Property ID: 7760723967
829 Alden Ave, Birmingham, AL, 35228
Birmingham, AL
Money Down: $28,800
CoC Return: 7.02%
Monthly Cash Flow: $168
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,000
Closing Costs
$4,800
Total Down
$28,800
Investment Snapshot
Purchase Price
$120,000
Money Down
$28,800
Cash-on-Cash Return
7.02%
Rent
$1,055
Monthly Cash Flow
$168
Annual Cash Flow
$2,021
Debt Service / Mo
$639
Property Tax / Mo
$91
Insurance / Mo
$52
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,055
Payment Standard
$1,584
Rent
$1,055
Insurance
$52
Property Tax
$91
Management
$106
Utilities Allowance
$529
NOI (Monthly)
$807
Debt Service
$639
Cash Flow After Debt
$168
Quality Score: 77.00%
Confidence: 92.00%
Overall the property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with minor follow-up required. Interior renovation work (kitchen, lighting, flooring) and a functioning central AC unit are positive indicators. The primary inspection risks are lack of visible smoke/carbon monoxide alarms, unverified electrical panel and GFCI protection, and unshown water heater. Exterior and structural elements show no major defects in photographs. Expect a straightforward inspection if alarms are installed and routine system verifications pass.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$529
Guaranteed Section 8 Rent (PS - Utilities)
$1,055
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$120,000
Beds
3
Baths
2
Living Area
1,003 sqft
Lot Size
9,148 sqft
Year Built
1956
Days on Market
161
Capital Outlay
$28,800
Debt Service
$639
Property Tax / Mo
$91
Insurance / Mo
$52
Property Description
Your new home awaits ! This newly renovated home 3-bedroom, 2 bathroom offers the perfect blend of comfort, style, and functionality. The fully equipped kitchen features beautiful granite countertop, and electric stove, refrigerator, dishwasher, and microwave, ideal for cooking and entertaining. Step Outside to enjoy the back deck, perfect for gatherings or relaxing afternoons. The fenced-in backyard provides added security, making it a great space for kids, pets, or peaceful outdoor living. An added bonus is the laundry room located outside for extra convenience. Don't miss the opportunity to make this beautiful home yours!
Utility Allowances
Heating
$93
Property has central heat. The fuel type is not specified but other major appliances are electric, so electric heating is assumed. 'Ala Power' is selected as it is the most expensive electric heating option on the schedule.
Cooling
$22
Property has central cooling. 'Alabama Power' is selected to be consistent with the heating utility provider choice and it is the most expensive option.
Cooking
$21
Property includes an electric stove. 'Ala Power' is selected to be consistent with other electric utility provider choices and it is the most expensive option.
Water Heating
$56
Property has an electric water heater. 'Ala Power' is selected to be consistent with other electric utility provider choices and it is the most expensive option.
Other Electric
$68
This allowance covers general electricity for lights and outlets. The 'Ala Power' option is selected for consistency with other electric utilities and is the most expensive.
Water
$78
Property has public water. 'Water: Birmingham' is selected as the property is located in Birmingham.
Sewer
$151
Property is connected to public sewer. The allowance is a fixed value from the schedule for a 3-bedroom unit.
Trash Collection
$40
Trash collection is assumed for a single-family home. The 'Fairfield Inside City Limits (ISCL)' option is selected as the property's subdivision is listed as 'FAIRFIELD', and this is the most expensive plausible option.
Refrigerator
$0
The property includes a refrigerator, so there is no allowance for a tenant-owned appliance.
Range/Microwave
$0
The property includes a stove and a microwave, so there is no allowance for tenant-owned appliances.
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$486
DP3 Annual Estimate$757
DP1 Monthly Equivalent$40
DP3 Monthly Equivalent$63
Replacement Value$48,100
Basis1,003 sqft / 1956
Nearby Houses
Photo unavailable
836 Alden Ave
sold · 0.04 mi
Price: $64,000
3 bd / 1 ba · 976 sqft
Latest sale: $64,000 on Feb 24, 2020
Latest rent: $775 on Jun 26, 2018
Photo unavailable
1501 12th St
sold · 0.05 mi
Price: $64,900
3 bd / 2 ba · 1,556 sqft
Latest sale: $64,900 on Aug 27, 2018
Latest rent: $995 on Apr 25, 2022
Photo unavailable
1448 12th St
sold · 0.08 mi
Price: $66,000
3 bd / 1 ba · 1,107 sqft
Latest sale: $66,000
Latest rent: —
Photo unavailable
1446 12th St
sold · 0.08 mi
Price: $80,000
3 bd / 1 ba · 1,123 sqft
Latest sale: $80,000 on Jun 23, 2025
Latest rent: —
Photo unavailable
1313 Carol Cir
sold · 0.08 mi
Price: $120,000
3 bd / 1 ba · 1,130 sqft
Latest sale: $120,000 on May 24, 2022
Latest rent: —
Photo unavailable
1429 12th St
sold · 0.09 mi
Price: $80,000
3 bd / 1 ba · 995 sqft
Latest sale: $80,000 on Aug 13, 2021
Latest rent: $1,900 on Feb 26, 2011
Photo unavailable
816 Alden Ave
sold · 0.09 mi
Price: $114,900
3 bd / 1 ba · 1,101 sqft
Latest sale: $114,900 on May 21, 2022
Latest rent: $1,025 on May 16, 2025
Photo unavailable
1309 Carol Cir
sold · 0.09 mi
Price: $115,000
3 bd / 2 ba · 1,288 sqft
Latest sale: $115,000 on Jun 15, 2021
Latest rent: —
Photo unavailable
1305 Carol Cir
sold · 0.10 mi
Price: $119,000
3 bd / 1 ba · 1,028 sqft
Latest sale: $119,000 on Sep 06, 2023
Latest rent: $925 on Jun 23, 2023
Photo unavailable
1401 Carol Cir
for_sale · 0.12 mi
Price: $110,000
3 bd / 1 ba · 1,075 sqft
Latest sale: —
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Kitchen appliances shown in photos (stove, refrigerator, dishwasher, microwave) are in working order as listed.
- Central HVAC condenser seen outside corresponds to a working heating/cooling system inside (no visible heating absence).
- Water heater, electrical panel, and interior smoke/CO alarms exist but were not photographed; their absence would increase inspection risk.
- Bedrooms have egress windows of code-acceptable size typical for a 1956 single‑family renovated home; egress cannot be fully confirmed from exterior photos.
- Exterior steps and railings are structurally sound despite some cosmetic paint wear; handrails meet local grip/height requirements though not fully verifiable in photos.
- Listing note that laundry room is located outside means laundry is in an enclosed exterior room or covered area with proper hookups; condition not shown.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,056 | $70,500 | $12,800 |
| 2023 | $1,056 | $70,500 | $12,800 |
| 2022 | $856 | $57,100 | $10,380 |
| 2021 | $856 | $57,100 | $10,380 |
| 2020 | $1,064 | $71,000 | $10,380 |
| 2019 | $1,064 | $71,000 | $12,900 |
| 2018 | $973 | $65,000 | $11,800 |
| 2017 | $973 | $65,000 | $11,800 |
| 2016 | $973 | $65,000 | $11,800 |
| 2015 | $973 | $65,000 | $11,800 |
| 2013 | $894 | $64,200 | $11,660 |
| 2012 | $894 | $64,170 | $12,834 |
| 2011 | $905 | $65,000 | $13,000 |
| 2010 | $905 | $65,000 | $13,000 |
| 2009 | $905 | $65,000 | $13,000 |
| 2008 | $921 | $66,200 | $13,240 |
| 2007 | $910 | $65,400 | $13,080 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-11 | Relisted | $120,000 |
| 2026-02-10 | Listing removed | $0 |
| 2026-02-02 | Price Changed | $120,000 |
| 2025-12-15 | Relisted | $125,000 |
| 2025-12-03 | Listing removed | $0 |
| 2025-11-17 | Price Changed | $129,000 |
| 2025-10-31 | Price Changed | $134,500 |
| 2025-09-30 | Price Changed | $140,000 |
| 2025-09-08 | Listed | $145,000 |
| 2025-03-31 | Sold | $47,000 |
| 2025-03-21 | Price Changed | $49,900 |
| 2025-02-09 | Listed | $65,000 |
| 2025-01-22 | Listing removed | $0 |
| 2025-01-14 | Listed for rent | $1,100 |
| 2024-10-30 | Listing removed | $0 |
| 2024-04-15 | Listed for rent | $1,100 |
| 2024-04-15 | Listing removed | $0 |
| 2024-03-30 | Listed for rent | $1,100 |
| 2019-02-28 | Sold | $45,000 |
| 2016-09-20 | Listing removed | $750 |
| 2016-09-13 | Listed for rent | $750 |
| 2016-09-09 | Listing removed | $750 |
| 2016-08-23 | Listed for rent | $750 |
| 2016-08-19 | Listing removed | $750 |
| 2016-08-13 | Listed for rent | $750 |
Photo Gallery
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},
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},
{
"date": "2025-03-21",
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},
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},
{
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},
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},
{
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},
"event_name": "Listing removed",
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{
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},
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},
{
"date": "2024-10-30",
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},
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},
{
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},
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{
"date": "2024-04-15",
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},
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},
{
"date": "2024-03-30",
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},
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},
{
"date": "2019-02-28",
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},
{
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},
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},
{
"date": "2016-09-13",
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},
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},
{
"date": "2016-09-09",
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"listing": {
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},
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},
{
"date": "2016-08-23",
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"listing": {
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},
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},
{
"date": "2016-08-19",
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"listing": {
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"listing_id": "610150891",
"last_update_date": "2024-03-30T12:43:43Z",
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},
"event_name": "Listing removed",
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},
{
"date": "2016-08-13",
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"listing": {
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"list_date": null,
"list_price": 1100,
"listing_id": "610150891",
"last_update_date": "2024-03-30T12:43:43Z",
"last_status_change_date": "2024-04-15T20:39:17Z"
},
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"source_name": "AppfolioUnits",
"price_change": 0,
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},
{
"date": "2016-07-13",
"price": 750,
"listing": {
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"list_date": null,
"list_price": 1100,
"listing_id": "610150891",
"last_update_date": "2024-03-30T12:43:43Z",
"last_status_change_date": "2024-04-15T20:39:17Z"
},
"event_name": "Listing removed",
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},
{
"date": "2016-06-14",
"price": 750,
"listing": {
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"list_date": null,
"list_price": 1100,
"listing_id": "610150891",
"last_update_date": "2024-03-30T12:43:43Z",
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},
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"source_name": "AppfolioUnits",
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},
{
"date": "2016-06-09",
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"listing": {
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"list_date": null,
"list_price": 1100,
"listing_id": "610150891",
"last_update_date": "2024-03-30T12:43:43Z",
"last_status_change_date": "2024-04-15T20:39:17Z"
},
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"days_after_listed": null,
"source_listing_id": "2383092",
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},
{
"date": "2016-06-04",
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},
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},
{
"date": "2015-08-19",
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"source_name": "Public Record",
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},
{
"date": "2015-06-15",
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"listing": {
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"list_price": 43000,
"listing_id": "592218515",
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"last_status_change_date": "2014-12-16T07:00:00Z"
},
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"source_listing_id": "617081",
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},
{
"date": "2015-01-23",
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"list_price": 43000,
"listing_id": "592218515",
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"last_status_change_date": "2014-12-16T07:00:00Z"
},
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"source_name": "GreaterAlabamaMLS",
"price_change": 13000,
"days_after_listed": null,
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},
{
"date": "2015-01-19",
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"listing_id": "592218515",
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},
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},
{
"date": "2015-01-07",
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},
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},
{
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},
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"days_after_listed": "7 days",
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},
{
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},
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"price_change_percentage": "-15.22%"
},
{
"date": "1997-10-01",
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}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7760723967",
"generated_at": "2026-02-16T03:33:33.023736Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 77.0
},
"utility_allowance": {
"zip_code": "35228",
"home_photo": "https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m3079300198s-w1280.jpg",
"rent_price": 1055.0,
"loan_amount": 96000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/829-Alden-Ave_Birmingham_AL_35228_M77607-23967",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 120000.0,
"loan_term_years": 30,
"annual_cash_flow": 9684.82,
"mortgage_monthly": 638.69,
"payment_standard": 1584.0,
"total_amount_out": 24000.0,
"additional_photos": [
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"https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m1049616967s-w1280.jpg",
"https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m1930980622s-w1280.jpg",
"https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m3250794750s-w1280.jpg",
"https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m3463365939s-w1280.jpg",
"https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m2940577100s-w1280.jpg",
"https://ap.rdcpix.com/fd97984eaf88874445961b96ecbebd83l-m418633344s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 51.79,
"monthly_cash_flow": 807.07,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central heat. The fuel type is not specified but other major appliances are electric, so electric heating is assumed. 'Ala Power' is selected as it is the most expensive electric heating option on the schedule.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has central cooling. 'Alabama Power' is selected to be consistent with the heating utility provider choice and it is the most expensive option.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property includes an electric stove. 'Ala Power' is selected to be consistent with other electric utility provider choices and it is the most expensive option.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property has an electric water heater. 'Ala Power' is selected to be consistent with other electric utility provider choices and it is the most expensive option.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "This allowance covers general electricity for lights and outlets. The 'Ala Power' option is selected for consistency with other electric utilities and is the most expensive.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has public water. 'Water: Birmingham' is selected as the property is located in Birmingham.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property is connected to public sewer. The allowance is a fixed value from the schedule for a 3-bedroom unit.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash collection is assumed for a single-family home. The 'Fairfield Inside City Limits (ISCL)' option is selected as the property's subdivision is listed as 'FAIRFIELD', and this is the most expensive plausible option.",
"utility": "Trash Collection",
"allowance": 40
},
{
"note": "The property includes a refrigerator, so there is no allowance for a tenant-owned appliance.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property includes a stove and a microwave, so there is no allowance for tenant-owned appliances.",
"utility": "Range/Microwave",
"allowance": 0
}
],
"cash_on_cash_return": 0.4,
"down_payment_amount": 24000.0,
"property_tax_annual": 1087.68,
"property_tax_monthly": 90.64,
"property_tax_increase": 0.03,
"utility_allowance_total": 529.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
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],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 2020.54,
"property_management_monthly": 105.5,
"monthly_cash_flow_after_debt": 168.38,
"cash_on_cash_return_after_debt": 0.08
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with minor follow-up required. Interior renovation work (kitchen, lighting, flooring) and a functioning central AC unit are positive indicators. The primary inspection risks are lack of visible smoke/carbon monoxide alarms, unverified electrical panel and GFCI protection, and unshown water heater. Exterior and structural elements show no major defects in photographs. Expect a straightforward inspection if alarms are installed and routine system verifications pass.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 85.0,
"rationale": "Home photos and listing show a recently renovated interior kitchen (new cabinets, granite counters, backsplash, appliances, new faucet, recessed lighting, laminate flooring) and a painted, intact exterior. No visible interior finish damage, peeling paint, or collapsed surfaces. Minor exterior items: driveway has some cracking and gravel parking added; exterior stairs and painted railings show cosmetic wear. Missing/older hardware is limited. Overall minor repairs/cosmetic only; missing appliances are not an issue (fridge, stove, dishwasher present per photos/listing)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos (no standing water, collapsed ceilings, visible major structural issues, exposed high-voltage wiring). Exterior stairs have railings; windows appear intact and of typical size for egress though bedroom egress cannot be fully confirmed from photos. Key NSPIRE items not visible in photos: smoke alarms, carbon monoxide alarms (if required), electrical panel condition, and GFCI outlets in kitchen/bathrooms. Entry door shows knob and likely deadbolt but not clearly confirmed. Because required alarms and panel/GFCI visibility are not confirmed, score reduced to reflect inspection risk despite generally clean, safe appearance."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 75.0,
"rationale": "Exterior shows an intact central AC condenser unit (indicates forced air HVAC present). Roof appears shingled and even from photos with no obvious sagging or missing areas. Kitchen fixtures and appliances are modern electric units; plumbing fixtures (sink, dishwasher) look new. Water heater and electrical service/panel are not shown. No visible plumbing leaks or roof leaks in photos. Given visible HVAC and new kitchen plumbing, systems are likely functional but unseen components (panel, water heater) are unverified, so moderate score."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Siding and painted trim appear in good condition; foundation block is exposed but intact with vents present. Yard is fenced in at back per listing and photos; driveway and gravel parking are functional though driveway has hairline/typical cracking. Gutters and downspouts are present. Vegetation at rear near treeline but no obvious drainage ponding or erosion observed. Overall exterior/site is well maintained with minor wear."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Kitchen appliances shown in photos (stove, refrigerator, dishwasher, microwave) are in working order as listed.",
"Central HVAC condenser seen outside corresponds to a working heating/cooling system inside (no visible heating absence).",
"Water heater, electrical panel, and interior smoke/CO alarms exist but were not photographed; their absence would increase inspection risk.",
"Bedrooms have egress windows of code-acceptable size typical for a 1956 single‑family renovated home; egress cannot be fully confirmed from exterior photos.",
"Exterior steps and railings are structurally sound despite some cosmetic paint wear; handrails meet local grip/height requirements though not fully verifiable in photos.",
"Listing note that laundry room is located outside means laundry is in an enclosed exterior room or covered area with proper hookups; condition not shown."
],
"overall_score": 77.0,
"rubric_version": "2026-02-16-NSPIRE-1"
},
{
"summary": "This property appears largely turnkey for Section 8 tenancy with a recently renovated interior (appliances, counters, cabinets, flooring) and a maintained exterior (siding, roof in photos, functioning exterior HVAC unit). The primary inspection risks are documentation/verification items not visible in listing photos: properly installed smoke detectors and CO alarms (if required), GFCI protection at kitchen/bath outlets, bedroom egress windows, and verification that heating, hot water and the electrical panel are operational and safe. None of the photos show major structural or life-safety failures. With a short verification round (install/test alarms, confirm GFCI or install, confirm systems operate), the property is likely rentable and should pass an initial HCV/NSPIRE inspection within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 88.0,
"rationale": "Photos and listing indicate a recent cosmetic renovation: new-looking cabinets, granite counters, updated appliances (stove, fridge, microwave, dishwasher shown), fresh paint, and new-looking flooring. Exterior siding and paint look maintained and steps/railings present. Minor observable deferred items: driveway cracks, small areas of patchy lawn and gravel parking area that could be tidied. Missing interior photos (bathrooms, bedrooms) prevent verification of fixtures but listing states 2 baths. Overall turnkey from a cosmetic and appliance standpoint."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "No life-threatening hazards are visible (no collapsed ceilings, no standing water, no visible electrical splices). Exterior stairs have handrails. Fenced yard and clear egress to driveway. Uncertainties lower the score: smoke detectors and CO alarms are not visible in photos (required by NSPIRE), GFCI protection at kitchen sink is not clearly identifiable (an outlet is visible but not clearly GFCI), bedroom egress windows cannot be confirmed from images, and the listing indicates an 'outside laundry room' which may affect in-unit access/safety if not properly enclosed/vented. These are remediable but are inspection risks until verified."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 75.0,
"rationale": "Exterior central HVAC condenser is present and appears intact (suggests central heating/cooling likely). Roof shingles visible in photos look intact with no obvious sagging or active leak signs. No exposed wiring is visible. Water heater, electrical panel, and heating source were not photographed so operational status is assumed but not confirmed. Given recent interior renovation, systems are likely serviced but require in-person verification (operate HVAC, hot water, check electrical panel labeling, test outlets)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Siding, gutters and downspouts appear intact; foundation block walls show no obvious major cracking or settlement in photos. Yard is fenced and yard/driveway provide adequate ingress/egress. Driveway has cracks and there is a small gravel parking area—cosmetic and low-risk. Trees/back vegetation close to rear may require routine clearing but no immediate structural threat is visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Kitchen appliances shown and listed (electric stove, refrigerator, dishwasher, microwave) are included and functional.",
"HVAC condenser shown outside corresponds to a working central HVAC system (likely an electric heat pump) supplying heating and cooling to the unit.",
"No active roof leaks or major interior water damage exist beyond what is visible in exterior photos.",
"Bedrooms have windows that meet egress size requirements (not visible in photos) but this needs verification.",
"Electrical panel exists and is intact but was not photographed; no visible external exposed wiring suggests basic electrical safety is acceptable.",
"Water heater is present and provides hot water (not shown in photos).",
"GFCI protection and smoke/CO detectors may have been installed during the renovation but are not visible in listing photos and therefore must be confirmed on-site."
],
"overall_score": 79.0,
"rubric_version": "1.0"
},
{
"summary": "This 3BR/2BA home appears to be largely renovated and cosmetically turnkey with modern kitchen appliances and an intact exterior. Major visible systems (HVAC, roof) look present and serviceable. Primary inspection risk items are documentation/verification-type: smoke/CO detectors, bedroom egress, electrical panel and water‑heater verification, and lead-hazard disclosure due to 1956 construction. With relatively minor fixes/verification (install/confirm detectors, verify GFCI, confirm hot water and electrical panel, and address any lead-safe requirements), the property is likely to pass a Housing Choice Voucher (NSPIRE) inspection within ~30 days. ",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 85.0,
"rationale": "Interior photos show a recent cosmetic renovation: new-looking laminate flooring, painted walls, updated cabinets and granite counters, and modern stainless appliances present. Exterior paint and trim appear refreshed. Minor deferred items observed: cracked driveway, small yard patchiness, and cosmetic wear on exterior stairs/railings (paint). Missing or broken appliances are not an issue (stove, fridge, dishwasher and microwave are present). Overall mostly cosmetic/finish work only."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 60.0,
"rationale": "No immediate life‑threatening hazards visible (no collapsed ceilings, no standing water, no exposed wiring). Exterior stairs have handrails. However several NSPIRE items are not verifiable from photos: smoke detectors are not visible in interior photos (could cause inspection failure if not installed/located correctly), carbon monoxide alarm not visible (check local req'ts), bedroom egress windows not photographed so egress compliance is unconfirmed, and a deadbolt on the entry is not clearly visible. GFCI presence at kitchen counters appears likely but not confirmed. Because these items commonly cause an initial fail and cannot be confirmed, deducts applied."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Outside HVAC condensing unit is present and appears intact. Roof and gutters visible in photos look serviceable with no sagging or obvious leaks. Kitchen appliances are electric and appear functional. However electrical panel, water heater and plumbing (hot water) are not shown — assumed functional but need verification. No visible evidence of major system failure, so moderate-high score with recommended verification/maintenance prior to lease."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Siding, foundation/block, and windows appear intact and recently painted. Yard is fenced at sides/rear (fence visible), providing security for tenants and pets. Driveway has cracking but usable; gravel parking pad installed. No visible standing water, major foundation cracks, collapsed steps, or severe exterior neglect. Mature trees at rear create some setback but no immediate hazard shown."
}
],
"red_flags": [
"No visible smoke detectors in interior photos — potential immediate NSPIRE fail if not installed or improperly located.",
"Property built in 1956 — potential lead-based paint hazard and HUD lead disclosure / required safe work practices (pre-1978).",
"Laundry room located outside — verify that electrical/plumbing/venting are code-compliant and safe for tenant use.",
"Key mechanical items (water heater, electrical panel) not shown — must be verified operational; unknowns can lead to inspection failure."
],
"confidence": 0.7,
"assumptions": [
"Listing and photos are accurate: kitchen appliances (electric range, refrigerator, dishwasher, microwave) shown are included and functional.",
"No smoke or CO detectors are visible in the supplied photos — assume they may be missing or not in correct locations until verified.",
"Electrical panel, water heater and hot water supply are present and operational but were not photographed; assume functional pending verification.",
"Bedrooms have egress-capable windows as typical for a 3‑bedroom home, but their exact sizes/clearances are unconfirmed from provided photos.",
"Exterior stairs and railings are structurally sound despite being painted; no visible rot or collapse in photos.",
"Laundry room is external (listing says 'outside') and that hookups/venting comply with code — this must be confirmed during inspection.",
"No interior evidence of active roof leaks, severe mold, or pest infestation was visible; assume none evident but recommend inspection.",
"Because the home was built in 1956, lead-based paint disclosure and potential lead-safe work practices will be required for rentals under HUD rules."
],
"overall_score": 75.0,
"rubric_version": "2026-02-hud-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "829 Alden Ave, Birmingham, AL, 35228",
"aggregate": {
"summary": "Overall the property appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with minor follow-up required. Interior renovation work (kitchen, lighting, flooring) and a functioning central AC unit are positive indicators. The primary inspection risks are lack of visible smoke/carbon monoxide alarms, unverified electrical panel and GFCI protection, and unshown water heater. Exterior and structural elements show no major defects in photographs. Expect a straightforward inspection if alarms are installed and routine system verifications pass.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 86.0,
"rationale": "Home photos and listing show a recently renovated interior kitchen (new cabinets, granite counters, backsplash, appliances, new faucet, recessed lighting, laminate flooring) and a painted, intact exterior. No visible interior finish damage, peeling paint, or collapsed surfaces. Minor exterior items: driveway has some cracking and gravel parking added; exterior stairs and painted railings show cosmetic wear. Missing/older hardware is limited. Overall minor repairs/cosmetic only; missing appliances are not an issue (fridge, stove, dishwasher present per photos/listing)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 80.0,
"rationale": "Siding and painted trim appear in good condition; foundation block is exposed but intact with vents present. Yard is fenced in at back per listing and photos; driveway and gravel parking are functional though driveway has hairline/typical cracking. Gutters and downspouts are present. Vegetation at rear near treeline but no obvious drainage ponding or erosion observed. Overall exterior/site is well maintained with minor wear."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards in photos (no standing water, collapsed ceilings, visible major structural issues, exposed high-voltage wiring). Exterior stairs have railings; windows appear intact and of typical size for egress though bedroom egress cannot be fully confirmed from photos. Key NSPIRE items not visible in photos: smoke alarms, carbon monoxide alarms (if required), electrical panel condition, and GFCI outlets in kitchen/bathrooms. Entry door shows knob and likely deadbolt but not clearly confirmed. Because required alarms and panel/GFCI visibility are not confirmed, score reduced to reflect inspection risk despite generally clean, safe appearance."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 75.0,
"rationale": "Exterior shows an intact central AC condenser unit (indicates forced air HVAC present). Roof appears shingled and even from photos with no obvious sagging or missing areas. Kitchen fixtures and appliances are modern electric units; plumbing fixtures (sink, dishwasher) look new. Water heater and electrical service/panel are not shown. No visible plumbing leaks or roof leaks in photos. Given visible HVAC and new kitchen plumbing, systems are likely functional but unseen components (panel, water heater) are unverified, so moderate score."
}
],
"red_flags": [],
"confidence": 0.92,
"assumptions": [
"Kitchen appliances shown in photos (stove, refrigerator, dishwasher, microwave) are in working order as listed.",
"Central HVAC condenser seen outside corresponds to a working heating/cooling system inside (no visible heating absence).",
"Water heater, electrical panel, and interior smoke/CO alarms exist but were not photographed; their absence would increase inspection risk.",
"Bedrooms have egress windows of code-acceptable size typical for a 1956 single‑family renovated home; egress cannot be fully confirmed from exterior photos.",
"Exterior steps and railings are structurally sound despite some cosmetic paint wear; handrails meet local grip/height requirements though not fully verifiable in photos.",
"Listing note that laundry room is located outside means laundry is in an enclosed exterior room or covered area with proper hookups; condition not shown."
],
"score_method": "mean_of_criteria",
"overall_score": 77.0,
"rubric_version": "2026-02-16-NSPIRE-1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7760723967"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.