Property ID: 7782644565

1205 31st St SW, Birmingham, AL, 35221

Birmingham, AL

For Sale Feb 16, 2026 03:22 AM UTC Realtor Zillow Street View
Money Down: $22,776 CoC Return: 11.34% Monthly Cash Flow: $215
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$18,980
Closing Costs
$3,796
Total Down
$22,776
Primary property image

Investment Snapshot

Purchase Price
$94,900
Money Down
$22,776
Cash-on-Cash Return
11.34%
Rent
$995
Monthly Cash Flow
$215
Annual Cash Flow
$2,583
Debt Service / Mo
$505
Property Tax / Mo
$108
Insurance / Mo
$67

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$995
Payment Standard
$1,518
Rent
$995
Insurance
$67
Property Tax
$108
Management
$100
Utilities Allowance
$523
NOI (Monthly)
$720
Debt Service
$505
Cash Flow After Debt
$215

Quality Score: 63.40%

Confidence: 84.00%

This 3-bed, 1-bath brick home shows mostly cosmetic updates (new carpet, fresh paint) and functioning basic systems visible in photos (range, sinks, electrical meter/panel, HVAC vents). The property is close to rent-ready but has NSPIRE risk items that should be addressed before a voucher inspection: verify/install a carbon-monoxide alarm, ensure window security bars (if present on bedrooms/egress windows) have a quick-release mechanism or remove them, install/verify GFCI protection in kitchen/bath, and correct the small exposed wiring. Exterior vegetation should be cleared from the foundation and some minor porch/paint repairs completed. With those fixes it is likely to pass an initial HCV inspection within 30 days.

Section 8 Payment Standard
$1,518
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$995
Property Management
$100

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$94,900
Beds
3
Baths
1
Living Area
1,014 sqft
Lot Size
784 sqft
Year Built
1956
Days on Market
180
Capital Outlay
$22,776
Debt Service
$505
Property Tax / Mo
$108
Insurance / Mo
$67

Property Description

Ready for Renter. 3 Bed and 1 Bath home with great upside potential!

Utility Allowances

Heating
$93
The property has an electric window unit for heating. The 'Elec Heat: Ala Power' option was chosen as the most likely electricity provider.
Cooling
$22
The property has electric window units for cooling. The 'A/C: Alabama Power' option was chosen as the most likely electricity provider.
Cooking
$21
Cooking fuel was inferred to be electric based on other home systems. The 'Elec: Ala Power' option was chosen as the most likely electricity provider.
Water Heating
$56
The property is listed with an 'Electric Water Heater'. The 'Elec: Ala Power' option was chosen as the most likely electricity provider.
Other Electric
$68
This is a baseline allowance for lights, etc., for a tenant paying for electricity. 'Lights, Ref, Etc.: Ala Power' was chosen as the most likely provider.
Water
$78
The property has 'Public Water' and is located in Birmingham. The 'Water: Birmingham' schedule option was selected.
Sewer
$151
The property is listed as 'Sewer Connected'. The allowance is based on the fixed rate provided in the schedule.
Trash Collection
$20
Trash service was not specified. The 'Jefferson City (Once per week)' option was selected as the most appropriate generic allowance for the area.
Refrigerator
$8
A refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.
Range/Microwave
$6
A microwave is not listed as a provided appliance and is assumed to be tenant-owned.

Source References

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

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$657
DP3 Annual Estimate$949
DP1 Monthly Equivalent$55
DP3 Monthly Equivalent$79
Replacement Value$74,900
Basis1,014 sqft / 1956

Nearby Houses

Nearby house 1
Photo unavailable

1204 SW 31st St

sold · 0.04 mi
Price: $42,000
3 bd / 1 ba · 997 sqft
Latest sale: $42,000 on Feb 28, 2023
Latest rent: —
Nearby house 2
Photo unavailable

1208 31st St SW

sold · 0.05 mi
Price: $40,000
2 bd / 1 ba · 1,100 sqft
Latest sale: $40,000 on Mar 22, 2024
Latest rent: $900 on Dec 01, 2025
Nearby house 3
Photo unavailable

2909 Wesley Ave SW

sold · 0.06 mi
Price: $69,500
3 bd / 1 ba · 1,202 sqft
Latest sale: $69,500 on Nov 12, 2021
Latest rent: $850 on Jan 05, 2023
Photo unavailable

2905 Wesley Ave SW

sold · 0.06 mi
Price: $36,000
3 bd / 1 ba · 1,211 sqft
Latest sale: $36,000 on Apr 12, 2018
Latest rent: —
Nearby house 5
Photo unavailable

2820 Wesley Ave SW

sold · 0.07 mi
Price: $62,000
3 bd / 1 ba · 1,048 sqft
Latest sale: $62,000 on Jul 31, 2025
Latest rent: —
Nearby house 6
Photo unavailable

2829 Wesley Ave SW

sold · 0.08 mi
Price: $100,000
3 bd / 1 ba · 1,128 sqft
Latest sale: $100,000 on Nov 12, 2024
Latest rent: $1,590 on Jul 08, 2023
Nearby house 7
Photo unavailable

3116 Steiner Ave SW

sold · 0.08 mi
Price: $25,000
2 bd / 1 ba · 1,218 sqft
Latest sale: $25,000 on Sep 17, 2025
Latest rent: —
Nearby house 8
Photo unavailable

3108 SW Beulah Ave

for_sale · 0.10 mi
Price: $42,500
3 bd / 1 ba · 1,800 sqft
Latest sale: $9,500
Latest rent: —
Nearby house 9
Photo unavailable

3112 Beulah Ave SW

sold · 0.11 mi
Price: $69,900
3 bd / 1 ba · 1,144 sqft
Latest sale: $69,900 on Aug 19, 2022
Latest rent: $900 on Jan 11, 2020

Risk and Criteria Detail

Red Flags

  • success
  • Window security bars on multiple windows - potential blocked egress (probable NSPIRE fail unless quick-release present).
  • No carbon-monoxide alarm visible while a gas range is present (CO alarm likely required).
  • Exposed wiring/cabling at baseboard in hallway (electrical hazard).
  • No visible GFCI outlets in kitchen/bath (likely required for safety).
  • Vegetation contacting foundation and overgrowth could lead to pests/moisture issues if not cleared.

Assumptions

  • Central HVAC is present and operable because ceiling vents and a thermostat are visible; outdoor condenser not photographed.
  • Water heater is present and functional though not visible in photos.
  • Window security bars do not show quick-release in photos; assume they may impede egress until verified.
  • Smoke detector visible in living area is functional; additional detectors may be required in hallways/ceilings per local code.
  • No active roof leaks or major foundation movement are present based on exterior photos; small cracks and staining are cosmetic.
  • GFCI protection in kitchen and bathroom is not visible in photos and is assumed absent until confirmed.
  • Interior & exterior photos are representative of the entire unit (no unseen areas with concealed major defects).

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,261 $87,000 $17,400
2023 $1,261 $87,000 $17,400
2008 $377 $63,900 $6,390
2007 $378 $67,400 $6,740

Sale History

DateEventPrice
2022-09-01 Sold $69,500

Rental History

DateEventPriceSource
2025-08-30 Listed for rent $1,200
2025-04-01 Listed for rent $1,200
2024-09-05 Listed for rent $1,200
2024-06-11 Listed for rent $1,200
2024-05-20 Listed for rent $1,200

Photo Gallery

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      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m2876353332s-w1280.jpg",
      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m320187971s-w1280.jpg",
      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m2967319005s-w1280.jpg",
      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m1246639051s-w1280.jpg",
      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m2445205552s-w1280.jpg",
      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m3174898073s-w1280.jpg",
      "https://ap.rdcpix.com/b901824ee053b59958cea17fce934b03l-m2649055888s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 66.92,
    "monthly_cash_flow": 720.35,
    "property_tax_rate": 0.0060999999999999995,
    "_utility_allowance": {
      "sources": [
        "https://www.jcha.com/section-8-utility-allowances"
      ],
      "effective_date": "2026-01-01"
    },
    "utility_allowances": [
      {
        "note": "The property has an electric window unit for heating. The 'Elec Heat: Ala Power' option was chosen as the most likely electricity provider.",
        "utility": "Heating",
        "allowance": 93
      },
      {
        "note": "The property has electric window units for cooling. The 'A/C: Alabama Power' option was chosen as the most likely electricity provider.",
        "utility": "Cooling",
        "allowance": 22
      },
      {
        "note": "Cooking fuel was inferred to be electric based on other home systems. The 'Elec: Ala Power' option was chosen as the most likely electricity provider.",
        "utility": "Cooking",
        "allowance": 21
      },
      {
        "note": "The property is listed with an 'Electric Water Heater'. The 'Elec: Ala Power' option was chosen as the most likely electricity provider.",
        "utility": "Water Heating",
        "allowance": 56
      },
      {
        "note": "This is a baseline allowance for lights, etc., for a tenant paying for electricity. 'Lights, Ref, Etc.: Ala Power' was chosen as the most likely provider.",
        "utility": "Other Electric",
        "allowance": 68
      },
      {
        "note": "The property has 'Public Water' and is located in Birmingham. The 'Water: Birmingham' schedule option was selected.",
        "utility": "Water",
        "allowance": 78
      },
      {
        "note": "The property is listed as 'Sewer Connected'. The allowance is based on the fixed rate provided in the schedule.",
        "utility": "Sewer",
        "allowance": 151
      },
      {
        "note": "Trash service was not specified. The 'Jefferson City (Once per week)' option was selected as the most appropriate generic allowance for the area.",
        "utility": "Trash Collection",
        "allowance": 20
      },
      {
        "note": "A refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.",
        "utility": "Refrigerator",
        "allowance": 8
      },
      {
        "note": "A microwave is not listed as a provided appliance and is assumed to be tenant-owned.",
        "utility": "Range/Microwave",
        "allowance": 6
      }
    ],
    "cash_on_cash_return": 0.46,
    "down_payment_amount": 18980.0,
    "property_tax_annual": 1298.83,
    "property_tax_monthly": 108.24,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 523.0,
    "property_management_rate": 0.1,
    "_fetched_payment_standard": {
      "sources": [
        "https://www.jcha.com/section-8-payment-standards"
      ],
      "effective_date": "2026-01-01"
    },
    "property_tax_history_year": 2024,
    "annual_cash_flow_after_debt": 2583.0,
    "property_management_monthly": 99.5,
    "monthly_cash_flow_after_debt": 215.25,
    "cash_on_cash_return_after_debt": 0.14
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "This 3-bed, 1-bath brick home shows mostly cosmetic updates (new carpet, fresh paint) and functioning basic systems visible in photos (range, sinks, electrical meter/panel, HVAC vents). The property is close to rent-ready but has NSPIRE risk items that should be addressed before a voucher inspection: verify/install a carbon-monoxide alarm, ensure window security bars (if present on bedrooms/egress windows) have a quick-release mechanism or remove them, install/verify GFCI protection in kitchen/bath, and correct the small exposed wiring. Exterior vegetation should be cleared from the foundation and some minor porch/paint repairs completed. With those fixes it is likely to pass an initial HCV inspection within 30 days.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repairs",
            "score": 75.0,
            "rationale": "Interior appears recently cleaned/painted and new carpet installed; kitchen has functioning gas range and sink; bathroom and tub appear intact. Observable deferred items are cosmetic: peeling paint at front porch base, some ceiling cracks, dated finishes (paneling), vegetation encroachment at foundation, and some exterior concrete staining/cracking. Missing fridge is not observed and would be minor. Overall mostly cosmetic/minor repairs that are easy to fix."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 45.0,
            "rationale": "Smoke detector visible in living area. Gas range present (fuel-burning appliance) but no carbon-monoxide alarm visible — CO detector likely required. Window security bars are present on multiple windows; photos do not show quick-release hardware — if fixed bars impede bedroom egress that is a probable inspection fail. No clear evidence of GFCI outlets in kitchen/bath (not visible) which is a common fail. Small exposed cabling near baseboard in hallway presents an electrical hazard. Electrical panel is present and appears intact. No active leaks or collapsed ceilings observed. Overall moderate to high risk for NSPIRE failures until CO alarm, egress compliance, and GFCI/wiring issues are confirmed/fixed."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems (HVAC, electrical, plumbing, roof)",
            "score": 65.0,
            "rationale": "Ceiling supply vent and wall thermostat visible, indicating a central HVAC system likely present though outdoor unit not photographed — reasonable assumption it exists but unconfirmed. Electrical meter and service conduit are present; interior panel has cover. Kitchen plumbing fixtures and bathtub appear intact. Roofline and soffits visible in exterior photos look intact with gutters present and no visible sagging or active roof leaks. Water heater not shown. Given age (1956) the systems appear functional at surface level but are not fully verified; moderate score for likely serviceable systems with need to verify HVAC and water heater operation."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope & site",
            "score": 70.0,
            "rationale": "Brick exterior appears sound with recent paint; gutters present and roof edges look in fair condition. Yard is fenced with a concrete parking/courtyard area; vegetation is overgrown in places and close to foundation which should be cleared. Concrete shows cracking/staining but no large settled areas are obvious. Window security bars and front security door provide security but raise egress concerns. Overall exterior is serviceable with moderate site cleanup and vegetation control needed."
          },
          {
            "key": "rental_history_activity",
            "label": "Evidence of recent rental activity (last 5 years)",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [
          "Window security bars on multiple windows - potential blocked egress (probable NSPIRE fail unless quick-release present).",
          "No carbon-monoxide alarm visible while a gas range is present (CO alarm likely required).",
          "Exposed wiring/cabling at baseboard in hallway (electrical hazard).",
          "No visible GFCI outlets in kitchen/bath (likely required for safety).",
          "Vegetation contacting foundation and overgrowth could lead to pests/moisture issues if not cleared."
        ],
        "confidence": 0.6,
        "assumptions": [
          "Central HVAC is present and operable because ceiling vents and a thermostat are visible; outdoor condenser not photographed.",
          "Water heater is present and functional though not visible in photos.",
          "Window security bars do not show quick-release in photos; assume they may impede egress until verified.",
          "Smoke detector visible in living area is functional; additional detectors may be required in hallways/ceilings per local code.",
          "No active roof leaks or major foundation movement are present based on exterior photos; small cracks and staining are cosmetic.",
          "GFCI protection in kitchen and bathroom is not visible in photos and is assumed absent until confirmed.",
          "Interior & exterior photos are representative of the entire unit (no unseen areas with concealed major defects)."
        ],
        "overall_score": 69.0,
        "rubric_version": "nsprite-v1.0-2026-02"
      },
      {
        "summary": "This 3BR/1BA brick home appears cosmetically updated and generally serviceable, with intact exterior envelope and functioning kitchen and bath fixtures. However there are inspection-risk items that need resolution before a confident NSPIRE pass: most importantly window/security bars that appear fixed (potential emergency egress failure) and no visible carbon monoxide alarm despite a gas range. Major systems are plausible but not fully documented in photos (no condenser or water heater shown). With targeted fixes — confirm/replace or retrofit quick-release egress hardware on barred windows, install CO alarm(s), verify HVAC and hot water operation, add GFCI protection where required, and address a few cosmetic/trim repairs — the property could be rent-ready in about 2–6 weeks. Current overall readiness falls at the low end of the 'minor repairs' band due primarily to safety/egress concerns.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 72.0,
            "rationale": "Interior photos show recent cosmetic work (new carpet, fresh paint) and generally intact finishes. Kitchen has a working gas range and intact cabinets/countertops; refrigerator not present in photos (moderate impact). Minor issues visible: paint peeling at front stoop, cracked ceiling seam in one room, dated wall paneling, some trim scuffs and vegetation intrusion at exterior. No visible collapsed ceilings or exposed subfloor. Overall mostly cosmetic/finish repairs and small capital items required."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 40.0,
            "rationale": "Mixed safety picture. A working smoke alarm is visible in the living room (positive). However multiple windows and the front door have security bars/metal security door shown in photos; there is no visible quick-release mechanism in the images — this creates a potential NSPIRE/egress failure for bedrooms and emergency escape routes. A carbon monoxide alarm is not visible while a gas range is present (CO detector required where fuel-burning appliances exist). The electrical panel is present and closed in a hallway photo (good). GFCI outlets in kitchen/bath are not evident in photos (older home likely lacks them). Minor exposed cabling along baseboard seen in hallway; not obviously hazardous but should be routed/secured. Because of the likely unremovable window bars/egress and missing CO device, the property has significant code risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
            "score": 60.0,
            "rationale": "Visible utility elements: exterior meter and interior electrical panel present and intact. Ceiling vents visible indicating ducted HVAC, but no exterior condenser or furnace was photographed (system presence assumed from vents). Plumbing fixtures, tub, toilet and sink appear present and functional; hot water system is not shown. Roofline and eaves photographed look intact with gutters in place and no obvious active roof leaks; minor roof condition cannot be fully verified from pictures. Because major systems are not fully documented (no HVAC unit or water heater photos) score is moderate pending functional verification."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 70.0,
            "rationale": "Exterior brick walls and soffits appear sound with working gutters; driveway and rear concrete area show wear and vegetation but are serviceable. Yard is fenced and level; some overgrown vegetation is contacting the building and should be cleared (pest/moisture risk). Window security bars exist (affecting egress but also provide security). No standing water, major foundation displacement, or collapsed exterior elements visible in photos."
          },
          {
            "key": "rental_history_activity",
            "label": "Evidence of recent rental activity (last 5 years)",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [
          "Window security bars that appear non-quick-release — possible emergency egress failure (NSPIRE fail).",
          "No visible carbon monoxide alarm while gas stove is present — CO detection required with fuel-burning appliances.",
          "Ceiling seam/crack visible in interior photo — potential for water intrusion or prior leak that should be investigated."
        ],
        "confidence": 0.65,
        "assumptions": [
          "Security bars on windows and the metal security front door are assumed to be fixed or without quick-release based on photos (no quick-release hardware visible).",
          "HVAC is present and ducted (ceiling/room vents visible) but the exterior condenser/furnace and water heater were not photographed; system operability is assumed unknown.",
          "Hot water availability and plumbing function are assumed typical (fixtures present) but not verified for temperature or leaks.",
          "Carbon monoxide alarm(s) are not visible in photos; assumed absent unless present but not shown.",
          "GFCI protection in kitchen and bathroom is assumed absent due to the home’s age and lack of visible GFCI devices in photos.",
          "Electrical panel is assumed serviceable because the exterior meter and interior panel cover are present and intact in photos; internal condition not verified.",
          "No active roof leaks are assumed based on lack of water stains except for a minor ceiling seam crack which may be cosmetic; further investigation recommended."
        ],
        "overall_score": 61.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "This 3BR/1BA brick home appears structurally intact and largely serviceable with recent interior updates (carpet, paint), working kitchen and bathroom fixtures, central HVAC indicated, and an intact electrical panel — making it a reasonable candidate for Section 8 tenancy after modest repairs. Key items to address before/at inspection: verify and install required CO alarm (gas range present), ensure smoke detectors meet location/count requirements (one visible but bedroom coverage should be confirmed), confirm quick-release capability for window security bars or remove them to meet egress requirements, install/confirm GFCI protection at kitchen and bathroom outlets, repair peeling exterior paint (lead-risk mitigation due to 1956 construction), clear vegetation from the foundation, and provide/confirm a refrigerator for tenancy. If those items are corrected, the property is likely to pass an initial HCV/NSPIRE inspection within 14–30 days. If window bars or peeling paint are not mitigated, those could cause inspection failures.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repairs",
            "score": 70.0,
            "rationale": "Overall cosmetic condition appears fair with recent carpet and paint inside and functioning fixtures visible. Observed issues: peeling paint at front porch base, overgrown vegetation against building, cracked/stained driveway, minor ceiling crack in interior photo, and no refrigerator shown in images. Kitchen and bath appliances (gas stove, tub, sink, toilet) are present. These are mostly minor/repair-capital items that should be resolved within a few weeks."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 55.0,
            "rationale": "Mixed compliance evidence. Positive: a smoke detector is visible in the living area and the electrical panel appears present and covered. Concerns: window security bars are installed on multiple windows (may impede bedroom egress unless quick-release is installed), no carbon monoxide detector is visible (gas stove present), GFCI protection at kitchen/bath outlets is not visible, and exterior peeling paint at the porch could be a lead-risk (house built 1956). These items create moderate inspection risk and some could be immediate fail items if not corrected (egress and peeling paint)."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems (HVAC, electrical, plumbing, roof)",
            "score": 70.0,
            "rationale": "Major systems show signs of being present and intact. Evidence: round ceiling vents and a thermostat on the wall indicate central HVAC, electrical meter and interior panel are present and appear covered, plumbing fixtures (kitchen sink, bath tub, toilet) visible and appear functional in photos, roofline and gutters visible with no clear collapse or active leaks. No water staining or major structural sagging seen. Water heater not pictured (assumed present). Overall appears serviceable but needs verification of operation (HVAC, hot water, breaker function)."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 65.0,
            "rationale": "Exterior brick and roofline appear intact with gutters in place. Observed negatives: vegetation is close to/against the foundation and some overgrowth in the yard, peeling paint near the porch, window security bars on several windows, and a cracked/stained concrete backyard area. Fence and gates present. No standing water or obvious foundation failure observed in photos. Recommend clearing vegetation, repairing peeling paint, and inspecting window bars and drainage."
          },
          {
            "key": "rental_history_activity",
            "label": "Recent rental history (last 5 years)",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [
          "Window security bars on multiple windows that may impede emergency egress — must be quick-release from interior or removed.",
          "Peeling/chewed paint at front porch area — potential lead-based paint hazard (house built 1956) and a NSPIRE concern if paint is deteriorated.",
          "No visible carbon monoxide detector in the presence of a gas range (CO alarm likely required).",
          "No visible evidence of GFCI protection at kitchen/bath outlets; lack of GFCI can be cited as a safety violation during inspection."
        ],
        "confidence": 0.65,
        "assumptions": [
          "Central HVAC is present and operational based on visible ceiling vents and thermostat (system not directly photographed).",
          "Water heater and hot water are present and functional though not pictured; assumed until proven otherwise.",
          "Window security bars are fixed (no visible quick-release mechanism in photos); they may block emergency egress unless a quick-release device is installed.",
          "No major roof leaks or active interior water intrusion exist beyond a minor ceiling crack visible; photos show no staining or obvious leaks.",
          "GFCI outlets and a carbon monoxide alarm are not present or not visible in photos and should be verified/installed.",
          "Refrigerator is not present in photos and should be supplied or confirmed as present for tenant move-in.",
          "No severe hidden mold, active pest infestation, or significant structural/foundation movement beyond what is visible in photos."
        ],
        "overall_score": 65.0,
        "rubric_version": "2026-02-hud-nspire-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "1205 31st St SW, Birmingham, AL, 35221",
    "aggregate": {
      "summary": "This 3-bed, 1-bath brick home shows mostly cosmetic updates (new carpet, fresh paint) and functioning basic systems visible in photos (range, sinks, electrical meter/panel, HVAC vents). The property is close to rent-ready but has NSPIRE risk items that should be addressed before a voucher inspection: verify/install a carbon-monoxide alarm, ensure window security bars (if present on bedrooms/egress windows) have a quick-release mechanism or remove them, install/verify GFCI protection in kitchen/bath, and correct the small exposed wiring. Exterior vegetation should be cleared from the foundation and some minor porch/paint repairs completed. With those fixes it is likely to pass an initial HCV inspection within 30 days.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition & repairs",
          "score": 72.3,
          "rationale": "Interior appears recently cleaned/painted and new carpet installed; kitchen has functioning gas range and sink; bathroom and tub appear intact. Observable deferred items are cosmetic: peeling paint at front porch base, some ceiling cracks, dated finishes (paneling), vegetation encroachment at foundation, and some exterior concrete staining/cracking. Missing fridge is not observed and would be minor. Overall mostly cosmetic/minor repairs that are easy to fix."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope & site",
          "score": 68.3,
          "rationale": "Brick exterior appears sound with recent paint; gutters present and roof edges look in fair condition. Yard is fenced with a concrete parking/courtyard area; vegetation is overgrown in places and close to foundation which should be cleared. Concrete shows cracking/staining but no large settled areas are obvious. Window security bars and front security door provide security but raise egress concerns. Overall exterior is serviceable with moderate site cleanup and vegetation control needed."
        },
        {
          "key": "rental_history_activity",
          "label": "Evidence of recent rental activity (last 5 years)",
          "score": 100.0,
          "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
        },
        {
          "key": "safety_code",
          "label": "Section 8 / NSPIRE safety & code risk",
          "score": 46.7,
          "rationale": "Smoke detector visible in living area. Gas range present (fuel-burning appliance) but no carbon-monoxide alarm visible — CO detector likely required. Window security bars are present on multiple windows; photos do not show quick-release hardware — if fixed bars impede bedroom egress that is a probable inspection fail. No clear evidence of GFCI outlets in kitchen/bath (not visible) which is a common fail. Small exposed cabling near baseboard in hallway presents an electrical hazard. Electrical panel is present and appears intact. No active leaks or collapsed ceilings observed. Overall moderate to high risk for NSPIRE failures until CO alarm, egress compliance, and GFCI/wiring issues are confirmed/fixed."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems (HVAC, electrical, plumbing, roof)",
          "score": 65.0,
          "rationale": "Ceiling supply vent and wall thermostat visible, indicating a central HVAC system likely present though outdoor unit not photographed — reasonable assumption it exists but unconfirmed. Electrical meter and service conduit are present; interior panel has cover. Kitchen plumbing fixtures and bathtub appear intact. Roofline and soffits visible in exterior photos look intact with gutters present and no visible sagging or active roof leaks. Water heater not shown. Given age (1956) the systems appear functional at surface level but are not fully verified; moderate score for likely serviceable systems with need to verify HVAC and water heater operation."
        }
      ],
      "red_flags": [
        "Window security bars on multiple windows - potential blocked egress (probable NSPIRE fail unless quick-release present).",
        "No carbon-monoxide alarm visible while a gas range is present (CO alarm likely required).",
        "Exposed wiring/cabling at baseboard in hallway (electrical hazard).",
        "No visible GFCI outlets in kitchen/bath (likely required for safety).",
        "Vegetation contacting foundation and overgrowth could lead to pests/moisture issues if not cleared."
      ],
      "confidence": 0.84,
      "assumptions": [
        "Central HVAC is present and operable because ceiling vents and a thermostat are visible; outdoor condenser not photographed.",
        "Water heater is present and functional though not visible in photos.",
        "Window security bars do not show quick-release in photos; assume they may impede egress until verified.",
        "Smoke detector visible in living area is functional; additional detectors may be required in hallways/ceilings per local code.",
        "No active roof leaks or major foundation movement are present based on exterior photos; small cracks and staining are cosmetic.",
        "GFCI protection in kitchen and bathroom is not visible in photos and is assumed absent until confirmed.",
        "Interior & exterior photos are representative of the entire unit (no unseen areas with concealed major defects)."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 63.4,
      "rubric_version": "nsprite-v1.0-2026-02",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7782644565"
  }
}

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