Property ID: 7884925056
1233 Forest St, Birmingham, AL, 35217
Birmingham, AL
Money Down: $16,560
CoC Return: 22.57%
Monthly Cash Flow: $312
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,800
Closing Costs
$2,760
Total Down
$16,560
Investment Snapshot
Purchase Price
$69,000
Money Down
$16,560
Cash-on-Cash Return
22.57%
Rent
$889
Monthly Cash Flow
$312
Annual Cash Flow
$3,738
Debt Service / Mo
$367
Property Tax / Mo
$54
Insurance / Mo
$67
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$889
Payment Standard
$1,419
Rent
$889
Insurance
$67
Property Tax
$54
Management
$89
Utilities Allowance
$530
NOI (Monthly)
$679
Debt Service
$367
Cash Flow After Debt
$312
Quality Score: 68.30%
Confidence: 95.00%
Based on exterior photos and listing text the property appears structurally sound and generally well maintained with a relatively new roof. Primary inspection risks are unknown interior safety items (smoke/CO detectors, GFCI protection), possible inadequate bedroom egress because of small horizontal windows, and unverified HVAC/plumbing/electrical system conditions. If interior systems and alarms are present and functioning, the home likely requires only minor repairs and would be rent-ready within 30 days. If egress windows or missing detectors are confirmed, those will need correction prior to passing an initial NSPIRE/Section 8 inspection.
Section 8 Payment Standard
$1,419
Utility Allowance Total
$530
Guaranteed Section 8 Rent (PS - Utilities)
$889
Property Management
$89
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$69,000
Beds
3
Baths
1
Living Area
864 sqft
Lot Size
7,841 sqft
Year Built
1952
Days on Market
26
Capital Outlay
$16,560
Debt Service
$367
Property Tax / Mo
$54
Insurance / Mo
$67
Property Description
ATTENTION INVESTORS---- CURRENTLY RENTED FOR $650/month on section 8 month to month so its due for large increase.... AMAZING BUY, SECTION 8 WILL DO LARGE INCREASE PER SELLER. Terrific Investment property opportunity available here! This well maintained 3 bedroom 1 bath home will make a great addition to an investment portfolio or is also a good deal for an investor just starting out looking for a stable property. Roof is 4 years old.
Utility Allowances
cooking
$21
No cooking fuel is specified. Assumed electric as it's common and Central AC/Electric Water Heater are present. Chose 'Ala Power' as it's the primary regional provider and the more expensive electric option.
cooling
$22
Property has Central Air. Chose 'Alabama Power' as it is the major provider in the area and offers a higher allowance than the 'Tarrant' option.
heating
$93
Property has central heating. Assumed electric to be consistent with the electric water heater and AC. Chose 'Ala Power' as the most likely provider and the highest allowance option available for this fuel type.
other_electric
$68
Standard tenant-paid utility for lights and other plug-in appliances. Chose 'Ala Power' for consistency with other selected electric services.
range_microwave
$6
Property does not explicitly state a microwave is provided, so it is assumed to be tenant-owned.
refrigerator
$8
Property does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned.
sewer
$151
Property is connected to public sewer as per the listing details. The utility schedule provides a fixed amount.
trash_collection
$27
The property is located in the Tarrant area, and the schedule provides a specific allowance for 'Tarrant City ISCL'.
water
$78
Property has public water. 'Water: Birmingham' is selected as the property address is in Birmingham and this is the most geographically relevant option on the schedule.
water_heating
$56
Property has an electric water heater. 'Ala Power' is chosen to be consistent with other selected electric utilities and is the most expensive option.
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$808
DP3 Annual Estimate$808
DP1 Monthly Equivalent$67
DP3 Monthly Equivalent$67
Replacement Value$300,000
Basis864 sqft / 1952
Nearby Houses
No nearby houses were returned.
Risk and Criteria Detail
Red Flags
- success
- Potential non-compliant bedroom egress: long, narrow horizontal front windows may not meet NSPIRE egress size requirements (likely inspection fail if bedrooms have similar windows).
- Unknown presence/placement/function of smoke detectors and carbon monoxide alarms (NSPIRE failure if missing or improperly located).
- Lead-based paint risk (house built 1952) — requires appropriate disclosures and remediation if peeling interior paint or chipping exists.
- Unverified major systems: HVAC, electrical panel condition, plumbing and hot water not observable — any failures could cause inspection failure.
Assumptions
- Interior photos were not provided; interior condition (floors, walls, ceilings, appliances, smoke/CO detectors, GFCI outlets, plumbing fixtures, water heater) is unknown.
- Listing statement that roof is 4 years old is accurate and roof condition in photos reflects that statement.
- Property is currently occupied under Section 8 per listing description (used as evidence for rental history bonus).
- No visible exterior HVAC condenser does not mean there is no heating/cooling system; presence and operation of HVAC must be verified at inspection.
- Windows visible at front may represent bedroom windows and are likely smaller than modern egress requirements—this was assumed based on shape and placement.
- No signs of active leaks, structural sagging, or collapsed elements were observed from exterior photos; absence of these conditions inside is assumed but not guaranteed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $629 | $55,800 | $11,160 |
| 2023 | $629 | $55,800 | $11,160 |
| 2022 | $459 | $40,700 | $8,140 |
| 2021 | $499 | $44,300 | $8,860 |
| 2020 | $479 | $42,500 | $8,500 |
| 2019 | $499 | $44,300 | $8,860 |
| 2018 | $441 | $39,100 | $7,820 |
| 2017 | $441 | $39,100 | $7,820 |
| 2016 | $420 | $37,300 | $7,460 |
| 2015 | $441 | $39,100 | $7,820 |
| 2013 | $454 | $36,400 | $7,280 |
| 2012 | $541 | $46,700 | $9,340 |
| 2011 | $610 | $52,800 | $10,560 |
| 2010 | $610 | $52,800 | $10,560 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-03-04 | Sold | $37,500 |
Photo Gallery
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"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "430985",
"price_change_percentage": null
},
{
"date": "2009-06-05",
"price": 44900,
"listing": {
"status": "off_market",
"list_date": "2009-01-12T07:00:00Z",
"list_price": 39900,
"listing_id": "501796119",
"last_update_date": "2009-06-11T21:33:33Z",
"last_status_change_date": "2009-06-11T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -10000,
"days_after_listed": null,
"source_listing_id": "415435",
"price_change_percentage": null
},
{
"date": "2009-04-23",
"price": 54900,
"listing": {
"status": "off_market",
"list_date": "2009-01-12T07:00:00Z",
"list_price": 39900,
"listing_id": "501796119",
"last_update_date": "2009-06-11T21:33:33Z",
"last_status_change_date": "2009-06-11T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -5100,
"days_after_listed": null,
"source_listing_id": "415435",
"price_change_percentage": null
},
{
"date": "2009-04-05",
"price": 60000,
"listing": {
"status": "off_market",
"list_date": "2009-01-12T07:00:00Z",
"list_price": 39900,
"listing_id": "501796119",
"last_update_date": "2009-06-11T21:33:33Z",
"last_status_change_date": "2009-06-11T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 11000,
"days_after_listed": null,
"source_listing_id": "415435",
"price_change_percentage": null
},
{
"date": "2009-04-04",
"price": 49000,
"listing": {
"status": "off_market",
"list_date": "2009-01-12T07:00:00Z",
"list_price": 39900,
"listing_id": "501796119",
"last_update_date": "2009-06-11T21:33:33Z",
"last_status_change_date": "2009-06-11T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -900,
"days_after_listed": null,
"source_listing_id": "415435",
"price_change_percentage": null
},
{
"date": "2009-02-21",
"price": 49900,
"listing": {
"status": "off_market",
"list_date": "2009-01-12T07:00:00Z",
"list_price": 39900,
"listing_id": "501796119",
"last_update_date": "2009-06-11T21:33:33Z",
"last_status_change_date": "2009-06-11T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "40 days",
"source_listing_id": "415435",
"price_change_percentage": null
},
{
"date": "2009-01-12",
"price": 49900,
"listing": {
"status": "off_market",
"list_date": "2009-01-12T07:00:00Z",
"list_price": 39900,
"listing_id": "501796119",
"last_update_date": "2009-06-11T21:33:33Z",
"last_status_change_date": "2009-06-11T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "415435",
"price_change_percentage": null
},
{
"date": "2009-01-07",
"price": 59900,
"listing": {
"status": "off_market",
"list_date": "2008-09-22T07:00:00Z",
"list_price": 59900,
"listing_id": "542251755",
"last_update_date": "2009-01-08T05:27:53Z",
"last_status_change_date": "2009-01-07T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "107 days",
"source_listing_id": "406089",
"price_change_percentage": null
},
{
"date": "2008-09-22",
"price": 59900,
"listing": {
"status": "off_market",
"list_date": "2008-09-22T07:00:00Z",
"list_price": 59900,
"listing_id": "542251755",
"last_update_date": "2009-01-08T05:27:53Z",
"last_status_change_date": "2009-01-07T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "406089",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7884925056",
"generated_at": "2026-02-16T03:09:30.473623Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 68.3
},
"utility_allowance": {
"zip_code": "35217",
"home_photo": "https://ap.rdcpix.com/4faf416ee15746e1319cd56725215704l-m3740126458s-w1280.jpg",
"rent_price": 889.0,
"loan_amount": 55200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1233-Forest-St_Birmingham_AL_35217_M78849-25056",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 69000.0,
"loan_term_years": 30,
"annual_cash_flow": 8145.33,
"mortgage_monthly": 367.25,
"payment_standard": 1419.0,
"total_amount_out": 13800.0,
"additional_photos": [
"https://ap.rdcpix.com/4faf416ee15746e1319cd56725215704l-m4121714989s-w1280.jpg",
"https://ap.rdcpix.com/4faf416ee15746e1319cd56725215704l-m138973292s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 67.33,
"monthly_cash_flow": 678.78,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "No cooking fuel is specified. Assumed electric as it's common and Central AC/Electric Water Heater are present. Chose 'Ala Power' as it's the primary regional provider and the more expensive electric option.",
"utility": "cooking",
"allowance": 21
},
{
"note": "Property has Central Air. Chose 'Alabama Power' as it is the major provider in the area and offers a higher allowance than the 'Tarrant' option.",
"utility": "cooling",
"allowance": 22
},
{
"note": "Property has central heating. Assumed electric to be consistent with the electric water heater and AC. Chose 'Ala Power' as the most likely provider and the highest allowance option available for this fuel type.",
"utility": "heating",
"allowance": 93
},
{
"note": "Standard tenant-paid utility for lights and other plug-in appliances. Chose 'Ala Power' for consistency with other selected electric services.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "Property does not explicitly state a microwave is provided, so it is assumed to be tenant-owned.",
"utility": "range_microwave",
"allowance": 6
},
{
"note": "Property does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned.",
"utility": "refrigerator",
"allowance": 8
},
{
"note": "Property is connected to public sewer as per the listing details. The utility schedule provides a fixed amount.",
"utility": "sewer",
"allowance": 151
},
{
"note": "The property is located in the Tarrant area, and the schedule provides a specific allowance for 'Tarrant City ISCL'.",
"utility": "trash_collection",
"allowance": 27
},
{
"note": "Property has public water. 'Water: Birmingham' is selected as the property address is in Birmingham and this is the most geographically relevant option on the schedule.",
"utility": "water",
"allowance": 78
},
{
"note": "Property has an electric water heater. 'Ala Power' is chosen to be consistent with other selected electric utilities and is the most expensive option.",
"utility": "water_heating",
"allowance": 56
}
],
"cash_on_cash_return": 0.59,
"down_payment_amount": 13800.0,
"property_tax_annual": 647.87,
"property_tax_monthly": 53.99,
"property_tax_increase": 0.03,
"utility_allowance_total": 530.0,
"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": 3738.37,
"property_management_monthly": 88.9,
"monthly_cash_flow_after_debt": 311.53,
"cash_on_cash_return_after_debt": 0.27
},
"section8_assessment": {
"runs": [
{
"summary": "Based on exterior photos and listing text the property appears structurally sound and generally well maintained with a relatively new roof. Primary inspection risks are unknown interior safety items (smoke/CO detectors, GFCI protection), possible inadequate bedroom egress because of small horizontal windows, and unverified HVAC/plumbing/electrical system conditions. If interior systems and alarms are present and functioning, the home likely requires only minor repairs and would be rent-ready within 30 days. If egress windows or missing detectors are confirmed, those will need correction prior to passing an initial NSPIRE/Section 8 inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 75.0,
"rationale": "Exterior photos show a generally maintained facade: intact vinyl siding, neat lawn, no visible major exterior damage. Roof appears in good condition (listing states 4 years old) and shingles look even from photos. Cosmetic issues and potential deferred interior repairs are unknown because no interior images were provided; older windows and trim likely need updating. Missing interior items (appliances, outlet covers, light fixtures) cannot be confirmed — missing appliances would reduce score moderately but were not observed. Overall, exterior-ready with likely minor interior repairs."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "From exterior photos: no obvious electrical hazards, no collapsed structures, no standing water or roof sagging. However several safety risks are not verifiable from photos: presence and placement of smoke detectors and CO alarms, GFCI protection, electrical panel condition, plumbing/hot water, and interior mold/peeling paint. The long, narrow horizontal windows at the front suggest bedroom egress windows may not meet NSPIRE egress-size requirements — this is a likely inspection risk. The property was built in 1952 so lead-based paint risk exists. Entry has a metal security door with locks (positive for security), but interior safety elements are unknown."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "Listing reports a 4-year-old roof and exterior photos are consistent with a sound roof. Visible roof vents/turbines present. No exterior HVAC condenser or heat pump is visible in photos; absence cannot be confirmed — an HVAC/heating system must be operational for Section 8. Electrical service, panel, water heater and plumbing condition are not visible; given the 1952 build date there is moderate risk of dated plumbing/electrical components. No signs of active leaks, collapsed ceilings or roof failure were observed from exterior."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Front yard, siding, and driveway appear maintained. Foundation vents visible and no obvious foundation displacement or major cracks seen from these angles. Sidewalk and curb show minor cracking consistent with age; slope of lot drains toward street which is typical but should be checked for pooling. No evidence of infestation, active exterior damage, or severe landscaping neglect in provided photos."
}
],
"red_flags": [
"Potential non-compliant bedroom egress: long, narrow horizontal front windows may not meet NSPIRE egress size requirements (likely inspection fail if bedrooms have similar windows).",
"Unknown presence/placement/function of smoke detectors and carbon monoxide alarms (NSPIRE failure if missing or improperly located).",
"Lead-based paint risk (house built 1952) — requires appropriate disclosures and remediation if peeling interior paint or chipping exists.",
"Unverified major systems: HVAC, electrical panel condition, plumbing and hot water not observable — any failures could cause inspection failure."
],
"confidence": 0.6,
"assumptions": [
"Interior photos were not provided; interior condition (floors, walls, ceilings, appliances, smoke/CO detectors, GFCI outlets, plumbing fixtures, water heater) is unknown.",
"Listing statement that roof is 4 years old is accurate and roof condition in photos reflects that statement.",
"Property is currently occupied under Section 8 per listing description (used as evidence for rental history bonus).",
"No visible exterior HVAC condenser does not mean there is no heating/cooling system; presence and operation of HVAC must be verified at inspection.",
"Windows visible at front may represent bedroom windows and are likely smaller than modern egress requirements—this was assumed based on shape and placement.",
"No signs of active leaks, structural sagging, or collapsed elements were observed from exterior photos; absence of these conditions inside is assumed but not guaranteed."
],
"overall_score": 73.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on exterior photos and the listing description, this 3BR/1BA single‑family looks structurally intact and generally well maintained with a relatively new roof. It is likely to be rent‑ready with only minor repairs or verification of mechanical and safety items, but there are moderate NSPIRE risks that require on‑site verification—most importantly bedroom egress adequacy and presence/placement of smoke/CO detectors and GFCIs. If interior systems (HVAC, hot water, electrical) are operational and egress/smoke detection items are corrected where necessary, the property would likely pass an initial HCV/NSPIRE inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Exterior photos show a generally intact, level single‑story home with vinyl siding in fair condition, a relatively new roof (listing: 4 years old), intact gutters, and no visible major exterior damage. Minor cosmetic issues likely (older windows, small front stoop, lawn/sidewalk wear). Listing indicates property is currently rented and 'well maintained.' Missing interior photos prevent confirmation of appliance or finish condition; missing or worn appliances would be a moderate fix but not a catastrophic failure. Overall moderate‑good cosmetic condition with likely only minor repairs or cleaning required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards visible from photos (no collapsed elements, major roof sagging, or standing water). Front entry has a metal security door and appears secure. However several NSPIRE safety items cannot be confirmed from exterior photos: presence and placement of smoke/CO detectors, GFCI outlets, electrical panel condition, plumbing/hot water, and interior mold/peeling lead‑risk paint. Notable concern: the long, narrow horizontal windows visible on the front elevation appear sub‑sill and may not provide required bedroom egress size/height (possible egress failure) depending on bedroom locations and interior layout. Single outside step/stoop lacks a handrail but does not appear to exceed typical threshold for requiring one. Because many code items cannot be verified and bedroom egress is possibly inadequate, this is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 60.0,
"rationale": "Listing states roof is 4 years old and photos show roof in good visual condition with vents present. No visible signs of active leaks, sagging, or foundation failure. Major building systems (HVAC, water heater, electrical panel) cannot be confirmed from photos; no exterior condenser is visible in front photos (it could be on side/rear). Absence of visible mechanical equipment and lack of interior/system photos reduce confidence; therefore rate as moderate — likely functional but requires on‑site verification (heating/AC operational, hot water, proper electrical panel, GFCIs)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Yard and site appear reasonable: grading slopes away from house, crawlspace vents visible, driveway access on side, no obvious standing water or heavy vegetation against the foundation in front view. Sidewalk has minor cracking and curb/gutter shows typical wear. Siding appears intact with no large holes or rot visible from front. Overall exterior/site condition looks maintained with only routine maintenance likely needed."
}
],
"red_flags": [
"Possible inadequate bedroom egress: long, narrow horizontal windows on front elevation may not meet required emergency egress dimensions.",
"Smoke/carbon‑monoxide detectors, GFCI protection, and interior electrical panel condition not visible and must be verified (inspection risk)."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that the unit is currently rented on Section 8 is accurate and indicates recent rental activity.",
"Interior condition (floors, walls, appliances, plumbing fixtures, smoke/CO detectors) is average given 'well maintained' listing language; no interior photos provided.",
"HVAC and water heater exist and are functional but their locations (and an exterior condenser) may be out of frame; absence from front photos is not confirmation of absence.",
"Windows visible on the front could serve living area or non‑egress rooms; bedroom locations and sizes are unknown.",
"No visible major foundation movement, roof leaks, or active water intrusion present in areas photographed; hidden issues cannot be ruled out."
],
"overall_score": 74.0,
"rubric_version": "1.0"
},
{
"summary": "Based on exterior photos and the listing text, this single‑story 3BR/1BA appears to be in generally good exterior condition with a relatively new roof and maintained yard. The listing claims active Section 8 tenancy, which supports recent program acceptance. Main inspection risks are unconfirmed interior items: smoke/CO detectors, bedroom egress window size, HVAC presence/operation, GFCI protection, and electrical/water‑heater condition. Likely a minor‑repair property overall but expect a mid‑inspection checklist to verify detectors, egress, and basic systems; probable rent‑ready within 2–4 weeks if detectors and egress meet code or are corrected quickly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show generally intact vinyl siding, intact asphalt shingle roof (listing claims 4 years old), and modest landscaping. No visible collapsed areas, major rot, or missing siding. Some cosmetic wear: older windows, dated front step/porch, minor sidewalk/curb cracking. Interior condition not shown; seller notes the home is currently rented and 'well maintained.' Missing interior appliance and fixture conditions are unknown and reduce certainty but are not evident exterior failures."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible (no collapsed ceilings, no sagging roofline, no standing water). Entry has a metal security door and the porch step count appears low (handrail likely not required). However, critical items cannot be confirmed from photos: smoke/CO detectors, GFCI protection in kitchen/bath, electrical panel condition, and hot-water availability. The long, low windows across the front raise potential bedroom egress concerns depending on interior layout. Given current Section 8 tenancy noted in the listing, some safety systems are likely present, but lack of visible detectors and uncertain egress warrant a moderate safety risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Roof appears in good condition (listing: 4 years old) and attic vents visible. No visible roof leaks or structural sag. However, no exterior HVAC condenser/heating equipment is visible in the front photos (it could be rear/side), and water heater/electrical panel/plumbing accessibility cannot be verified. Because the property is described as currently rented Section 8, it is reasonable to assume basic systems function, but the lack of visible mechanical equipment and no interior/system photos reduce confidence and increase inspection risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front yard is maintained and the lot grading slopes to the street; foundation vents present and foundation appears level from photos with no obvious major cracks or settlement. Sidewalk and curb show minor cracking; driveway access exists at right side. Siding and roof look serviceable and there is no visible infestation, standing water, or major exterior deterioration in available views."
}
],
"red_flags": [
"Possible inadequate bedroom egress from low/narrow front windows (could cause Section 8/NSPIRE fail).",
"No confirmed presence of smoke/CO detectors visible from photos (required for NSPIRE)."
],
"confidence": 0.6,
"assumptions": [
"Listing statement that the property is 'currently rented on Section 8' is accurate and indicates recent program inspection/acceptance within the last 5 years.",
"Interior systems (water heater, plumbing, electrical) are functional to some degree because the unit is currently occupied, but detailed conditions are unknown without interior photos or service records.",
"HVAC equipment may be located at the rear/side yard (not visible in front photos); absence of a visible condenser in front photos does not confirm no heating/cooling.",
"Windows visible in front may or may not be bedroom windows; potential egress deficiency is flagged because window sizes appear low and narrow from exterior photos.",
"No visible severe structural issues in provided photos; interior ceilings, floors, and foundation below grade were not inspected and may have hidden issues although none are inferred from photos."
],
"overall_score": 73.0,
"rubric_version": "2026-02-16_nsprite_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1233 Forest St, Birmingham, AL, 35217",
"aggregate": {
"summary": "Based on exterior photos and listing text the property appears structurally sound and generally well maintained with a relatively new roof. Primary inspection risks are unknown interior safety items (smoke/CO detectors, GFCI protection), possible inadequate bedroom egress because of small horizontal windows, and unverified HVAC/plumbing/electrical system conditions. If interior systems and alarms are present and functioning, the home likely requires only minor repairs and would be rent-ready within 30 days. If egress windows or missing detectors are confirmed, those will need correction prior to passing an initial NSPIRE/Section 8 inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 76.0,
"rationale": "Exterior photos show a generally maintained facade: intact vinyl siding, neat lawn, no visible major exterior damage. Roof appears in good condition (listing states 4 years old) and shingles look even from photos. Cosmetic issues and potential deferred interior repairs are unknown because no interior images were provided; older windows and trim likely need updating. Missing interior items (appliances, outlet covers, light fixtures) cannot be confirmed — missing appliances would reduce score moderately but were not observed. Overall, exterior-ready with likely minor interior repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 75.0,
"rationale": "Front yard, siding, and driveway appear maintained. Foundation vents visible and no obvious foundation displacement or major cracks seen from these angles. Sidewalk and curb show minor cracking consistent with age; slope of lot drains toward street which is typical but should be checked for pooling. No evidence of infestation, active exterior damage, or severe landscaping neglect in provided photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 61.7,
"rationale": "From exterior photos: no obvious electrical hazards, no collapsed structures, no standing water or roof sagging. However several safety risks are not verifiable from photos: presence and placement of smoke detectors and CO alarms, GFCI protection, electrical panel condition, plumbing/hot water, and interior mold/peeling paint. The long, narrow horizontal windows at the front suggest bedroom egress windows may not meet NSPIRE egress-size requirements — this is a likely inspection risk. The property was built in 1952 so lead-based paint risk exists. Entry has a metal security door with locks (positive for security), but interior safety elements are unknown."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 60.0,
"rationale": "Listing reports a 4-year-old roof and exterior photos are consistent with a sound roof. Visible roof vents/turbines present. No exterior HVAC condenser or heat pump is visible in photos; absence cannot be confirmed — an HVAC/heating system must be operational for Section 8. Electrical service, panel, water heater and plumbing condition are not visible; given the 1952 build date there is moderate risk of dated plumbing/electrical components. No signs of active leaks, collapsed ceilings or roof failure were observed from exterior."
}
],
"red_flags": [
"Potential non-compliant bedroom egress: long, narrow horizontal front windows may not meet NSPIRE egress size requirements (likely inspection fail if bedrooms have similar windows).",
"Unknown presence/placement/function of smoke detectors and carbon monoxide alarms (NSPIRE failure if missing or improperly located).",
"Lead-based paint risk (house built 1952) — requires appropriate disclosures and remediation if peeling interior paint or chipping exists.",
"Unverified major systems: HVAC, electrical panel condition, plumbing and hot water not observable — any failures could cause inspection failure."
],
"confidence": 0.95,
"assumptions": [
"Interior photos were not provided; interior condition (floors, walls, ceilings, appliances, smoke/CO detectors, GFCI outlets, plumbing fixtures, water heater) is unknown.",
"Listing statement that roof is 4 years old is accurate and roof condition in photos reflects that statement.",
"Property is currently occupied under Section 8 per listing description (used as evidence for rental history bonus).",
"No visible exterior HVAC condenser does not mean there is no heating/cooling system; presence and operation of HVAC must be verified at inspection.",
"Windows visible at front may represent bedroom windows and are likely smaller than modern egress requirements—this was assumed based on shape and placement.",
"No signs of active leaks, structural sagging, or collapsed elements were observed from exterior photos; absence of these conditions inside is assumed but not guaranteed."
],
"score_method": "mean_of_criteria",
"overall_score": 68.3,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7884925056"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.