962). Property is moderately maintained and largely serviceable but shows several NSPIRE inspection risks: likely missing GFCI protection in kitchen/bath, no visible CO alarm, window AC(s) with assorted cords, ceiling tile alignment issues, foundation staining/cracks and drainage concerns, and general deferred exterior maintenance. Appliances (range, refrigerator) and plumbing fixtures are present and the unit appears habitable; most items are repairable without major rehab. With verification/repair of electrical protections, confirmation of a working heating/water‑heating system, remediation of any egress/GFCI/CO deficiencies, and some exterior drainage/step repairs, this unit would likely pass an initial HCV/NSPIRE inspection within 30–60 days. Tenant-in-place and recent rental history support immediate cash flow but require documentation and operational system verification for inspection acceptance.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 69.3,
"rationale": "Interior is lived-in and cluttered but largely intact: kitchen has range and refrigerator, bathroom fixtures present, cabinets and flooring are worn but serviceable. Ceiling tiles are misaligned in multiple rooms (cosmetic and minor repair). Exterior shows stained foundation, peeling paint on steps, and scattered debris/yard trash. Missing GFCI outlets or minor fixture replacements are likely but missing appliances are not an issue (stove/fridge shown). Overall moderate, mostly cosmetic repairs and cleaning required; not structural."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Vinyl siding intact though dirty; concrete block foundation shows staining and some cracks near steps and at rear which suggest past water contact or settlement; porch steps and painted concrete show chipping. Chain-link fence is partial/leaning and yard needs cleanup. Drainage away from foundation is uncertain and staining at foundation suggests possible poor drainage. No clear evidence of infestation in photos but yard maintenance and perimeter repairs are needed. Overall exterior condition is serviceable but with visible deferred maintenance and drainage concerns."
},
{
"key": "rental_history_activity",
"label": "Rental history / recent tenancy (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 56.0,
"rationale": "One smoke-detector-like device is visible inside (living room), electrical panel has an intact cover visible in kitchen, handrails exist on exterior steps. However several inspection risks: no carbon monoxide alarm visible, GFCI protection in kitchen/bath not evident (older 1962 house likely without GFCI), multiple window AC units and visible extension/TV cords create potential electrical hazard if improperly installed, and bathroom kitchen outlet protections are unknown. Bedroom egress windows appear present but some windows are jalousie-style which sometimes fail egress; egress not fully verifiable from photos. These unknowns create moderate NSPIRE risk and likely items an inspector will request remediation for (GFCI/CO/smoke placement/electrical)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 53.3,
"rationale": "Electrical meter/panel present and appears intact on exterior. Heating system not visible; cooling is via window AC units in multiple rooms (functional but not central). Plumbing fixtures (kitchen sink, bathroom sink/tub/toilet) are present and appear to function, though plumbing/water‑heater not shown. Roof shows aging/shingle wear at gutters/edges but no clear active collapse or significant sag in provided photos. Given age (1962), systems appear operational but are older and will need verification (heat source, water heater, serviceability of window ACs, roof integrity)."
}
],
"red_flags": [
"Possible missing GFCI protection in kitchen and bathroom (common NSPIRE fail).",
"No carbon monoxide alarm visible (if fuel-burning appliances present CO alarm required).",
"No visible central heating system; lack of documented heating source is an inspection risk.",
"Staining and cracks in concrete block foundation and around grade indicate drainage/settlement risk that should be evaluated.",
"Multiple window AC units and visible extension/TV cords create potential electrical hazards if not on dedicated circuits or properly installed.",
"Ceiling tiles misaligned/sagging in multiple rooms — potential moisture or ceiling system weakness that requires investigation."
],
"confidence": 0.76,
"assumptions": [
"Heating system and water heater are present and operational though not visible in photos; inspector will require proof or repair if absent.",
"At least one smoke alarm is installed (device visible in living area) but placement/number may not meet NSPIRE spacing requirements.",
"GFCI protection in kitchen and bathroom outlets is not visible in photos and likely absent (typical in older homes); assume remediation will be required.",
"Bedroom windows provide egress size adequate but some jalousie/older windows may fail egress requirements—this is assumed passable unless measured otherwise.",
"No active roof leaks are evident in interior photos; roofing shows wear but no visible interior water damage beyond minor staining.",
"Electrical panel and exterior meter are intact with covers in place; no obvious exposed live wiring seen beyond tenant extension cords and appliance cords inside.",
"Clutter and tenant belongings visible will be removed/managed by occupant or owner prior to inspection; cleanliness issues alone are not scored as structural failure."
],
"score_method": "mean_of_criteria",
"overall_score": 60.4,
"rubric_version": "nsprise-assessment-v1.0-2026-02-16",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7363268169"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.