Property ID: 7806763853

9240 Brookhurst Dr, Birmingham, AL, 35235

Birmingham, AL

For Sale Feb 16, 2026 03:42 AM UTC Realtor Zillow Street View
Money Down: $26,760 CoC Return: 21.64% Monthly Cash Flow: $483
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$22,300
Closing Costs
$4,460
Total Down
$26,760
Primary property image

Investment Snapshot

Purchase Price
$111,500
Money Down
$26,760
Cash-on-Cash Return
21.64%
Rent
$1,347
Monthly Cash Flow
$483
Annual Cash Flow
$5,792
Debt Service / Mo
$593
Property Tax / Mo
$86
Insurance / Mo
$50

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,347
Payment Standard
$1,870
Rent
$1,347
Insurance
$50
Property Tax
$86
Management
$135
Utilities Allowance
$523
NOI (Monthly)
$1,076
Debt Service
$593
Cash Flow After Debt
$483

Quality Score: 62.90%

Confidence: 90.00%

Moderate inspection risk. The property presents as an older but largely intact single‑level home with a recently replaced roof (listing claims 6 years). Primary concerns seen in photos are exterior deferred maintenance, foundation staining/possible moisture, deteriorated exterior stairs/handrail and clutter/trip hazards around the carport and entry. Major systems (HVAC condenser and electrical service) are present but unverified; interior safety items (smoke/CO detectors, GFCI, plumbing/hot water) were not shown. With focused repairs/clean‑up (address handrails/stairs, exterior cleanup, remediate moisture sources, verify/install detectors and GFCI, service HVAC) the property is likely rentable under Section 8 but will likely require 30–60 days to pass an initial NSPIRE-style inspection.

Section 8 Payment Standard
$1,870
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,347
Property Management
$135

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$111,500
Beds
3
Baths
1
Living Area
1,050 sqft
Lot Size
10,019 sqft
Year Built
1955
Days on Market
55
Capital Outlay
$26,760
Debt Service
$593
Property Tax / Mo
$86
Insurance / Mo
$50

Property Description

Make income from the first day. Great investment opportunity. Section 8 renter with potential for rent increase in future. Home features 3 bedroom, 1 bath, Kitchen and large living room all on one level. Laundry in the basement. Carport. Roof age 6 years. No viewing till inspection.

Utility Allowances

Heating
$93
Property has central heating. Fuel is inferred to be electric based on other listed appliances (electric stove, electric water heater). 'Elec Heat: Ala Power' was selected as the most likely and expensive option.
Cooling
$22
Property details specify 'Central Air', an electric utility. 'A/C: Alabama Power' was selected as the corresponding provider.
Cooking
$21
Property details explicitly list 'Stove-Electric'. 'Elec: Ala Power' was selected as the corresponding provider.
Water Heating
$56
Property details explicitly list 'Electric Water Heater'. 'Elec: Ala Power' was selected as the corresponding provider.
Other Electric
$68
This allowance for lights and general appliances is based on the 'Lights, Ref, Etc.: Ala Power' schedule, which is the most likely and expensive electric provider option.
Refrigerator
$8
A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned, and the corresponding allowance is included.
Range/Microwave
$6
A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned, and the corresponding fixed allowance is included.
Water
$78
Property details state 'Public Water'. The property is in Birmingham, so the 'Water: Birmingham' schedule option was used.
Sewer
$151
Property details state 'Sewer Connected', indicating public sewer service for which the fixed allowance is applied.
Trash Collection
$20
The property is in Birmingham (Jefferson County). The 'Jefferson City (Once per week)' option was selected as the most appropriate generic rate from the schedule.

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$471
DP3 Annual Estimate$738
DP1 Monthly Equivalent$39
DP3 Monthly Equivalent$62
Replacement Value$45,100
Basis1,050 sqft / 1955

Nearby Houses

Nearby house 1
Photo unavailable

9235 Brookhurst Dr

sold · 0.04 mi
Price: $114,000
3 bd / 2 ba · 1,247 sqft
Latest sale: $114,000 on May 31, 2022
Latest rent: $1,295 on Dec 19, 2023
Nearby house 2
Photo unavailable

9247 Brookhurst Dr

sold · 0.05 mi
Price: $195,000
4 bd / 2 ba · 1,803 sqft
Latest sale: $195,000 on Apr 08, 2024
Latest rent: —
Nearby house 3
Photo unavailable

9220 Brookhurst Dr

sold · 0.07 mi
Price: $125,000
3 bd / 2 ba · 1,259 sqft
Latest sale: $125,000 on May 08, 2024
Latest rent: —
Nearby house 4
Photo unavailable

448 Medford Rd

sold · 0.11 mi
Price: $126,900
3 bd / 2 ba · 2,284 sqft
Latest sale: $126,900 on Jan 09, 2020
Latest rent: —
Nearby house 5
Photo unavailable

729 Orchard Rd

sold · 0.11 mi
Price: $129,000
3 bd / 2 ba · 1,316 sqft
Latest sale: $129,000 on Feb 14, 2019
Latest rent: —
Nearby house 6
Photo unavailable

505 Ferndale Rd

for_sale · 0.13 mi
Price: $121,000
3 bd / 1 ba · 1,215 sqft
Latest sale: $42,000 on Sep 30, 2016
Latest rent: $975 on Nov 07, 2019

Risk and Criteria Detail

Red Flags

  • success
  • Deteriorated exterior stairs/handrail: side stairs show wear and front stoop lacks a visible secure handrail — potential safety/inspection fail if steps exceed riser thresholds or rail is loose.
  • Foundation staining/efflorescence and vegetation against foundation: indicates moisture intrusion risk to basement and mechanicals — requires investigation and remediation.
  • Clutter and debris at carport/driveway/entry creating trip hazards and could hide pest issues; needs removal prior to inspection.
  • Outdoor HVAC condenser enclosed in a metal cage that may impede proper service or airflow; unit appears aged and should be tested/service-checked.

Assumptions

  • Roof age (6 years) reported in listing is accurate and the roof is in good functional condition as suggested by photos.
  • Interior condition (walls, floors, appliances, smoke/CO detectors, GFCI, hot water heater) is unknown; assumed average for a lived‑in older home and not severely damaged unless exterior indicators suggest otherwise.
  • HVAC outdoor unit seen is the primary cooling/heating source (may be heat pump); operational status is unknown.
  • Basement condition (laundry area) may have elevated moisture given foundation staining but no collapsed ceilings or major structural failure observed from exterior.
  • Windows provide adequate egress for bedrooms typical of a 1955 ranch-style house unless interior modifications have been made; egress not visually verified.
  • Electrical service and meter appear intact with no visible unsafe exposed wiring in exterior photos.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,000 $81,500 $14,760
2023 $1,000 $69,000 $13,800
2022 $820 $56,600 $11,320
2021 $711 $49,100 $9,820
2020 $711 $49,100 $9,820
2019 $707 $48,800 $9,760
2018 $855 $59,000 $11,800
2017 $855 $59,000 $11,800
2016 $855 $59,000 $11,800
2015 $855 $59,000 $11,800
2013 $754 $53,200 $10,640
2012 $822 $58,070 $11,614
2011 $879 $62,200 $12,440
2010 $879 $62,200 $12,440
2009 $879 $62,200 $12,440
2008 $376 $63,700 $6,370
2007 $368 $62,600 $6,260

Sale History

DateEventPrice
2018-08-24 Sold $39,500
2008-08-01 Sold $35,600
2008-02-22 Sold $65,250
2006-10-05 Sold $86,800

Rental History

DateEventPriceSource
2014-09-30 Listed for rent $725
2013-01-04 Listed for rent $700
2012-10-04 Listed for rent $700

Photo Gallery

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        "note": "Property has central heating. Fuel is inferred to be electric based on other listed appliances (electric stove, electric water heater). 'Elec Heat: Ala Power' was selected as the most likely and expensive option.",
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        "allowance": 93
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      {
        "note": "Property details specify 'Central Air', an electric utility. 'A/C: Alabama Power' was selected as the corresponding provider.",
        "utility": "Cooling",
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      {
        "note": "Property details explicitly list 'Stove-Electric'. 'Elec: Ala Power' was selected as the corresponding provider.",
        "utility": "Cooking",
        "allowance": 21
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      {
        "note": "Property details explicitly list 'Electric Water Heater'. 'Elec: Ala Power' was selected as the corresponding provider.",
        "utility": "Water Heating",
        "allowance": 56
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      {
        "note": "This allowance for lights and general appliances is based on the 'Lights, Ref, Etc.: Ala Power' schedule, which is the most likely and expensive electric provider option.",
        "utility": "Other Electric",
        "allowance": 68
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        "note": "A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned, and the corresponding allowance is included.",
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        "note": "A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned, and the corresponding fixed allowance is included.",
        "utility": "Range/Microwave",
        "allowance": 6
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      {
        "note": "Property details state 'Public Water'. The property is in Birmingham, so the 'Water: Birmingham' schedule option was used.",
        "utility": "Water",
        "allowance": 78
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        "note": "Property details state 'Sewer Connected', indicating public sewer service for which the fixed allowance is applied.",
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        "note": "The property is in Birmingham (Jefferson County). The 'Jefferson City (Once per week)' option was selected as the most appropriate generic rate from the schedule.",
        "utility": "Trash Collection",
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            "label": "Safety & Code Compliance",
            "score": 55.0,
            "rationale": "Visible safety items: front entry has a security door and a single small concrete stoop (no visible handrail). Side exterior stair has a handrail but shows paint failure and deterioration; stairs may require repair for secure handrail/grip. No interior photos to confirm smoke/CO detectors, GFCI receptacles, kitchen/bath plumbing, or bedroom egress; absence of confirmation reduces score. Exterior electrical meter and service appear intact with no obvious exposed wiring in photos. Foundation shows staining/efflorescence indicating moisture which is a safety/code concern to investigate. No visible active roof leaks, collapsed ceilings, or exposed subfloor in imagery."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
            "score": 60.0,
            "rationale": "An exterior condensing unit (Armstrong) is present but appears older and is enclosed in a metal cage that could impede maintenance; operational status unknown. Roof is claimed 6 years old and photos show intact shingles with no obvious failure. Exterior shows a utility meter and service drop entering the house; no exposed live wiring visible. Basement laundry presence implies plumbing/water services accessible, but no water heater/boiler images provided. Foundation staining suggests prior moisture exposure that could affect mechanicals in the basement. Overall systems are present but unverified; moderate risk until functional testing."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 60.0,
            "rationale": "Yard and driveway show heavy leaf cover and scattered debris; landscaping cleanup required. Driveway and approach appear serviceable though aged. Carport and covered porch exist but show clutter and likely need cleaning/repair. Foundation block shows staining and some hairline cracking/efflorescence; no clear evidence of major foundation movement or sagging in photos but moisture intrusion is likely and should be evaluated. Vegetation close to foundation and debris around HVAC increase pest/moisture risk."
          },
          {
            "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": [
          "Deteriorated exterior stairs/handrail: side stairs show wear and front stoop lacks a visible secure handrail — potential safety/inspection fail if steps exceed riser thresholds or rail is loose.",
          "Foundation staining/efflorescence and vegetation against foundation: indicates moisture intrusion risk to basement and mechanicals — requires investigation and remediation.",
          "Clutter and debris at carport/driveway/entry creating trip hazards and could hide pest issues; needs removal prior to inspection.",
          "Outdoor HVAC condenser enclosed in a metal cage that may impede proper service or airflow; unit appears aged and should be tested/service-checked."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Roof age (6 years) reported in listing is accurate and the roof is in good functional condition as suggested by photos.",
          "Interior condition (walls, floors, appliances, smoke/CO detectors, GFCI, hot water heater) is unknown; assumed average for a lived‑in older home and not severely damaged unless exterior indicators suggest otherwise.",
          "HVAC outdoor unit seen is the primary cooling/heating source (may be heat pump); operational status is unknown.",
          "Basement condition (laundry area) may have elevated moisture given foundation staining but no collapsed ceilings or major structural failure observed from exterior.",
          "Windows provide adequate egress for bedrooms typical of a 1955 ranch-style house unless interior modifications have been made; egress not visually verified.",
          "Electrical service and meter appear intact with no visible unsafe exposed wiring in exterior photos."
        ],
        "overall_score": 60.0,
        "rubric_version": "ns-2026-02-v1"
      },
      {
        "summary": "Based on exterior photos and listing, the property is generally structurally intact with a relatively new roof and an existing HVAC unit — many issues appear cosmetic or maintenance-related (paint, debris, yard clean-up, stair cleaning). Major systems are present but unverified; primary inspection risks are moisture staining at the foundation/basement access, absence of visible smoke/CO detectors and slip/trip hazards on exterior stairs and walkways. Expect moderate repairs and verification (30 days range) to reach Section 8 / NSPIRE readiness: install/verify smoke & CO alarms, remediate moisture sources, service HVAC/water heater/electrical, clear debris, and address minor exterior repairs before passing an initial inspection.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs needed",
            "score": 70.0,
            "rationale": "Exterior shows weathered vertical siding, peeling/dirty paint and debris/leaf accumulation across yard and entry areas. Driveway and concrete steps show surface wear and algae growth. No obvious structural collapse or major exterior damage in photos. Missing/unknown interior items (appliances, flooring, cosmetic condition) reduce certainty but are not visible as catastrophic. Listing indicates roof ~6 years old which supports higher score. Overall mostly cosmetic and maintenance repairs expected (clean-up, paint, minor carpentry, replace/secure stair treads), with likely minor interior touch-ups."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 55.0,
            "rationale": "Photos do not show smoke or carbon monoxide detectors, GFCI outlets, or interior emergency egress features — these are unknown and therefore an inspection risk. Exterior basement entry and side steps are covered in leaves/algae and present a slip/trip hazard. Foundation shows green staining and damp signs near the basement door and AC pad indicating possible moisture intrusion (mold/moisture risk). No exposed high-voltage wiring is obvious and entry door appears to have a security screen/locking hardware, but electrical panel, hot water, plumbing fixtures and interior safety items are not visible. Given missing visible life-safety devices and moisture indicators, moderate safety risk exists that will need correction before a Section 8 initial inspection passes."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems: roof, HVAC, plumbing, electrical",
            "score": 60.0,
            "rationale": "Roof is reported ~6 years old and shingles appear in reasonable condition in photos, a positive. An exterior HVAC condensing unit is present (Armstrong) and is caged — presence supports functioning HVAC but unit shows age/corrosion and functionality is unverified. Water heater, furnace, electrical panel and plumbing systems are not shown; foundation staining at lower wall near utility penetrations suggests past/ongoing moisture that could affect mechanicals. Overall systems appear present but their operational status is unknown and will likely require service verification; moderate score reflects presence of systems but uncertain condition."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 65.0,
            "rationale": "Yard is sloped and covered with heavy leaf litter; vegetation and debris near the foundation and HVAC obstruct access and pose drainage/mositure risks. Foundation is block with visible staining and some hairline cracking/cosmetic repairs visible; no obvious major foundation displacement or sagging seen. Carport, roofline and windows look intact. Walkways and stairs are present but need cleaning and treads/handrail checks. Overall the envelope is intact but site maintenance and localized foundation/grade drainage issues need attention."
          },
          {
            "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": [
          "Visible foundation staining and dampness at basement entry — potential moisture intrusion/mold risk",
          "No smoke or carbon monoxide detectors visible in photos (inspection failure risk if absent)",
          "Exterior stairs/walkways covered with leaves/algae creating slip/trip hazard (unsafe egress risk)"
        ],
        "confidence": 0.65,
        "assumptions": [
          "Interior conditions (walls, ceilings, flooring, plumbing fixtures, appliances, smoke/CO detectors) are not shown; assessment assumes typical mid-century interior finishes with likely cosmetic wear.",
          "Listing statement 'roof age 6 years' is accurate and roof is serviceable based on photos.",
          "HVAC condensing unit is present but its working condition is unknown — assumed potentially functional but likely needs service.",
          "No recent rental events in last 5 years per provided rental history; current tenancy status (Section 8 tenant) mentioned in listing is not independently confirmed by records supplied.",
          "No active roof leaks, collapsed ceilings or major structural movement are visible in exterior photos; absence of photos of interior ceilings and attic forces cautious assumptions about their condition.",
          "Electrical panel, GFCI protection in kitchen/bath, water heater and furnace are present but were not visible in photos and must be verified on inspection."
        ],
        "overall_score": 63.0,
        "rubric_version": "1.0"
      },
      {
        "summary": "Based on exterior photos and listing details, this single-family home appears structurally intact with a relatively new roof and functioning exterior systems present (AC unit). The property shows moderate deferred maintenance (yard debris, algae-stained/worn exterior stairs, foundation staining) and unknown interior/code items (smoke/CO detectors, GFCI, bedroom egress, plumbing/hot water). These unknowns are common NSPIRE inspection failure points. With targeted repairs/validation — clean-up, stair repairs, moisture mitigation, service check of HVAC/plumbing/electrical, and installation/verification of detectors and GFCI where required — the property could be brought into Section 8 readiness likely within 2–6 weeks. Current condition indicates moderate inspection risk but no obvious immediate life‑threatening defects visible from exterior photos.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 70.0,
            "rationale": "Exterior photos show intact roof (listing notes ~6 years), siding and windows appear aged but serviceable. Visible deferred maintenance: overgrown leaves, yard debris, worn/green-stained concrete steps, peeling/dirty paint on foundation and small areas of siding. No collapsed elements visible. Missing interior photos: appliances, flooring, drywall and interior cosmetic condition unknown. Missing/old-looking exterior features reduce score but issues appear cosmetic/repairable rather than structural."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Risks (NSPIRE)",
            "score": 60.0,
            "rationale": "No interior photos to confirm smoke/CO detectors, GFCI, or bedroom egress — these are unknown and common failure points. Exterior shows a secure metal front door and an intact handrail on the side stairs, but the concrete/wood stairs show heavy algae/vegetation (slip hazard). Foundation walls show mildew/moisture staining (possible past water intrusion). No exposed live wiring or obvious electrical hazards visible outside. Given unknown interior safety items and visible moisture/slip risks, moderate inspection risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (roof/HVAC/plumbing/electrical)",
            "score": 65.0,
            "rationale": "Listing states roof ~6 years old and exterior photos show a recently shingled roof in apparently good shape. An exterior AC condensing unit is present (caged) — protects unit but looks older; operational status unknown. Basement laundry noted in listing; presence of basement water heater/plumbing not shown. Electrical meter/panel not fully visible but service conduit is present on the foundation wall. No visible major mechanical failures, but several systems (HVAC operation, hot water, electrical panel, plumbing integrity) are unverified and likely need a functional inspection or service."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 65.0,
            "rationale": "Property sits on a sloped lot with a functional concrete driveway and carport. Foundation appears intact though shows staining and hairline block cracks; no obvious large foundation displacement or sagging. Vegetation and leaf accumulation against foundation and stairs increases moisture risk. Exterior stairs/treads show wear and biological growth. Some clutter/debris in yard and near basement entry. Overall serviceable but needs clean-up, minor repairs and moisture mitigation."
          },
          {
            "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": [
          "Moisture staining and mildew on foundation walls (potential past or ongoing water intrusion).",
          "Exterior concrete/wood stairs and treads heavily stained with algae — slip hazard and likely in need of repair/cleaning (could fail NSPIRE if handrails/structure not sound).",
          "Significant yard debris and stored items against foundation and near entries — trip/fire hazard and could hide pest activity; needs removal before inspection.",
          "Interior life-safety devices (smoke/CO detectors) and required GFCI outlets are unknown/unverified from photos and are common NSPIRE fail points."
        ],
        "confidence": 0.6,
        "assumptions": [
          "Interior condition (walls, flooring, ceilings, smoke/CO detectors, GFCI outlets, plumbing fixtures, hot water, stove/fridge) is unknown because no interior photos were provided.",
          "Listing statement that the roof is 6 years old is accurate and the roof appears intact in photos.",
          "The exterior AC condensing unit is present and likely functional but may need servicing; no evidence of complete HVAC failure.",
          "Front entry has a security metal door and likely a deadbolt based on photo of security door; interior lockset condition is assumed operable.",
          "No visible major structural movement or sagging on exterior; therefore no large hidden structural failures are assumed without interior/closer inspection.",
          "Listing text indicating a Section 8 renter may mean an occupant is present, but public rental-history data shows no verifiable rentals in the last 5 years; assume occupancy status is uncertain.",
          "Basement/laundry and basement entry exist (per listing and photo); basement egress, lighting, and safety features are unknown and assumed to require inspection.",
          "Potential mold risk exists where foundation shows moisture staining; assume moisture mitigation may be required pending inspection."
        ],
        "overall_score": 65.0,
        "rubric_version": "nsPIRE-v1.0-2026-02"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "9240 Brookhurst Dr, Birmingham, AL, 35235",
    "aggregate": {
      "summary": "Moderate inspection risk. The property presents as an older but largely intact single‑level home with a recently replaced roof (listing claims 6 years). Primary concerns seen in photos are exterior deferred maintenance, foundation staining/possible moisture, deteriorated exterior stairs/handrail and clutter/trip hazards around the carport and entry. Major systems (HVAC condenser and electrical service) are present but unverified; interior safety items (smoke/CO detectors, GFCI, plumbing/hot water) were not shown. With focused repairs/clean‑up (address handrails/stairs, exterior cleanup, remediate moisture sources, verify/install detectors and GFCI, service HVAC) the property is likely rentable under Section 8 but will likely require 30–60 days to pass an initial NSPIRE-style inspection.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 68.3,
          "rationale": "Exterior photos show cosmetic deferred maintenance: aged T1-11 style siding with discoloration, peeling paint, overflowing leaf/debris around foundation and carport, and clutter in driveway/carport area that will need removal. Roof is reported as 6 years old and visually appears in serviceable condition which raises the score. Exterior steps, stoop and some trim need repair/clean-up. No interior photos provided; therefore interior cosmetic and appliance condition unknown and not heavily penalized. Missing interior appliance condition assumed average and treated as minor/medium repair risk."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Condition",
          "score": 63.3,
          "rationale": "Yard and driveway show heavy leaf cover and scattered debris; landscaping cleanup required. Driveway and approach appear serviceable though aged. Carport and covered porch exist but show clutter and likely need cleaning/repair. Foundation block shows staining and some hairline cracking/efflorescence; no clear evidence of major foundation movement or sagging in photos but moisture intrusion is likely and should be evaluated. Vegetation close to foundation and debris around HVAC increase pest/moisture risk."
        },
        {
          "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": "Safety & Code Compliance",
          "score": 56.7,
          "rationale": "Visible safety items: front entry has a security door and a single small concrete stoop (no visible handrail). Side exterior stair has a handrail but shows paint failure and deterioration; stairs may require repair for secure handrail/grip. No interior photos to confirm smoke/CO detectors, GFCI receptacles, kitchen/bath plumbing, or bedroom egress; absence of confirmation reduces score. Exterior electrical meter and service appear intact with no obvious exposed wiring in photos. Foundation shows staining/efflorescence indicating moisture which is a safety/code concern to investigate. No visible active roof leaks, collapsed ceilings, or exposed subfloor in imagery."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
          "score": 61.7,
          "rationale": "An exterior condensing unit (Armstrong) is present but appears older and is enclosed in a metal cage that could impede maintenance; operational status unknown. Roof is claimed 6 years old and photos show intact shingles with no obvious failure. Exterior shows a utility meter and service drop entering the house; no exposed live wiring visible. Basement laundry presence implies plumbing/water services accessible, but no water heater/boiler images provided. Foundation staining suggests prior moisture exposure that could affect mechanicals in the basement. Overall systems are present but unverified; moderate risk until functional testing."
        }
      ],
      "red_flags": [
        "Deteriorated exterior stairs/handrail: side stairs show wear and front stoop lacks a visible secure handrail — potential safety/inspection fail if steps exceed riser thresholds or rail is loose.",
        "Foundation staining/efflorescence and vegetation against foundation: indicates moisture intrusion risk to basement and mechanicals — requires investigation and remediation.",
        "Clutter and debris at carport/driveway/entry creating trip hazards and could hide pest issues; needs removal prior to inspection.",
        "Outdoor HVAC condenser enclosed in a metal cage that may impede proper service or airflow; unit appears aged and should be tested/service-checked."
      ],
      "confidence": 0.9,
      "assumptions": [
        "Roof age (6 years) reported in listing is accurate and the roof is in good functional condition as suggested by photos.",
        "Interior condition (walls, floors, appliances, smoke/CO detectors, GFCI, hot water heater) is unknown; assumed average for a lived‑in older home and not severely damaged unless exterior indicators suggest otherwise.",
        "HVAC outdoor unit seen is the primary cooling/heating source (may be heat pump); operational status is unknown.",
        "Basement condition (laundry area) may have elevated moisture given foundation staining but no collapsed ceilings or major structural failure observed from exterior.",
        "Windows provide adequate egress for bedrooms typical of a 1955 ranch-style house unless interior modifications have been made; egress not visually verified.",
        "Electrical service and meter appear intact with no visible unsafe exposed wiring in exterior photos."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 62.9,
      "rubric_version": "ns-2026-02-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "7806763853"
  }
}

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