Property ID: 7456762121
963 W 3rd St, Birmingham, AL, 35204
Birmingham, AL
Money Down: $28,800
CoC Return: 2.11%
Monthly Cash Flow: $51
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,000
Closing Costs
$4,800
Total Down
$28,800
Investment Snapshot
Purchase Price
$120,000
Money Down
$28,800
Cash-on-Cash Return
2.11%
Rent
$967
Monthly Cash Flow
$51
Annual Cash Flow
$609
Debt Service / Mo
$639
Property Tax / Mo
$111
Insurance / Mo
$70
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$967
Payment Standard
$1,408
Rent
$967
Insurance
$70
Property Tax
$111
Management
$97
Utilities Allowance
$441
NOI (Monthly)
$689
Debt Service
$639
Cash Flow After Debt
$51
Quality Score: 70.30%
Confidence: 95.00%
Overall the property appears generally solid and likely to pass a Housing Choice Voucher/NSPIRE initial inspection after minor corrections. Primary work before inspection: provide/verify smoke and carbon monoxide detectors, install/verify GFCI protection where required, reconnect dryer vent and ensure dryer/washing/stove/fridge appliances are provided (or disclose if tenant-provided), confirm HVAC and hot water operation, address the small ceiling stain (verify no active leak), and correct porch handrail/step guard if needed. With those items addressed the home is rent-ready within ~2–4 weeks.
Section 8 Payment Standard
$1,408
Utility Allowance Total
$441
Guaranteed Section 8 Rent (PS - Utilities)
$967
Property Management
$97
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$120,000
Beds
3
Baths
2
Living Area
1,444 sqft
Lot Size
10,019 sqft
Year Built
1920
Days on Market
40
Capital Outlay
$28,800
Debt Service
$639
Property Tax / Mo
$111
Insurance / Mo
$70
Property Description
Situated in one of Birmingham's most desirable and well-established neighborhoods, this 3-bedroom, 2-bathroom home is priced to sell at $134,900 and stands out as the clear choice among surrounding properties. This home offers a highly functional layout with comfortable living spaces, making it ideal for owner-occupants or investors seeking strong long-term value. With two full bathrooms and well-proportioned bedrooms, the property delivers flexibility, livability, and broad market appeal. Located in a quiet, attractive area of Birmingham, the neighborhood itself is a major differentiator, offering stability, pride of ownership, and consistent demand. Homes at this price point in comparable condition and location are increasingly rare. At $134,900, this property is competitively positioned and offers a superior combination of price, location, and functionality versus other available homes nearby. Whether you are looking for a primary residence or a smart investment, 963 3rd Street r
Utility Allowances
Heating
$38
Selected 'N'Gas: Spire'. Property has central heating and gas service (for the water heater), making natural gas the logical fuel type. Spire is a primary provider in the Birmingham area.
Cooking
$15
Selected 'N'Gas: Spire'. No stove is listed as provided, so it's assumed to be a tenant expense. Natural gas is available at the property, making it the most likely and cost-effective fuel choice.
Water Heating
$35
Selected 'N'Gas: Spire'. Property details explicitly state a 'Gas Water Heater'. Spire is the selected consistent natural gas provider.
Cooling
$22
Selected 'A/C: Alabama Power'. The property has 'Central Air', which is electric. Alabama Power is the primary electric utility serving Birmingham.
Other Electric
$68
Selected 'Lights, Ref, Etc.: Ala Power'. This is the base allowance for lights and general electric use. Alabama Power is the selected primary electric provider.
Water
$78
Selected 'Water: Birmingham'. Property details specify 'Public Water' and the property is located within the city of Birmingham.
Sewer
$151
Selected 'sewer'. Property details state it is 'Connected' to the sewer system. The allowance is a fixed rate from the schedule.
Trash Collection
$20
Selected 'Jefferson City (Once per week)'. Trash collection is a standard utility for a single-family home. As the property is in Birmingham, the 'Jefferson City' rate is the most applicable.
Refrigerator
$8
The property listing does not mention a refrigerator, so it is assumed to be tenant-owned and the corresponding allowance is applied.
Range/Microwave
$6
The property listing does not mention a microwave, so it is assumed to be tenant-owned and the corresponding allowance for a microwave is applied.
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$688
DP3 Annual Estimate$987
DP1 Monthly Equivalent$57
DP3 Monthly Equivalent$82
Replacement Value$81,500
Basis1,444 sqft / 1920
Nearby Houses
Photo unavailable
319 10th Ave W
sold · 0.07 mi
Price: $115,000
4 bd / 3 ba
Latest sale: $115,000 on Jun 14, 2016
Latest rent: —
Photo unavailable
211 9th Ct W
sold · 0.10 mi
Price: $45,000
3 bd / 1 ba · 1,350 sqft
Latest sale: $45,000 on Mar 15, 2023
Latest rent: —
Photo unavailable
207 9th Ct Lot 1
sold · 0.11 mi
Price: $12,500
— bd / — ba
Latest sale: $12,500
Latest rent: —
Photo unavailable
207 9th Ct
sold · 0.11 mi
Price: $10,000
— bd / — ba
Latest sale: $10,000 on May 27, 2021
Latest rent: —
Photo unavailable
325 9th Ct W
sold · 0.14 mi
Price: $135,000
3 bd / 2 ba · 1,568 sqft
Latest sale: $135,000 on May 04, 2022
Latest rent: —
Photo unavailable
117 10th Ct
sold · 0.14 mi
Price: $133,500
3 bd / 2 ba · 1,400 sqft
Latest sale: $133,500 on Mar 17, 2025
Latest rent: $1,675 on Sep 27, 2024
Photo unavailable
117 9th Ct
sold · 0.14 mi
Price: $54,000
3 bd / 2 ba · 1,250 sqft
Latest sale: $54,000 on Dec 13, 2018
Latest rent: —
Photo unavailable
312 10th Ct W
sold · 0.15 mi
Price: $165,000
4 bd / 2 ba · 3,885 sqft
Latest sale: $165,000 on Jul 05, 2023
Latest rent: —
Photo unavailable
904 3rd St W Apt C
off_market · 0.15 mi
Price: $645
1 bd / 1 ba · 800 sqft
Latest sale: —
Latest rent: $699 on Dec 17, 2025
Photo unavailable
904 3rd St W Apt D
off_market · 0.15 mi
Price: $564
1 bd / 1 ba · 867 sqft
Latest sale: —
Latest rent: $649 on Jul 17, 2025
Photo unavailable
904 3rd St W
sold · 0.15 mi
Price: $220,000
8 bd / 4 ba · 1,762 sqft
Latest sale: $220,000 on Dec 27, 2023
Latest rent: —
Photo unavailable
915 W 4th St
sold · 0.16 mi
Price: $28,000
2 bd / 1 ba · 2,320 sqft
Latest sale: $28,000 on Feb 10, 2023
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC and water heater exist and are operational though equipment not shown in photos (thermostat visible).
- Electrical panel is present and intact behind walls (not photographed) and there are no hidden wiring hazards beyond what is visible.
- No active roof leaks are present; ceiling stain is assumed to be a past, repaired event unless inspection shows otherwise.
- Appliances (stove, refrigerator, dryer) are not pictured and appear absent — landlord will provide or tenant-supplied; absence reduces score but is not a safety failure.
- No severe hidden mold, active pest infestation, structural foundation movement, or major plumbing failure exists beyond visible surfaces (inference based on photos and clean interiors).
- Because the home was built in 1920, lead-based paint risk exists — no peeling paint observed in photos but testing/disclosure required by HUD/state rules.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,294 | $89,300 | $17,860 |
| 2023 | $1,294 | $89,300 | $17,860 |
| 2022 | $965 | $66,600 | $13,320 |
| 2021 | $965 | $66,600 | $13,320 |
| 2020 | $965 | $66,600 | $13,320 |
| 2019 | $965 | $66,600 | $13,320 |
| 2018 | $820 | $56,600 | $11,320 |
| 2017 | $820 | $56,600 | $11,320 |
| 2016 | $820 | $56,600 | $11,320 |
| 2015 | $820 | $56,600 | $11,320 |
| 2013 | $789 | $55,700 | $11,140 |
| 2012 | $789 | $55,650 | $11,130 |
| 2009 | $801 | $56,600 | $11,320 |
| 2008 | $821 | $58,000 | $11,600 |
| 2007 | $796 | $56,200 | $11,240 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-06-13 | Sold | $75,500 |
| 2016-12-01 | Sold | $54,600 |
| 2016-10-14 | Sold | $15,000 |
| 2016-08-10 | Sold | $20,000 |
| 2012-11-28 | Sold | $40,000 |
| 2007-10-09 | Sold | $36,350 |
| 1999-04-07 | Sold | $52,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-09-13 | Listed for rent | $1,295 | — |
| 2024-08-07 | Listed for rent | $1,100 | — |
Photo Gallery
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"High School: PARKER",
"Middle School: WILKERSON"
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"County: Jefferson",
"Directions: 65N to exit 260B. Continue straight then left onto 6th ave N. go 1 mi. then right onto Center st. Go .5 mi then left onto 10th Ave W. Left onto 3rd st W",
"Source Property Type: RESIDENTIAL",
"Area: Ensley, Fairfield, Midfield, West End",
"Source Neighborhood: SMITHFIELD NORTH",
"Parcel Number: 22-00-34-2-012-004.000",
"Subdivision: SMITHFIELD NORTH",
"Property Subtype: Single Family"
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"Year Built: 1920",
"Construction Materials: Siding-Wood",
"Foundation Details: Crawl Space",
"Levels: 1-Story",
"Living Area Source: Per Tax Report",
"Property Age: 106",
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"Total Area Main: 1444",
"Total Area Upper: 0",
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"last_update_date": "2012-07-06T12:00:00Z",
"last_status_change_date": "2012-07-05T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "529844",
"price_change_percentage": "+34.80%"
},
{
"date": "2007-10-04",
"price": 36350,
"listing": {
"status": "sold",
"list_date": "2007-01-19T07:00:00Z",
"list_price": 39200,
"listing_id": "542180131",
"last_update_date": "2007-10-23T04:30:07Z",
"last_status_change_date": "2007-10-04T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -2850,
"days_after_listed": "258 days",
"source_listing_id": "325840",
"price_change_percentage": "-7.27%"
},
{
"date": "2007-01-19",
"price": 39200,
"listing": {
"status": "sold",
"list_date": "2007-01-19T07:00:00Z",
"list_price": 39200,
"listing_id": "542180131",
"last_update_date": "2007-10-23T04:30:07Z",
"last_status_change_date": "2007-10-04T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "325840",
"price_change_percentage": "-25.33%"
},
{
"date": "1999-04-07",
"price": 52500,
"listing": null,
"event_name": "Sold",
"price_sqft": 36.35734072022161,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Mar 19, 1996",
"permit_project_type_1": "Roofing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7456762121",
"generated_at": "2026-02-16T02:16:34.495798Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 70.3
},
"utility_allowance": {
"zip_code": "35204",
"home_photo": "https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m2178657525s-w1280.jpg",
"rent_price": 967.0,
"loan_amount": 96000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/963-3rd-St-W_Birmingham_AL_35204_M74567-62121",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 120000.0,
"loan_term_years": 30,
"annual_cash_flow": 8273.28,
"mortgage_monthly": 638.69,
"payment_standard": 1408.0,
"total_amount_out": 24000.0,
"additional_photos": [
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m3312087143s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m3032148084s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m2594711604s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m2282111929s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m576516043s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m1467045780s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m2242058858s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m1444775716s-w1280.jpg",
"https://ap.rdcpix.com/14579a025a1d0d940d54664842e5064bl-m3905528407s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 69.79,
"monthly_cash_flow": 689.44,
"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 'N'Gas: Spire'. Property has central heating and gas service (for the water heater), making natural gas the logical fuel type. Spire is a primary provider in the Birmingham area.",
"utility": "Heating",
"allowance": 38
},
{
"note": "Selected 'N'Gas: Spire'. No stove is listed as provided, so it's assumed to be a tenant expense. Natural gas is available at the property, making it the most likely and cost-effective fuel choice.",
"utility": "Cooking",
"allowance": 15
},
{
"note": "Selected 'N'Gas: Spire'. Property details explicitly state a 'Gas Water Heater'. Spire is the selected consistent natural gas provider.",
"utility": "Water Heating",
"allowance": 35
},
{
"note": "Selected 'A/C: Alabama Power'. The property has 'Central Air', which is electric. Alabama Power is the primary electric utility serving Birmingham.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power'. This is the base allowance for lights and general electric use. Alabama Power is the selected primary electric provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Selected 'Water: Birmingham'. Property details specify 'Public Water' and the property is located within the city of Birmingham.",
"utility": "Water",
"allowance": 78
},
{
"note": "Selected 'sewer'. Property details state it is 'Connected' to the sewer system. The allowance is a fixed rate from the schedule.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Selected 'Jefferson City (Once per week)'. Trash collection is a standard utility for a single-family home. As the property is in Birmingham, the 'Jefferson City' rate is the most applicable.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property listing does not mention a refrigerator, so it is assumed to be tenant-owned and the corresponding allowance is applied.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property listing does not mention a microwave, so it is assumed to be tenant-owned and the corresponding allowance for a microwave is applied.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.34,
"down_payment_amount": 24000.0,
"property_tax_annual": 1332.82,
"property_tax_monthly": 111.07,
"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": 609.0,
"property_management_monthly": 96.7,
"monthly_cash_flow_after_debt": 50.75,
"cash_on_cash_return_after_debt": 0.03
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears generally solid and likely to pass a Housing Choice Voucher/NSPIRE initial inspection after minor corrections. Primary work before inspection: provide/verify smoke and carbon monoxide detectors, install/verify GFCI protection where required, reconnect dryer vent and ensure dryer/washing/stove/fridge appliances are provided (or disclose if tenant-provided), confirm HVAC and hot water operation, address the small ceiling stain (verify no active leak), and correct porch handrail/step guard if needed. With those items addressed the home is rent-ready within ~2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior photos show a largely serviceable house with recent cosmetic paint, intact windows, tiled kitchen floor and finished wood floors. Visible issues: no stove or refrigerator shown (appliances not present in photos), loose/disconnected dryer vent in laundry nook, minor floor/trim scuffs, and a small ceiling discoloration/stain above a ceiling light (possible past water intrusion). Porch/steps show some wear and a partial railing only on one side. These are mostly cosmetic and moderate repairs or replacement (appliances, dryer hookup, minor trim work) rather than major structural work, so condition is good with moderate turnkey work required."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 70.0,
"rationale": "Positive indicators: visible smoke detector in ceiling, windows in bedrooms and living areas appear adequately sized for egress, no obvious exposed electrical wiring, intact ceilings and walls, and entry doors appear to have locks. Concerns: no carbon monoxide detector visible (required where fuel-burning appliances or attached garages are present), GFCI outlets not evident in kitchen/bath photos, dryer vent is disconnected (fire/CO/dryer-lint risk until properly installed), a small ceiling stain suggests past leak (needs verification), and porch step guard/handrail may be incomplete. Home was built in 1920 so lead-paint risk exists (no peeling shown but requires disclosure/testing). Overall moderate NSPIRE risk that can be fixed with targeted repairs prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Roof shingles visible in exterior photos appear in good condition with no visible sagging or active leaks. A thermostat is visible in the living area indicating an HVAC system likely present, but no HVAC equipment, water heater, or electrical panel is photographed for direct verification. Laundry hookups are present (water box and dryer vent), but dryer vent is not installed. Because key mechanicals are not shown, I assume they exist and are functional but this is an uncertainty; therefore score is moderate. If HVAC or water heater are nonfunctional on inspection, score would drop significantly."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Yard and lot appear maintained with a stable grade and retaining wall on one side. Siding/paint appears intact, detached structure/garage visible and in reasonable condition. Minor site issues: small debris and uneven walk near the right side, and a short set of front steps with limited handrail coverage. No standing water, major foundation cracking, roof sagging, or pest infestation is visible in photos. Overall exterior is serviceable with minor site cleanup and handrail work recommended."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 yrs)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC and water heater exist and are operational though equipment not shown in photos (thermostat visible).",
"Electrical panel is present and intact behind walls (not photographed) and there are no hidden wiring hazards beyond what is visible.",
"No active roof leaks are present; ceiling stain is assumed to be a past, repaired event unless inspection shows otherwise.",
"Appliances (stove, refrigerator, dryer) are not pictured and appear absent — landlord will provide or tenant-supplied; absence reduces score but is not a safety failure.",
"No severe hidden mold, active pest infestation, structural foundation movement, or major plumbing failure exists beyond visible surfaces (inference based on photos and clean interiors).",
"Because the home was built in 1920, lead-based paint risk exists — no peeling paint observed in photos but testing/disclosure required by HUD/state rules."
],
"overall_score": 71.0,
"rubric_version": "nsPIRE-2026-v1"
},
{
"summary": "Overall this 3-bed, 2-bath 1920 bungalow appears mostly livable with cosmetic updates and a sound exterior. The property would likely pass an initial HCV/NSPIRE inspection after addressing a few items: confirm/repair any active roof or plumbing leak (ceiling stain), install/confirm stove & refrigerator availability or document appliances provided, verify GFCI protection in kitchen and bathroom, confirm functioning HVAC and hot water, and install/confirm required detectors (CO alarm if needed) and secure deadbolt locks. Timeline to rent-ready: minor-to-moderate repairs and verifications, roughly 2–6 weeks depending on finding(s).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & repairs",
"score": 68.0,
"rationale": "Interior and exterior appear recently painted and generally intact. Flooring shows wear and scuffs (painted hardwood looks worn in living areas). Kitchen has no visible stove or refrigerator (reduces readiness but not an immediate safety fail). Minor trim/baseboard gaps and touch-ups needed. One interior ceiling shows a visible stain (possible prior or ongoing leak) which raises repair scope to investigate and patch/repair ceiling and source. Overall mostly cosmetic and moderate repairs; missing appliances reduce score moderately."
},
{
"key": "safety_code",
"label": "Safety / code compliance risk",
"score": 70.0,
"rationale": "Visible smoke detector mounted in living area. Multiple egress-capable windows visible in bedrooms/living spaces. No exposed wiring or obvious broken electrical fixtures seen. Entry door appears to have a lockset (deadbolt not clearly confirmed). No visible GFCI outlets in kitchen/bath from photos (not confirmed). Ceiling stain could indicate water intrusion which must be remedied prior to inspection if active. No visible mold, collapsed ceilings, or broken handrails. Because detectors, egress, and basic plumbing fixtures are present, risk is moderate but requires targeted checks (GFCI, deadbolt, plumbing hot water, confirm CO alarm if fuel appliance)."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 65.0,
"rationale": "Roof shingles appear in good visual condition from front photos. Interior shows floor supply vents and a wall thermostat implying central HVAC, but no exterior condenser or system components are shown — HVAC operational status not verified. Water heater, electrical panel and main service not pictured. Laundry hookups present. The visible ceiling stain indicates a plumbing or roof issue that requires investigation. Overall no evidence of catastrophic system failure, but important mechanical components are not directly documented and need verification."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 78.0,
"rationale": "Exterior siding and paint appear well-maintained; front porch and steps look structurally sound though one side of the porch has minimal railing. Yard is tidy with appropriate grading and a low retaining wall. Driveway/side building visible and intact. No standing water, obvious foundation displacement, or infestation signs in photos. Some debris by side yard and minor landscape cleanup required. Overall exterior condition is better than interior cosmetic condition."
},
{
"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": [
"Interior ceiling stain/visible water damage — possible active or recurring leak that requires investigation and repair (roof or plumbing).",
"No stove or refrigerator shown in/kitchen — appliances are missing from photos and will need to be provided for move-in (moderate readiness issue).",
"GFCI protection not confirmed in kitchen/bath (could fail safety check if absent), and carbon monoxide alarm not visible.",
"Property built in 1920 — potential lead-based paint hazard (no peeling paint visible, but age requires consideration and disclosure/clearance where applicable)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is connected (floor vents and a thermostat are visible), but the exterior condenser and operational status were not photographed.",
"Water heater and electrical panel exist and are serviceable but were not shown in listing photos.",
"Smoke detector visible in living area is functional; additional detectors (bedrooms, hallway) and CO alarm may be required by local code/NSPIRE and are not pictured.",
"Ceiling stain photographed represents prior or intermittent leak; current activity (active leak) is unknown and requires on-site verification.",
"Appliances (range, refrigerator) are not present in photos and should be treated as missing until confirmed available by seller/owner."
],
"overall_score": 69.0,
"rubric_version": "2026-02-16-v1"
},
{
"summary": "This 3BR/2BA single‑family home appears mostly sound and cosmetically refreshed. Major structural issues are not evident in the photos. Main inspection risks are: missing kitchen appliances, a disconnected dryer vent, limited visible evidence of required detectors/GFCI outlets, and a small ceiling stain suggesting prior water intrusion that requires verification. With targeted fixes (install stove/refrigerator or provide certification they will be provided, reconnect dryer vent and secure venting, add/verify smoke and CO detectors, install GFCI where required, add a deadbolt to the entry, and confirm HVAC/water heater/electrical panel condition), the property is likely to pass an initial HCV/NSPIRE inspection within ~2–4 weeks. Overall readiness: minor-to-moderate repairs required but no obvious structural failures.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior appears recently painted with generally sound surfaces and intact finishes. Floors have scuffs and wear in living areas. Kitchen lacks major appliances (no visible stove or refrigerator) and shows a detached range hood insert and trim wear around baseboards. Small ceiling stain in one room and some minor trim/drywall touch-ups needed. Repairs are mostly cosmetic and appliance/fixture replacements; not structural."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, major foundation cracks, or visible exposed live wiring). Observations: a round detector is visible on a wall (likely a smoke detector) but CO detector(s) not visible; no clear evidence of GFCI protection at kitchen counter; main entry has only a knob (no visible deadbolt in photos); dryer vent is disconnected and laying on the laundry room floor which is a fire/air‑quality hazard; ceiling stain indicates prior or possible water intrusion. These are moderately serious but generally repairable prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 68.0,
"rationale": "Roof surface appears recently shingled and in good visual condition from photos. Floor registers indicate a central HVAC system likely present, but no equipment (furnace/AC condenser/water heater/electrical panel) is shown for verification. Plumbing fixtures (toilet, sink) appear present and intact. Laundry hookups visible but dryer vent disconnected. Electrical panel and GFCI protection are not shown. Systems appear serviceable but need verification and minor corrections (reconnect dryer vent, confirm HVAC and hot water operation, check panel/GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 78.0,
"rationale": "Exterior siding and paint look maintained; front porch, steps and foundation appear intact. Roofline and chimney look sound in provided exterior shots. Yard slopes gently; retaining wall at left looks stable. Some debris/uneven paving near the right-side driveway/walkway and a disconnected vent/hose visible at side, which are small trip/cleanup items. No visible infestation, standing water, or collapsed exterior elements."
},
{
"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": [
"Visible ceiling stain in living area — indicates possible past/ongoing water intrusion that must be investigated and repaired.",
"Disconnected dryer vent/venting material on laundry room floor — fire and moisture hazard; must be correctly vented to exterior.",
"No visible deadbolt on primary entry door in photos — security/access hardware should meet local code/standards.",
"Kitchen missing major appliances (stove/refrigerator visible absent) — will affect tenant move‑in readiness and may prevent passing if required by local program rules (though not automatically a life‑safety failure)."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists and is functional because floor registers are present; system operation has not been visually verified.",
"There is at least one smoke detector (round device seen on a wall) but carbon monoxide detectors and GFCI outlets are not visible and should be confirmed/installed if missing.",
"Kitchen major appliances (stove and refrigerator) are not present in photos; assume they are not included and must be provided or installed prior to lease.",
"Ceiling stain represents prior or intermittent water intrusion but no active leaking or collapsed ceiling was visible in provided images.",
"Electrical panel location and condition are not shown; assume standard service but require verification during inspection.",
"Laundry dryer vent is not connected (duct and flexible vent visible on laundry floor) and requires proper connection to exterior venting."
],
"overall_score": 70.0,
"rubric_version": "nspr_inspection_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "963 W 3rd St, Birmingham, AL, 35204",
"aggregate": {
"summary": "Overall the property appears generally solid and likely to pass a Housing Choice Voucher/NSPIRE initial inspection after minor corrections. Primary work before inspection: provide/verify smoke and carbon monoxide detectors, install/verify GFCI protection where required, reconnect dryer vent and ensure dryer/washing/stove/fridge appliances are provided (or disclose if tenant-provided), confirm HVAC and hot water operation, address the small ceiling stain (verify no active leak), and correct porch handrail/step guard if needed. With those items addressed the home is rent-ready within ~2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 71.7,
"rationale": "Interior and exterior photos show a largely serviceable house with recent cosmetic paint, intact windows, tiled kitchen floor and finished wood floors. Visible issues: no stove or refrigerator shown (appliances not present in photos), loose/disconnected dryer vent in laundry nook, minor floor/trim scuffs, and a small ceiling discoloration/stain above a ceiling light (possible past water intrusion). Porch/steps show some wear and a partial railing only on one side. These are mostly cosmetic and moderate repairs or replacement (appliances, dryer hookup, minor trim work) rather than major structural work, so condition is good with moderate turnkey work required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 77.0,
"rationale": "Yard and lot appear maintained with a stable grade and retaining wall on one side. Siding/paint appears intact, detached structure/garage visible and in reasonable condition. Minor site issues: small debris and uneven walk near the right side, and a short set of front steps with limited handrail coverage. No standing water, major foundation cracking, roof sagging, or pest infestation is visible in photos. Overall exterior is serviceable with minor site cleanup and handrail work recommended."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 yrs)",
"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 Risks (NSPIRE)",
"score": 68.3,
"rationale": "Positive indicators: visible smoke detector in ceiling, windows in bedrooms and living areas appear adequately sized for egress, no obvious exposed electrical wiring, intact ceilings and walls, and entry doors appear to have locks. Concerns: no carbon monoxide detector visible (required where fuel-burning appliances or attached garages are present), GFCI outlets not evident in kitchen/bath photos, dryer vent is disconnected (fire/CO/dryer-lint risk until properly installed), a small ceiling stain suggests past leak (needs verification), and porch step guard/handrail may be incomplete. Home was built in 1920 so lead-paint risk exists (no peeling shown but requires disclosure/testing). Overall moderate NSPIRE risk that can be fixed with targeted repairs prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 66.0,
"rationale": "Roof shingles visible in exterior photos appear in good condition with no visible sagging or active leaks. A thermostat is visible in the living area indicating an HVAC system likely present, but no HVAC equipment, water heater, or electrical panel is photographed for direct verification. Laundry hookups are present (water box and dryer vent), but dryer vent is not installed. Because key mechanicals are not shown, I assume they exist and are functional but this is an uncertainty; therefore score is moderate. If HVAC or water heater are nonfunctional on inspection, score would drop significantly."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Central HVAC and water heater exist and are operational though equipment not shown in photos (thermostat visible).",
"Electrical panel is present and intact behind walls (not photographed) and there are no hidden wiring hazards beyond what is visible.",
"No active roof leaks are present; ceiling stain is assumed to be a past, repaired event unless inspection shows otherwise.",
"Appliances (stove, refrigerator, dryer) are not pictured and appear absent — landlord will provide or tenant-supplied; absence reduces score but is not a safety failure.",
"No severe hidden mold, active pest infestation, structural foundation movement, or major plumbing failure exists beyond visible surfaces (inference based on photos and clean interiors).",
"Because the home was built in 1920, lead-based paint risk exists — no peeling paint observed in photos but testing/disclosure required by HUD/state rules."
],
"score_method": "mean_of_criteria",
"overall_score": 70.3,
"rubric_version": "nsPIRE-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7456762121"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.