Property ID: 7490285022
1356 Woodward Rd, Birmingham, AL, 35228
Birmingham, AL
Money Down: $23,880
CoC Return: 11.89%
Monthly Cash Flow: $237
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$19,900
Closing Costs
$3,980
Total Down
$23,880
Investment Snapshot
Purchase Price
$99,500
Money Down
$23,880
Cash-on-Cash Return
11.89%
Rent
$1,061
Monthly Cash Flow
$237
Annual Cash Flow
$2,839
Debt Service / Mo
$530
Property Tax / Mo
$117
Insurance / Mo
$72
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,061
Payment Standard
$1,584
Rent
$1,061
Insurance
$72
Property Tax
$117
Management
$106
Utilities Allowance
$523
NOI (Monthly)
$766
Debt Service
$530
Cash Flow After Debt
$237
Quality Score: 60.30%
Confidence: 94.00%
Moderate risk, likely to pass NSPIRE/HCV initial inspection after targeted, short-term repairs. The property is occupied and shows normal wear for a 1953 single-family home. Major issues visible from photos are: kitchen floor damage (trip hazard) and roof/gutter debris that should be cleared and inspected for leaks, plus weathered front steps that require repair. Safety upgrades likely needed before voucher inspection: install/verify carbon monoxide detector, install GFCI at kitchen, ensure smoke detectors in every sleeping area and on each level, repair/secure porch steps and any loose handrails, and repair or replace damaged kitchen flooring. No obvious structural collapse, active standing water, or exposed live electrical conductors were observed, so with the listed repairs this property appears likely to reach rent-ready status within ~2–6 weeks depending on scheduling and tenant access.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,061
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$99,500
Beds
3
Baths
1
Living Area
1,164 sqft
Lot Size
8,712 sqft
Year Built
1953
Days on Market
69
Capital Outlay
$23,880
Debt Service
$530
Property Tax / Mo
$117
Insurance / Mo
$72
Property Description
Nice 3 bed 1 bath home with screened in porch, dining room and beautiful hardwood floors. Close to everything in Midfield. Home has tenant. Please give 24-hour notice before viewing. Schedule to see this beautiful home today. Buyers agent to verify all items of importance. Property sold "As Is".
Utility Allowances
Cooking
$21
Property includes an electric cooktop and oven. The 'Elec: Ala Power' option was selected as the most likely provider for the area.
Water Heating
$56
Property includes an electric water heater. The 'Elec: Ala Power' option was selected as the most likely provider.
Heating
$93
The fuel for the central heating system was not specified. Following instructions for ambiguity, the more expensive 'Elec Heat: Ala Power' option was chosen over natural gas.
Cooling
$22
Property has 'Central Air' conditioning. The 'A/C: Alabama Power' option was selected as the most likely provider.
Other Electric
$68
Standard allowance for lights and tenant appliances. The 'Lights, Ref, Etc.: Ala Power' option was selected as the most likely provider.
Water
$78
Property uses 'Public Water'. As the specific municipality 'Midfield' is not in the schedule, 'Water: Birmingham' was chosen as the most probable provider.
Sewer
$151
Property is connected to a public sewer. The allowance is based on the fixed rate for a 3-bedroom unit.
Trash Collection
$20
As the specific municipality is not listed in the schedule, the general 'Jefferson City' rate was selected.
Refrigerator (tenant-owned)
$8
The refrigerator is not listed as a provided appliance, so this allowance for a tenant-owned unit is included as per instructions.
Range/Microwave (tenant-owned)
$6
The microwave is not listed as a provided appliance, so this allowance for a tenant-owned unit is included as per instructions.
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$713
DP3 Annual Estimate$1,018
DP1 Monthly Equivalent$59
DP3 Monthly Equivalent$85
Replacement Value$87,100
Basis1,164 sqft / 1953
Nearby Houses
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349 Midwood Ave
sold · 0.03 mi
Price: $165,000
4 bd / 2 ba · 1,160 sqft
Latest sale: $165,000 on Jun 27, 2025
Latest rent: —
Photo unavailable
1344 Woodward Rd
sold · 0.03 mi
Price: $101,900
3 bd / 1 ba · 1,035 sqft
Latest sale: $101,900
Latest rent: —
Photo unavailable
341 Midwood Ave
for_sale · 0.04 mi
Price: $85,000
3 bd / 1 ba · 1,164 sqft
Latest sale: $62,000
Latest rent: —
Photo unavailable
1369 Woodward Rd
sold · 0.04 mi
Price: $43,000
4 bd / 1 ba · 1,008 sqft
Latest sale: $43,000 on Jan 14, 2022
Latest rent: $850 on Jun 13, 2017
Photo unavailable
1349 Woodward Rd
sold · 0.05 mi
Price: $65,000
3 bd / 2 ba · 952 sqft
Latest sale: $65,000
Latest rent: —
Photo unavailable
365 Midwood Ave
sold · 0.05 mi
Price: $75,000
3 bd / 1 ba · 1,049 sqft
Latest sale: $75,000
Latest rent: —
Photo unavailable
369 Midwood Ave
sold · 0.06 mi
Price: $100,000
3 bd / 1 ba · 1,121 sqft
Latest sale: $100,000
Latest rent: —
Photo unavailable
216 Hardy St
sold · 0.08 mi
Price: $82,865
3 bd / 1 ba · 1,409 sqft
Latest sale: $82,865 on Dec 18, 2023
Latest rent: $1,650 on Jan 20, 2024
Photo unavailable
324 Midwood Ave
sold · 0.08 mi
Price: $42,000
3 bd / 1 ba · 1,340 sqft
Latest sale: $42,000
Latest rent: —
Photo unavailable
341 McPherson Ave
sold · 0.09 mi
Price: $58,898
2 bd / 1 ba · 804 sqft
Latest sale: $58,898 on Jun 04, 2024
Latest rent: $700 on Jan 28, 2020
Photo unavailable
1400 Woodward Rd
sold · 0.09 mi
Price: $82,000
3 bd / 2 ba · 1,448 sqft
Latest sale: $82,000
Latest rent: —
Photo unavailable
1385 Creel Ct
sold · 0.09 mi
Price: $7,200
2 bd / 1 ba
Latest sale: $7,200
Latest rent: —
Photo unavailable
1389 Creel Ct
sold · 0.09 mi
Price: $39,500
3 bd / 1 ba · 840 sqft
Latest sale: $39,500
Latest rent: —
Photo unavailable
353 McPherson Ave
sold · 0.10 mi
Price: $62,000
2 bd / 1 ba · 980 sqft
Latest sale: $62,000
Latest rent: —
Photo unavailable
1393 Creel Ct
sold · 0.10 mi
Price: $37,000
2 bd / 1 ba · 672 sqft
Latest sale: $37,000
Latest rent: —
Photo unavailable
210 Hardy St
sold · 0.10 mi
Price: $35,000
2 bd / 1 ba · 872 sqft
Latest sale: $35,000
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Significant leaf/debris buildup in gutters and along eave line — risk of roof/gutter failure and future water intrusion if not cleared and inspected.
- Damaged / lifted kitchen floor boards visible — trip hazard and potential exposed subfloor; needs repair before inspection.
- Front porch steps and wood trim appear weathered/partially deteriorated — possible rot and unsafe stairs/handrail condition.
- No carbon monoxide detector visibly present in photos (required when fuel-burning appliances or attached garages present) — must install/verify.
- GFCI protection at kitchen sink not evident in photos — add GFCI outlets where required to meet code/NSPIRE.
- Lead-paint risk due to construction date (1953) — requires confirmation/testing or remediation as applicable.
Assumptions
- Assessment is based only on provided photos, listing text, and metadata; many system components (HVAC equipment, water heater, electrical panel) are not visible and were inferred from vents and occupant use.
- A smoke detector is visible in interior photos; carbon monoxide alarm and GFCI outlets were not visible and are assumed missing or unverified.
- No visible interior ceiling stains or active water intrusion were observed; photos of ceilings appear intact, so roof leakage is suspected but not confirmed.
- Older construction (year built 1953) implies a lead-based paint risk until testing/records show otherwise.
- Appliances: stove and refrigerator are present in the photos (reduces appliance-related penalty). A washer appears in one photo but its location and plumbing arrangement were not verified.
- Rental history within last 5 years was applied as a positive bonus (see criteria). The bonus is reflected in the final overall score calculation.
- Tenant-occupied status may limit full assessment and could hide issues (clutter concealing defects); tenant access required for complete inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,359 | $100,200 | $17,620 |
| 2023 | $1,359 | $90,700 | $16,480 |
| 2013 | $419 | $68,200 | $6,820 |
| 2012 | $419 | $68,180 | $6,818 |
| 2011 | $443 | $71,800 | $7,180 |
| 2010 | $443 | $71,800 | $7,180 |
| 2009 | $443 | $71,800 | $7,180 |
| 2008 | $454 | $73,300 | $7,330 |
| 2007 | $448 | $72,500 | $7,250 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-10-09 | Sold | $88,439 |
| 2022-06-10 | Sold | $40,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-02-02 | Listed for rent | $1,275 | — |
Photo Gallery
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"parent_category": "Interior"
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"parent_category": "Interior"
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"category": "Other Rooms",
"parent_category": "Interior"
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{
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"Number of Fireplaces: 1",
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"parent_category": "Interior"
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"category": "Interior Features",
"parent_category": "Interior"
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{
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"Lot Size Square Feet: 8712"
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"category": "Land Info",
"parent_category": "Exterior"
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"parent_category": "Exterior"
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"High School: MIDFIELD",
"Middle School: RUTLEDGE"
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"category": "School Information",
"parent_category": "Community"
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{
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"Source Listing Status: Contingent",
"County: Jefferson",
"Directions: From I-20 take exit 112, turn right on to 18th St North and left onto Ninth Ave N, right on to Woodward Road. Home is on your left.",
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],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7490285022",
"generated_at": "2026-02-16T03:36:09.437665Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 60.3
},
"utility_allowance": {
"zip_code": "35228",
"home_photo": "https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m797206897s-w1280.jpg",
"rent_price": 1061.0,
"loan_amount": 79600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1356-Woodward-Rd_Birmingham_AL_35228_M74902-85022",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 99500.0,
"loan_term_years": 30,
"annual_cash_flow": 9193.53,
"mortgage_monthly": 529.58,
"payment_standard": 1584.0,
"total_amount_out": 19900.0,
"additional_photos": [
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m2142477154s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m868817470s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m2015950423s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m1378788740s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m549097325s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m2762147388s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m2684726271s-w1280.jpg",
"https://ap.rdcpix.com/0ad8b7750bd12b40c082632f33f3b26el-m1207121244s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 72.12,
"monthly_cash_flow": 766.13,
"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 includes an electric cooktop and oven. The 'Elec: Ala Power' option was selected as the most likely provider for the area.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property includes an electric water heater. The 'Elec: Ala Power' option was selected as the most likely provider.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "The fuel for the central heating system was not specified. Following instructions for ambiguity, the more expensive 'Elec Heat: Ala Power' option was chosen over natural gas.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has 'Central Air' conditioning. The 'A/C: Alabama Power' option was selected as the most likely provider.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Standard allowance for lights and tenant appliances. The 'Lights, Ref, Etc.: Ala Power' option was selected as the most likely provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property uses 'Public Water'. As the specific municipality 'Midfield' is not in the schedule, 'Water: Birmingham' was chosen as the most probable provider.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property is connected to a public sewer. The allowance is based on the fixed rate for a 3-bedroom unit.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "As the specific municipality is not listed in the schedule, the general 'Jefferson City' rate was selected.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The refrigerator is not listed as a provided appliance, so this allowance for a tenant-owned unit is included as per instructions.",
"utility": "Refrigerator (tenant-owned)",
"allowance": 8
},
{
"note": "The microwave is not listed as a provided appliance, so this allowance for a tenant-owned unit is included as per instructions.",
"utility": "Range/Microwave (tenant-owned)",
"allowance": 6
}
],
"cash_on_cash_return": 0.46,
"down_payment_amount": 19900.0,
"property_tax_annual": 1399.77,
"property_tax_monthly": 116.65,
"property_tax_increase": 0.03,
"utility_allowance_total": 523.0,
"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": 2838.56,
"property_management_monthly": 106.1,
"monthly_cash_flow_after_debt": 236.55,
"cash_on_cash_return_after_debt": 0.14
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate risk, likely to pass NSPIRE/HCV initial inspection after targeted, short-term repairs. The property is occupied and shows normal wear for a 1953 single-family home. Major issues visible from photos are: kitchen floor damage (trip hazard) and roof/gutter debris that should be cleared and inspected for leaks, plus weathered front steps that require repair. Safety upgrades likely needed before voucher inspection: install/verify carbon monoxide detector, install GFCI at kitchen, ensure smoke detectors in every sleeping area and on each level, repair/secure porch steps and any loose handrails, and repair or replace damaged kitchen flooring. No obvious structural collapse, active standing water, or exposed live electrical conductors were observed, so with the listed repairs this property appears likely to reach rent-ready status within ~2–6 weeks depending on scheduling and tenant access.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior and exterior show moderate deferred maintenance but no catastrophic damage in photos. Positives: hardwood floors in most rooms, stove and refrigerator present, living areas appear habitable. Repair items visible: damaged/lifted kitchen floor boards (trip hazard), worn exterior paint/siding, weathered front steps and small porch (rot likely), leaf/debris accumulation on roof/gutters. Walls have small patches/paint damage. These are mostly cosmetic and moderate-repair items that can be addressed with targeted trades (floor repair/replace boards, paint, porch step repair, gutter cleaning)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "Some safety items are present but several NSPIRE checkpoints are unverified or at-risk. A smoke alarm is visible in a main area (good). No carbon monoxide alarm is visible in photos (required where fuel-burning appliances present). GFCI protection at kitchen sink is not evident (outlet looks standard). Kitchen floor damage is a trip hazard. Porch steps look weathered and may not meet secure handrail/guard requirements. No exposed live wiring is visible in photos. Given year built (1953) there is a lead-paint risk until proven otherwise. Overall there are correctable safety issues but enough unknowns (GFCI/CO, electrical panel condition) to moderate the score."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 55.0,
"rationale": "Photos do not show HVAC equipment, water heater, or electrical panel – limiting system-level verification. Visible indicators: floor/return vents and presence of appliances (stove, fridge) suggest services are present. Significant concern: heavy leaf/debris sitting against the eave and in gutters can lead to roof/water intrusion over time. Kitchen flooring failure may indicate prior water intrusion. Because system condition is unknown from photos and roof/gutter condition is questionable, score is lowered to reflect inspection risk and probable short-term service/repair needs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Exterior shows intact siding and foundation vents; however gutters are clogged and there is substantial leaf accumulation at the roofline, which suggests poor drainage and increased risk of roof deterioration. Front steps are weathered and need repair; walkway has leaf/yard debris. No visible major foundation cracks or sagging were observed in photos. Yard and ingress are functional but need routine clean-up and minor repairs."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Significant leaf/debris buildup in gutters and along eave line — risk of roof/gutter failure and future water intrusion if not cleared and inspected.",
"Damaged / lifted kitchen floor boards visible — trip hazard and potential exposed subfloor; needs repair before inspection.",
"Front porch steps and wood trim appear weathered/partially deteriorated — possible rot and unsafe stairs/handrail condition.",
"No carbon monoxide detector visibly present in photos (required when fuel-burning appliances or attached garages present) — must install/verify.",
"GFCI protection at kitchen sink not evident in photos — add GFCI outlets where required to meet code/NSPIRE.",
"Lead-paint risk due to construction date (1953) — requires confirmation/testing or remediation as applicable."
],
"confidence": 0.65,
"assumptions": [
"Assessment is based only on provided photos, listing text, and metadata; many system components (HVAC equipment, water heater, electrical panel) are not visible and were inferred from vents and occupant use.",
"A smoke detector is visible in interior photos; carbon monoxide alarm and GFCI outlets were not visible and are assumed missing or unverified.",
"No visible interior ceiling stains or active water intrusion were observed; photos of ceilings appear intact, so roof leakage is suspected but not confirmed.",
"Older construction (year built 1953) implies a lead-based paint risk until testing/records show otherwise.",
"Appliances: stove and refrigerator are present in the photos (reduces appliance-related penalty). A washer appears in one photo but its location and plumbing arrangement were not verified.",
"Rental history within last 5 years was applied as a positive bonus (see criteria). The bonus is reflected in the final overall score calculation.",
"Tenant-occupied status may limit full assessment and could hide issues (clutter concealing defects); tenant access required for complete inspection."
],
"overall_score": 66.0,
"rubric_version": "nsPIRE-v1-photo-assessment-2026-02"
},
{
"summary": "Likely a passable Section 8 HCV initial inspection after addressing several straightforward repairs and safety items. Major positive points: occupied recently, smoke detector visible, appliances present, mostly intact interior and hardwood floors. Primary issues to address before inspection: clean gutters and roof debris and inspect/repair any resulting roof damage, repair/secure front steps and install proper handrail, repair damaged kitchen floorboard to remove trip hazard, install/confirm GFCI protection in kitchen and any required bathrooms, and verify HVAC, water heater and electrical panel condition. Expect minor to moderate work (cosmetic + mechanical verifications) — target timeline 2–6 weeks depending on roof/gutter/ HVAC findings.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior appears mostly intact with original hardwoods and no widespread collapse. Photos show lived-in condition, some cosmetic wall damage/patches, clutter, and a clear area of flooring damage/lift in the kitchen (visible loose board/gap). Kitchen and range/fridge are present (reduces penalty). Porch steps and small landing show wear and rot at treads. Overall these are moderate repairs and cosmetic work (floor repair, paint, minor carpentry) — easy-to-fix capital items except the kitchen floor which will require focused repair."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 55.0,
"rationale": "Smoke detector is visible in main area which is positive. However: kitchen outlets do not appear to be GFCI (visible standard outlet), there are extension cords/wires visible in living/TV area (trip/electrical hazard), front steps/porch lack a continuous guardrail/secure handrail on both sides (fall hazard), gutters/roof eaves are heavily clogged with leaves (heightened risk of roof leaks and subsequent interior water damage), and bedroom egress windows appear present but not verified operability. No visible active mold or collapsed ceilings in photos. These items create multiple NSPIRE inspection risks (GFCI outlet, handrail, potential water intrusion)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 60.0,
"rationale": "Major systems are not clearly documented in photos. Appliances (electric range, refrigerator) are present and appear functional but aged. No HVAC equipment, water heater, or electrical panel is shown — presence/condition must be verified. Roof shingles look aged and gutters are clogged with debris which raises risk of roof leaks; chimney is present (fireplace/flue should be inspected). Given the unknowns and visible roof/gutter neglect, score is moderate: likely repairable but requires verification and possible service (HVAC check, roof/gutter cleaning/repair, electrical panel check)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 58.0,
"rationale": "Siding is aged but appears largely intact; foundation vents visible. Significant accumulation of leaves and debris in gutters and along roofline (visible across entire front), which indicates poor drainage maintenance and a near-term risk of water intrusion and soffit/rake deterioration. Shrubs are overgrown and close to cladding. Front walkway and driveway are covered in leaves but look serviceable. Porch steps show rot/wear. Overall the envelope is intact but shows deferred maintenance that should be addressed before inspection."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Occupancy (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Heavy leaf/debris accumulation in gutters and along roof edge — high risk for roof leaks and water intrusion.",
"Damaged/loose kitchen floorboard (trip hazard / possible exposed subfloor).",
"Front porch steps show rot/wear and lack continuous secure handrail (fall hazard).",
"Visible use of extension cords and no evidence of GFCI-protected kitchen outlets (electrical hazard / NSPIRE fail point)."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC and water heater exist in the house but were not photographed; assumed operable until proven otherwise — these must be verified at inspection.",
"No active interior roof leaks were visible in the photos; heavy gutter/leaf buildup indicates elevated risk but not confirmed moisture intrusion.",
"Smoke detector shown is functional; additional detectors (and CO alarms if required) may be needed in bedrooms and hallways per local code.",
"Bedrooms have operable egress windows though operability is not directly confirmed from photos.",
"Electrical panel location and overall electrical integrity are unknown; photos show extension cords and equipment plugged into standard outlets which suggests GFCI protection may be missing in kitchen."
],
"overall_score": 63.0,
"rubric_version": "nsPIRE-2025-v1"
},
{
"summary": "Moderate Section 8 inspection risk but likely rentable after a short list of repairs. The property presents as tenant-occupied with intact major interior elements and working appliances, but there are moderate safety and maintenance items that must be addressed prior to a successful NSPIRE/HCV inspection: clean gutters/roof debris and inspect for leaks, repair/replace deteriorated front porch treads and secure handrail, repair lifted kitchen flooring (trip hazard), verify/replace GFCI outlets at kitchen and install CO alarm if required, and confirm functioning HVAC/water heater/electrical panel. With 2–6 weeks of targeted repairs and systems verification the home is likely to pass initial inspection; unknowns around mechanical systems reduce pass certainty until verified.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 62.0,
"rationale": "Interior largely intact with cosmetic wear: scuffed/peeled paint in places, cluttered tenant-occupied rooms, and generally serviceable finishes. Appliances (electric range, refrigerator, washer) are present — missing appliances are not a major fail here. Notable repair items: vinyl/wood plank flooring pulling up in kitchen (trip hazard), front porch treads and risers show wood wear/rot, interior paint/trim touch-ups. Roof/gutter debris observed at eaves (edge rot risk). These are repairable short-term items but require contractor work (floor repair, porch repairs, gutter cleaning/roof inspection)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "One smoke detector is visible in the dining area. No carbon monoxide detector was observed in photos. No obvious exposed live wiring, major ceiling collapse, or standing water visible. Kitchen sink outlet GFCI protection not visible (possible citation). Front entry has security door and a handrail, but front steps show deterioration (trip/fall risk). Bedroom windows appear to be standard but full egress compliance cannot be confirmed from photos. Overall shows some code risks that are correctable (install CO alarm if required, add/verify GFCI at kitchen, repair porch steps), so moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 55.0,
"rationale": "Major systems (HVAC, water heater, electrical panel) are not shown in listings photos; absence of visible exterior condenser or furnace location increases uncertainty. Roof shingles look aged and gutters are clogged with leaves — increasing chance of roof leaks. Stove and refrigerator are present and appear operational. Flooring and kitchen plumbing fixtures appear functional but the kitchen layout shows a washer in close proximity to the cooking area (unusual). Because critical systems are unverified in photos, score conservatively for unknowns; if HVAC/water heater are functional the score would improve."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Siding and foundation appear intact from photos with standard foundation vents. Significant leaf/debris accumulation in gutters and on roof eaves is visible and should be cleaned to prevent water intrusion. Front walkway is covered in leaves (trip hazard) and front porch steps show wood wear. No major foundation cracks, collapsed elements, or active standing water evident. Yard maintenance and gutter/roof clearing plus porch repair are recommended."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Heavy leaf/debris buildup in gutters and on roof eaves — risk of active or imminent roof leaks and water intrusion.",
"Kitchen flooring with lifted/pulled planks — creates trip hazard and indicates subfloor/installation issues.",
"Deteriorated front porch steps/treads — unsafe stairs trip/fall hazard needing immediate repair.",
"No visible carbon monoxide detector and unknown combustion appliance status (chimney present) — potential CO risk if fuel-burning systems exist.",
"No visible HVAC condenser or mechanical equipment in photos — inability to confirm functioning heating/cooling is a significant inspection unknown."
],
"confidence": 0.6,
"assumptions": [
"Tenant occupies the property (listing states 'home has tenant'); interior photos show occupant furnishings.",
"Smoke alarm observed in dining area; additional smoke alarms not shown but assumed needed in each sleeping area and on each level per NSPIRE.",
"No carbon monoxide detector was visible in photos; assume none present unless provided by owner.",
"HVAC, water heater and electrical panel locations and conditions are not visible in photos; assume they exist but require verification and possible service.",
"Kitchen has electric range and refrigerator (both pictured) and a top-loading washer visible in kitchen photo; hookups exist but proper installation not verified.",
"Exterior condenser/furnace not visible in photos; lack of visible exterior AC unit increases uncertainty about system condition.",
"Year built 1953 — potential lead-based paint risk exists and lead-safe work practices may be required for renovations.",
"Bedroom egress windows were not measured; assume typical older-window sizes may meet egress but must be confirmed on inspection.",
"No signs of major structural failure were visible in provided photos (no sagging roofline or collapsed ceilings)."
],
"overall_score": 64.0,
"rubric_version": "ns-pv1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1356 Woodward Rd, Birmingham, AL, 35228",
"aggregate": {
"summary": "Moderate risk, likely to pass NSPIRE/HCV initial inspection after targeted, short-term repairs. The property is occupied and shows normal wear for a 1953 single-family home. Major issues visible from photos are: kitchen floor damage (trip hazard) and roof/gutter debris that should be cleared and inspected for leaks, plus weathered front steps that require repair. Safety upgrades likely needed before voucher inspection: install/verify carbon monoxide detector, install GFCI at kitchen, ensure smoke detectors in every sleeping area and on each level, repair/secure porch steps and any loose handrails, and repair or replace damaged kitchen flooring. No obvious structural collapse, active standing water, or exposed live electrical conductors were observed, so with the listed repairs this property appears likely to reach rent-ready status within ~2–6 weeks depending on scheduling and tenant access.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior and exterior show moderate deferred maintenance but no catastrophic damage in photos. Positives: hardwood floors in most rooms, stove and refrigerator present, living areas appear habitable. Repair items visible: damaged/lifted kitchen floor boards (trip hazard), worn exterior paint/siding, weathered front steps and small porch (rot likely), leaf/debris accumulation on roof/gutters. Walls have small patches/paint damage. These are mostly cosmetic and moderate-repair items that can be addressed with targeted trades (floor repair/replace boards, paint, porch step repair, gutter cleaning)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 59.3,
"rationale": "Exterior shows intact siding and foundation vents; however gutters are clogged and there is substantial leaf accumulation at the roofline, which suggests poor drainage and increased risk of roof deterioration. Front steps are weathered and need repair; walkway has leaf/yard debris. No visible major foundation cracks or sagging were observed in photos. Yard and ingress are functional but need routine clean-up and minor repairs."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 58.3,
"rationale": "Some safety items are present but several NSPIRE checkpoints are unverified or at-risk. A smoke alarm is visible in a main area (good). No carbon monoxide alarm is visible in photos (required where fuel-burning appliances present). GFCI protection at kitchen sink is not evident (outlet looks standard). Kitchen floor damage is a trip hazard. Porch steps look weathered and may not meet secure handrail/guard requirements. No exposed live wiring is visible in photos. Given year built (1953) there is a lead-paint risk until proven otherwise. Overall there are correctable safety issues but enough unknowns (GFCI/CO, electrical panel condition) to moderate the score."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 56.7,
"rationale": "Photos do not show HVAC equipment, water heater, or electrical panel – limiting system-level verification. Visible indicators: floor/return vents and presence of appliances (stove, fridge) suggest services are present. Significant concern: heavy leaf/debris sitting against the eave and in gutters can lead to roof/water intrusion over time. Kitchen flooring failure may indicate prior water intrusion. Because system condition is unknown from photos and roof/gutter condition is questionable, score is lowered to reflect inspection risk and probable short-term service/repair needs."
}
],
"red_flags": [
"Significant leaf/debris buildup in gutters and along eave line — risk of roof/gutter failure and future water intrusion if not cleared and inspected.",
"Damaged / lifted kitchen floor boards visible — trip hazard and potential exposed subfloor; needs repair before inspection.",
"Front porch steps and wood trim appear weathered/partially deteriorated — possible rot and unsafe stairs/handrail condition.",
"No carbon monoxide detector visibly present in photos (required when fuel-burning appliances or attached garages present) — must install/verify.",
"GFCI protection at kitchen sink not evident in photos — add GFCI outlets where required to meet code/NSPIRE.",
"Lead-paint risk due to construction date (1953) — requires confirmation/testing or remediation as applicable."
],
"confidence": 0.94,
"assumptions": [
"Assessment is based only on provided photos, listing text, and metadata; many system components (HVAC equipment, water heater, electrical panel) are not visible and were inferred from vents and occupant use.",
"A smoke detector is visible in interior photos; carbon monoxide alarm and GFCI outlets were not visible and are assumed missing or unverified.",
"No visible interior ceiling stains or active water intrusion were observed; photos of ceilings appear intact, so roof leakage is suspected but not confirmed.",
"Older construction (year built 1953) implies a lead-based paint risk until testing/records show otherwise.",
"Appliances: stove and refrigerator are present in the photos (reduces appliance-related penalty). A washer appears in one photo but its location and plumbing arrangement were not verified.",
"Rental history within last 5 years was applied as a positive bonus (see criteria). The bonus is reflected in the final overall score calculation.",
"Tenant-occupied status may limit full assessment and could hide issues (clutter concealing defects); tenant access required for complete inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 60.3,
"rubric_version": "nsPIRE-v1-photo-assessment-2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7490285022"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.