Property ID: 7871308465
1304 Elizabeth Ave, Tarrant, AL, 35217
Tarrant, AL
Money Down: $21,600
CoC Return: 12.10%
Monthly Cash Flow: $218
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$18,000
Closing Costs
$3,600
Total Down
$21,600
Investment Snapshot
Purchase Price
$90,000
Money Down
$21,600
Cash-on-Cash Return
12.10%
Rent
$940
Monthly Cash Flow
$218
Annual Cash Flow
$2,614
Debt Service / Mo
$479
Property Tax / Mo
$85
Insurance / Mo
$65
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$940
Payment Standard
$1,419
Rent
$940
Insurance
$65
Property Tax
$85
Management
$94
Utilities Allowance
$479
NOI (Monthly)
$697
Debt Service
$479
Cash Flow After Debt
$218
Quality Score: 64.90%
Confidence: 86.00%
This 3-bed, 1-bath house appears generally serviceable with mostly cosmetic and moderate repair items. Listing claims a new roof and dual AC units and photos support a sound envelope overall, but there are several code-related details that need addressing before a confident NSPIRE pass: repair damaged soffit/trim, fix or replace deteriorated tub/caulking, add/repair porch handrail or damaged front-wall bricks, verify/install GFCI protection in kitchen/bath, confirm water heater T&P discharge and safe installation, and ensure CO alarm plus properly located smoke alarms and deadbolt locks. If the seller's promised items (new stove, blinds, carpet) are completed and the above safety items are corrected, the property is likely to pass an initial Section 8/HCV inspection within 1–4 weeks (minor to moderate work).
Section 8 Payment Standard
$1,419
Utility Allowance Total
$479
Guaranteed Section 8 Rent (PS - Utilities)
$940
Property Management
$94
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$90,000
Beds
3
Baths
1
Living Area
1,480 sqft
Lot Size
6,970 sqft
Year Built
1920
Days on Market
148
Capital Outlay
$21,600
Debt Service
$479
Property Tax / Mo
$85
Insurance / Mo
$65
Property Description
This is a beautiful single family home, sold as is, with brand new roofing and dual ac unit. Located in a welcoming peaceful neighborhood in tarrent Alabama where residents have nurtured their homes for long time stay. Also there will be all new blinds, shampooed carpet, and a new stove added.
Utility Allowances
Heating (Electric)
$77
Property info specifies 'Electric (HEAT)'. Selected the 'Tarrant' provider based on property location.
Cooling (Electric)
$17
Property info specifies 'Electric (COOL)'. Selected the 'Tarrant' provider based on property location.
Water Heating (Electric)
$43
Property info specifies 'Electric (WTRHTR)'. Selected the 'Tarrant' electric provider based on property location.
Cooking (Electric)
$16
Cooking fuel not specified. Assumed electric as heating, cooling, and water heater are all electric. Selected 'Tarrant' provider based on property location.
Other Electric
$64
For lights and general electric usage. Selected 'Tarrant' provider based on property location, as it's the most expensive electric option reflecting the property's systems.
Water
$78
Property info specifies 'Public Water'. Provider is not specified. Selected 'Birmingham' provider as it serves the Tarrant area and is a common provider in Jefferson County.
Sewer
$151
Property info specifies 'Connected' sewer. The schedule provides a single fixed rate for this service.
Trash Collection
$27
Selected 'Tarrant City ISCL' based on the property's city.
Range/Microwave
$6
Property info does not mention a provided microwave. Allowance is for a tenant-owned appliance.
Refrigerator
$0
Property info lists 'Refrigerator' as an included appliance. No allowance is provided for the tenant.
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$628
DP3 Annual Estimate$923
DP1 Monthly Equivalent$52
DP3 Monthly Equivalent$77
Replacement Value$73,800
Basis1,480 sqft / 1920
Nearby Houses
Photo unavailable
1813 Virginia St
sold · 0.02 mi
Price: $45,000
3 bd / 1 ba · 1,296 sqft
Latest sale: $45,000
Latest rent: —
Photo unavailable
1290 Elizabeth Ter
sold · 0.03 mi
Price: $459,190
3 bd / 2 ba · 2,177 sqft
Latest sale: $459,190
Latest rent: —
Photo unavailable
1301 Elizabeth Ave
sold · 0.04 mi
Price: $65,000
2 bd / 1 ba · 1,152 sqft
Latest sale: $65,000
Latest rent: —
Photo unavailable
1225 Elizabeth Ave
for_sale · 0.05 mi
Price: $105,556
3 bd / 1 ba · 1,697 sqft
Latest sale: $11,000 on Dec 17, 2010
Latest rent: $1,150 on Dec 17, 2025
Photo unavailable
1264 Elizabeth Ter
sold · 0.05 mi
Price: $565,790
5 bd / 3 ba · 3,592 sqft
Latest sale: $565,790
Latest rent: —
Photo unavailable
1408 Elizabeth Ave
sold · 0.05 mi
Price: $60,000
4 bd / 1 ba · 2,048 sqft
Latest sale: $60,000
Latest rent: —
Photo unavailable
1260 Elizabeth Ter
sold · 0.05 mi
Price: $559,550
5 bd / 3 ba · 3,544 sqft
Latest sale: $559,550
Latest rent: —
Photo unavailable
1252 Elizabeth Ter
sold · 0.05 mi
Price: $464,670
3 bd / 2 ba · 2,202 sqft
Latest sale: $464,670
Latest rent: —
Photo unavailable
1263 Elizabeth Ter
sold · 0.06 mi
Price: $554,900
5 bd / 3 ba · 3,544 sqft
Latest sale: $554,900
Latest rent: —
Photo unavailable
1412 Elizabeth Ave
sold · 0.06 mi
Price: $32,500
3 bd / 1 ba · 1,096 sqft
Latest sale: $32,500
Latest rent: —
Photo unavailable
1244 Elizabeth Ter
sold · 0.06 mi
Price: $472,748
4 bd / 3 ba · 2,428 sqft
Latest sale: $472,748
Latest rent: —
Photo unavailable
1240 Elizabeth Ter
sold · 0.06 mi
Price: $448,590
3 bd / 3 ba · 2,016 sqft
Latest sale: $448,590
Latest rent: —
Photo unavailable
1251 Elizabeth Ter
sold · 0.06 mi
Price: $546,501
4 bd / 3 ba · 3,151 sqft
Latest sale: $546,501
Latest rent: —
Photo unavailable
1409 Elizabeth Ave
sold · 0.06 mi
Price: $17,900
3 bd / 1 ba
Latest sale: $17,900
Latest rent: —
Photo unavailable
1416 Elizabeth Ave
sold · 0.07 mi
Price: $77,000
3 bd / 1 ba · 1,238 sqft
Latest sale: $77,000
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Damaged/rotted soffit/roof trim at eave (visible) — potential water intrusion if not repaired.
- Front steps/porch lack a handrail and low brick wall has broken bricks — trip/fall hazard and possible inspection fail depending on local code/inspector.
- Bathroom/tub area shows deterioration and staining at tub base which could indicate moisture damage/mold risk.
- Water heater installation lacks clearly visible T&P discharge piping and is exposed in the living area/kitchen — safety/installation concern needing verification.
- No visible GFCI protection in kitchen/bath and no visible CO alarm — common NSPIRE failure items if missing.
Assumptions
- Listing statement that roofing is 'brand new' and 'dual AC unit' are accurate and systems are operational (no photos of exterior HVAC units provided).
- A new stove and blinds will be installed as the listing states prior to rental; those are counted as future fixes.
- Electrical panel, main service, and interior wiring are present and not showing severe hazards (no panel photo available).
- No evidence of active roof leak or major foundation movement beyond the visible soffit/trim damage; hidden structural issues are not evident in photos.
- Water heater is functional but the T&P discharge piping and final installation details may be incomplete based on the photo; assumed to be repairable.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $985 | $87,400 | $17,480 |
| 2023 | $985 | $87,400 | $17,480 |
| 2022 | $682 | $60,500 | $12,100 |
| 2021 | $754 | $66,900 | $13,380 |
| 2020 | $906 | $80,400 | $16,080 |
| 2019 | $954 | $84,600 | $16,920 |
| 2018 | $812 | $72,000 | $14,400 |
| 2017 | $812 | $72,000 | $14,400 |
| 2016 | $765 | $67,900 | $13,580 |
| 2015 | $353 | $72,000 | $14,400 |
| 2013 | $323 | $65,800 | $6,580 |
| 2012 | $351 | $70,900 | $7,090 |
| 2011 | $358 | $72,000 | $7,200 |
| 2010 | $358 | $72,000 | $7,200 |
| 2009 | $358 | $72,000 | $7,200 |
| 2008 | $367 | $73,700 | $7,370 |
| 2007 | $356 | $71,700 | $7,170 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-23 | Price Changed | $90,000 |
| 2025-11-13 | Price Changed | $128,000 |
| 2025-09-21 | Listed | $135,000 |
| 2015-06-15 | Listing removed | $59,900 |
| 2015-01-28 | Price Changed | $59,900 |
| 2015-01-07 | Relisted | $45,900 |
| 2014-12-23 | Listing removed | $45,900 |
| 2014-11-25 | Listed | $45,900 |
| 2014-03-12 | Sold | $7,500 |
| 2014-01-10 | Listed | $7,000 |
| 2007-11-27 | Sold | $94,900 |
| 2007-11-26 | Listed | $94,900 |
| 2006-11-09 | Sold | $74,090 |
| 2006-09-27 | Listing removed | $75,000 |
| 2006-04-27 | Listed | $75,000 |
| 2004-07-16 | Sold | $76,000 |
| 2004-07-02 | Listed | $77,000 |
| 2001-07-03 | Sold | $64,000 |
Photo Gallery
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"days_after_listed": null,
"source_listing_id": "584426",
"price_change_percentage": "-92.62%"
},
{
"date": "2007-11-27",
"price": 94900,
"listing": {
"status": "sold",
"list_date": "2007-11-26T07:00:00Z",
"list_price": 94900,
"listing_id": "542178367",
"last_update_date": "2007-11-29T03:45:41Z",
"last_status_change_date": "2007-11-27T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "1 day",
"source_listing_id": "363029",
"price_change_percentage": "$0"
},
{
"date": "2007-11-26",
"price": 94900,
"listing": {
"status": "sold",
"list_date": "2007-11-26T07:00:00Z",
"list_price": 94900,
"listing_id": "542178367",
"last_update_date": "2007-11-29T03:45:41Z",
"last_status_change_date": "2007-11-27T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "363029",
"price_change_percentage": "+28.09%"
},
{
"date": "2006-11-09",
"price": 74090,
"listing": null,
"event_name": "Sold",
"price_sqft": 50.060810810810814,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "-1.21%"
},
{
"date": "2006-09-27",
"price": 75000,
"listing": {
"status": "off_market",
"list_date": "2006-04-27T07:00:00Z",
"list_price": 75000,
"listing_id": "542305163",
"last_update_date": "2006-09-28T12:00:00Z",
"last_status_change_date": "2006-09-27T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "153 days",
"source_listing_id": "297671",
"price_change_percentage": null
},
{
"date": "2006-04-27",
"price": 75000,
"listing": {
"status": "off_market",
"list_date": "2006-04-27T07:00:00Z",
"list_price": 75000,
"listing_id": "542305163",
"last_update_date": "2006-09-28T12:00:00Z",
"last_status_change_date": "2006-09-27T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "297671",
"price_change_percentage": "-1.32%"
},
{
"date": "2004-07-16",
"price": 76000,
"listing": {
"status": "sold",
"list_date": "2004-07-02T07:00:00Z",
"list_price": 77000,
"listing_id": "542352423",
"last_update_date": "2004-07-17T02:49:01Z",
"last_status_change_date": "2004-07-16T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": "14 days",
"source_listing_id": "238856",
"price_change_percentage": "-1.30%"
},
{
"date": "2004-07-02",
"price": 77000,
"listing": {
"status": "sold",
"list_date": "2004-07-02T07:00:00Z",
"list_price": 77000,
"listing_id": "542352423",
"last_update_date": "2004-07-17T02:49:01Z",
"last_status_change_date": "2004-07-16T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "238856",
"price_change_percentage": "+20.31%"
},
{
"date": "2001-07-03",
"price": 64000,
"listing": null,
"event_name": "Sold",
"price_sqft": 43.24324324324324,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7871308465",
"generated_at": "2026-02-16T03:14:18.512630Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 64.9
},
"utility_allowance": {
"zip_code": "35217",
"home_photo": "https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m1678211979s-w1280.jpg",
"rent_price": 940.0,
"loan_amount": 72000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1304-Elizabeth-Ave_Tarrant_AL_35217_M78713-08465",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 90000.0,
"loan_term_years": 30,
"annual_cash_flow": 8361.95,
"mortgage_monthly": 479.02,
"payment_standard": 1419.0,
"total_amount_out": 18000.0,
"additional_photos": [
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m469951969s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m1030833706s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m775829632s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m2881599725s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m2348250124s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m3012344336s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m1183306668s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m1438881491s-w1280.jpg",
"https://ap.rdcpix.com/a41baee50d4e8bc2b6400b2a5be4cc91l-m1658769246s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 64.62,
"monthly_cash_flow": 696.83,
"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 info specifies 'Electric (HEAT)'. Selected the 'Tarrant' provider based on property location.",
"utility": "Heating (Electric)",
"allowance": 77
},
{
"note": "Property info specifies 'Electric (COOL)'. Selected the 'Tarrant' provider based on property location.",
"utility": "Cooling (Electric)",
"allowance": 17
},
{
"note": "Property info specifies 'Electric (WTRHTR)'. Selected the 'Tarrant' electric provider based on property location.",
"utility": "Water Heating (Electric)",
"allowance": 43
},
{
"note": "Cooking fuel not specified. Assumed electric as heating, cooling, and water heater are all electric. Selected 'Tarrant' provider based on property location.",
"utility": "Cooking (Electric)",
"allowance": 16
},
{
"note": "For lights and general electric usage. Selected 'Tarrant' provider based on property location, as it's the most expensive electric option reflecting the property's systems.",
"utility": "Other Electric",
"allowance": 64
},
{
"note": "Property info specifies 'Public Water'. Provider is not specified. Selected 'Birmingham' provider as it serves the Tarrant area and is a common provider in Jefferson County.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property info specifies 'Connected' sewer. The schedule provides a single fixed rate for this service.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Selected 'Tarrant City ISCL' based on the property's city.",
"utility": "Trash Collection",
"allowance": 27
},
{
"note": "Property info does not mention a provided microwave. Allowance is for a tenant-owned appliance.",
"utility": "Range/Microwave",
"allowance": 6
},
{
"note": "Property info lists 'Refrigerator' as an included appliance. No allowance is provided for the tenant.",
"utility": "Refrigerator",
"allowance": 0
}
],
"cash_on_cash_return": 0.46,
"down_payment_amount": 18000.0,
"property_tax_annual": 1014.55,
"property_tax_monthly": 84.55,
"property_tax_increase": 0.03,
"utility_allowance_total": 479.0,
"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": 2613.74,
"property_management_monthly": 94.0,
"monthly_cash_flow_after_debt": 217.81,
"cash_on_cash_return_after_debt": 0.15
},
"section8_assessment": {
"runs": [
{
"summary": "This 3-bed, 1-bath house appears generally serviceable with mostly cosmetic and moderate repair items. Listing claims a new roof and dual AC units and photos support a sound envelope overall, but there are several code-related details that need addressing before a confident NSPIRE pass: repair damaged soffit/trim, fix or replace deteriorated tub/caulking, add/repair porch handrail or damaged front-wall bricks, verify/install GFCI protection in kitchen/bath, confirm water heater T&P discharge and safe installation, and ensure CO alarm plus properly located smoke alarms and deadbolt locks. If the seller's promised items (new stove, blinds, carpet) are completed and the above safety items are corrected, the property is likely to pass an initial Section 8/HCV inspection within 1–4 weeks (minor to moderate work).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 65.0,
"rationale": "Interior is mostly intact but shows moderate deferred maintenance: worn/damaged flooring in the living room, scuffed/peeling cabinet faces and missing cabinet trim in the kitchen, bathtub skirt/chips and stained tub area, several broken blinds, and porch decking that appears weathered. Listing notes new blinds, shampooed carpet and a new stove will be added which would address some items. No evidence of exposed subfloor or collapsed surfaces in photos; repairs look largely cosmetic/carpentry and replace/finish work rather than structural."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "One smoke alarm is visible in photos, but no CO alarm is shown. Potential safety issues observed: damaged soffit/roof trim at an eave (photo 2) suggesting localized roof/vent exposure, bathroom/tub area shows deterioration that could hide mold/mildew, the front steps lack a handrail and the low front wall has broken bricks near the mailbox which are trip/edge hazards. No GFCI outlet is visible in the kitchen/bath photos. Water heater plumbing/t&P drain piping is not clearly shown (possible missing/incorrect discharge). Electrical panel and exposed wiring were not photographed. These create moderate inspection risks that can be corrected but may require trades to certify."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 60.0,
"rationale": "Listing states 'brand new roofing and dual AC unit' and photos show newer-looking shingles; however the soffit/trim damage at a corner is visible and should be repaired to protect the roof. A water heater is installed (appears electric) and kitchen/bath fixtures are present, but the T&P discharge and secure connections are not clearly visible. No central HVAC equipment photos were provided; acceptance of HVAC condition relies on the listing claim. Electrical panel condition and presence of required GFCI protection are unknown. Overall systems appear present but require verification and minor corrective work or safety hookups."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard, walkways",
"score": 65.0,
"rationale": "Exterior siding and brick porch piers are generally intact. Issues: small area of rotten trim/soffit at an eave, broken bricks/low wall at the front steps, overgrown shrubs close to the envelope, and a weathered porch deck. Walkway is intact but front steps lack a handrail and low wall has damage. No standing water, collapsed foundation, or visible major structural failure observed from exterior photos."
}
],
"red_flags": [
"Damaged/rotted soffit/roof trim at eave (visible) — potential water intrusion if not repaired.",
"Front steps/porch lack a handrail and low brick wall has broken bricks — trip/fall hazard and possible inspection fail depending on local code/inspector.",
"Bathroom/tub area shows deterioration and staining at tub base which could indicate moisture damage/mold risk.",
"Water heater installation lacks clearly visible T&P discharge piping and is exposed in the living area/kitchen — safety/installation concern needing verification.",
"No visible GFCI protection in kitchen/bath and no visible CO alarm — common NSPIRE failure items if missing."
],
"confidence": 0.6,
"assumptions": [
"Listing statement that roofing is 'brand new' and 'dual AC unit' are accurate and systems are operational (no photos of exterior HVAC units provided).",
"A new stove and blinds will be installed as the listing states prior to rental; those are counted as future fixes.",
"Electrical panel, main service, and interior wiring are present and not showing severe hazards (no panel photo available).",
"No evidence of active roof leak or major foundation movement beyond the visible soffit/trim damage; hidden structural issues are not evident in photos.",
"Water heater is functional but the T&P discharge piping and final installation details may be incomplete based on the photo; assumed to be repairable."
],
"overall_score": 61.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 3BR/1BA 1920 house appears broadly rent-ready after moderate cosmetic and code corrections. The property benefits from a new roof (listing) and functional systems visible (water heater, kitchen appliances pending), and only moderate interior repairs are needed (floors, tub, cabinets, blinds). However, NSPIRE risk items require attention: verify HVAC operation, correct water-heater TPRV discharge piping, install/verify GFCI protection in kitchen/bath, install CO alarm if required, repair torn soffit, and confirm smoke detector placement. With these fixes it is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks; if issues (missing TPRV piping, missing GFCI, HVAC failure) are found it could take longer.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 72.0,
"rationale": "Interior shows generally intact finishes but with visible deferred maintenance: scuffed/worn hardwood floors and patched areas in living room, worn/dirty tub with chipping and rust at base, cabinet damage and missing trim in kitchen, damaged blinds, porch decking and small brick cap damage, leaning mailbox and yard debris. Listing states new stove and shampooed carpet which addresses some cosmetic items. These are mostly cosmetic and moderate repair items rather than structural."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "One smoke alarm is visible inside; no carbon monoxide alarm is visible. Bedrooms appear to have windows for egress. No obvious exposed live wiring in photos. However several NSPIRE risk items are undocumented or problematic: no visible GFCI-protected kitchen/bath outlets, water heater TPRV discharge pipe is not visible at the water heater (safety concern), bathroom tub surround and caulking are degraded (potential water intrusion), and the roof eave/soffit has visible torn material exposing roof edge. Age of house (1920) raises potential lead-risk paint concern that will require evaluation. These items create moderate code risk that will likely require correction prior to voucher move-in."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 65.0,
"rationale": "Listing claims brand-new roofing and dual AC units (not pictured). Photo shows an electric hot water heater installed and accessible inside the kitchen area — likely functional but appears older; no visible temperature/pressure relief discharge tube. Electrical panel/HVAC equipment not visible for verification. Plumbing fixtures appear present and functional but bathroom fixtures show wear. Given visible new roof claim and presence of water heater, systems are likely serviceable but require on-site verification (HVAC operation, panel condition, proper water heater installation, and GFCI protection)."
},
{
"key": "exterior_site",
"label": "Exterior / Site",
"score": 70.0,
"rationale": "Exterior siding and brick porch are generally intact; the roofline and shingles appear recently replaced per listing and photos. Visible damage: torn soffit/roof edge on right eave, worn porch decking, minor landscaping overgrowth and debris, and small brick coping damage on low planters. Walkway and entry steps are present but show minor cracking. No obvious major foundation displacement visible in photos."
}
],
"red_flags": [
"No visible temperature/pressure relief (TPR) discharge pipe on the accessible water heater (safety/inspection failure risk).",
"Torn soffit / exposed roof edge visible at eave — potential water entry and pest access.",
"No visible carbon monoxide alarm and no visible GFCI-protected outlets in kitchen/bath (likely NSPIRE/code deficiencies).",
"Bathroom tub surround and caulk are degraded and show rust/chipping — risk for water intrusion and unsanitary surfaces.",
"Interior ceiling tiles in one room show unevenness/sagging which could indicate prior water intrusion needing further evaluation.",
"House built in 1920 — potential lead-based paint risk for peeling paint or disturbed surfaces; requires lead evaluation or safe work practices."
],
"confidence": 0.65,
"assumptions": [
"Listing is accurate that roofing is brand new and there are dual AC units on the property (AC units not shown in photos).",
"A new stove will be installed prior to rental as stated in the listing; lack of stove in photos is temporary.",
"The visible water heater is electric (no gas flue) and therefore a CO alarm may not be strictly required by fuel type, but local code or voucher admin may still require CO alarms.",
"No major unseen structural issues (foundation failure, roof collapse, major mold) exist beyond what is visible; photos show only surface-level wear.",
"Electrical panel, HVAC mechanical units, and plumbing lines are present and serviceable but were not photographed; their actual condition will affect final inspection outcome.",
"Bedrooms have adequately sized egress windows (appearing from photos) but exact measurements were not taken."
],
"overall_score": 67.0,
"rubric_version": "2026-02-hud-nspire-v1"
},
{
"summary": "This 3-bed, 1-bath house appears rent-ready with moderate work. The roof is reported new and bedroom egress/windows look adequate. Primary issues for an initial HCV/NSPIRE inspection are safety-related: missing handrail on the front steps, worn/possibly rotten porch decking, damaged soffit/fascia, and unclear GFCI protection and utility installations (water heater in kitchen area with exposed connections). Cosmetic repairs (floor refinishing, cabinet repair, tub refinishing) plus addressing the listed safety items should allow the property to pass with roughly 2–4 weeks of focused repairs and verification of systems (HVAC, electrical).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 70.0,
"rationale": "Interior is largely intact but shows deferred cosmetic and medium-priority repairs: scuffed/damaged hardwood in living area, some rooms have new carpet (listing states carpets will be shampooed / replaced), kitchen cabinets and base trim are worn and missing pieces, bathroom tub shows staining and worn caulking, porch decking boards appear weathered and may need repair/replacement. Listing promises a new stove and blinds which reduces penalty for missing appliance. Overall mostly cosmetic and mid-level repairs rather than structural."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "Some NSPIRE risks visible: front steps lack a handrail (trip/fall hazard), porch decking shows wear/possible rot (guard/settlement risk), damaged soffit/fascia at roof edge (photo 2) could lead to water entry, possible absence of GFCI-protected outlets in kitchen/bath (not visible), water heater sits in a common area (kitchen) with visible plumbing/electrical connections that appear exposed and not in a dedicated utility closet—this is an inspection risk. A smoke alarm is visible on a kitchen wall but detector functionality, proper locations in bedrooms, and CO detectors are not documented. Bedroom windows appear typical double-hung with adequate size for egress based on images."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (roof, HVAC, electrical, plumbing, water heater)",
"score": 70.0,
"rationale": "Listing states 'brand new roofing and dual AC unit' and exterior photos show recently shingled roof—reduces roof risk. A water heater is present and appears intact (electric tank) though plumbing/drain pan and professional installation details are not shown. HVAC units are not pictured indoors; listing claims dual AC. Electrical panel and main wiring condition are not shown; visible outlets/switches appear present but GFCI status is unknown. Plumbing fixtures appear present and functional (kitchen sink, bath tub, toilet), though tub and surrounding tile need attention."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 65.0,
"rationale": "House siding and brick porch appear generally intact. The front porch has cosmetic and localized structural concerns (worn decking, no handrail). The soffit/fascia at a corner is damaged and needs repair. Walkway and front steps show surface cracking and a leaning mailbox; landscaping is overgrown adjacent to the house which could hide grading/drainage issues. No obvious major foundation cracks, standing water, or visible pest infestation in photos."
}
],
"red_flags": [
"Front entry steps have no handrail (trip/fall hazard and likely NSPIRE citation).",
"Porch decking shows degradation/possible rot and some boards may be loose (potential collapse hazard).",
"Damaged soffit/fascia at roof edge (exposed area could allow water intrusion/pest entry).",
"Water heater located in kitchen area with exposed plumbing/electrical connections — potential electrical/safety installation issue if not properly installed or protected.",
"GFCI protection in kitchen and bathroom not evident in photos (inspection risk)."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that roofing is brand new is accurate and the roof installation is professionally completed.",
"Dual AC units are present and operational though not pictured inside these photos.",
"A new stove and new blinds will be installed as stated in the listing prior to rental.",
"Smoke alarm visible is functional; additional detectors in bedrooms may be present but were not photographed.",
"Electrical service and main panel are present and meet code but their condition was not visible in photos.",
"No active roof leaks, major foundation movement, or hidden mold infestations are present beyond superficial staining shown in images.",
"Water heater is electric (no gas venting) and is operational; however, its installation may require correction (pan/drain, secure mounting).",
"GFCI outlets in kitchen and bathroom are not visible and should be confirmed/installed if missing."
],
"overall_score": 67.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1304 Elizabeth Ave, Tarrant, AL, 35217",
"aggregate": {
"summary": "This 3-bed, 1-bath house appears generally serviceable with mostly cosmetic and moderate repair items. Listing claims a new roof and dual AC units and photos support a sound envelope overall, but there are several code-related details that need addressing before a confident NSPIRE pass: repair damaged soffit/trim, fix or replace deteriorated tub/caulking, add/repair porch handrail or damaged front-wall bricks, verify/install GFCI protection in kitchen/bath, confirm water heater T&P discharge and safe installation, and ensure CO alarm plus properly located smoke alarms and deadbolt locks. If the seller's promised items (new stove, blinds, carpet) are completed and the above safety items are corrected, the property is likely to pass an initial Section 8/HCV inspection within 1–4 weeks (minor to moderate work).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 69.0,
"rationale": "Interior is mostly intact but shows moderate deferred maintenance: worn/damaged flooring in the living room, scuffed/peeling cabinet faces and missing cabinet trim in the kitchen, bathtub skirt/chips and stained tub area, several broken blinds, and porch decking that appears weathered. Listing notes new blinds, shampooed carpet and a new stove will be added which would address some items. No evidence of exposed subfloor or collapsed surfaces in photos; repairs look largely cosmetic/carpentry and replace/finish work rather than structural."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard, walkways",
"score": 66.7,
"rationale": "Exterior siding and brick porch piers are generally intact. Issues: small area of rotten trim/soffit at an eave, broken bricks/low wall at the front steps, overgrown shrubs close to the envelope, and a weathered porch deck. Walkway is intact but front steps lack a handrail and low wall has damage. No standing water, collapsed foundation, or visible major structural failure observed from exterior photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 58.3,
"rationale": "One smoke alarm is visible in photos, but no CO alarm is shown. Potential safety issues observed: damaged soffit/roof trim at an eave (photo 2) suggesting localized roof/vent exposure, bathroom/tub area shows deterioration that could hide mold/mildew, the front steps lack a handrail and the low front wall has broken bricks near the mailbox which are trip/edge hazards. No GFCI outlet is visible in the kitchen/bath photos. Water heater plumbing/t&P drain piping is not clearly shown (possible missing/incorrect discharge). Electrical panel and exposed wiring were not photographed. These create moderate inspection risks that can be corrected but may require trades to certify."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 65.0,
"rationale": "Listing states 'brand new roofing and dual AC unit' and photos show newer-looking shingles; however the soffit/trim damage at a corner is visible and should be repaired to protect the roof. A water heater is installed (appears electric) and kitchen/bath fixtures are present, but the T&P discharge and secure connections are not clearly visible. No central HVAC equipment photos were provided; acceptance of HVAC condition relies on the listing claim. Electrical panel condition and presence of required GFCI protection are unknown. Overall systems appear present but require verification and minor corrective work or safety hookups."
}
],
"red_flags": [
"Damaged/rotted soffit/roof trim at eave (visible) — potential water intrusion if not repaired.",
"Front steps/porch lack a handrail and low brick wall has broken bricks — trip/fall hazard and possible inspection fail depending on local code/inspector.",
"Bathroom/tub area shows deterioration and staining at tub base which could indicate moisture damage/mold risk.",
"Water heater installation lacks clearly visible T&P discharge piping and is exposed in the living area/kitchen — safety/installation concern needing verification.",
"No visible GFCI protection in kitchen/bath and no visible CO alarm — common NSPIRE failure items if missing."
],
"confidence": 0.86,
"assumptions": [
"Listing statement that roofing is 'brand new' and 'dual AC unit' are accurate and systems are operational (no photos of exterior HVAC units provided).",
"A new stove and blinds will be installed as the listing states prior to rental; those are counted as future fixes.",
"Electrical panel, main service, and interior wiring are present and not showing severe hazards (no panel photo available).",
"No evidence of active roof leak or major foundation movement beyond the visible soffit/trim damage; hidden structural issues are not evident in photos.",
"Water heater is functional but the T&P discharge piping and final installation details may be incomplete based on the photo; assumed to be repairable."
],
"score_method": "mean_of_criteria",
"overall_score": 64.9,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7871308465"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.