Property ID: 7611034899

1236 18th St SW, Birmingham, AL, 35211

Birmingham, AL

For Sale Feb 16, 2026 02:50 AM UTC Realtor Zillow Street View
Money Down: $25,200 CoC Return: 13.01% Monthly Cash Flow: $273
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,000
Closing Costs
$4,200
Total Down
$25,200
Primary property image

Investment Snapshot

Purchase Price
$105,000
Money Down
$25,200
Cash-on-Cash Return
13.01%
Rent
$1,151
Monthly Cash Flow
$273
Annual Cash Flow
$3,279
Debt Service / Mo
$559
Property Tax / Mo
$131
Insurance / Mo
$73

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,151
Payment Standard
$1,584
Rent
$1,151
Insurance
$73
Property Tax
$131
Management
$115
Utilities Allowance
$433
NOI (Monthly)
$832
Debt Service
$559
Cash Flow After Debt
$273

Quality Score: 78.90%

Confidence: 87.00%

This property appears largely turnkey for Section 8/NSPIRE: interior is recently renovated with new flooring, updated bathrooms and an advertised new kitchen. Major visible safety and structural hazards are not observed. The most likely inspection issues are verification/installation of required safety devices (smoke detectors in required locations, CO alarm where needed), confirming GFCI protection in wet areas, ensuring a secure deadbolt on the entry, and confirming HVAC, water heater and electrical panel functionality. Addressing those items (most are quick installs or verification) should bring the unit to pass-ready. Plan for a short verification walk-through and minor fixes; likely rent-ready within 1–30 days depending on verification and small corrective work.

Section 8 Payment Standard
$1,584
Utility Allowance Total
$433
Guaranteed Section 8 Rent (PS - Utilities)
$1,151
Property Management
$115

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$105,000
Beds
3
Baths
2
Living Area
1,328 sqft
Lot Size
6,534 sqft
Year Built
1965
Days on Market
160
Capital Outlay
$25,200
Debt Service
$559
Property Tax / Mo
$131
Insurance / Mo
$73

Property Description

Step inside this fully renovated home where everything feels brand new. With 3 bedrooms and 2 full bathrooms, this property has been thoughtfully updated to offer modern comfort and style. Highlights include: Brand new kitchen with updated cabinetry, countertops, and appliances Two completely renovated bathrooms with stylish finishes Fresh paint, new flooring, and modern lighting throughout Updated systems for peace of mind Open living areas perfect for entertaining or relaxing Conveniently located near parks, and downtown Birmingham, this home is move-in ready and waiting for its new owner. Schedule your showing today!

Utility Allowances

Heating
$38
The property is listed as having 'Natural Gas' and 'Gas Heat'. 'Spire' is selected as a major regional provider from the schedule.
Cooking
$15
The property has a gas water heater, confirming gas lines are present. A stove is pictured, and 'N'Gas: Spire' is chosen for consistency.
Water Heating
$35
The property explicitly lists a 'Gas Water Heater'. 'N'Gas: Spire' is selected for consistency with other gas appliances.
Cooling
$22
The property has 'Central Air' which is electric. 'Alabama Power' is selected as the most likely provider in Birmingham.
Other Electric
$68
This covers general electric use. 'Alabama Power' is selected for consistency with other electric services.
Water
$78
The property lists 'Public Water' and is located in Birmingham. The 'Water: Birmingham' schedule option is a direct match.
Sewer
$151
The property is listed as 'Sewer Connected'. The allowance is based on the fixed rate for a 3-bedroom unit from the schedule.
Trash Collection
$20
No specific provider is mentioned. 'Jefferson City' is selected as the most applicable option for a property in Birmingham, Jefferson County.
Refrigerator
$0
The property listing includes a refrigerator, so it is considered landlord-provided and has a $0 tenant allowance.
Range/Microwave
$6
The property listing does not explicitly state a microwave is provided, so it is treated as a tenant-owned appliance.

Source References

Payment Standard Source
Effective Date: Jan 01, 2026
Utility Allowance Source
Effective Date: Jan 01, 2026

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$725
DP3 Annual Estimate$1,032
DP1 Monthly Equivalent$60
DP3 Monthly Equivalent$86
Replacement Value$90,500
Basis1,328 sqft / 1965

Nearby Houses

Nearby house 1
Photo unavailable

1228 18th St SW Lot 20

off_market · 0.03 mi
Price: $20,000
— bd / — ba
Latest sale: —
Latest rent: —
Nearby house 2
Photo unavailable

1229 18th St SW

sold · 0.04 mi
Price: $157,500
3 bd / 2 ba · 1,495 sqft
Latest sale: $157,500 on Jan 15, 2025
Latest rent: —
Nearby house 3
Photo unavailable

1255 18th St SW

off_market · 0.06 mi
Price: $120,000
3 bd / 1 ba · 1,002 sqft
Latest sale: $29,900 on Jan 01, 1989
Latest rent: —
Nearby house 4
Photo unavailable

1224 18th Pl SW Lots 17 & 18

off_market · 0.06 mi
Price: $20,000
— bd / — ba
Latest sale: —
Latest rent: —
Nearby house 5
Photo unavailable

1813 Jefferson Ave SW

for_sale · 0.07 mi
Price: $50,000
2 bd / 1 ba · 816 sqft
Latest sale: $42,000 on Nov 14, 2024
Latest rent: $675 on Feb 26, 2015
Nearby house 6
Photo unavailable

1236 SW Mims St

sold · 0.07 mi
Price: $100,000
3 bd / 2 ba · 1,695 sqft
Latest sale: $100,000 on Dec 20, 2024
Latest rent: —
Nearby house 7
Photo unavailable

1252 18th Pl SW

sold · 0.08 mi
Price: $70,000
3 bd / 1 ba · 950 sqft
Latest sale: $70,000 on Dec 21, 2021
Latest rent: $750 on Jul 02, 2018
Nearby house 8
Photo unavailable

1228 Mims St SW

off_market · 0.09 mi
Price: $995
3 bd / 2 ba · 924 sqft
Latest sale: —
Latest rent: $1,025 on Jan 19, 2026
Nearby house 9
Photo unavailable

1280 Mims St SW

sold · 0.09 mi
Price: $62,500
3 bd / 1 ba · 1,715 sqft
Latest sale: $62,500 on Jul 29, 2020
Latest rent: $850 on Aug 13, 2018
Photo unavailable

1256 18th Pl SW

sold · 0.09 mi
Price: $34,500
3 bd / 1 ba · 950 sqft
Latest sale: $34,500 on Jul 10, 2019
Latest rent: $725 on Jul 11, 2012
Nearby house 11
Photo unavailable

1808 Jefferson Ave SW

for_sale · 0.10 mi
Price: $89,900
2 bd / 1 ba · 716 sqft
Latest sale: $45,000 on Dec 18, 2023
Latest rent: $900 on Jun 21, 2024
Nearby house 12
Photo unavailable

1304 18th Pl SW

sold · 0.10 mi
Price: $21,000
3 bd / 2 ba · 1,064 sqft
Latest sale: $21,000 on Aug 27, 2018
Latest rent: $1,325 on Aug 18, 2025
Nearby house 13
Photo unavailable

1304 SW Mims St

sold · 0.11 mi
Price: $130,000
3 bd / 1 ba · 1,182 sqft
Latest sale: $130,000 on Nov 01, 2024
Latest rent: —
Nearby house 14
Photo unavailable

1212 Mims St SW

sold · 0.13 mi
Price: $40,000
3 bd / 1 ba · 2,104 sqft
Latest sale: $40,000 on Jan 06, 2026
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Interior photos represent the actual current condition and renovations are complete as described.
  • Kitchen appliances (stove, refrigerator) and kitchen photo not provided but are present per listing; if missing, they would be moderate but fixable deductions.
  • Central HVAC and water heater are installed and operational (presence of vents and floor grille implies HVAC).
  • No unseen major roof, foundation, or moisture problems exist beyond what’s visible in exterior photos.
  • Smoke detectors, CO alarms, deadbolt, GFCI outlets, and electrical panel labeling are not visible and therefore assumed unverified until inspection.
  • No active mold, pest infestation, or concealed hazardous conditions are present beyond visible surfaces.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,521 $104,900 $20,980
2023 $1,521 $104,900 $20,980
2022 $1,157 $79,800 $15,960
2021 $1,157 $79,800 $15,960
2020 $1,157 $79,800 $15,960
2019 $1,157 $79,800 $15,960
2018 $1,100 $75,900 $15,180
2017 $1,100 $75,900 $15,180
2016 $1,100 $75,900 $15,180
2015 $1,100 $75,900 $15,180
2013 $949 $68,700 $13,740
2012 $949 $67,200 $13,440
2011 $962 $68,200 $13,640
2010 $962 $68,200 $13,640
2009 $962 $68,200 $13,640
2008 $983 $69,700 $13,940
2007 $868 $61,400 $12,280

Sale History

DateEventPrice
2025-08-06 Sold $49,000

Photo Gallery

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                          "description": "**COMING SOON**\n\nFor your convenience, we offer a self-showing option so you can pick a time good for you! Please schedule a self-showing today!\n . \nThis Craftsman's Cottage has 3 bedrooms and 2 baths and is being updated. It features:\n * Welcoming Front Porch\n * Ramp to Back Door\n * Hardwood and Tile Floors\n * Fenced Backyard\n * 1-Car Detached Carport\n\nIt's two miles from schools with easy access to shops, Hwy. 11, Hwy. 65, and I-20/59. (Tenant to verify schools.)\n\nA NO DEPOSIT option is offered through Rhino, which is a way to pay your deposit over time instead of in one lump sum.\n\nNOTE: Private Pay tenants only. There is a limit of 3 pets per household.\n\nLease term is 24 months.\n\nPlease contact our leasing agents with any questions. They are available from 9-5, Monday - Friday.",
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            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "21430671",
            "price_change_percentage": "+165.31%"
          },
          {
            "date": "2025-08-06",
            "price": 49000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 38.58267716535433,
            "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": "7611034899",
  "generated_at": "2026-02-16T02:50:43.302574Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 78.9
  },
  "utility_allowance": {
    "zip_code": "35211",
    "home_photo": "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m201528129s-w1280.jpg",
    "rent_price": 1151.0,
    "loan_amount": 84000.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/1236-18th-St-SW_Birmingham_AL_35211_M76110-34899",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 105000.0,
    "loan_term_years": 30,
    "annual_cash_flow": 9985.67,
    "mortgage_monthly": 558.85,
    "payment_standard": 1584.0,
    "total_amount_out": 21000.0,
    "additional_photos": [
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m3042795961s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m2617927487s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m3425820033s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m643307006s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m3187775042s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m1150504017s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m1552071182s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m2144805161s-w1280.jpg",
      "https://ap.rdcpix.com/369be7f0428ff008f3acd8b913b7a78cl-m884808637s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 73.21,
    "monthly_cash_flow": 832.14,
    "property_tax_rate": 0.0060999999999999995,
    "_utility_allowance": {
      "sources": [
        "https://www.jcha.com/section-8-utility-allowances"
      ],
      "effective_date": "2026-01-01"
    },
    "utility_allowances": [
      {
        "note": "The property is listed as having 'Natural Gas' and 'Gas Heat'. 'Spire' is selected as a major regional provider from the schedule.",
        "utility": "Heating",
        "allowance": 38
      },
      {
        "note": "The property has a gas water heater, confirming gas lines are present. A stove is pictured, and 'N'Gas: Spire' is chosen for consistency.",
        "utility": "Cooking",
        "allowance": 15
      },
      {
        "note": "The property explicitly lists a 'Gas Water Heater'. 'N'Gas: Spire' is selected for consistency with other gas appliances.",
        "utility": "Water Heating",
        "allowance": 35
      },
      {
        "note": "The property has 'Central Air' which is electric. 'Alabama Power' is selected as the most likely provider in Birmingham.",
        "utility": "Cooling",
        "allowance": 22
      },
      {
        "note": "This covers general electric use. 'Alabama Power' is selected for consistency with other electric services.",
        "utility": "Other Electric",
        "allowance": 68
      },
      {
        "note": "The property lists 'Public Water' and is located in Birmingham. The 'Water: Birmingham' schedule option is a direct match.",
        "utility": "Water",
        "allowance": 78
      },
      {
        "note": "The property is listed as 'Sewer Connected'. The allowance is based on the fixed rate for a 3-bedroom unit from the schedule.",
        "utility": "Sewer",
        "allowance": 151
      },
      {
        "note": "No specific provider is mentioned. 'Jefferson City' is selected as the most applicable option for a property in Birmingham, Jefferson County.",
        "utility": "Trash Collection",
        "allowance": 20
      },
      {
        "note": "The property listing includes a refrigerator, so it is considered landlord-provided and has a $0 tenant allowance.",
        "utility": "Refrigerator",
        "allowance": 0
      },
      {
        "note": "The property listing does not explicitly state a microwave is provided, so it is treated as a tenant-owned appliance.",
        "utility": "Range/Microwave",
        "allowance": 6
      }
    ],
    "cash_on_cash_return": 0.48,
    "down_payment_amount": 21000.0,
    "property_tax_annual": 1566.63,
    "property_tax_monthly": 130.55,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 433.0,
    "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": 3279.42,
    "property_management_monthly": 115.1,
    "monthly_cash_flow_after_debt": 273.29,
    "cash_on_cash_return_after_debt": 0.16
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "This property appears largely turnkey for Section 8/NSPIRE: interior is recently renovated with new flooring, updated bathrooms and an advertised new kitchen. Major visible safety and structural hazards are not observed. The most likely inspection issues are verification/installation of required safety devices (smoke detectors in required locations, CO alarm where needed), confirming GFCI protection in wet areas, ensuring a secure deadbolt on the entry, and confirming HVAC, water heater and electrical panel functionality. Addressing those items (most are quick installs or verification) should bring the unit to pass-ready. Plan for a short verification walk-through and minor fixes; likely rent-ready within 1–30 days depending on verification and small corrective work.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 85.0,
            "rationale": "Listing and photos show a full interior renovation: new-looking vinyl plank flooring throughout, fresh paint, modern light fixtures and ceiling fans, renovated bathrooms with new vanities/shower surrounds, and an advertised brand-new kitchen (cabinetry/countertops/appliances). Visible interior surfaces are in good cosmetic condition with no visible water stains, peeling paint, or collapsed finishes. Minor exterior concrete cracking at the driveway and basic landscaping are present but cosmetic. Missing small items (smoke/CO alarms, outlet covers) are not visible but would be easy fixes. Overall cosmetic condition is high; repair need is minor and mostly finish-level."
          },
          {
            "key": "safety_code",
            "label": "Safety / NSPIRE Code Risk",
            "score": 75.0,
            "rationale": "No obvious life-threatening hazards in photos: no collapsed ceilings, no visible mold, no standing water, no exposed wiring, and interior egress windows appear present. Evidence of functioning central vents and ceiling fans suggests HVAC distribution. However, critical safety items (smoke detectors, CO alarms, verified deadbolt on entry, presence of GFCI in bathroom/kitchen, and hot water operation) are not visible in the images. Front steps have a short metal handrail on one side but railing continuity and guardrail compliance cannot be confirmed. Because these mandatory items often cause NSPIRE fails if missing, score is reduced to reflect likely need to verify/install detectors, confirm deadbolt and GFCI protection, and ensure handrail/egress compliance."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof, Water Heater)",
            "score": 80.0,
            "rationale": "Listing claims 'updated systems' and photos show ceiling vents and floor grille in bathrooms, suggesting central HVAC and functioning ducting. No visible signs of roof failure, active leaks, or major plumbing damage in interior photos. Newly renovated bathrooms and visible fixtures indicate recent plumbing work. Electrical panel, water heater, and HVAC equipment are not photographed, so functionality is assumed but not verified. Given the cosmetic renovation and presence of vents/fans, major systems are likely in working order but should be verified on inspection (service records, pilot/ignition, water heater temperature/hot water, electrical panel labeling and breakers, GFCI)."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 78.0,
            "rationale": "Exterior brick envelope appears intact with no visible major cracks or foundation displacement in photos. Yard is level and usable; driveway shows surface cracking and staining but remains serviceable. Front steps and small porch exist; one visible handrail is present but full compliance (height, returns) unknown. No visible evidence of infestation, standing water, or major grade/drainage issues in provided photos. Roof appears intact from front view; however, full roof condition and gutters/downspouts are not shown and should be confirmed."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Interior photos represent the actual current condition and renovations are complete as described.",
          "Kitchen appliances (stove, refrigerator) and kitchen photo not provided but are present per listing; if missing, they would be moderate but fixable deductions.",
          "Central HVAC and water heater are installed and operational (presence of vents and floor grille implies HVAC).",
          "No unseen major roof, foundation, or moisture problems exist beyond what’s visible in exterior photos.",
          "Smoke detectors, CO alarms, deadbolt, GFCI outlets, and electrical panel labeling are not visible and therefore assumed unverified until inspection.",
          "No active mold, pest infestation, or concealed hazardous conditions are present beyond visible surfaces."
        ],
        "overall_score": 80.0,
        "rubric_version": "nsPIRE_assess_v2026-02-16"
      },
      {
        "summary": "Property appears to be a well-executed full renovation with new flooring, fresh paint, updated bathrooms and reportedly a new kitchen. Visible systems (floor vents, intact roof and ceilings, functional fixtures) indicate most safety and mechanical issues have been addressed. Missing/invisible elements that commonly cause NSPIRE failures — smoke and CO detectors, GFCI outlets, electrical panel labeling, and hot-water system visibility — are not shown in photos but are likely present given the advertised updates; their absence would require immediate correction. Overall this property is likely to pass an initial HCV/NSPIRE inspection with only minor, quick fixes (if any) and should be rent-ready within 1–2 weeks assuming detectors and GFCI outlets are present or added prior to inspection.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 85.0,
            "rationale": "Photos and listing describe a full renovation: new flooring, fresh paint, updated bathrooms, and new-looking fixtures. Interior finishes appear intact with no visible drywall damage, peeling paint, or collapsed surfaces. Exterior shows some driveway cracking and minor yard debris/rocks that are cosmetic and easy to remediate. Missing kitchen photo is a minor unknown but listing states brand-new kitchen and appliances; treated as present for scoring. Overall only minor cosmetic/finish items are apparent."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 80.0,
            "rationale": "No visible life-threatening hazards: ceilings intact with no stains, no visible mold, no exposed wiring, and bedroom windows present for egress. Floor vents indicate central HVAC runs (vents visible). Entry door looks secure; front steps have a metal rail on the left side in the photo. Critical items not visible in photos: smoke/CO detectors, GFCI protection in kitchen/baths, and electrical panel condition. Given the advertised full renovation and updated systems, it's reasonable to assume detectors and GFCIs were added; if they are missing on inspection they would be immediate failures. No active water intrusion or major trip hazards observed."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems & Mechanical Condition",
            "score": 80.0,
            "rationale": "Listing states 'updated systems' and photos show floor vents (evidence of central heating/AC ducting). Bathrooms, toilets and sinks look new and functional. Roof shingles visible in exterior photo appear intact with no sagging. Water heater and electrical panel are not shown, so their condition is assumed acceptable based on the renovation claim. Because those critical components are unverified, score is slightly reduced from full confidence but leans positive due to visible vents and new fixtures."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 78.0,
            "rationale": "Brick exterior and roof appear serviceable with no visible structural cracking. Front porch and steps are generally intact; a metal handrail is visible on one side of the stairs. Driveway shows cracking and surface deterioration; yard has some small loose rocks/uneven patches that present minor trip hazards. Lot is level and free of standing water in photos. Overall exterior issues are cosmetic/maintenance-level and easily addressed."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Listing is accurate: kitchen appliances (stove, refrigerator) are present despite no kitchen photo.",
          "Smoke detectors and CO detectors (where required by local code) were installed during the renovation though not visible in photos.",
          "GFCI protection in bathrooms and kitchen was provided as part of the electrical updates.",
          "Central HVAC is present and operational (inferred from visible floor vents).",
          "No hidden roof leaks, major plumbing issues, or electrical panel defects exist beyond what is observable.",
          "Front steps have at least one solid handrail (left side visible) and porch guard is adequate for local code.",
          "No active mold, pest infestation, or severe foundation movement exists beyond what is shown in exterior photos."
        ],
        "overall_score": 81.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Property appears largely turnkey based on photos and the listing: interior fully renovated with new floors, paint, bathrooms, and apparent updated systems. The most significant inspection unknowns are life-safety items (smoke/CO alarms, GFCI availability), and visual confirmation of HVAC, water heater and electrical panel. With verification/installation of detectors and a quick systems check, this home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 80.0,
            "rationale": "Photos and listing indicate a full renovation: new flooring, fresh paint, new bathroom finishes, updated lighting and ceiling fans. Interior surfaces appear clean with no visible drywall damage, peeling paint, or collapsed finishes. Exterior shows normal wear (driveway cracking, minimal landscaping). Kitchen photos are not included so presence/condition of appliances is taken from the listing; missing photographic confirmation reduces certainty slightly."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance Risk",
            "score": 70.0,
            "rationale": "No visible active hazards in photos (no sagging ceilings, visible mold, open wiring, or standing water). Bedrooms have windows that appear to provide egress. However, smoke detectors and carbon monoxide alarms are not visible in the photos and not confirmed in the listing; GFCI locations and electrical panel are not shown. Front steps have a railing visible on at least one side but full handrail/guardrail details are unclear. Because critical life-safety items (detectors, GFCIs, electrical access) are not shown, a moderate safety risk remains until verified."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems & Mechanical Condition",
            "score": 75.0,
            "rationale": "Listing claims 'updated systems' and bedroom photos show floor/heat vents indicating a forced-air system. No photos of furnace, water heater, electrical panel, or roof penetrations were provided. Plumbing fixtures and toilets are present and look new in bathrooms. Without visual confirmation of operational HVAC, water heater, and a sound electrical panel, systems appear likely serviceable but require verification."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 75.0,
            "rationale": "Brick exterior appears intact; roof slope looks even with no visible sag, and yard is flat and usable. Driveway has cracking and there are some uneven concrete areas that could be minor trip hazards. Landscaping is minimal but not a code issue. No signs of standing water, major foundation separation, or exterior structural distress in the provided photos."
          }
        ],
        "red_flags": [],
        "confidence": 0.65,
        "assumptions": [
          "Listing statement that the kitchen is 'brand new' implies a working stove and refrigerator are present although kitchen photos were not provided.",
          "HVAC (forced air) is operational because floor/return vents are visible; however the furnace/air handler was not photographed.",
          "Hot water heater and plumbing are functional; toilets and sinks shown are assumed connected and operational.",
          "Electrical panel exists, is intact, and breakers are labeled/operational though not photographed.",
          "Smoke detectors and CO alarms are not visible in photos; assume they may not be installed and will need verification or installation before inspection.",
          "No active roof leaks or severe hidden water intrusion based on even ceilings and lack of staining in photos.",
          "No evidence of severe lead-based paint hazards or extensive mold in photos; surfaces appear recently painted and clean.",
          "Front steps railings are present on at least one side; assume they are structurally secure but should be physically verified."
        ],
        "overall_score": 75.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "1236 18th St SW, Birmingham, AL, 35211",
    "aggregate": {
      "summary": "This property appears largely turnkey for Section 8/NSPIRE: interior is recently renovated with new flooring, updated bathrooms and an advertised new kitchen. Major visible safety and structural hazards are not observed. The most likely inspection issues are verification/installation of required safety devices (smoke detectors in required locations, CO alarm where needed), confirming GFCI protection in wet areas, ensuring a secure deadbolt on the entry, and confirming HVAC, water heater and electrical panel functionality. Addressing those items (most are quick installs or verification) should bring the unit to pass-ready. Plan for a short verification walk-through and minor fixes; likely rent-ready within 1–30 days depending on verification and small corrective work.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 83.3,
          "rationale": "Listing and photos show a full interior renovation: new-looking vinyl plank flooring throughout, fresh paint, modern light fixtures and ceiling fans, renovated bathrooms with new vanities/shower surrounds, and an advertised brand-new kitchen (cabinetry/countertops/appliances). Visible interior surfaces are in good cosmetic condition with no visible water stains, peeling paint, or collapsed finishes. Minor exterior concrete cracking at the driveway and basic landscaping are present but cosmetic. Missing small items (smoke/CO alarms, outlet covers) are not visible but would be easy fixes. Overall cosmetic condition is high; repair need is minor and mostly finish-level."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Condition",
          "score": 77.0,
          "rationale": "Exterior brick envelope appears intact with no visible major cracks or foundation displacement in photos. Yard is level and usable; driveway shows surface cracking and staining but remains serviceable. Front steps and small porch exist; one visible handrail is present but full compliance (height, returns) unknown. No visible evidence of infestation, standing water, or major grade/drainage issues in provided photos. Roof appears intact from front view; however, full roof condition and gutters/downspouts are not shown and should be confirmed."
        },
        {
          "key": "safety_code",
          "label": "Safety / NSPIRE Code Risk",
          "score": 75.0,
          "rationale": "No obvious life-threatening hazards in photos: no collapsed ceilings, no visible mold, no standing water, no exposed wiring, and interior egress windows appear present. Evidence of functioning central vents and ceiling fans suggests HVAC distribution. However, critical safety items (smoke detectors, CO alarms, verified deadbolt on entry, presence of GFCI in bathroom/kitchen, and hot water operation) are not visible in the images. Front steps have a short metal handrail on one side but railing continuity and guardrail compliance cannot be confirmed. Because these mandatory items often cause NSPIRE fails if missing, score is reduced to reflect likely need to verify/install detectors, confirm deadbolt and GFCI protection, and ensure handrail/egress compliance."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems (HVAC, Electrical, Plumbing, Roof, Water Heater)",
          "score": 78.3,
          "rationale": "Listing claims 'updated systems' and photos show ceiling vents and floor grille in bathrooms, suggesting central HVAC and functioning ducting. No visible signs of roof failure, active leaks, or major plumbing damage in interior photos. Newly renovated bathrooms and visible fixtures indicate recent plumbing work. Electrical panel, water heater, and HVAC equipment are not photographed, so functionality is assumed but not verified. Given the cosmetic renovation and presence of vents/fans, major systems are likely in working order but should be verified on inspection (service records, pilot/ignition, water heater temperature/hot water, electrical panel labeling and breakers, GFCI)."
        }
      ],
      "red_flags": [],
      "confidence": 0.87,
      "assumptions": [
        "Interior photos represent the actual current condition and renovations are complete as described.",
        "Kitchen appliances (stove, refrigerator) and kitchen photo not provided but are present per listing; if missing, they would be moderate but fixable deductions.",
        "Central HVAC and water heater are installed and operational (presence of vents and floor grille implies HVAC).",
        "No unseen major roof, foundation, or moisture problems exist beyond what’s visible in exterior photos.",
        "Smoke detectors, CO alarms, deadbolt, GFCI outlets, and electrical panel labeling are not visible and therefore assumed unverified until inspection.",
        "No active mold, pest infestation, or concealed hazardous conditions are present beyond visible surfaces."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 78.9,
      "rubric_version": "nsPIRE_assess_v2026-02-16",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7611034899"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.