Property ID: 7390529169
532 Athens Ct, Birmingham, AL, 35212
Birmingham, AL
Money Down: $28,536
CoC Return: -1.15%
Monthly Cash Flow: $-27
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,780
Closing Costs
$4,756
Total Down
$28,536
Investment Snapshot
Purchase Price
$118,900
Money Down
$28,536
Cash-on-Cash Return
-1.15%
Rent
$890
Monthly Cash Flow
$-27
Annual Cash Flow
$-329
Debt Service / Mo
$633
Property Tax / Mo
$126
Insurance / Mo
$69
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$890
Payment Standard
$1,408
Rent
$890
Insurance
$69
Property Tax
$126
Management
$89
Utilities Allowance
$518
NOI (Monthly)
$605
Debt Service
$633
Cash Flow After Debt
$-27
Quality Score: 87.40%
Confidence: 95.00%
This home appears turnkey for Section 8 / HCV initial inspection. Recent full renovation (roof, HVAC, water heater, plumbing, electrical, windows, LVP flooring, paint) is consistent with photos and listing text. Visible interior and systems elements (vents, new appliances, intact finishes) point to high NSPIRE pass likelihood. Minor deductions reflect lack of verified GFCI/CO detector locations, unverified deadbolt operation, and site/driveway wear. Expect inspection-ready within 1–2 weeks assuming verification of detectors, GFCI outlets, and operational testing of HVAC/water heater/electrical by owner/agent prior to inspection.
Section 8 Payment Standard
$1,408
Utility Allowance Total
$518
Guaranteed Section 8 Rent (PS - Utilities)
$890
Property Management
$89
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$118,900
Beds
3
Baths
1
Living Area
1,139 sqft
Lot Size
7,841 sqft
Year Built
1956
Days on Market
116
Capital Outlay
$28,536
Debt Service
$633
Property Tax / Mo
$126
Insurance / Mo
$69
Property Description
Completely Renovated 3-Bedroom, 1-Bath Home! This move-in ready home was fully renovated just one year ago and features numerous upgrades throughout. Updates include a new roof, new HVAC, new water heater, new LVP flooring, fresh interior and exterior paint, new plumbing, new electrical, and new windows. Enjoy a bright, open floor plan with modern finishes and low-maintenance living. Conveniently located and thoughtfully updated, this home offers the perfect blend of comfort, style, and peace of mind.
Utility Allowances
Heating
$93
Property details indicate electric heating. The most expensive electric option, 'Elec Heat: Ala Power', was selected from the schedule.
Cooling
$22
Property details indicate electric cooling. The most expensive electric option, 'A/C: Alabama Power', was selected.
Water Heating
$56
Property details list an 'Electric Water Heater'. The most expensive electric option, 'Elec: Ala Power', was chosen for water heating.
Cooking
$21
Property details list an 'Electric Oven'. The most expensive electric option, 'Elec: Ala Power', was selected for cooking.
Other Electric
$68
This covers general electric use like lighting. The most expensive option, 'Lights, Ref, Etc.: Ala Power', was chosen from the schedule.
Water
$78
Property has 'Public Water'. 'Water: Birmingham' was selected as the property is located in the city of Birmingham.
Sewer
$151
Property details state 'Sewer: Connected'. The allowance is the fixed rate for a 3-bedroom unit from the schedule.
Trash Collection
$29
Trash provider is not specified. 'Irondale ISCL' was selected as the property's coordinates are geographically close to Irondale and this is a higher-cost option.
Refrigerator
$0
The property listing includes a refrigerator. Therefore, the allowance for a tenant-provided appliance is $0.
Range/Microwave
$0
The property listing includes a microwave. Therefore, the allowance for a tenant-provided appliance is $0.
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$684
DP3 Annual Estimate$981
DP1 Monthly Equivalent$57
DP3 Monthly Equivalent$82
Replacement Value$80,200
Basis1,139 sqft / 1956
Nearby Houses
Photo unavailable
529 Athens Ct
sold · 0.04 mi
Price: $125,000
2 bd / 1 ba · 965 sqft
Latest sale: $125,000 on Nov 17, 2021
Latest rent: $1,095 on Jan 21, 2026
Photo unavailable
545 Antwerp Ct
sold · 0.04 mi
Price: $88,776
3 bd / 1 ba · 908 sqft
Latest sale: $88,776 on Jul 22, 2024
Latest rent: $750 on Sep 02, 2017
Photo unavailable
521 Athens Ct
sold · 0.05 mi
Price: $48,000
3 bd / 1 ba · 876 sqft
Latest sale: $48,000 on Aug 27, 2025
Latest rent: —
Photo unavailable
572 Antwerp Ct
sold · 0.08 mi
Price: $18,000
3 bd / 1 ba · 984 sqft
Latest sale: $18,000 on Mar 04, 2017
Latest rent: $1,150 on Jan 13, 2025
Photo unavailable
563 Brussels Ave
sold · 0.09 mi
Price: $129,900
3 bd / 1 ba · 882 sqft
Latest sale: $129,900 on Aug 25, 2021
Latest rent: $1,150 on Aug 01, 2025
Photo unavailable
6808 S 6th Ct
sold · 0.09 mi
Price: $275,000
3 bd / 2 ba · 1,400 sqft
Latest sale: $275,000 on Aug 16, 2023
Latest rent: —
Photo unavailable
6625 6th Ct S
sold · 0.10 mi
Price: $27,000
3 bd / 2 ba · 1,862 sqft
Latest sale: $27,000 on Feb 14, 2020
Latest rent: —
Photo unavailable
6801 6th Ct S
sold · 0.10 mi
Price: $73,000
3 bd / 2 ba
Latest sale: $73,000 on Oct 21, 2016
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing statement about 'new roof, new HVAC, new water heater, new plumbing, new electrical, new windows' is accurate and reflects work completed within past 12–18 months.
- Ceiling round device visible in photos is a working smoke detector; CO alarm presence not visible and assumed not required if no gas appliances present (stove appears electric).
- Electrical panel and breakers are intact and meet code; no visible exposed wiring observed on exterior or interior photos.
- Kitchen appliances shown (electric range, microwave, refrigerator) are functional and installed to code; stove appears electric so no gas line/venting issues expected.
- No active roof leaks, significant mold, or hidden structural problems beyond what is visible in photos; absence of staining or sagging in ceiling supports this assumption.
- Front steps and small porch are stable; where a handrail is present it is secure — local code handrail requirements assumed met for these riser heights.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,470 | $102,200 | $20,440 |
| 2023 | $1,470 | $101,400 | $20,280 |
| 2022 | $1,109 | $76,500 | $15,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-11-02 | Sold | $45,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-02-01 | Listed for rent | $1,350 | — |
Photo Gallery
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"listing": {
"status": "off_market",
"list_date": "2024-03-26T22:20:27Z",
"list_price": 135000,
"listing_id": "2965506035",
"last_update_date": "2024-06-25T08:12:30Z",
"last_status_change_date": "2024-07-03T02:57:26Z"
},
"event_name": "Listed",
"price_sqft": 127.41652021089631,
"source_name": "WestAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "161689",
"price_change_percentage": "+222.22%"
},
{
"date": "2024-03-26",
"price": 145000,
"listing": {
"status": "off_market",
"list_date": "2024-03-26T22:09:44Z",
"list_price": 135000,
"listing_id": "2965505819",
"last_update_date": "2024-06-25T13:12:06Z",
"last_status_change_date": "2024-07-03T07:54:16Z"
},
"event_name": "Listed",
"price_sqft": 127.41652021089631,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21380804",
"price_change_percentage": null
},
{
"date": "2024-02-24",
"price": 1295,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1100,
"listing_id": "2963636553",
"last_update_date": "2024-05-25T03:03:02Z",
"last_status_change_date": "2024-06-18T04:07:48Z"
},
"event_name": "Price Changed for rent",
"price_sqft": 1.1379613356766256,
"source_name": "TenantTurner",
"price_change": -55,
"days_after_listed": null,
"source_listing_id": "640818",
"price_change_percentage": null
},
{
"date": "2024-02-01",
"price": 1350,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 1100,
"listing_id": "2963636553",
"last_update_date": "2024-05-25T03:03:02Z",
"last_status_change_date": "2024-06-18T04:07:48Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.1862917398945518,
"source_name": "TenantTurner",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "640818",
"price_change_percentage": null
},
{
"date": "2023-11-09",
"price": 45000,
"listing": {
"status": "sold",
"list_date": "2023-09-11T19:53:58Z",
"list_price": 60000,
"listing_id": "2959568940",
"last_update_date": "2023-11-09T18:26:16Z",
"last_status_change_date": "2023-11-10T00:40:23Z"
},
"event_name": "Sold",
"price_sqft": 39.54305799648506,
"source_name": "WestAlabamaMLS",
"price_change": -15000,
"days_after_listed": "59 days",
"source_listing_id": "158781",
"price_change_percentage": "-25.00%"
},
{
"date": "2023-09-11",
"price": 60000,
"listing": {
"status": "sold",
"list_date": "2023-09-11T19:53:58Z",
"list_price": 60000,
"listing_id": "2959568940",
"last_update_date": "2023-11-09T18:26:16Z",
"last_status_change_date": "2023-11-10T00:40:23Z"
},
"event_name": "Listed",
"price_sqft": 52.72407732864675,
"source_name": "WestAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "158781",
"price_change_percentage": null
},
{
"date": "2023-09-08",
"price": 60000,
"listing": {
"status": "sold",
"list_date": "2023-09-08T19:04:51Z",
"list_price": 60000,
"listing_id": "2959503506",
"last_update_date": "2023-11-03T14:43:40Z",
"last_status_change_date": "2023-11-03T15:20:36Z"
},
"event_name": "Listed",
"price_sqft": 52.72407732864675,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21364990",
"price_change_percentage": "-21.57%"
},
{
"date": "2021-06-15",
"price": 76500,
"listing": null,
"event_name": "Sold",
"price_sqft": 67.22319859402461,
"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": "7390529169",
"generated_at": "2026-02-16T02:53:58.606732Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 87.4
},
"utility_allowance": {
"zip_code": "35212",
"home_photo": "https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m2443325202s-w1280.jpg",
"rent_price": 890.0,
"loan_amount": 95120.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/532-Athens-Ct_Birmingham_AL_35212_M73905-29169",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 118900.0,
"loan_term_years": 30,
"annual_cash_flow": 7265.4,
"mortgage_monthly": 632.84,
"payment_standard": 1408.0,
"total_amount_out": 23780.0,
"additional_photos": [
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m2605657229s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m3331262511s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m3910214468s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m1548685372s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m2456376057s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m398890689s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m911882387s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m918942390s-w1280.jpg",
"https://ap.rdcpix.com/68dbb690ec1a438512e5a56a9ddb8c8al-m612171134s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 69.38,
"monthly_cash_flow": 605.45,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property details indicate electric heating. The most expensive electric option, 'Elec Heat: Ala Power', was selected from the schedule.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property details indicate electric cooling. The most expensive electric option, 'A/C: Alabama Power', was selected.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property details list an 'Electric Water Heater'. The most expensive electric option, 'Elec: Ala Power', was chosen for water heating.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Property details list an 'Electric Oven'. The most expensive electric option, 'Elec: Ala Power', was selected for cooking.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "This covers general electric use like lighting. The most expensive option, 'Lights, Ref, Etc.: Ala Power', was chosen from the schedule.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has 'Public Water'. 'Water: Birmingham' was selected as the property is located in the city of Birmingham.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property details state 'Sewer: Connected'. The allowance is the fixed rate for a 3-bedroom unit from the schedule.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash provider is not specified. 'Irondale ISCL' was selected as the property's coordinates are geographically close to Irondale and this is a higher-cost option.",
"utility": "Trash Collection",
"allowance": 29
},
{
"note": "The property listing includes a refrigerator. Therefore, the allowance for a tenant-provided appliance is $0.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property listing includes a microwave. Therefore, the allowance for a tenant-provided appliance is $0.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.31,
"down_payment_amount": 23780.0,
"property_tax_annual": 1514.1,
"property_tax_monthly": 126.18,
"property_tax_increase": 0.03,
"utility_allowance_total": 518.0,
"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": -328.63,
"property_management_monthly": 89.0,
"monthly_cash_flow_after_debt": -27.39,
"cash_on_cash_return_after_debt": -0.01
},
"section8_assessment": {
"runs": [
{
"summary": "This home appears turnkey for Section 8 / HCV initial inspection. Recent full renovation (roof, HVAC, water heater, plumbing, electrical, windows, LVP flooring, paint) is consistent with photos and listing text. Visible interior and systems elements (vents, new appliances, intact finishes) point to high NSPIRE pass likelihood. Minor deductions reflect lack of verified GFCI/CO detector locations, unverified deadbolt operation, and site/driveway wear. Expect inspection-ready within 1–2 weeks assuming verification of detectors, GFCI outlets, and operational testing of HVAC/water heater/electrical by owner/agent prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 90.0,
"rationale": "Photos and listing indicate a full recent renovation (new LVP flooring, fresh paint, cabinets/counters, intact trim). Kitchen appliances (fridge, range, microwave) are present and appear new/in good condition. Minor visible scuffs on walls and some yard/deck concrete deterioration are cosmetic. No visible major deferred maintenance inside."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 85.0,
"rationale": "No visible exposed wiring, electrical meter and conduit appear orderly, interior HVAC vents present, bathroom and kitchen fixtures intact, no visible active leaks, ceilings appear sound. A round ceiling device (likely a smoke alarm) is visible in living area. GFCI outlets are not clearly visible in photos and CO alarm is not visible (stove is electric). Entry doors appear solid but deadbolt presence is not clearly shown. Score reduced slightly for items not verifiable in photos (GFCI, confirmed smoke/CO placement & operation, deadbolts)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof, Water Heater)",
"score": 90.0,
"rationale": "Listing states new roof, new HVAC, new water heater, new plumbing and new electrical within past year; exterior roof and vents look new in photos and ceiling HVAC vents are visible. Kitchen plumbing fixtures and water connections appear modern. Electrical panel not photographed but exterior meter and conduit appear intact. Because work is recent and visible elements corroborate, systems score is high but not perfect due to lack of direct operational test evidence."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.0,
"rationale": "Exterior siding, windows and roof appear recently replaced and in good visual condition. Crawlspace vents present. Yard shows overgrown grass and fallen leaves; concrete driveway/pad and walkway show cracking and surface deterioration. Front entry has a small porch and railing on one side; minor step/rail details are not fully shown. No visible foundation displacement or standing water in photos. Score reduced for driveway/pad condition and minor site maintenance needed."
},
{
"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": [],
"confidence": 0.75,
"assumptions": [
"Listing statement about 'new roof, new HVAC, new water heater, new plumbing, new electrical, new windows' is accurate and reflects work completed within past 12–18 months.",
"Ceiling round device visible in photos is a working smoke detector; CO alarm presence not visible and assumed not required if no gas appliances present (stove appears electric).",
"Electrical panel and breakers are intact and meet code; no visible exposed wiring observed on exterior or interior photos.",
"Kitchen appliances shown (electric range, microwave, refrigerator) are functional and installed to code; stove appears electric so no gas line/venting issues expected.",
"No active roof leaks, significant mold, or hidden structural problems beyond what is visible in photos; absence of staining or sagging in ceiling supports this assumption.",
"Front steps and small porch are stable; where a handrail is present it is secure — local code handrail requirements assumed met for these riser heights."
],
"overall_score": 90.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This property appears highly turnkey for Section 8 / HCV tenancy. The photos and listing indicate a recent full renovation including new roof, HVAC, water heater, plumbing and electrical. Interior finishes are new and appliances are present. Visible safety hazards are minimal; primary NSPIRE unknowns (CO alarm, GFCI outlets, deadbolt presence) are not shown but are likely simple corrections if needed. Based on the observed condition and documented system replacements, the home is likely to pass an initial HCV inspection with only minor fixes or verification required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.0,
"rationale": "Photos and listing show a full recent renovation (new LVP flooring, fresh paint, new cabinets/counters, kitchen appliances present). Interior shows normal minor scuffs on walls and trim but no visible damaged flooring, collapsed surfaces, or missing major components. Exterior siding/trim and windows look new. Missing items are cosmetic or easy-to-fix (minor touch-up paint, cleaning, possible sealant at thresholds). Overall turnkey condition with only minor repair/cleaning work anticipated."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 82.0,
"rationale": "No visible exposed wiring, no sagging ceilings, no visible active leaks, and a smoke detector is visible in the living area. Listing indicates new electrical and new windows which reduces many code risks. Unknowns: carbon monoxide alarm(s) not visible in photos, GFCI protection at sink/outlets not shown, and deadbolt presence on entry doors not clearly visible. Bedroom egress windows appear standard double-hung and likely compliant but bedroom-level photos aren't definitive. These unknowns create moderate residual inspection risk but no obvious life-threatening hazards are present."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 90.0,
"rationale": "Listing explicitly states a new roof, new HVAC, new water heater, new plumbing and new electrical. Roof and vents look new in exterior photos; interior shows supply/return vents present. Kitchen appliances are installed and plumbing fixtures appear new. Given the comprehensive system replacements and no visible evidence of failure (stains, mold, rust), mechanical/system risk is low. Final verification (HVAC operational test, water heater temperature, electrical panel inspection) recommended but likely passable."
},
{
"key": "exterior_site",
"label": "Exterior & Site Conditions",
"score": 82.0,
"rationale": "Exterior siding, trim, windows and roof appear in good, recently replaced condition. Crawlspace/block foundation vents visible and appear intact. Yard is level with some overgrown grass and leaf debris; concrete driveway and rear slab have superficial cracking and edge wear but no collapsed sections. Minor trip hazards from uneven concrete edges are possible but repairable. No signs of standing water, active drainage issues, or infestation visible in photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (5 yr)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.8,
"assumptions": [
"Listing is accurate about 'new' systems (roof, HVAC, water heater, plumbing, electrical) installed ~1 year ago and these systems are operational at time of inspection.",
"Smoke detector visible in photos is functional; additional smoke/CO alarms may be required by local code and should be installed if missing.",
"GFCI protection for kitchen/bath outlets is not visible in photos; assumed to be present or easily installed given new electrical work.",
"Deadbolt presence on primary exterior door not clearly visible in photos; assumed installable quickly if missing.",
"Bedroom egress windows are assumed to meet minimum egress size because windows appear to be full-size double-hung; final measurement recommended.",
"No hidden structural, mold, or pest problems beyond what is visible in photos; if heavy hidden damage exists (not visible), that would reduce scores.",
"Rental_history_activity treated as a positive bonus; a +4 point additive bonus was applied to the weighted average of the main criteria because rental evidence reduces time-to-rent risk (final score capped at 100)."
],
"overall_score": 90.0,
"rubric_version": "1.0"
},
{
"summary": "Based on listing details and photos, this 3-bed/1-bath 1956 home appears to have been comprehensively renovated and is very close to Section 8 / NSPIRE ready. New roof, windows, HVAC, water heater, plumbing and electrical are claimed and are consistent with visible components; interior photos show new flooring, cabinets and installed appliances. Only minor cosmetic repairs, small concrete/driveway work and verification of a few safety items (GFCI at kitchen/bath, smoke/CO detector locations, operation of HVAC and water heater, electrical panel) are likely needed prior to inspection. Overall, high likelihood of passing an initial HCV inspection with routine verification (estimated rent-ready within 1–2 weeks for paperwork and quick fixes).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs needed",
"score": 88.0,
"rationale": "Property appears recently renovated (listing states full renovation) and photos show new LVP flooring, fresh paint, intact trim and cabinetry. Kitchen has appliances (fridge, stove, microwave) installed. Minor cosmetic scuffs on walls and baseboards and some exterior concrete (driveway/slab) cracking and debris visible that are easy-to-fix. No major interior finish damage or exposed subfloor observed. Overall turnkey with only light cosmetic touch-ups and site cleanup needed."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 90.0,
"rationale": "No obvious life-threatening hazards visible. Photos show ceiling smoke detector present, new windows likely provide egress in bedrooms, entry doors appear secure and exterior meter and conduit look intact. No exposed wiring or visible water intrusion, roof appears new. GFCI outlets at kitchen sink and electrical panel location not shown in photos — listing claims new electrical which reduces risk but these items must be verified on inspection. No visible mold, active leaks or missing guardrails. Small exterior step has partial railing visible; not observed as an unsafe stair condition."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electrical, plumbing, water heater)",
"score": 95.0,
"rationale": "Listing states new roof, new HVAC, new water heater, new plumbing and new electrical; roof and ceiling vents visible in photos support those claims. Kitchen appliances are electric (electric range), reducing gas-related risks. No signs of failed systems in photos; mechanical penetrations and exterior venting appear proper. Given recent full renovation and visible components, major systems appear in good condition but final verification (operational HVAC, hot water, electrical panel/GFCI) is required on inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 82.0,
"rationale": "Exterior siding, windows and roof appear replaced/repainted and in good condition. Foundation block is intact and vented. Yard is level and low-maintenance but concrete driveway and rear slab show cracking and surface deterioration that are trip-hazard candidates and should be cleaned/leveled. Some minor yard cleanup needed. No evidence of standing water, major foundation movement, severe siding damage or infestation in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental / occupancy evidence (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing claims (new roof, HVAC, water heater, plumbing, electrical, windows) are accurate and recent; scoring assumes these systems are installed correctly and operational.",
"Smoke detector visible in photos is functional; additional detectors may be required in other bedrooms/levels per local code — placement not fully verified from photos.",
"No gas appliances present (electric range visible); therefore carbon monoxide detector not strictly required unless other fuel-burning appliances exist (not visible).",
"GFCI protection at kitchen and bathroom outlets is assumed present due to 'new electrical' claim but not visible in photos; final walkthrough should confirm.",
"Electrical panel location and condition not shown; assumed intact and up to code based on listing statement of new electrical.",
"No severe hidden issues (major mold, active roof leaks, structural/foundation movement) exist beyond what is visible; photos show no signs of these conditions.",
"Exterior steps/porch are assumed to meet local handrail/guardrail requirements; only a small step is shown and may require minor adjustment if local code mandates."
],
"overall_score": 89.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "532 Athens Ct, Birmingham, AL, 35212",
"aggregate": {
"summary": "This home appears turnkey for Section 8 / HCV initial inspection. Recent full renovation (roof, HVAC, water heater, plumbing, electrical, windows, LVP flooring, paint) is consistent with photos and listing text. Visible interior and systems elements (vents, new appliances, intact finishes) point to high NSPIRE pass likelihood. Minor deductions reflect lack of verified GFCI/CO detector locations, unverified deadbolt operation, and site/driveway wear. Expect inspection-ready within 1–2 weeks assuming verification of detectors, GFCI outlets, and operational testing of HVAC/water heater/electrical by owner/agent prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 88.7,
"rationale": "Photos and listing indicate a full recent renovation (new LVP flooring, fresh paint, cabinets/counters, intact trim). Kitchen appliances (fridge, range, microwave) are present and appear new/in good condition. Minor visible scuffs on walls and some yard/deck concrete deterioration are cosmetic. No visible major deferred maintenance inside."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.7,
"rationale": "Exterior siding, windows and roof appear recently replaced and in good visual condition. Crawlspace vents present. Yard shows overgrown grass and fallen leaves; concrete driveway/pad and walkway show cracking and surface deterioration. Front entry has a small porch and railing on one side; minor step/rail details are not fully shown. No visible foundation displacement or standing water in photos. Score reduced for driveway/pad condition and minor site maintenance needed."
},
{
"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": "Safety / Code Risk (NSPIRE)",
"score": 85.7,
"rationale": "No visible exposed wiring, electrical meter and conduit appear orderly, interior HVAC vents present, bathroom and kitchen fixtures intact, no visible active leaks, ceilings appear sound. A round ceiling device (likely a smoke alarm) is visible in living area. GFCI outlets are not clearly visible in photos and CO alarm is not visible (stove is electric). Entry doors appear solid but deadbolt presence is not clearly shown. Score reduced slightly for items not verifiable in photos (GFCI, confirmed smoke/CO placement & operation, deadbolts)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof, Water Heater)",
"score": 91.7,
"rationale": "Listing states new roof, new HVAC, new water heater, new plumbing and new electrical within past year; exterior roof and vents look new in photos and ceiling HVAC vents are visible. Kitchen plumbing fixtures and water connections appear modern. Electrical panel not photographed but exterior meter and conduit appear intact. Because work is recent and visible elements corroborate, systems score is high but not perfect due to lack of direct operational test evidence."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing statement about 'new roof, new HVAC, new water heater, new plumbing, new electrical, new windows' is accurate and reflects work completed within past 12–18 months.",
"Ceiling round device visible in photos is a working smoke detector; CO alarm presence not visible and assumed not required if no gas appliances present (stove appears electric).",
"Electrical panel and breakers are intact and meet code; no visible exposed wiring observed on exterior or interior photos.",
"Kitchen appliances shown (electric range, microwave, refrigerator) are functional and installed to code; stove appears electric so no gas line/venting issues expected.",
"No active roof leaks, significant mold, or hidden structural problems beyond what is visible in photos; absence of staining or sagging in ceiling supports this assumption.",
"Front steps and small porch are stable; where a handrail is present it is secure — local code handrail requirements assumed met for these riser heights."
],
"score_method": "mean_of_criteria",
"overall_score": 87.4,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7390529169"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.