Property ID: 7389362125
3213 Lee Ave SW, Birmingham, AL, 35221
Birmingham, AL
Money Down: $19,176
CoC Return: 19.68%
Monthly Cash Flow: $314
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$15,980
Closing Costs
$3,196
Total Down
$19,176
Investment Snapshot
Purchase Price
$79,900
Money Down
$19,176
Cash-on-Cash Return
19.68%
Rent
$1,009
Monthly Cash Flow
$314
Annual Cash Flow
$3,773
Debt Service / Mo
$425
Property Tax / Mo
$101
Insurance / Mo
$67
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,009
Payment Standard
$1,518
Rent
$1,009
Insurance
$67
Property Tax
$101
Management
$101
Utilities Allowance
$509
NOI (Monthly)
$740
Debt Service
$425
Cash Flow After Debt
$314
Quality Score: 68.00%
Confidence: 91.00%
Overall the property appears mostly updated cosmetically and was previously Section 8-approved, making it likely rentable after a short punch-list. The major outstanding inspection risk is the absence (in photos) of a working HVAC system — the listing states HVAC will be added prior to closing. Minor safety items (missing outlet cover, verification/installation of smoke/CO/GFCI devices, and some LVP seam repairs, appliance installation) need to be completed. With HVAC installed and the minor items corrected, the unit should pass an initial HCV/NSPIRE inspection within 1-4 weeks.
Section 8 Payment Standard
$1,518
Utility Allowance Total
$509
Guaranteed Section 8 Rent (PS - Utilities)
$1,009
Property Management
$101
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$79,900
Beds
3
Baths
2
Living Area
1,653 sqft
Lot Size
7,841 sqft
Year Built
1970
Days on Market
147
Capital Outlay
$19,176
Debt Service
$425
Property Tax / Mo
$101
Insurance / Mo
$67
Property Description
Attention Investor Purchasers!!! $85,000 cash buys this proven rental. Rental rate based on local comps $1,150/month; $13,800 /year (subject to change). Previously Section 8 approved. Recently updated and rent ready except for HVAC, which will be added prior to closing. Flood zone, Flood premium less than $600 per year (subject to change). To be sold as is and won't last long!
Utility Allowances
heating
$93
Property has central heating. Fuel type is inferred to be electric based on the presence of an electric water heater and oven. Alabama Power is selected as the most common provider in the area and is the most expensive electric heating option on the schedule.
cooling
$22
Property has central air conditioning, which is electric. Alabama Power is selected as the most common provider for Birmingham and is the most expensive option on the schedule.
cooking
$21
Property includes an electric oven. Alabama Power is selected as the corresponding electric provider, being the most expensive option.
water_heating
$56
Property includes an electric water heater. Alabama Power is selected as the corresponding electric provider, being the most expensive option.
other_electric
$68
Required for basic electric service (lights, outlets). Alabama Power is selected as the most common regional provider and is the most expensive option.
water
$78
Property has public water. 'Water: Birmingham' is selected as the provider based on the property's city.
sewer
$151
Property has 'Sewer Connected'. The allowance is a fixed value from the schedule for the local housing authority.
trash_collection
$20
Trash collection is assumed for a single-family home. 'Jefferson City' is selected as the most appropriate regional option since the property is in Jefferson County and no 'Birmingham' option is available.
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$654
DP3 Annual Estimate$957
DP1 Monthly Equivalent$54
DP3 Monthly Equivalent$80
Replacement Value$72,400
Basis1,653 sqft / 1970
Nearby Houses
Photo unavailable
3209 Lee Ave SW
sold · 0.01 mi
Price: $95,500
4 bd / 2 ba · 1,286 sqft
Latest sale: $95,500 on Dec 06, 2024
Latest rent: —
Photo unavailable
3212 Lee Ct SW
for_sale · 0.02 mi
Price: $85,000
3 bd / 1 ba · 1,286 sqft
Latest sale: $75,000 on Mar 15, 2024
Latest rent: $1,250 on Apr 30, 2024
Photo unavailable
3205 Lee Ave SW
sold · 0.03 mi
Price: $81,900
3 bd / 1 ba · 1,336 sqft
Latest sale: $81,900 on Mar 21, 2023
Latest rent: $775 on Dec 28, 2018
Photo unavailable
3133 Lee Ct SW
sold · 0.08 mi
Price: $112,000
3 bd / 2 ba · 1,312 sqft
Latest sale: $112,000 on Sep 26, 2024
Latest rent: $850 on Nov 17, 2018
Photo unavailable
3116 Steiner Ave SW
sold · 0.12 mi
Price: $25,000
2 bd / 1 ba · 1,218 sqft
Latest sale: $25,000 on Sep 17, 2025
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible, functioning HVAC system shown in photos (listed as to be added) — lack of heating/cooling would fail inspection if not installed.
- At least one exposed outlet/box without cover in utility/laundry area (electrical hazard) observed — must be corrected prior to inspection.
Assumptions
- Seller will install a functioning HVAC system prior to the inspection as stated in the listing; ductwork in ceilings is serviceable.
- There are working smoke detectors and CO alarms installed in required locations or they will be installed before inspection (only a common area detector is visible in photos).
- No active roof leaks, major hidden water intrusion, or severe mold exist beyond what is visible in photos.
- Missing appliances (stove/fridge/dishwasher) are to be supplied by owner or tenant; absence reduces condition score moderately but not catastrophically.
- Electrical panel is up to code and branch wiring is intact except for the visible outlet/cover issue which will be corrected.
- Flood zone designation is accurate; flood insurance will be obtained as required by lender/insurer but does not prevent HCV inspection pass.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,180 | $81,400 | $16,280 |
| 2023 | $1,180 | $81,400 | $16,280 |
| 2022 | $888 | $61,300 | $12,260 |
| 2021 | $888 | $61,300 | $12,260 |
| 2020 | $888 | $61,300 | $12,260 |
| 2019 | $1,225 | $84,500 | $16,900 |
| 2018 | $1,168 | $80,600 | $16,120 |
| 2017 | $512 | $80,600 | $8,060 |
| 2016 | $1,168 | $80,600 | $16,120 |
| 2011 | $1,322 | $94,100 | $18,820 |
| 2010 | $1,322 | $94,100 | $18,820 |
| 2009 | $1,322 | $94,100 | $18,820 |
| 2008 | $1,352 | $96,200 | $19,240 |
| 2007 | $1,292 | $91,900 | $18,380 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2018-06-19 | Sold | $23,000 |
| 2018-02-05 | Sold | $42,000 |
| 2017-08-10 | Sold | $52,600 |
| 2015-12-16 | Sold | $43,794 |
| 2015-07-28 | Sold | $43,949 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-07-12 | Listed for rent | $1,150 | — |
| 2025-05-15 | Listed for rent | $1,150 | — |
Photo Gallery
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"listing_id": "574994727",
"last_update_date": "2014-05-29T12:00:00Z",
"last_status_change_date": "2014-05-29T12:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -400,
"days_after_listed": null,
"source_listing_id": "578231",
"price_change_percentage": null
},
{
"date": "2014-02-11",
"price": 48900,
"listing": {
"status": "off_market",
"list_date": "2013-10-10T07:00:00Z",
"list_price": 53500,
"listing_id": "574994727",
"last_update_date": "2014-05-29T12:00:00Z",
"last_status_change_date": "2014-05-29T12:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "578231",
"price_change_percentage": null
},
{
"date": "2013-10-10",
"price": 49900,
"listing": {
"status": "off_market",
"list_date": "2013-10-10T07:00:00Z",
"list_price": 53500,
"listing_id": "574994727",
"last_update_date": "2014-05-29T12:00:00Z",
"last_status_change_date": "2014-05-29T12:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "578231",
"price_change_percentage": null
},
{
"date": "2012-03-13",
"price": 43000,
"listing": {
"status": "off_market",
"list_date": "2011-09-21T07:00:00Z",
"list_price": 43000,
"listing_id": "538496163",
"last_update_date": "2012-03-14T12:00:00Z",
"last_status_change_date": "2012-03-13T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "174 days",
"source_listing_id": "511884",
"price_change_percentage": null
},
{
"date": "2012-02-27",
"price": 43000,
"listing": {
"status": "off_market",
"list_date": "2011-09-21T07:00:00Z",
"list_price": 43000,
"listing_id": "538496163",
"last_update_date": "2012-03-14T12:00:00Z",
"last_status_change_date": "2012-03-13T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -7000,
"days_after_listed": null,
"source_listing_id": "511884",
"price_change_percentage": null
},
{
"date": "2011-11-29",
"price": 50000,
"listing": {
"status": "off_market",
"list_date": "2011-09-21T07:00:00Z",
"list_price": 43000,
"listing_id": "538496163",
"last_update_date": "2012-03-14T12:00:00Z",
"last_status_change_date": "2012-03-13T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -17000,
"days_after_listed": null,
"source_listing_id": "511884",
"price_change_percentage": null
},
{
"date": "2011-09-21",
"price": 67000,
"listing": {
"status": "off_market",
"list_date": "2011-09-21T07:00:00Z",
"list_price": 43000,
"listing_id": "538496163",
"last_update_date": "2012-03-14T12:00:00Z",
"last_status_change_date": "2012-03-13T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "511884",
"price_change_percentage": "+176.86%"
},
{
"date": "2009-04-24",
"price": 24200,
"listing": {
"status": "sold",
"list_date": "2009-03-16T07:00:00Z",
"list_price": 34900,
"listing_id": "504654755",
"last_update_date": "2009-04-28T02:13:14Z",
"last_status_change_date": "2009-04-24T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -15700,
"days_after_listed": null,
"source_listing_id": "421979",
"price_change_percentage": "-39.35%"
},
{
"date": "2009-03-16",
"price": 39900,
"listing": {
"status": "sold",
"list_date": "2009-03-16T07:00:00Z",
"list_price": 34900,
"listing_id": "504654755",
"last_update_date": "2009-04-28T02:13:14Z",
"last_status_change_date": "2009-04-24T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "421979",
"price_change_percentage": null
},
{
"date": "2009-03-16",
"price": 39900,
"listing": {
"status": "off_market",
"list_date": "2008-08-22T07:00:00Z",
"list_price": 39900,
"listing_id": "501670463",
"last_update_date": "2009-03-17T07:01:59Z",
"last_status_change_date": "2009-03-16T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "0 days",
"source_listing_id": "414973",
"price_change_percentage": null
},
{
"date": "2009-02-21",
"price": 39900,
"listing": {
"status": "off_market",
"list_date": "2008-08-22T07:00:00Z",
"list_price": 39900,
"listing_id": "501670463",
"last_update_date": "2009-03-17T07:01:59Z",
"last_status_change_date": "2009-03-16T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "15 days",
"source_listing_id": "414973",
"price_change_percentage": null
},
{
"date": "2009-02-07",
"price": 39900,
"listing": {
"status": "off_market",
"list_date": "2008-08-22T07:00:00Z",
"list_price": 39900,
"listing_id": "501670463",
"last_update_date": "2009-03-17T07:01:59Z",
"last_status_change_date": "2009-03-16T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "414973",
"price_change_percentage": null
},
{
"date": "2009-02-06",
"price": 44900,
"listing": {
"status": "off_market",
"list_date": "2008-08-22T07:00:00Z",
"list_price": 39900,
"listing_id": "501670463",
"last_update_date": "2009-03-17T07:01:59Z",
"last_status_change_date": "2009-03-16T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "414973",
"price_change_percentage": null
},
{
"date": "2009-01-07",
"price": 44900,
"listing": {
"status": "off_market",
"list_date": "2008-08-22T07:00:00Z",
"list_price": 44900,
"listing_id": "542445755",
"last_update_date": "2009-01-08T04:29:58Z",
"last_status_change_date": "2009-01-07T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "138 days",
"source_listing_id": "403170",
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},
{
"date": "2008-08-22",
"price": 44900,
"listing": {
"status": "off_market",
"list_date": "2008-08-22T07:00:00Z",
"list_price": 44900,
"listing_id": "542445755",
"last_update_date": "2009-01-08T04:29:58Z",
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},
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},
{
"date": "2007-12-28",
"price": 70000,
"listing": {
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"list_date": "2007-06-28T07:00:00Z",
"list_price": 70000,
"listing_id": "541892979",
"last_update_date": "2007-12-29T13:00:00Z",
"last_status_change_date": "2007-12-28T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "183 days",
"source_listing_id": "347477",
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},
{
"date": "2007-06-28",
"price": 70000,
"listing": {
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"list_date": "2007-06-28T07:00:00Z",
"list_price": 70000,
"listing_id": "541892979",
"last_update_date": "2007-12-29T13:00:00Z",
"last_status_change_date": "2007-12-28T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "347477",
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}
],
"building_permits_history": [
{
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"permit_status": "Issued",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Jun 5, 2009",
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]
}
},
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},
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"generated_at": "2026-02-16T03:21:39.119484Z",
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"reason": "disabled",
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},
"processing_status": {
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"eligible": true,
"min_score": 60.0,
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"zip_code": "35221",
"home_photo": "https://ap.rdcpix.com/d17dc51cd7060906b58742370a6f068cl-m1353629408s-w1280.jpg",
"rent_price": 1009.0,
"loan_amount": 63920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/3213-Lee-Ave-SW_Birmingham_AL_35221_M73893-62125",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 79900.0,
"loan_term_years": 30,
"annual_cash_flow": 8876.3,
"mortgage_monthly": 425.26,
"payment_standard": 1518.0,
"total_amount_out": 15980.0,
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],
"down_payment_rate": 0.2,
"insurance_monthly": 67.12,
"monthly_cash_flow": 739.69,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
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],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central heating. Fuel type is inferred to be electric based on the presence of an electric water heater and oven. Alabama Power is selected as the most common provider in the area and is the most expensive electric heating option on the schedule.",
"utility": "heating",
"allowance": 93
},
{
"note": "Property has central air conditioning, which is electric. Alabama Power is selected as the most common provider for Birmingham and is the most expensive option on the schedule.",
"utility": "cooling",
"allowance": 22
},
{
"note": "Property includes an electric oven. Alabama Power is selected as the corresponding electric provider, being the most expensive option.",
"utility": "cooking",
"allowance": 21
},
{
"note": "Property includes an electric water heater. Alabama Power is selected as the corresponding electric provider, being the most expensive option.",
"utility": "water_heating",
"allowance": 56
},
{
"note": "Required for basic electric service (lights, outlets). Alabama Power is selected as the most common regional provider and is the most expensive option.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "Property has public water. 'Water: Birmingham' is selected as the provider based on the property's city.",
"utility": "water",
"allowance": 78
},
{
"note": "Property has 'Sewer Connected'. The allowance is a fixed value from the schedule for the local housing authority.",
"utility": "sewer",
"allowance": 151
},
{
"note": "Trash collection is assumed for a single-family home. 'Jefferson City' is selected as the most appropriate regional option since the property is in Jefferson County and no 'Birmingham' option is available.",
"utility": "trash_collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.56,
"down_payment_amount": 15980.0,
"property_tax_annual": 1215.4,
"property_tax_monthly": 101.28,
"property_tax_increase": 0.03,
"utility_allowance_total": 509.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 3773.16,
"property_management_monthly": 100.9,
"monthly_cash_flow_after_debt": 314.43,
"cash_on_cash_return_after_debt": 0.24
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears mostly updated cosmetically and was previously Section 8-approved, making it likely rentable after a short punch-list. The major outstanding inspection risk is the absence (in photos) of a working HVAC system — the listing states HVAC will be added prior to closing. Minor safety items (missing outlet cover, verification/installation of smoke/CO/GFCI devices, and some LVP seam repairs, appliance installation) need to be completed. With HVAC installed and the minor items corrected, the unit should pass an initial HCV/NSPIRE inspection within 1-4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 75.0,
"rationale": "Interior appears freshly painted with new-looking LVP floors and cosmetically updated rooms. Kitchen cabinets are older and one appliance opening appears empty; some flooring panels show gaps/lifting at seams that will need minor repair or re-seating. Small cosmetic baseboard and cabinet repairs likely required. No large-scale demolition or visible structural damage. Missing appliances (stove/fridge) are visible or implied but are a moderate, fixable item."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "There is at least one ceiling smoke detector visible in common area; bedroom detectors and CO alarms are not visible in photos. One outlet/box in the utility/laundry room appears to be without a cover (electrical hazard) and should be corrected. Entry has a metal security door and handrails on front steps are present. Egress windows appear adequate in living spaces. No visible mold, major water intrusion, sagging ceilings, or collapsed elements. Flood zone noted in listing (insurance issue but not a physical inspection failure). GFCI locations in kitchen/baths are not clearly shown; likely need verification/update. Because of the missing/uncertain detectors and exposed outlet, there is moderate NSPIRE risk until those items are corrected or verified."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 60.0,
"rationale": "Water heater and electrical panel are present and appear intact in the utility room. Duct vents visible in ceilings indicate existing ductwork. Listing states HVAC will be added prior to closing — at present a working HVAC system is not shown in photos; a lack of a functioning heating/cooling system would cause an inspection fail. Roof shingles visible from exterior appear intact with no obvious major failure. Plumbing fixtures (kitchen sink) present; hot water likely available via the pictured water heater. Overall systems condition looks serviceable but HVAC pending installation and some minor electrical corrections are required."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 70.0,
"rationale": "Brick exterior and roofline appear sound in photos. Front steps have handrails and a secure front metal door. Driveway shows surface cracking and yard is slightly overgrown but not hazardous. Property is in a flood zone per listing — this increases insurance cost and tenant risk but does not itself fail an inspection. No obvious major foundation separation or exterior structural failure observed from provided photos."
},
{
"key": "rental_history_activity",
"label": "Rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible, functioning HVAC system shown in photos (listed as to be added) — lack of heating/cooling would fail inspection if not installed.",
"At least one exposed outlet/box without cover in utility/laundry area (electrical hazard) observed — must be corrected prior to inspection."
],
"confidence": 0.7,
"assumptions": [
"Seller will install a functioning HVAC system prior to the inspection as stated in the listing; ductwork in ceilings is serviceable.",
"There are working smoke detectors and CO alarms installed in required locations or they will be installed before inspection (only a common area detector is visible in photos).",
"No active roof leaks, major hidden water intrusion, or severe mold exist beyond what is visible in photos.",
"Missing appliances (stove/fridge/dishwasher) are to be supplied by owner or tenant; absence reduces condition score moderately but not catastrophically.",
"Electrical panel is up to code and branch wiring is intact except for the visible outlet/cover issue which will be corrected.",
"Flood zone designation is accurate; flood insurance will be obtained as required by lender/insurer but does not prevent HCV inspection pass."
],
"overall_score": 67.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears mostly cosmetically renovated and likely to pass a Housing Choice Voucher (Section 8/NSPIRE) inspection if the seller completes the stated HVAC installation and addresses a few minor safety items (outlet covers, confirm GFCI and CO detector, re-seal/replace a few vinyl planks). The building envelope, roofline and interior finishes look sound and the property has recent rental history and prior Section 8 approval. Main inspection risk is the currently missing HVAC unit and a few minor electrical/safety items visible in photos. Flood-zone location increases insurance and occupant risk and should be disclosed to the PHA/tenant.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior shows recent cosmetic updates: new vinyl plank flooring throughout, fresh paint, trim and crown molding in place. Kitchen cabinets are older and show wear; there is a missing lower cabinet/door area and no stove/fridge visible (appliances not shown). A few vinyl planks have lifted edges (visible seams) that should be re-adhered or replaced. Exterior brick shell appears intact. These are mostly cosmetic or light capital repairs; nothing visible indicates major structural remediation is required."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "Positive indicators: electrical panel is present and has a cover (seen in utility room); at least one hardwired/ceiling smoke detector is visible in main area; entry has a secure-looking metal security door. Concerns: several outlet covers appear missing in photos (electrical hazard, easy fix), GFCI outlets in kitchen/baths are not clearly shown (risk until confirmed), carbon monoxide detector not visible (required if fuel-burning appliances present), bedroom egress windows not individually shown (but living areas have large windows). The listing states HVAC will be added prior to closing — if not installed at inspection this would be an automatic fail for “no visible heating/cooling system.” No active leaks, severe mold, or collapsed ceilings observed in photos."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 65.0,
"rationale": "Water heater is present in the utility/garage space and appears serviceable though older. Duct registers are visible in living areas indicating central system ductwork exists, but listing explicitly states HVAC unit is not yet installed and will be added prior to closing — current absence is a major inspection risk if not completed before the HCV inspection. Electrical panel is present; visible wiring generally contained but missing outlet covers raise concern. No obvious major plumbing failures visible; kitchen sink and faucet present. Roof shingles visible in exterior photo appear intact with no sagging or active leaks seen."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 72.0,
"rationale": "Exterior brick façade, windows and roofline look generally sound with no visible sagging or large cracks. Front steps and metal railings present and appear functional. Driveway and walkway show cracking and unevenness in places (minor trip hazard). Property is in a flood zone (listing disclosure) which increases insurance cost and tenant risk and could affect habitability in severe weather; no obvious standing water or active drainage failures shown in photos. Yard is slightly overgrown but not severely neglected."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible HVAC unit / no visible heating system in photos — this will fail inspection if not installed prior to the HCV inspection.",
"Missing outlet covers and at least one exposed electrical receptacle — electrical hazard that must be corrected before inspection.",
"Property is in a FEMA flood zone (listing disclosure) — requires flood insurance and increases occupancy risk and PHA scrutiny.",
"Lifted vinyl flooring panels at seams (trip hazard) — minor but needs repair to pass some local inspectors."
],
"confidence": 0.6,
"assumptions": [
"Seller will install a functioning central HVAC unit prior to the HCV inspection as stated in the listing.",
"Bedrooms contain adequate egress windows (not pictured) consistent with a 1970 single-family layout.",
"Hot water is available and the visible water heater is serviceable; no major unseen plumbing leaks are present.",
"Missing major appliances (stove, refrigerator) are not considered fatal to inspection if property systems and safety items are in order; appliances can be added by landlord as required.",
"No severe hidden mold, structural foundation movement, or active roof leaks exist beyond what is visible in photos.",
"Smoke detector(s) shown represent presence throughout the unit or will be installed per code prior to inspection."
],
"overall_score": 71.0,
"rubric_version": "ns_2026_1.0"
},
{
"summary": "Overall the house appears to be in good cosmetic condition and was recently updated inside. Major observable positives: new-looking flooring, fresh paint, intact brick exterior, water heater and electrical panel present, previously Section 8 approved and recent rental history. Primary inspection risk is the absence of a visible HVAC/heating system (listing states HVAC will be added prior to closing) and incomplete evidence of required safety devices (smoke/CO detectors and GFCI protection). Minor items (missing appliance(s), outlet cover, some flooring seams, driveway cracks) are easy-to-fix. If the seller installs and commissions the HVAC and the owner corrects the small electrical and detector/GFCI issues, this property is likely to pass an initial HCV/NSPIRE inspection with a short turnaround (within 1–4 weeks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 72.0,
"rationale": "Interior appears recently painted and has new vinyl plank flooring throughout; walls, trim and flooring show only minor cosmetic issues (some plank seams and a few finish gaps). Kitchen cabinets and counters show wear and one appliance bay is empty. Exterior brick shell and windows appear intact. Missing kitchen appliances (stove/fridge/dishwasher) reduce readiness moderately but are not inspection-failing by themselves."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "One smoke detector is visible in the living/kitchen area but there is no photographic confirmation of smoke detectors in each sleeping area or hallways, nor visible CO alarms. No obvious major hazards (no collapsed ceilings, no visible severe mold, no active roof leaks). Small electrical issues visible (missing outlet/cover in utility area). Sliding door and exterior doors appear intact; front security door is present. The property is in a flood zone which affects habitability planning but not immediate life-safety. Overall there are moderate NSPIRE risks that likely require adding proper smoke/CO detectors, verifying GFCI protection in kitchen/baths and correcting the missing outlet cover/other small electrical items before inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, water heater, roof)",
"score": 58.0,
"rationale": "Water heater and an electrical panel are present and appear intact in the utility area. Roof appears visually intact from the front elevation photos; no visible active leaks or major roof sag. There is currently no visible HVAC equipment in photos (listing states HVAC will be added prior to closing) — absence of an operational heating/cooling system would fail a Section 8 inspection unless installed and functioning before inspection. Plumbing fixtures and hot water are assumed present but not shown. Electrical panel cover is present but some outlet covers are missing; verification of circuit labeling and safe wiring is recommended."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 78.0,
"rationale": "Brick exterior and foundation vents look serviceable, front steps have railings, window units and bay window appear intact. Driveway shows cracking and the yard is somewhat overgrown but no severe site hazards are visible. Property is in a FEMA flood zone (disclosed) which increases insurance and long-term damage risk but the structure shows no visible flood/standing water in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental / Section 8 history (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible heating/HVAC system in photos (listed as to be installed) — lack of heating would fail inspection.",
"Potential electrical hazards: at least one outlet/cover is missing and several outlets are shown without visible GFCI protection near wet locations.",
"Insufficient documented smoke/CO alarm coverage — only one detector visible; required detectors in each sleeping area and common hallways may be missing.",
"Property is in a designated flood zone (disclosed) — increases insurance costs and long-term risk.",
"Utility/garage entry has a raised step and threshold that could be a trip hazard if not finished/marked."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that HVAC will be added prior to closing is true and the unit will be installed and operating by the time of inspection.",
"Water heater is operational and provides hot water (present in utility photos but functionality not shown).",
"Bathrooms and bedroom egress windows meet minimum size and egress requirements (not pictured).",
"There are no hidden active roof leaks, structural foundation movement, or severe mold issues beyond what photos show.",
"Missing kitchen appliances (stove/refrigerator/dishwasher) may be provided by owner or are allowable per local PHA policy; absence alone won’t constitute a life-safety failure."
],
"overall_score": 71.0,
"rubric_version": "v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3213 Lee Ave SW, Birmingham, AL, 35221",
"aggregate": {
"summary": "Overall the property appears mostly updated cosmetically and was previously Section 8-approved, making it likely rentable after a short punch-list. The major outstanding inspection risk is the absence (in photos) of a working HVAC system — the listing states HVAC will be added prior to closing. Minor safety items (missing outlet cover, verification/installation of smoke/CO/GFCI devices, and some LVP seam repairs, appliance installation) need to be completed. With HVAC installed and the minor items corrected, the unit should pass an initial HCV/NSPIRE inspection within 1-4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 74.0,
"rationale": "Interior appears freshly painted with new-looking LVP floors and cosmetically updated rooms. Kitchen cabinets are older and one appliance opening appears empty; some flooring panels show gaps/lifting at seams that will need minor repair or re-seating. Small cosmetic baseboard and cabinet repairs likely required. No large-scale demolition or visible structural damage. Missing appliances (stove/fridge) are visible or implied but are a moderate, fixable item."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 73.3,
"rationale": "Brick exterior and roofline appear sound in photos. Front steps have handrails and a secure front metal door. Driveway shows surface cracking and yard is slightly overgrown but not hazardous. Property is in a flood zone per listing — this increases insurance cost and tenant risk but does not itself fail an inspection. No obvious major foundation separation or exterior structural failure observed from provided photos."
},
{
"key": "rental_history_activity",
"label": "Rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 63.3,
"rationale": "There is at least one ceiling smoke detector visible in common area; bedroom detectors and CO alarms are not visible in photos. One outlet/box in the utility/laundry room appears to be without a cover (electrical hazard) and should be corrected. Entry has a metal security door and handrails on front steps are present. Egress windows appear adequate in living spaces. No visible mold, major water intrusion, sagging ceilings, or collapsed elements. Flood zone noted in listing (insurance issue but not a physical inspection failure). GFCI locations in kitchen/baths are not clearly shown; likely need verification/update. Because of the missing/uncertain detectors and exposed outlet, there is moderate NSPIRE risk until those items are corrected or verified."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 61.0,
"rationale": "Water heater and electrical panel are present and appear intact in the utility room. Duct vents visible in ceilings indicate existing ductwork. Listing states HVAC will be added prior to closing — at present a working HVAC system is not shown in photos; a lack of a functioning heating/cooling system would cause an inspection fail. Roof shingles visible from exterior appear intact with no obvious major failure. Plumbing fixtures (kitchen sink) present; hot water likely available via the pictured water heater. Overall systems condition looks serviceable but HVAC pending installation and some minor electrical corrections are required."
}
],
"red_flags": [
"No visible, functioning HVAC system shown in photos (listed as to be added) — lack of heating/cooling would fail inspection if not installed.",
"At least one exposed outlet/box without cover in utility/laundry area (electrical hazard) observed — must be corrected prior to inspection."
],
"confidence": 0.91,
"assumptions": [
"Seller will install a functioning HVAC system prior to the inspection as stated in the listing; ductwork in ceilings is serviceable.",
"There are working smoke detectors and CO alarms installed in required locations or they will be installed before inspection (only a common area detector is visible in photos).",
"No active roof leaks, major hidden water intrusion, or severe mold exist beyond what is visible in photos.",
"Missing appliances (stove/fridge/dishwasher) are to be supplied by owner or tenant; absence reduces condition score moderately but not catastrophically.",
"Electrical panel is up to code and branch wiring is intact except for the visible outlet/cover issue which will be corrected.",
"Flood zone designation is accurate; flood insurance will be obtained as required by lender/insurer but does not prevent HCV inspection pass."
],
"score_method": "mean_of_criteria",
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7389362125"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.