Property ID: 7618123652
1882 McDavid St, Tarrant, AL, 35217
Tarrant, AL
Money Down: $27,600
CoC Return: -3.57%
Monthly Cash Flow: $-82
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,000
Closing Costs
$4,600
Total Down
$27,600
Investment Snapshot
Purchase Price
$115,000
Money Down
$27,600
Cash-on-Cash Return
-3.57%
Rent
$735
Monthly Cash Flow
$-82
Annual Cash Flow
$-986
Debt Service / Mo
$612
Property Tax / Mo
$72
Insurance / Mo
$60
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$735
Payment Standard
$1,133
Rent
$735
Insurance
$60
Property Tax
$72
Management
$74
Utilities Allowance
$398
NOI (Monthly)
$530
Debt Service
$612
Cash Flow After Debt
$-82
Quality Score: 80.10%
Confidence: 89.00%
This 2BR/1BA single-family home appears well renovated and largely turn-key for Section 8/HCV occupancy. Visible strengths include updated interior finishes, working smoke detector, presence of HVAC condenser, intact roof and exterior, functioning kitchen appliances, and secure entry. Remaining inspection risks are largely informational or minor: CO detector/GFCI verification, bedroom egress confirmation, and an unseen unfinished basement that could conceal issues. With routine verification (CO/GFCI, water heater/electrical panel check, and confirming egress/handrails) this property is likely to pass an initial NSPIRE/HCV inspection with minimal repairs.
Section 8 Payment Standard
$1,133
Utility Allowance Total
$398
Guaranteed Section 8 Rent (PS - Utilities)
$735
Property Management
$74
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$115,000
Beds
2
Baths
1
Living Area
936 sqft
Lot Size
6,534 sqft
Year Built
1940
Days on Market
196
Capital Outlay
$27,600
Debt Service
$612
Property Tax / Mo
$72
Insurance / Mo
$60
Property Description
Charming and updated 2-bedroom, 1-bath home nestled on a quiet street in the heart of Tarrant. This 936 sq ft gem features beautiful hardwood flooring throughout the main living areas and durable hardwood laminate in the bathroom. Enjoy outdoor living on the large back deck overlooking a shaded, fully fenced backyard perfect for relaxing or entertaining. Unfinished basement and covered patio provides opportunity to add in-law suite. With its peaceful setting and convenient location, this home is ideal for first-time buyers, downsizers, or investors. Dont miss this move-in-ready opportunity!
Utility Allowances
Cooking
$13
Selected 'Elec: Tarrant' as the property is located in Tarrant and the listing specifies an electric stove.
Heating
$63
Selected 'Elec Heat: Tarrant'. Heating fuel was not specified but assumed to be electric for consistency with the electric stove and water heater. The Tarrant-specific rate was used.
Cooling
$14
Selected 'A/C: Tarrant' as the property has central cooling and is located in Tarrant.
Water Heating
$35
Selected 'Elec: Tarrant' as the listing specifies an electric water heater ('Electric (WTRHTR)') and the property is in Tarrant.
Other Electric
$52
Selected 'Lights, Ref, Etc.: Tarrant' for general electric use, as the property is located in Tarrant.
Water
$69
Selected 'Water: Birmingham' as the property has 'Public Water'. A specific rate for Tarrant was not available, so the rate for the encompassing city of Birmingham was used.
Sewer
$125
Selected the fixed allowance for a 2-bedroom unit, as the property listing states it is connected to a public sewer system.
Trash Collection
$27
Selected 'Tarrant City ISCL' as the property is located within Tarrant city limits.
Refrigerator
$0
Allowance is $0 as the property listing explicitly includes a 'Refrigerator', indicating it is landlord-provided.
Range/Microwave
$0
Allowance is $0 as the property listing explicitly includes a 'Microwave Built-In', indicating it is landlord-provided.
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$574
DP3 Annual Estimate$856
DP1 Monthly Equivalent$48
DP3 Monthly Equivalent$71
Replacement Value$61,500
Basis936 sqft / 1940
Nearby Houses
Photo unavailable
1878 McDavid St
sold · 0.01 mi
Price: $12,500
2 bd / 1 ba · 700 sqft
Latest sale: $12,500
Latest rent: —
Photo unavailable
1866 McDavid St
sold · 0.05 mi
Price: $26,000
3 bd / 1 ba · 900 sqft
Latest sale: $26,000
Latest rent: —
Photo unavailable
1905 Woodrow Dr
sold · 0.07 mi
Price: $24,400
2 bd / 1 ba · 1,189 sqft
Latest sale: $24,400
Latest rent: —
Photo unavailable
1954 Mountain Dr
sold · 0.08 mi
Price: $89,900
3 bd / 1 ba · 1,071 sqft
Latest sale: $89,900 on Aug 14, 2024
Latest rent: —
Photo unavailable
1847 McDavid St
sold · 0.09 mi
Price: $88,100
3 bd / 1 ba · 1,104 sqft
Latest sale: $88,100
Latest rent: —
Photo unavailable
1715 Leghorn St
sold · 0.11 mi
Price: $30,000
4 bd / 2 ba · 1,543 sqft
Latest sale: $30,000 on Apr 15, 2022
Latest rent: —
Photo unavailable
1618 Brewton St
sold · 0.12 mi
Price: $29,900
3 bd / 1 ba · 1,036 sqft
Latest sale: $29,900
Latest rent: —
Photo unavailable
1723 Leghorn St
sold · 0.12 mi
Price: $148,500
3 bd / 2 ba · 1,582 sqft
Latest sale: $148,500
Latest rent: —
Photo unavailable
2108 Etowah St
sold · 0.12 mi
Price: $63,000
3 bd / 1 ba · 1,212 sqft
Latest sale: $63,000
Latest rent: —
Photo unavailable
2045 Etowah St
sold · 0.12 mi
Price: $69,900
3 bd / 2 ba · 2,560 sqft
Latest sale: $69,900
Latest rent: —
Photo unavailable
1626 Graves St
off_market · 0.13 mi
Price: $890
2 bd / 1 ba · 750 sqft
Latest sale: $5,377,094
Latest rent: $890 on Oct 14, 2025
Photo unavailable
2116 Etowah St
sold · 0.13 mi
Price: $134,900
3 bd / 1 ba · 2,150 sqft
Latest sale: $134,900 on Mar 28, 2024
Latest rent: —
Photo unavailable
2032 Etowah St
sold · 0.17 mi
Price: $159,100
3 bd / 3 ba · 2,648 sqft
Latest sale: $159,100
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is functional (exterior condenser present and appears intact).
- Kitchen appliances (range and dishwasher visible) are operational; missing appliance issues are not present.
- Water heater and electrical panel are present and serviceable though not photographed.
- Bedrooms have egress windows meeting egress requirements; not shown in photos so assumed typical for a 1940 house that has been renovated.
- No active mold, major pest infestation, or active leaks exist beyond what’s visible in photos.
- GFCI protection at kitchen/bath outlets and CO alarms were not visible in photos; their absence would require minor corrective actions but are assumed likely present or easily installed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $839 | $74,400 | $14,880 |
| 2023 | $839 | $74,400 | $14,880 |
| 2022 | $586 | $52,000 | $10,400 |
| 2021 | $646 | $57,300 | $11,460 |
| 2020 | $772 | $68,500 | $13,700 |
| 2017 | $705 | $62,500 | $12,500 |
| 2015 | $699 | $62,000 | $12,400 |
| 2013 | $654 | $56,700 | $11,340 |
| 2012 | $704 | $61,110 | $12,222 |
| 2011 | $714 | $62,000 | $12,400 |
| 2010 | $714 | $62,000 | $12,400 |
| 2009 | $714 | $62,000 | $12,400 |
| 2008 | $730 | $63,400 | $12,680 |
| 2007 | $709 | $61,600 | $12,320 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-08 | Price Changed | $115,000 |
| 2025-08-04 | Listed | $125,000 |
| 2018-04-21 | Listing removed | $0 |
| 2018-04-20 | Listing removed | $695 |
| 2018-04-18 | Price Changed for rent | $695 |
| 2018-04-14 | Listed for rent | $650 |
| 2017-05-23 | Listing removed | $48,900 |
| 2017-03-29 | Price Changed | $48,900 |
| 2017-03-14 | Listed | $58,900 |
| 2011-09-26 | Listing removed | $9,900 |
| 2011-09-15 | Price Changed | $9,900 |
| 2011-08-16 | Price Changed | $14,900 |
| 2011-07-08 | Listed | $17,900 |
| 1992-05-15 | Sold | $30,233 |
| 1986-12-01 | Sold | $30,550 |
Photo Gallery
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"rent_price": 735.0,
"loan_amount": 92000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1882-McDavid-St_Tarrant_AL_35217_M76181-23652",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 115000.0,
"loan_term_years": 30,
"annual_cash_flow": 6358.83,
"mortgage_monthly": 612.08,
"payment_standard": 1133.0,
"total_amount_out": 23000.0,
"additional_photos": [
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b847835618s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b3699750371s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b790440936s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b593219857s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b2732821396s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b2959985055s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b3609525021s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b3808087636s-w1280.jpg",
"https://ap.rdcpix.com/0f5224f9ae791c14eb5043cd8482de20l-b1867520206s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 59.58,
"monthly_cash_flow": 529.9,
"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 'Elec: Tarrant' as the property is located in Tarrant and the listing specifies an electric stove.",
"utility": "Cooking",
"allowance": 13
},
{
"note": "Selected 'Elec Heat: Tarrant'. Heating fuel was not specified but assumed to be electric for consistency with the electric stove and water heater. The Tarrant-specific rate was used.",
"utility": "Heating",
"allowance": 63
},
{
"note": "Selected 'A/C: Tarrant' as the property has central cooling and is located in Tarrant.",
"utility": "Cooling",
"allowance": 14
},
{
"note": "Selected 'Elec: Tarrant' as the listing specifies an electric water heater ('Electric (WTRHTR)') and the property is in Tarrant.",
"utility": "Water Heating",
"allowance": 35
},
{
"note": "Selected 'Lights, Ref, Etc.: Tarrant' for general electric use, as the property is located in Tarrant.",
"utility": "Other Electric",
"allowance": 52
},
{
"note": "Selected 'Water: Birmingham' as the property has 'Public Water'. A specific rate for Tarrant was not available, so the rate for the encompassing city of Birmingham was used.",
"utility": "Water",
"allowance": 69
},
{
"note": "Selected the fixed allowance for a 2-bedroom unit, as the property listing states it is connected to a public sewer system.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Selected 'Tarrant City ISCL' as the property is located within Tarrant city limits.",
"utility": "Trash Collection",
"allowance": 27
},
{
"note": "Allowance is $0 as the property listing explicitly includes a 'Refrigerator', indicating it is landlord-provided.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "Allowance is $0 as the property listing explicitly includes a 'Microwave Built-In', indicating it is landlord-provided.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.28,
"down_payment_amount": 23000.0,
"property_tax_annual": 864.17,
"property_tax_monthly": 72.01,
"property_tax_increase": 0.03,
"utility_allowance_total": 398.0,
"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": -986.11,
"property_management_monthly": 73.5,
"monthly_cash_flow_after_debt": -82.18,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "This 2BR/1BA single-family home appears well renovated and largely turn-key for Section 8/HCV occupancy. Visible strengths include updated interior finishes, working smoke detector, presence of HVAC condenser, intact roof and exterior, functioning kitchen appliances, and secure entry. Remaining inspection risks are largely informational or minor: CO detector/GFCI verification, bedroom egress confirmation, and an unseen unfinished basement that could conceal issues. With routine verification (CO/GFCI, water heater/electrical panel check, and confirming egress/handrails) this property is likely to pass an initial NSPIRE/HCV inspection with minimal repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show recent cosmetic updating: hardwood floors in good condition, fresh paint, intact trim, modern light fixtures, kitchen cabinets and counters in good shape and appliances present (dishwasher and range visible). Porch and front entry are clean and solid. No visible peeling paint, damaged drywall, or major floor damage. The unfinished basement is noted in the listing but not shown; unfinished areas may require cleaning/repairs but are common and not automatically disqualifying. Overall only minor cosmetic or tenant-ready tasks are indicated."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 80.0,
"rationale": "Positive indicators: visible working smoke detector in living area, secure entry door with deadbolt, no visible exposed wiring, windows and doors appear intact, no visible active water intrusion or ceiling collapse, living areas look free of trip hazards. Uncertainties that reduce score: carbon monoxide detector not visible (requirement depends on local code and fuel appliances), GFCI protection at sink not clearly identified (outlet shown but test/reset not visible), bedroom egress windows not specifically pictured, unfinished basement not shown for potential hazards, side/back stair rail condition not fully visible. No visible mold, standing water, or life‑threatening hazards in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 85.0,
"rationale": "Exterior photo shows a modern-looking exterior HVAC condenser unit indicating central HVAC is present. Roof shingles appear in good condition (no visible sagging or large missing areas), gutters in place, kitchen plumbing fixtures and faucet look modern and functional, dishwasher and range present. Electrical panel and water heater are not photographed so their condition is assumed serviceable based on overall good cosmetic rehab; this assumption lowers certainty but not enough to indicate major system failure from photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 83.0,
"rationale": "Exterior photos show well-kept siding, painted brick porch, intact roofline and gutters, a fenced shaded backyard mentioned in listing, and a paved driveway/sidewalk. Front porch has a low solid wall that functions as a guard; no obvious foundation movement or large cracks are visible. Some yard slope and modest sidewalk surface wear are visible but not safety-critical. Side/back stairs exist (photo shows stairs to rear) but full handrail detail is not clearly visible—minor follow-up recommended."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is functional (exterior condenser present and appears intact).",
"Kitchen appliances (range and dishwasher visible) are operational; missing appliance issues are not present.",
"Water heater and electrical panel are present and serviceable though not photographed.",
"Bedrooms have egress windows meeting egress requirements; not shown in photos so assumed typical for a 1940 house that has been renovated.",
"No active mold, major pest infestation, or active leaks exist beyond what’s visible in photos.",
"GFCI protection at kitchen/bath outlets and CO alarms were not visible in photos; their absence would require minor corrective actions but are assumed likely present or easily installed."
],
"overall_score": 83.0,
"rubric_version": "ns_pire_v1.0"
},
{
"summary": "Overall this 2-bed/1-bath bungalow appears largely move-in ready with recent cosmetic updates, functioning kitchen fixtures and appliances, and a working exterior HVAC condenser. The most significant inspection risks are items not shown in listing photos: presence of a carbon monoxide alarm (especially if range is gas), GFCI protection at kitchen/bath outlets, condition of water heater and electrical panel, and the unfinished basement (potential moisture/infestation or mechanical issues). If those unseen systems are serviceable and a CO alarm/GFCIs are installed as needed, the property is likely to pass an initial HCV/NSPIRE inspection with only minor fixes required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior and exterior photos show a recently refreshed appearance: painted trim, intact hardwood floors, new-looking LED ceiling fixtures, functioning kitchen sink and appliances (range and dishwasher visible). Porch, painted brick, and siding appear in good cosmetic condition. No visible broken windows, major drywall damage, or collapsed surfaces. Potential minor items: refrigerator not pictured (may need provisioning), basement is unfinished (listed), and some cosmetic touch-ups possible. Overall mostly cosmetic and easy-to-fix items."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 70.0,
"rationale": "A smoke alarm is visible on the living room wall/ceiling area. Front entry has a secure-looking deadbolt/lockset. No exposed wiring or obvious electrical hazards in photos. However several NSPIRE safety items are not verifiable from photos: carbon monoxide alarm is not visible (important because a gas range appears likely), GFCI protection at kitchen sink outlet is not clearly shown, and bedroom egress windows could not be confirmed from available images. No active roof leaks, collapsed ceilings, or severe mold are visible. These unknowns create moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 75.0,
"rationale": "Exterior HVAC condenser is present (indicates central HVAC). Roof shingles visible from front look serviceable with no visible sagging. Kitchen plumbing fixtures and dishwasher appear modern and functional. Electrical panel, water heater, furnace/boiler, and drains are not visible in photos — their condition is unknown. Unfinished basement could house mechanicals and may present moisture or service access issues that require verification. Given visible components appear in good condition but several critical systems are unseen, assign a moderately high score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Curb appeal is good: maintained lawn, intact sidewalk, painted brick porch with guard wall, and a fully fenced backyard is advertised (deck/backyard not shown in detail). Driveway and walkways look serviceable. No standing water or obvious drainage issues in the photos. The property sits on a slight slope but no foundation cracking or major exterior deterioration is visible. Unfinished basement and stairs to rear (partially visible) should be checked for handrail safety and basement drainage, but visible site conditions are generally solid."
}
],
"red_flags": [
"No carbon monoxide alarm visible (required if fuel-burning appliances present) — inspector will check and may fail if absent.",
"GFCI protection at kitchen sink/outlets not verifiable in photos — absence would be a code fail.",
"Unfinished basement (advertised) — potential moisture, mold, pest, or mechanical access issues; requires verification.",
"Bedroom egress windows not confirmed in photos — lack of compliant egress would be a fail."
],
"confidence": 0.65,
"assumptions": [
"Interior photos represent current condition and show the only significant living areas; vacant or staged rooms not pictured do not contain hidden defects.",
"Range pictured is gas (knobs visible) — if electric, CO alarm requirement may differ.",
"HVAC is a central system (condenser present) and provides heating; furnace location likely in basement or closet but not photographed.",
"Water heater and electrical panel exist in the unfinished basement but their condition is unknown.",
"Bedrooms have code-compliant egress windows unless noted by an inspector; egress not verifiable from provided images.",
"Listing text stating a fully fenced backyard and large deck is accurate though detailed photos of the deck/basement were not provided."
],
"overall_score": 78.0,
"rubric_version": "1.0"
},
{
"summary": "This 2-bed, 1-bath bungalow appears largely move-in ready for a Housing Choice Voucher tenant with mostly cosmetic updates and functioning systems visible (AC condenser, kitchen appliances including range and dishwasher, smoke detector). Primary inspection risks are items not shown in photos: CO alarm presence, GFCI protection at kitchen, water heater, electrical panel condition, and the unfinished basement (potential moisture/egress/utility issues). If those unseen items are in acceptable condition or corrected, the property should pass an initial NSPIRE/HCV inspection after minor fixes (likely within 30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 82.0,
"rationale": "Interior and exterior photographs show recent cosmetic updates: painted brick porch, fresh-looking exterior paint/siding, intact roof shingles, upgraded flush LED fixtures, refinished hardwood floors and updated kitchen cabinets/countertops. No visible peeling paint, large drywall damage, or collapsed surfaces. The listing notes an unfinished basement which could require work but is not visible in photos. Missing appliances: refrigerator is not pictured (dishwasher and range visible). Overall only minor cosmetic and tenant-ready items likely remain."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 78.0,
"rationale": "A working smoke detector is visible on the living room ceiling (photo). Entry door appears secure and has a deadbolt/keypad. No exposed wiring, visible cracked foundation, sagging ceilings, or active water intrusion in images. Window types appear to be operable double-hung (egress likely but bedrooms not shown). GFCI at kitchen sink is not clearly visible in photos; carbon monoxide alarm is not shown. Porch and exterior stairs appear to have rail presence but full stair detail not shown. Given photos, no immediate life‑threatening hazards are apparent, but absence of CO alarm and unclear GFCI/bedroom egress are inspection risks to confirm."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 75.0,
"rationale": "Exterior shows a modern-looking outside condenser unit (central AC likely present). Roof shingles appear in good condition with even coverage and no visible sagging. Kitchen plumbing fixtures and double bowl sink look functional; dishwasher and range are present. Electrical panel, water heater and furnace are not shown in the photos; however no visible knob-and-tube or unsafe wiring is present. Because key system components (water heater, electrical panel, furnace) are not photographed, assume average condition but require verification—reduces score moderately."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 80.0,
"rationale": "Front yard and walkway are maintained; exterior siding and painted masonry porch are in good cosmetic condition. Gutters/downspouts visible and appear functional. Listing states a large back deck and fully fenced backyard (not fully pictured) which supports tenant-safe outdoor space. No standing water, visible infestation, or major foundation cracks seen in photo angles. Driveway and sidewalk show minor cracking but no trip hazards visible from provided images."
}
],
"red_flags": [
"Unfinished basement called out in listing — potential for moisture, mold, inadequate egress, or hidden mechanical issues (not photographed).",
"No carbon monoxide detector visible in photos — required in many jurisdictions for homes with fuel-burning appliances.",
"GFCI protection at kitchen sink not visibly identified — must be verified or installed.",
"No photos of water heater or electrical service/panel — these critical systems need verification before inspection."
],
"confidence": 0.7,
"assumptions": [
"Heating system exists and is tied to the exterior condenser (either a heat pump or separate furnace) though indoor furnace/thermostat not shown; assumed functional until verified.",
"Bedroom egress windows meet local code (bedrooms not individually photographed); assumed typical for a 1940 home updated for sale.",
"No active roof leaks or hidden structural damage beyond what is visible in photos; roof visually appears in good condition.",
"Listing statement of a 'fully fenced backyard' and 'large back deck' is accurate despite limited photography of those features.",
"Dishwasher and range are present and operable (both units are visible), refrigerator may be missing from photos and should be confirmed; missing fridge would be an easy-to-fix appliance issue."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1882 McDavid St, Tarrant, AL, 35217",
"aggregate": {
"summary": "This 2BR/1BA single-family home appears well renovated and largely turn-key for Section 8/HCV occupancy. Visible strengths include updated interior finishes, working smoke detector, presence of HVAC condenser, intact roof and exterior, functioning kitchen appliances, and secure entry. Remaining inspection risks are largely informational or minor: CO detector/GFCI verification, bedroom egress confirmation, and an unseen unfinished basement that could conceal issues. With routine verification (CO/GFCI, water heater/electrical panel check, and confirming egress/handrails) this property is likely to pass an initial NSPIRE/HCV inspection with minimal repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 84.0,
"rationale": "Interior and exterior photos show recent cosmetic updating: hardwood floors in good condition, fresh paint, intact trim, modern light fixtures, kitchen cabinets and counters in good shape and appliances present (dishwasher and range visible). Porch and front entry are clean and solid. No visible peeling paint, damaged drywall, or major floor damage. The unfinished basement is noted in the listing but not shown; unfinished areas may require cleaning/repairs but are common and not automatically disqualifying. Overall only minor cosmetic or tenant-ready tasks are indicated."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 81.0,
"rationale": "Exterior photos show well-kept siding, painted brick porch, intact roofline and gutters, a fenced shaded backyard mentioned in listing, and a paved driveway/sidewalk. Front porch has a low solid wall that functions as a guard; no obvious foundation movement or large cracks are visible. Some yard slope and modest sidewalk surface wear are visible but not safety-critical. Side/back stairs exist (photo shows stairs to rear) but full handrail detail is not clearly visible—minor follow-up recommended."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 76.0,
"rationale": "Positive indicators: visible working smoke detector in living area, secure entry door with deadbolt, no visible exposed wiring, windows and doors appear intact, no visible active water intrusion or ceiling collapse, living areas look free of trip hazards. Uncertainties that reduce score: carbon monoxide detector not visible (requirement depends on local code and fuel appliances), GFCI protection at sink not clearly identified (outlet shown but test/reset not visible), bedroom egress windows not specifically pictured, unfinished basement not shown for potential hazards, side/back stair rail condition not fully visible. No visible mold, standing water, or life‑threatening hazards in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 78.3,
"rationale": "Exterior photo shows a modern-looking exterior HVAC condenser unit indicating central HVAC is present. Roof shingles appear in good condition (no visible sagging or large missing areas), gutters in place, kitchen plumbing fixtures and faucet look modern and functional, dishwasher and range present. Electrical panel and water heater are not photographed so their condition is assumed serviceable based on overall good cosmetic rehab; this assumption lowers certainty but not enough to indicate major system failure from photos."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Central HVAC is functional (exterior condenser present and appears intact).",
"Kitchen appliances (range and dishwasher visible) are operational; missing appliance issues are not present.",
"Water heater and electrical panel are present and serviceable though not photographed.",
"Bedrooms have egress windows meeting egress requirements; not shown in photos so assumed typical for a 1940 house that has been renovated.",
"No active mold, major pest infestation, or active leaks exist beyond what’s visible in photos.",
"GFCI protection at kitchen/bath outlets and CO alarms were not visible in photos; their absence would require minor corrective actions but are assumed likely present or easily installed."
],
"score_method": "mean_of_criteria",
"overall_score": 80.1,
"rubric_version": "ns_pire_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7618123652"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.