Property ID: 7945072287
1161 Bristol St, Birmingham, AL, 35217
Birmingham, AL
Money Down: $15,576
CoC Return: 29.14%
Monthly Cash Flow: $378
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$12,980
Closing Costs
$2,596
Total Down
$15,576
Investment Snapshot
Purchase Price
$64,900
Money Down
$15,576
Cash-on-Cash Return
29.14%
Rent
$932
Monthly Cash Flow
$378
Annual Cash Flow
$4,538
Debt Service / Mo
$345
Property Tax / Mo
$61
Insurance / Mo
$54
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$932
Payment Standard
$1,419
Rent
$932
Insurance
$54
Property Tax
$61
Management
$93
Utilities Allowance
$487
NOI (Monthly)
$724
Debt Service
$345
Cash Flow After Debt
$378
Quality Score: 68.00%
Confidence: 93.00%
Overall the property is in fair-to-good condition for Section 8/NSPIRE tenancy with primarily cosmetic and minor repair items. Key positives: working stove and sink, intact windows/egress, smoke detectors visible, handrails present, and generally intact exterior. Primary inspection risks: unclear presence of GFCI protection in kitchen, no visible CO alarm, no confirmation of electrical panel condition, and mechanical systems (HVAC, water heater) not documented in photos. Expected path to pass: address missing GFCI/CO as required, confirm/repair any HVAC or water heater issues, install/verify deadbolt and replace or service worn flooring/fixtures. Likely rentable within 2–6 weeks depending on minor system checks and small repairs.
Section 8 Payment Standard
$1,419
Utility Allowance Total
$487
Guaranteed Section 8 Rent (PS - Utilities)
$932
Property Management
$93
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$64,900
Beds
3
Baths
1
Living Area
1,016 sqft
Lot Size
6,970 sqft
Year Built
1954
Days on Market
87
Capital Outlay
$15,576
Debt Service
$345
Property Tax / Mo
$61
Insurance / Mo
$54
Property Description
RECENT PRICE ADJUSTMENT & MOTIVATED INVESTOR! A charming 3-bedroom, 1-bath residence offering comfort, space, and plenty of potential. Built in 1954, this cozy single-family home features a bright and inviting living area, a functional kitchen ready for your personal touch, and well-sized bedrooms ideal for family, guests, or a home office. Sitting on a generous 7,000 sq ft lot, there's ample room to create your dream outdoor retreat with space for a garden, patio, or future expansion. Conveniently located near shopping, dining, and everyday amenities, this property combines classic charm with an excellent opportunity to add value through updates. With solid potential and a great layout, 1161 Bristol St is ready for you to make it your own and transform it into the perfect Birmingham home.
Utility Allowances
Heating
$77
Property has electric heating, and is located in Tarrant, which has a specific, higher-cost 'Elec Heat: Tarrant' option in the schedule.
Cooling
$17
Property has electric A/C and is located in Tarrant, which has a specific 'A/C: Tarrant' option in the schedule.
Cooking
$16
Property has an electric stove. The 'Elec: Tarrant' option was chosen based on the property's location.
Water Heating
$43
Property has an electric water heater. The 'Elec: Tarrant' option was selected based on the property's location.
Other Electric
$64
This allowance covers general electricity for lights and outlets. The Tarrant-specific option was chosen based on the property's location.
Water
$78
Assumed connection to municipal water despite 'Private Water' in the listing, as 'Sewer Connected' is also stated. 'Water: Birmingham' was selected as the Birmingham Water Works Board serves the Tarrant area.
Sewer
$151
The property listing confirms the unit is connected to a public sewer service.
Trash Collection
$27
The property is a single-family home located in Tarrant City, which has a specific line item in the trash collection schedule.
Refrigerator
$8
The property information does not state a refrigerator is provided, so it's assumed to be tenant-owned, and the corresponding allowance is included.
Range/Microwave
$6
A microwave is not listed as a provided appliance. This allowance is for a tenant-supplied microwave.
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$516
DP3 Annual Estimate$784
DP1 Monthly Equivalent$43
DP3 Monthly Equivalent$65
Replacement Value$49,500
Basis1,016 sqft / 1954
Nearby Houses
No nearby houses were returned.
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is present and duct vents are connected (vents visible) and likely operational but condenser/furnace not photographed.
- Water heater exists on property and provides hot water, but was not photographed so functionality is assumed but unconfirmed.
- Electrical service/panel exists and is code-compliant; location and condition not shown so assumed acceptable unless inspection finds otherwise.
- No active roof leaks or major structural movement are present (no stains, sagging or collapsed ceilings visible in photos).
- Refrigerator is not included in photos; missing fridge would be a minor rental-readiness deficiency and not an immediate safety fail.
- GFCI outlets near kitchen sink and CO alarm may be missing based on photo absence; these will need verification/installation to meet NSPIRE requirements where applicable.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $711 | $63,100 | $12,620 |
| 2023 | $711 | $63,100 | $12,620 |
| 2022 | $509 | $45,200 | $9,040 |
| 2021 | $556 | $49,300 | $9,860 |
| 2020 | $533 | $47,300 | $9,460 |
| 2019 | $556 | $53,100 | $10,620 |
| 2018 | $518 | $46,000 | $9,200 |
| 2017 | $518 | $46,000 | $9,200 |
| 2016 | $657 | $58,300 | $11,660 |
| 2015 | $694 | $61,600 | $12,320 |
| 2013 | $652 | $56,500 | $11,300 |
| 2012 | $698 | $60,600 | $12,120 |
| 2011 | $709 | $61,600 | $12,320 |
| 2010 | $709 | $61,600 | $12,320 |
| 2008 | $668 | $57,900 | $11,580 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-01-07 | Sold | $51,000 |
| 2008-08-26 | Sold | $30,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-12-04 | Listed for rent | $1,030 | — |
| 2022-10-05 | Listed for rent | $950 | — |
| 2021-08-06 | Listed for rent | $900 | — |
| 2021-04-23 | Listed for rent | $900 | — |
| 2015-10-22 | Listed for rent | $750 | — |
Photo Gallery
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"price_change": 0,
"days_after_listed": null,
"source_listing_id": "3116364",
"price_change_percentage": null
},
{
"date": "2021-01-07",
"price": 51000,
"listing": null,
"event_name": "Sold",
"price_sqft": 50.196850393700785,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2020-02-06",
"price": 1185000,
"listing": null,
"event_name": "Sold",
"price_sqft": 1166.3385826771653,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2008-08-22",
"price": 30000,
"listing": {
"status": "sold",
"list_date": "2008-06-14T07:00:00Z",
"list_price": 49900,
"listing_id": "542136627",
"last_update_date": "2008-08-26T00:11:47Z",
"last_status_change_date": "2008-08-22T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -19900,
"days_after_listed": "69 days",
"source_listing_id": "394597",
"price_change_percentage": "-39.88%"
},
{
"date": "2008-06-14",
"price": 49900,
"listing": {
"status": "sold",
"list_date": "2008-06-14T07:00:00Z",
"list_price": 49900,
"listing_id": "542136627",
"last_update_date": "2008-08-26T00:11:47Z",
"last_status_change_date": "2008-08-22T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "394597",
"price_change_percentage": null
},
{
"date": "2008-03-11",
"price": 57900,
"listing": {
"status": "off_market",
"list_date": "2007-12-11T07:00:00Z",
"list_price": 57900,
"listing_id": "541810795",
"last_update_date": "2008-03-12T12:00:00Z",
"last_status_change_date": "2008-03-11T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "91 days",
"source_listing_id": "364398",
"price_change_percentage": null
},
{
"date": "2007-12-11",
"price": 57900,
"listing": {
"status": "off_market",
"list_date": "2007-12-11T07:00:00Z",
"list_price": 57900,
"listing_id": "541810795",
"last_update_date": "2008-03-12T12:00:00Z",
"last_status_change_date": "2008-03-11T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "364398",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7945072287",
"generated_at": "2026-02-16T03:09:30.500312Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 68.0
},
"utility_allowance": {
"zip_code": "35217",
"home_photo": "https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m4042145914s-w1280.jpg",
"rent_price": 932.0,
"loan_amount": 51920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1161-Bristol-St_Birmingham_AL_35217_M79450-72287",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 64900.0,
"loan_term_years": 30,
"annual_cash_flow": 8683.27,
"mortgage_monthly": 345.43,
"payment_standard": 1419.0,
"total_amount_out": 12980.0,
"additional_photos": [
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m3947722544s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m3381117469s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m3478340848s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m2227573404s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m3962548630s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m2672875432s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m3714862387s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m2115031790s-w1280.jpg",
"https://ap.rdcpix.com/505dd32f01b4e36200c207a00c4c2098l-m729049745s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 54.17,
"monthly_cash_flow": 723.61,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has electric heating, and is located in Tarrant, which has a specific, higher-cost 'Elec Heat: Tarrant' option in the schedule.",
"utility": "Heating",
"allowance": 77
},
{
"note": "Property has electric A/C and is located in Tarrant, which has a specific 'A/C: Tarrant' option in the schedule.",
"utility": "Cooling",
"allowance": 17
},
{
"note": "Property has an electric stove. The 'Elec: Tarrant' option was chosen based on the property's location.",
"utility": "Cooking",
"allowance": 16
},
{
"note": "Property has an electric water heater. The 'Elec: Tarrant' option was selected based on the property's location.",
"utility": "Water Heating",
"allowance": 43
},
{
"note": "This allowance covers general electricity for lights and outlets. The Tarrant-specific option was chosen based on the property's location.",
"utility": "Other Electric",
"allowance": 64
},
{
"note": "Assumed connection to municipal water despite 'Private Water' in the listing, as 'Sewer Connected' is also stated. 'Water: Birmingham' was selected as the Birmingham Water Works Board serves the Tarrant area.",
"utility": "Water",
"allowance": 78
},
{
"note": "The property listing confirms the unit is connected to a public sewer service.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "The property is a single-family home located in Tarrant City, which has a specific line item in the trash collection schedule.",
"utility": "Trash Collection",
"allowance": 27
},
{
"note": "The property information does not state a refrigerator is provided, so it's assumed to be tenant-owned, and the corresponding allowance is included.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance. This allowance is for a tenant-supplied microwave.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.67,
"down_payment_amount": 12980.0,
"property_tax_annual": 732.33,
"property_tax_monthly": 61.03,
"property_tax_increase": 0.03,
"utility_allowance_total": 487.0,
"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": 4538.17,
"property_management_monthly": 93.2,
"monthly_cash_flow_after_debt": 378.18,
"cash_on_cash_return_after_debt": 0.35
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property is in fair-to-good condition for Section 8/NSPIRE tenancy with primarily cosmetic and minor repair items. Key positives: working stove and sink, intact windows/egress, smoke detectors visible, handrails present, and generally intact exterior. Primary inspection risks: unclear presence of GFCI protection in kitchen, no visible CO alarm, no confirmation of electrical panel condition, and mechanical systems (HVAC, water heater) not documented in photos. Expected path to pass: address missing GFCI/CO as required, confirm/repair any HVAC or water heater issues, install/verify deadbolt and replace or service worn flooring/fixtures. Likely rentable within 2–6 weeks depending on minor system checks and small repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior appears clean and functional with intact flooring, working stove, double kitchen sink and complete cabinetry though cabinets and hardwood show wear. Ceiling in kitchen has visible seams/patch lines and some cosmetic cracking; trim and some floor areas show wear. No obvious collapsed or missing surfaces. No refrigerator shown in photos (reduces readiness moderately). Overall mostly cosmetic and easily repaired items; moderate work (paint, minor floor refinishing, fixture replacement) likely required."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 68.0,
"rationale": "Smoke detectors are visible in multiple rooms (present). Bedrooms have windows for egress. Front entry has metal handrails on steps. No exposed wiring or obvious open electrical hazards in photos. GFCI outlets near kitchen sink are not clearly visible (likely original outlets) and a CO alarm is not visible — potential NSPIRE issues depending on local CO requirements and presence of fuel-burning appliances. Deadbolt on entry door is not visible. No visible mold, active leaks, major foundation cracks or sagging ceilings. These uncertainties reduce the safety score to a moderate level."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 65.0,
"rationale": "Ceiling HVAC vents are visible indicating central HVAC ducting present, but no outdoor condensing unit or furnace/water heater photos to confirm operational condition. Electrical outlets and lighting are functioning in photos; however the electrical panel and service condition are not shown. Roof shingles look aged but no visible active leaks or sagging. Plumbing fixtures (sink, faucet) appear functional but hot water system not shown. Given the house age (1954) and lack of system documentation/photos, assign moderate risk for systems needing inspection/possible servicing."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Front yard and walkways are serviceable; front steps have railings. Siding and foundation blocks appear generally intact though paint is worn in places and there are superficial cracks/patches at foundation/skirting. Roof shows wear but no visible major failures. Yard drains and grading look typical and no standing water or heavy vegetation against the house is visible. Overall mostly cosmetic exterior maintenance needed, not structural."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Central HVAC is present and duct vents are connected (vents visible) and likely operational but condenser/furnace not photographed.",
"Water heater exists on property and provides hot water, but was not photographed so functionality is assumed but unconfirmed.",
"Electrical service/panel exists and is code-compliant; location and condition not shown so assumed acceptable unless inspection finds otherwise.",
"No active roof leaks or major structural movement are present (no stains, sagging or collapsed ceilings visible in photos).",
"Refrigerator is not included in photos; missing fridge would be a minor rental-readiness deficiency and not an immediate safety fail.",
"GFCI outlets near kitchen sink and CO alarm may be missing based on photo absence; these will need verification/installation to meet NSPIRE requirements where applicable."
],
"overall_score": 70.0,
"rubric_version": "2026-02-16-v1"
},
{
"summary": "Overall the property appears like a sound small single-family rental that would likely pass an initial Housing Choice Voucher (NSPIRE) inspection after addressing a handful of minor safety/compliance items. The major visible issues are cosmetic (cabinets, flooring, paint) and an aging roof and ceiling seams that merit closer inspection. Key unknowns (bath condition, water heater, electrical panel, GFCI presence, CO alarm and deadbolt) should be confirmed prior to listing for HCV tenancy. With modest work (repairs, adding/proving detectors, installing GFCI where required), the home should be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior appears structurally intact with clean, functional surfaces but shows deferred cosmetic repairs: worn hardwood floors, aged cabinetry and counters, ceiling seams/cracks, scuffed trim and exterior paint peeling in places. Kitchen has a working electric range and sink (reduces penalty for missing appliances). These are mostly cosmetic/capital repairs that should take minor-to-moderate work to bring to move-in condition."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "Positive signs: visible smoke detector near kitchen, solid-looking front steps with handrails, no visible exposed wiring, windows in bedrooms appear adequate for egress. Concerns: no visible GFCI in kitchen (older receptacles seen), carbon monoxide alarm not visible (required if fuel-burning appliances or attached garage), bathroom not pictured so plumbing/drain/venting and bath ventilation unknown, entry lock/deadbolt not clearly visible. No active leaks, major mold staining, or obvious electrical hazards seen in photos. These unknowns create moderate NSPIRE risk but nothing clearly life-threatening in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Evidence of central HVAC supply vents in ceiling indicates a forced-air system likely present, but no HVAC equipment, water heater, or electrical panel are shown so operational status is unverified. Roof shingles look aged but not visibly collapsed; ceiling shows seam lines but no active sagging. Plumbing fixtures (kitchen sink) appear intact but hot water, water heater age, and drain performance are unconfirmed. Because system presence is likely but not verified, score reflects moderate uncertainty and need for mechanical verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Lot and yard are maintained; front walk and stepping stones uneven (minor trip hazard) but front steps and railings are present. Foundation is masonry block with some surface wear but no obvious major settlement or large cracks visible. Siding/paint show wear and peeling; roof is aged and will likely need attention in coming years but shows no visible active failure. Driveway/adjacent yard look serviceable."
},
{
"key": "rental_history_activity",
"label": "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": [],
"confidence": 0.6,
"assumptions": [
"Central forced-air HVAC exists and vents seen are active (no evidence of missing heating system).",
"Water heater and hot water are present and functional though not shown in photos.",
"No active roof leaks are present — ceiling shows seam lines but not active collapse or major water stains.",
"Electrical service and panel are intact and without visible hazard (panel not shown; no exposed live wiring visible in photos).",
"Bedrooms’ windows meet egress size requirements (visible windows are full-size double-hung typical of habitable rooms).",
"Entry door has at least a functioning lock; a deadbolt may need installation if not present.",
"Bathroom(s) are functional with working fixtures though not photographed.",
"No documented history of severe pest infestation or structural movement beyond surface foundation wear (none visible in photos)."
],
"overall_score": 67.0,
"rubric_version": "2026-02-nspire-v1"
},
{
"summary": "Moderately ready for Section 8 / HCV inspection. The property is structurally intact with functioning kitchen and visible HVAC vents; most issues are cosmetic or minor safety/code items. Primary near-term fixes likely required: verify/install GFCI at kitchen, confirm and install required CO detector(s) if fuel-burning systems present, ensure smoke detectors in required locations and working, replace any missing outlet covers, and address minor flooring/paint/ceiling seam repairs. With these targeted fixes and confirmation of HVAC/electrical/water heater operation, the home should be rent-ready and pass an initial NSPIRE inspection within ~2–4 weeks. If any major system (HVAC, water heater, electrical panel) is nonfunctional, timeline extends and score will drop accordingly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Home shows mostly cosmetic wear: scuffed hardwood floors in main rooms, older kitchen cabinets and counters, some ceiling seam cracks and peeling paint at exterior siding/foundation. Kitchen has a working electric range and double-basin sink visible (good). No major visible interior damage, missing appliances limited to no visible refrigerator (not a showstopper). Overall looks renter-ready after moderate cosmetic work (floor refinishing/patching, paint, minor cabinet/trim repairs)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 62.0,
"rationale": "Smoke detector(s) are visible (kitchen/hall area), bedroom egress windows appear adequate, entry steps have handrails. However several NSPIRE risks are unclear or likely: no carbon monoxide detector is visible, GFCI protection at kitchen sink/outlets is not evident, electrical panel and its condition are not shown, and a few outlet/plate areas appear to need covers. No visible exposed wiring, significant mold, active leaks, or collapsed ceilings in photos. These unresolved items create a moderate inspection risk until verified/fixed."
},
{
"key": "systems_mechanical",
"label": "Mechanical Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "Ceiling supply/return vents are visible indicating central HVAC is present, but the HVAC unit, water heater, and electrical panel are not shown so operational condition is assumed but unverified. Roof appears aged but not visibly failing or sagging. Plumbing fixtures (kitchen sink) appear intact; hot water presence not confirmed. Because major systems are present but not documented/verified, there's a moderate systems risk that requires vendor verification (HVAC service, water heater, panel check)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior envelope appears intact: siding in place, block foundation visible with minor cracking/paint loss, yard and walkways functional. Front walkway uses stepping stones which are slightly uneven (minor trip hazard). Roof shows wear but no obvious active leaks or sagging. No visible standing water or pest infestation. Overall exterior condition is fair; some cosmetic/maintenance work recommended."
},
{
"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": [],
"confidence": 0.72,
"assumptions": [
"Central HVAC exists (vent registers visible) and is functional unless inspection reveals otherwise — unit not shown in photos.",
"Water heater and electrical service are present but not pictured; assumed operational until verified.",
"Stove is electric (visible) so carbon monoxide risk from cooking appliance is low; CO detector requirement depends on presence of other fuel-burning appliances (not shown).",
"At least one smoke detector is present (visible), but placement in every sleeping area and hallway is assumed to need verification.",
"GFCI protection near kitchen sink is not visible in photos and is assumed absent until tested/verified.",
"No significant hidden structural issues (foundation movement, major roof leaks, collapsed ceilings) are present because they are not visible in provided photos; if discovered, they become major red flags.",
"Missing refrigerator is not treated as an inspection-fail safety issue and only moderately lowers turnkey readiness."
],
"overall_score": 67.0,
"rubric_version": "nsPIRE-v1-photo-assess-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1161 Bristol St, Birmingham, AL, 35217",
"aggregate": {
"summary": "Overall the property is in fair-to-good condition for Section 8/NSPIRE tenancy with primarily cosmetic and minor repair items. Key positives: working stove and sink, intact windows/egress, smoke detectors visible, handrails present, and generally intact exterior. Primary inspection risks: unclear presence of GFCI protection in kitchen, no visible CO alarm, no confirmation of electrical panel condition, and mechanical systems (HVAC, water heater) not documented in photos. Expected path to pass: address missing GFCI/CO as required, confirm/repair any HVAC or water heater issues, install/verify deadbolt and replace or service worn flooring/fixtures. Likely rentable within 2–6 weeks depending on minor system checks and small repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.0,
"rationale": "Interior appears clean and functional with intact flooring, working stove, double kitchen sink and complete cabinetry though cabinets and hardwood show wear. Ceiling in kitchen has visible seams/patch lines and some cosmetic cracking; trim and some floor areas show wear. No obvious collapsed or missing surfaces. No refrigerator shown in photos (reduces readiness moderately). Overall mostly cosmetic and easily repaired items; moderate work (paint, minor floor refinishing, fixture replacement) likely required."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 71.7,
"rationale": "Front yard and walkways are serviceable; front steps have railings. Siding and foundation blocks appear generally intact though paint is worn in places and there are superficial cracks/patches at foundation/skirting. Roof shows wear but no visible major failures. Yard drains and grading look typical and no standing water or heavy vegetation against the house is visible. Overall mostly cosmetic exterior maintenance needed, not structural."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5y)",
"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": 65.0,
"rationale": "Smoke detectors are visible in multiple rooms (present). Bedrooms have windows for egress. Front entry has metal handrails on steps. No exposed wiring or obvious open electrical hazards in photos. GFCI outlets near kitchen sink are not clearly visible (likely original outlets) and a CO alarm is not visible — potential NSPIRE issues depending on local CO requirements and presence of fuel-burning appliances. Deadbolt on entry door is not visible. No visible mold, active leaks, major foundation cracks or sagging ceilings. These uncertainties reduce the safety score to a moderate level."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 61.7,
"rationale": "Ceiling HVAC vents are visible indicating central HVAC ducting present, but no outdoor condensing unit or furnace/water heater photos to confirm operational condition. Electrical outlets and lighting are functioning in photos; however the electrical panel and service condition are not shown. Roof shingles look aged but no visible active leaks or sagging. Plumbing fixtures (sink, faucet) appear functional but hot water system not shown. Given the house age (1954) and lack of system documentation/photos, assign moderate risk for systems needing inspection/possible servicing."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Central HVAC is present and duct vents are connected (vents visible) and likely operational but condenser/furnace not photographed.",
"Water heater exists on property and provides hot water, but was not photographed so functionality is assumed but unconfirmed.",
"Electrical service/panel exists and is code-compliant; location and condition not shown so assumed acceptable unless inspection finds otherwise.",
"No active roof leaks or major structural movement are present (no stains, sagging or collapsed ceilings visible in photos).",
"Refrigerator is not included in photos; missing fridge would be a minor rental-readiness deficiency and not an immediate safety fail.",
"GFCI outlets near kitchen sink and CO alarm may be missing based on photo absence; these will need verification/installation to meet NSPIRE requirements where applicable."
],
"score_method": "mean_of_criteria",
"overall_score": 68.0,
"rubric_version": "2026-02-16-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7945072287"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.