Property ID: 7739926422
735 10th Way, Pleasant Grove, AL, 35127
Pleasant Grove, AL
Money Down: $30,360
CoC Return: 21.50%
Monthly Cash Flow: $544
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,300
Closing Costs
$5,060
Total Down
$30,360
Investment Snapshot
Purchase Price
$126,500
Money Down
$30,360
Cash-on-Cash Return
21.50%
Rent
$1,542
Monthly Cash Flow
$544
Annual Cash Flow
$6,528
Debt Service / Mo
$673
Property Tax / Mo
$89
Insurance / Mo
$82
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,542
Payment Standard
$1,870
Rent
$1,542
Insurance
$82
Property Tax
$89
Management
$154
Utilities Allowance
$328
NOI (Monthly)
$1,217
Debt Service
$673
Cash Flow After Debt
$544
Quality Score: 67.00%
Confidence: 92.00%
This 3-bed, 1.5-bath single-family appears mostly rent-ready with a new HVAC and encapsulated crawlspace. Interior needs cosmetic work (paint, trim, flooring patches) and a handful of safety corrections (install/verify smoke & CO detectors, cover exposed wiring/outlets, confirm GFCI at kitchen/bath). Systems appear largely functional; no visible structural sagging, major roof failure, or widespread water intrusion. With 1–4 days of focused safety fixes and minor cosmetic repairs (or up to ~30 days if doing flooring/painting), it should pass an initial HCV/NSPIRE inspection.
Section 8 Payment Standard
$1,870
Utility Allowance Total
$328
Guaranteed Section 8 Rent (PS - Utilities)
$1,542
Property Management
$154
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$126,500
Beds
3
Baths
1.5
Living Area
1,225 sqft
Lot Size
15,682 sqft
Year Built
1981
Days on Market
112
Capital Outlay
$30,360
Debt Service
$673
Property Tax / Mo
$89
Insurance / Mo
$82
Property Description
Come check out this 3-bedroom, 1.5-bath home in the heart of Pleasant Grove! This property sits on a spacious lot with plenty of yard space for everything from family gatherings to workshop projects. Recent upgrades include a new HVAC system and a full crawl space encapsulation. Schedule your showing today!
Utility Allowances
Heating (Natural Gas)
$49
Property information specifies 'Gas Heat'. The 'N'Gas: Mulga' option was chosen as it is the most expensive natural gas option on the schedule, following instructions for ambiguity.
Cooling
$22
Property information lists 'Central Air'. 'A/C: Alabama Power' was selected as it is a major regional provider and the most expensive electric cooling option on the schedule.
Cooking (Electric)
$21
Property information lists 'Electric Oven'. 'Elec: Ala Power' was selected as it is a major regional provider and the most expensive electric cooking option on the schedule.
Water Heating (Electric)
$56
Property information lists 'Electric Water Heater'. 'Elec: Ala Power' was selected as it is a major regional provider and the most expensive electric water heating option on the schedule.
Other Electric
$68
This covers baseline electric costs. 'Lights, Ref, Etc.: Ala Power' was chosen for consistency with other electric utilities and is the most expensive option.
Water
$78
Property information specifies 'Public Water'. The provider is not listed, so 'Water: Birmingham' was chosen as it is a major regional provider and the most expensive option for this bedroom count.
Sewer
$0
Property information states the property uses a 'Septic' system, so the public sewer utility allowance is not applicable.
Trash Collection
$20
Trash collection is not specified in the property details. 'Jefferson City (Once per week)' was chosen as a reasonable default for a city in Jefferson County not explicitly listed on the schedule.
Refrigerator (Tenant-Owned)
$8
The property listing does not explicitly state a refrigerator is provided, so the tenant is assumed to be responsible for this utility per instructions.
Range / Microwave (Tenant-Owned)
$6
The property listing does not explicitly state a microwave is provided, so the tenant is assumed to be responsible for this utility 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$822
DP3 Annual Estimate$1,134
DP1 Monthly Equivalent$68
DP3 Monthly Equivalent$94
Replacement Value$109,900
Basis1,225 sqft / 1981
Nearby Houses
Photo unavailable
733 10th Way
sold · 0.02 mi
Price: $190,000
3 bd / 2 ba · 1,386 sqft
Latest sale: $190,000 on Jun 10, 2024
Latest rent: —
Photo unavailable
727 10th Way
sold · 0.06 mi
Price: $150,000
3 bd / 2 ba · 1,234 sqft
Latest sale: $150,000 on Aug 30, 2021
Latest rent: $1,380 on Jul 12, 2023
Photo unavailable
1001 9th Ave
sold · 0.06 mi
Price: $100,000
4 bd / 3 ba
Latest sale: $100,000 on Jan 20, 2017
Latest rent: —
Photo unavailable
710 11th St
off_market · 0.06 mi
Price: $25,900
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
737 11th St
sold · 0.08 mi
Price: $256,000
5 bd / 3 ba · 2,520 sqft
Latest sale: $256,000 on Jan 12, 2024
Latest rent: —
Photo unavailable
729 11th St
sold · 0.08 mi
Price: $129,900
3 bd / 2 ba · 1,500 sqft
Latest sale: $129,900 on Apr 17, 2020
Latest rent: —
Photo unavailable
801 11th St
sold · 0.10 mi
Price: $110,000
3 bd / 1 ba · 1,021 sqft
Latest sale: $110,000 on Jun 05, 2020
Latest rent: —
Photo unavailable
1112 7th Ave
sold · 0.11 mi
Price: $104,000
3 bd / 2 ba · 1,640 sqft
Latest sale: $104,000 on Mar 25, 2022
Latest rent: $1,329 on Oct 20, 2022
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide detectors in listing photos (inspection fail until installed).
- Visible hanging/exposed wiring above a doorway and at least one outlet without a cover (electrical hazard).
- Brown stain on bedroom ceiling — possible prior or intermittent water intrusion that requires verification.
- Potential lack of GFCI protection for kitchen/bath outlets (not visible in photos).
Assumptions
- New HVAC reported in listing is operational and properly installed (ducting and thermostat working).
- Water heater and required plumbing supply/hot water are present but not shown in photos.
- Electrical panel seen in kitchen photo is serviceable and has appropriate covers; any missing outlet covers are cosmetic and accessible to repair.
- Bedroom windows meet minimum egress dimensions (double-hung windows appear standard) though measurements were not provided.
- No active roof leaks despite a small ceiling stain seen in one bedroom; stain represents a past or contained event.
- Crawl space encapsulation was done properly reducing current moisture risks.
- Appliances shown (stove, refrigerator, washer/dryer) are in working condition unless tested otherwise.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,037 | $142,200 | $14,220 |
| 2023 | $1,037 | $136,100 | $13,620 |
| 2022 | $863 | $114,400 | $11,440 |
| 2021 | $730 | $97,800 | $9,780 |
| 2020 | $696 | $93,600 | $9,360 |
| 2019 | $624 | $84,600 | $8,460 |
| 2018 | $584 | $79,600 | $7,960 |
| 2017 | $595 | $80,900 | $8,100 |
| 2016 | $595 | $80,900 | $8,100 |
| 2015 | $595 | $80,900 | $8,100 |
| 2013 | $533 | $75,000 | $7,500 |
| 2012 | $568 | $76,970 | $7,697 |
| 2011 | $577 | $78,100 | $7,810 |
| 2010 | $616 | $83,000 | $8,300 |
| 2009 | $616 | $83,000 | $8,300 |
| 2008 | $630 | $84,700 | $8,470 |
| 2007 | $622 | $83,700 | $8,370 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2017-06-12 | Sold | $78,900 |
| 2004-10-22 | Sold | $78,500 |
| 2000-09-06 | Sold | $72,500 |
Photo Gallery
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}
},
{
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},
"assessment": {
"land": null,
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},
{
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},
"assessment": {
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}
},
{
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},
"assessment": {
"land": null,
"total": 8100,
"building": null
}
},
{
"tax": 533,
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"total": 75000,
"building": 55400
},
"assessment": {
"land": null,
"total": 7500,
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}
},
{
"tax": 568,
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},
"assessment": {
"land": 1957,
"total": 7697,
"building": 5740
}
},
{
"tax": 577,
"year": 2011,
"market": {
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"total": 78100,
"building": 58500
},
"assessment": {
"land": 1960,
"total": 7810,
"building": 5850
}
},
{
"tax": 616,
"year": 2010,
"market": {
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"total": 83000,
"building": 58500
},
"assessment": {
"land": 2450,
"total": 8300,
"building": 5850
}
},
{
"tax": 616,
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"market": {
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"building": 58500
},
"assessment": {
"land": 2450,
"total": 8300,
"building": 5850
}
},
{
"tax": 630,
"year": 2008,
"market": {
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"assessment": {
"land": 2450,
"total": 8470,
"building": 6020
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},
{
"tax": 622,
"year": 2007,
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},
"assessment": {
"land": 2450,
"total": 8370,
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}
],
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{
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{
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{
"date": "2025-10-27",
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{
"date": "2017-06-12",
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{
"date": "2017-04-03",
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{
"date": "2017-03-31",
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{
"date": "2017-03-23",
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"last_status_change_date": "2017-06-12T07:00:00Z"
},
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{
"date": "2017-02-12",
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"last_status_change_date": "2017-06-12T07:00:00Z"
},
"event_name": "Price Changed",
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},
{
"date": "2016-12-13",
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"listing": {
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{
"date": "2016-12-09",
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},
{
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{
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{
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{
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{
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{
"date": "1980-12-11",
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],
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},
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},
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"reason": "disabled",
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"processing_status": {
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"eligible": true,
"min_score": 60.0,
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/735-10th-Way_Pleasant-Grove_AL_35127_M77399-26422",
"bedroom_count": 3,
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"purchase_price": 126500.0,
"loan_term_years": 30,
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"mortgage_monthly": 673.29,
"payment_standard": 1870.0,
"total_amount_out": 25300.0,
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"sources": [
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],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property information specifies 'Gas Heat'. The 'N'Gas: Mulga' option was chosen as it is the most expensive natural gas option on the schedule, following instructions for ambiguity.",
"utility": "Heating (Natural Gas)",
"allowance": 49
},
{
"note": "Property information lists 'Central Air'. 'A/C: Alabama Power' was selected as it is a major regional provider and the most expensive electric cooling option on the schedule.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property information lists 'Electric Oven'. 'Elec: Ala Power' was selected as it is a major regional provider and the most expensive electric cooking option on the schedule.",
"utility": "Cooking (Electric)",
"allowance": 21
},
{
"note": "Property information lists 'Electric Water Heater'. 'Elec: Ala Power' was selected as it is a major regional provider and the most expensive electric water heating option on the schedule.",
"utility": "Water Heating (Electric)",
"allowance": 56
},
{
"note": "This covers baseline electric costs. 'Lights, Ref, Etc.: Ala Power' was chosen for consistency with other electric utilities and is the most expensive option.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property information specifies 'Public Water'. The provider is not listed, so 'Water: Birmingham' was chosen as it is a major regional provider and the most expensive option for this bedroom count.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property information states the property uses a 'Septic' system, so the public sewer utility allowance is not applicable.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Trash collection is not specified in the property details. 'Jefferson City (Once per week)' was chosen as a reasonable default for a city in Jefferson County not explicitly listed on the schedule.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property listing does not explicitly state a refrigerator is provided, so the tenant is assumed to be responsible for this utility per instructions.",
"utility": "Refrigerator (Tenant-Owned)",
"allowance": 8
},
{
"note": "The property listing does not explicitly state a microwave is provided, so the tenant is assumed to be responsible for this utility per instructions.",
"utility": "Range / Microwave (Tenant-Owned)",
"allowance": 6
}
],
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"down_payment_amount": 25300.0,
"property_tax_annual": 1068.11,
"property_tax_monthly": 89.01,
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"utility_allowance_total": 328.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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},
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"monthly_cash_flow_after_debt": 544.0,
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},
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"runs": [
{
"summary": "This 3-bed, 1.5-bath single-family appears mostly rent-ready with a new HVAC and encapsulated crawlspace. Interior needs cosmetic work (paint, trim, flooring patches) and a handful of safety corrections (install/verify smoke & CO detectors, cover exposed wiring/outlets, confirm GFCI at kitchen/bath). Systems appear largely functional; no visible structural sagging, major roof failure, or widespread water intrusion. With 1–4 days of focused safety fixes and minor cosmetic repairs (or up to ~30 days if doing flooring/painting), it should pass an initial HCV/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior shows surface-level deferred maintenance: scuffed/damaged paint, inconsistent finishes, worn/dated flooring in high-traffic areas, cosmetic cabinet/trim damage and some door edge damage. Major appliances (stove, refrigerator, washer/dryer) are present which reduces impact of missing items. Repairs appear cosmetic and routine rather than structural — likely paint, flooring patches, trim replacement, minor carpentry and outlet covers."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 55.0,
"rationale": "Mixed indicators: entry door has secure hardware (appears to have a deadbolt), electrical panel visible and intact, windows appear to provide egress for bedrooms. Concerns: no smoke or CO detectors are visible in photos (required), visible hanging/exposed wiring above a doorway and at least one outlet with no obvious cover, potential lack of GFCI-protected outlets at kitchen sink area (not shown), small brown ceiling stain in bedroom suggests prior water intrusion (needs verification). These are actionable but could fail an initial inspection until corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 80.0,
"rationale": "Listing states a new HVAC system and photos show ceiling vents and functioning ceiling fans — HVAC likely operational. Roof appears intact with no visible sag or large missing areas. Electrical service and panel appear present and in place. Plumbing fixtures (kitchen sink, bathroom sink/toilet) and laundry hookups are present and appear functional; washer/dryer appliances on site. No visible water pooling or failing drains. Overall systems look serviceable with a recent HVAC upgrade being a major positive."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior vinyl siding appears intact, foundation skirt present, lot is level with good yard area and a covered carport. Small front deck with railing present. Large trees close to the structure (root/roof risk over time) and some ground cover debris near foundation that should be cleaned. No visible standing water, collapsed walkways, or major exterior structural damage in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in listing photos (inspection fail until installed).",
"Visible hanging/exposed wiring above a doorway and at least one outlet without a cover (electrical hazard).",
"Brown stain on bedroom ceiling — possible prior or intermittent water intrusion that requires verification.",
"Potential lack of GFCI protection for kitchen/bath outlets (not visible in photos)."
],
"confidence": 0.72,
"assumptions": [
"New HVAC reported in listing is operational and properly installed (ducting and thermostat working).",
"Water heater and required plumbing supply/hot water are present but not shown in photos.",
"Electrical panel seen in kitchen photo is serviceable and has appropriate covers; any missing outlet covers are cosmetic and accessible to repair.",
"Bedroom windows meet minimum egress dimensions (double-hung windows appear standard) though measurements were not provided.",
"No active roof leaks despite a small ceiling stain seen in one bedroom; stain represents a past or contained event.",
"Crawl space encapsulation was done properly reducing current moisture risks.",
"Appliances shown (stove, refrigerator, washer/dryer) are in working condition unless tested otherwise."
],
"overall_score": 69.0,
"rubric_version": "2026-02-Section8-NSPIRE-v1"
},
{
"summary": "Overall the property appears livable with mostly cosmetic and code‑compliance items to address. Positive indicators: appliances present, reported new HVAC, and crawlspace encapsulation. Primary inspection risks: absence of visible smoke detectors, possible missing GFCI protection, at least one damaged outlet/cover, and evidence of prior water staining. Most items are repairable within a short timeframe; property likely could pass a HCV/NSPIRE inspection after addressing smoke detectors, GFCI outlets, minor electrical cover repairs, and confirming no active leaks and functioning HVAC/hot water.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior shows primarily cosmetic deferred maintenance: scuffed baseboards, chipped/uneven paint, dated flooring and vinyl in high‑wear areas, and cabinet doors with visible wear. Major appliances (stove, fridge, washer/dryer) are present in photos which reduces impact of missing-equipment risk. No obvious collapsed ceilings or exposed subfloor. Repairs are mostly cosmetic and short-term (paint, trim, floor patch/replace, outlet covers)."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 55.0,
"rationale": "Several NSPIRE safety items are either not visible or likely deficient: no smoke detectors visible in living areas/bedrooms in photos (required), GFCI protection not apparent at kitchen sink or bathrooms, at least one wall receptacle/cover appears damaged or missing near living area, and a ceiling stain in a bedroom suggests prior water intrusion that should be verified. Entry door shows two locks (knob + deadbolt). Egress windows look present but sizes and operability cannot be confirmed from photos. These items create moderate inspection risk and would likely require corrective work prior to pass."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 75.0,
"rationale": "Listing states a new HVAC system and photos show supply grille(s) and ceiling fans — positive indicators of heating/cooling availability. Crawl space encapsulation was reported, reducing some foundation/moisture risk. Roof shingles appear intact in exterior photo (no visible sagging). Water heater, electrical panel and full plumbing layout are not shown, so this score assumes reasonable function absent visible failure. Overall system risk is low-to-moderate but verification of HVAC operation, hot water, and electrical panel condition is recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding and roof appear generally intact and the lot is level with usable yard space. Front porch/deck and railing are present though small; step height/handrail adequacy cannot be fully confirmed. Large trees are close to the structure (potential root/roof debris risk). Gutters appear present. No obvious foundation movement or severe exterior deterioration visible from provided exterior photo."
}
],
"red_flags": [
"No visible smoke detectors in living areas/bedrooms (NSPIRE fail until installed/verified).",
"Likely missing GFCI protection at kitchen and bathroom receptacles (code/NSPIRE issue).",
"At least one damaged/missing outlet cover or exposed receptacle near living area (electrical hazard).",
"Ceiling stain in bedroom indicates possible prior or active water intrusion that requires verification and repair."
],
"confidence": 0.7,
"assumptions": [
"New HVAC and crawlspace encapsulation indicated in listing are accurate and the HVAC is operational at time of inspection.",
"No active roof leaks exist despite a small ceiling stain visible in one bedroom photo; stain represents a prior repaired event unless otherwise discovered.",
"Electrical panel, water heater and main plumbing are present and functional though not shown in photos.",
"Bedroom windows meet egress size and operability requirements unless onsite measurement proves otherwise.",
"Appliances shown (stove, refrigerator, washer/dryer) are in working order unless testing reveals faults."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Moderately ready for Section 8 occupation but likely to fail an initial NSPIRE inspection on safety code items without targeted fixes. Strengths: appliances present, recent HVAC and crawlspace encapsulation claimed, intact exterior envelope. Primary issues to address before inspection: install/verify smoke and CO detectors, secure/repair exposed wiring, add required GFCI protection in kitchen/bath as required, investigate and repair the ceiling stain/possible leak, and complete cosmetic repairs (trim, outlet covers, door thresholds). After addressing these safety/code items and minor cosmetics, the property should pass an initial HCV inspection within 1-3 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior shows mostly intact finishes but clear deferred cosmetic maintenance: scuffed/dirty doors and trim, nail holes in walls, painted-over cabinetry, worn vinyl and laminate flooring, and miscellaneous wall/trim damage. Major appliances (stove, refrigerator, washer/dryer) are present in photos which reduces penalty for missing appliances. Small repairs (paint, trim, outlet covers, thresholds) and a few cabinetry/flooring touch-ups are needed but no visible extensive deterioration."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 50.0,
"rationale": "Several inspection risks visible or not clearly documented: no smoke detectors or carbon monoxide alarms visible in photos (likely required), a visible loose/hanging cable at an interior doorway (exposed wiring risk), and no obvious GFCI-protected countertop outlets in the kitchen photos. There is a small ceiling discoloration/stain in a bedroom suggesting a prior or current leak that needs verification. Entry door has locking hardware. These issues create a moderate chance of initial NSPIRE failure until corrected."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical",
"score": 65.0,
"rationale": "Listing states a new HVAC system and crawlspace encapsulation (positive for HVAC and moisture control); photos show ceiling fans and vents. Major systems (electrical panel, water heater) are not photographed so their condition is inferred adequate but unverified. Roof shingles and exterior appear intact from distance with no obvious sagging. Given documented HVAC upgrade but lack of direct photos of electrical panel/water heater and the ceiling stain, systems score is moderate-high assuming the HVAC is functional."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior appears generally serviceable: vinyl siding intact, roof appears to be in fair condition from photos with no visible collapse, yard is open and usable, and foundation is skirted (crawlspace encapsulation noted). Small front deck and steps exist; they appear structurally adequate in photos though railings are minimal. Driveway/carport present. No visible standing water, major foundation cracks, or infestation evidence in provided images."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in photos — likely inspection failure if absent.",
"Visible loose/hanging interior wiring near a doorway — potential exposed wiring hazard.",
"Ceiling discoloration/stain in bedroom — possible active or prior leak that needs diagnosis and repair.",
"No clearly visible GFCI-protected kitchen outlets — may be cited by inspector.",
"Multiple areas with worn/loose thresholds and damaged trim that present trip or ingress/egress concerns."
],
"confidence": 0.65,
"assumptions": [
"The listed 'new HVAC system' is installed and operational (no photo of unit or service tag provided).",
"Crawl space encapsulation referenced in the listing is complete and effective at controlling crawlspace moisture.",
"There is at least one full bathroom and one half-bath as listed; pictured fixtures are functional though not every fixture was photographed.",
"Electrical panel and water heater exist and are serviceable but were not photographed; their condition is assumed fair unless inspection finds otherwise.",
"Bedroom windows provide required egress (standard single-story windows visible) though exact openable dimensions are not confirmed in photos.",
"No active roof collapse or major structural movement exists beyond the small ceiling stain seen in one bedroom photo."
],
"overall_score": 65.0,
"rubric_version": "nsprire_v1.0_2026-02-16"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "735 10th Way, Pleasant Grove, AL, 35127",
"aggregate": {
"summary": "This 3-bed, 1.5-bath single-family appears mostly rent-ready with a new HVAC and encapsulated crawlspace. Interior needs cosmetic work (paint, trim, flooring patches) and a handful of safety corrections (install/verify smoke & CO detectors, cover exposed wiring/outlets, confirm GFCI at kitchen/bath). Systems appear largely functional; no visible structural sagging, major roof failure, or widespread water intrusion. With 1–4 days of focused safety fixes and minor cosmetic repairs (or up to ~30 days if doing flooring/painting), it should pass an initial HCV/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 69.3,
"rationale": "Interior shows surface-level deferred maintenance: scuffed/damaged paint, inconsistent finishes, worn/dated flooring in high-traffic areas, cosmetic cabinet/trim damage and some door edge damage. Major appliances (stove, refrigerator, washer/dryer) are present which reduces impact of missing items. Repairs appear cosmetic and routine rather than structural — likely paint, flooring patches, trim replacement, minor carpentry and outlet covers."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 73.3,
"rationale": "Exterior vinyl siding appears intact, foundation skirt present, lot is level with good yard area and a covered carport. Small front deck with railing present. Large trees close to the structure (root/roof risk over time) and some ground cover debris near foundation that should be cleaned. No visible standing water, collapsed walkways, or major exterior structural damage in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 53.3,
"rationale": "Mixed indicators: entry door has secure hardware (appears to have a deadbolt), electrical panel visible and intact, windows appear to provide egress for bedrooms. Concerns: no smoke or CO detectors are visible in photos (required), visible hanging/exposed wiring above a doorway and at least one outlet with no obvious cover, potential lack of GFCI-protected outlets at kitchen sink area (not shown), small brown ceiling stain in bedroom suggests prior water intrusion (needs verification). These are actionable but could fail an initial inspection until corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 73.3,
"rationale": "Listing states a new HVAC system and photos show ceiling vents and functioning ceiling fans — HVAC likely operational. Roof appears intact with no visible sag or large missing areas. Electrical service and panel appear present and in place. Plumbing fixtures (kitchen sink, bathroom sink/toilet) and laundry hookups are present and appear functional; washer/dryer appliances on site. No visible water pooling or failing drains. Overall systems look serviceable with a recent HVAC upgrade being a major positive."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in listing photos (inspection fail until installed).",
"Visible hanging/exposed wiring above a doorway and at least one outlet without a cover (electrical hazard).",
"Brown stain on bedroom ceiling — possible prior or intermittent water intrusion that requires verification.",
"Potential lack of GFCI protection for kitchen/bath outlets (not visible in photos)."
],
"confidence": 0.92,
"assumptions": [
"New HVAC reported in listing is operational and properly installed (ducting and thermostat working).",
"Water heater and required plumbing supply/hot water are present but not shown in photos.",
"Electrical panel seen in kitchen photo is serviceable and has appropriate covers; any missing outlet covers are cosmetic and accessible to repair.",
"Bedroom windows meet minimum egress dimensions (double-hung windows appear standard) though measurements were not provided.",
"No active roof leaks despite a small ceiling stain seen in one bedroom; stain represents a past or contained event.",
"Crawl space encapsulation was done properly reducing current moisture risks.",
"Appliances shown (stove, refrigerator, washer/dryer) are in working condition unless tested otherwise."
],
"score_method": "mean_of_criteria",
"overall_score": 67.0,
"rubric_version": "2026-02-Section8-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7739926422"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.