Property ID: 7967893565
928 25th St SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $24,960
CoC Return: 13.04%
Monthly Cash Flow: $271
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,800
Closing Costs
$4,160
Total Down
$24,960
Investment Snapshot
Purchase Price
$104,000
Money Down
$24,960
Cash-on-Cash Return
13.04%
Rent
$1,061
Monthly Cash Flow
$271
Annual Cash Flow
$3,255
Debt Service / Mo
$554
Property Tax / Mo
$80
Insurance / Mo
$50
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,061
Payment Standard
$1,584
Rent
$1,061
Insurance
$50
Property Tax
$80
Management
$106
Utilities Allowance
$523
NOI (Monthly)
$825
Debt Service
$554
Cash Flow After Debt
$271
Quality Score: 66.00%
Confidence: 84.00%
Overall this 3BR/1BA single-family rental appears generally habitable from exterior photos with a well-maintained yard, intact metal roof, and an occupied rental history. Primary issues are cosmetic and minor front-porch/foundation repairs, potential peeling paint (lead-risk for a 1945 structure), and unverified interior life-safety items (smoke/CO detectors, GFCI, egress windows). Major structural failures or active leaks are not evident in photos. Expect moderate inspection risk primarily due to unknowns about interior systems (HVAC, electrical panel, plumbing) and required safety-device verification; likely rent-ready after 1–4 weeks of focused repairs/verification, but a few items (HVAC/electrical) could extend timeline if problems are found.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,061
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$104,000
Beds
3
Baths
1
Living Area
1,036 sqft
Lot Size
6,534 sqft
Year Built
1945
Days on Market
134
Capital Outlay
$24,960
Debt Service
$554
Property Tax / Mo
$80
Insurance / Mo
$50
Property Description
NOT FOR INDIVIDUAL SALE. Rental home portfolio of 12 income producing rental homes being sold for $1,239,000.00. This three bedroom, 1 bath home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. Rent roll is available upon request. Showings will be available with accepted offer/contract. Offers for individual property will not be responded to. Please do not bother the current residents.
Utility Allowances
Heating
$93
Property has central heating. Fuel type is not explicitly stated. Assumed electric heating due to the explicit mention of an electric water heater. Alabama Power was selected as the provider, representing the highest-cost electric option for a conservative allowance.
Cooling
$22
Property has Central Air conditioning, which is electric. Selected Alabama Power to be consistent with the heating provider choice.
Water Heater
$56
Property data explicitly states the presence of an electric water heater. Selected Alabama Power to be consistent with other utility provider choices.
Cooking
$21
The property does not explicitly state cooking appliances are provided. Assumed tenant-provided electric range, consistent with other electric systems (heating, water heater). Alabama Power is selected as the provider, representing the highest-cost electric option.
Other Electric (Lights & Appliances)
$68
This is a general allowance for lights, outlets, and other plug-in appliances. Selected Alabama Power to be consistent with other utility provider choices.
Water
$78
Property data indicates it is connected to 'Public Water', and the property is located in Birmingham. The 'Water: Birmingham' schedule was used.
Sewer
$151
Property data indicates it is 'Sewer Connected'. The allowance is a fixed value from the schedule for this unit size.
Trash Collection
$20
The property is a single-family home which typically includes trash service. Since Birmingham is not listed explicitly, 'Jefferson City' was selected as a reasonable proxy for service within Jefferson County.
Refrigerator (tenant-owned)
$8
The property does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned and the corresponding allowance is applied.
Range/Microwave (tenant-owned)
$6
The property does not explicitly state a microwave or range is provided, so it is assumed to be tenant-owned and the corresponding allowance is applied.
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$466
DP3 Annual Estimate$728
DP1 Monthly Equivalent$39
DP3 Monthly Equivalent$61
Replacement Value$48,800
Basis1,036 sqft / 1945
Nearby Houses
Photo unavailable
920 25th St SW
sold · 0.03 mi
Price: $25,000
3 bd / 1 ba · 965 sqft
Latest sale: $25,000 on May 24, 2022
Latest rent: $750 on Mar 10, 2017
Photo unavailable
921 SW 25th St
for_sale · 0.04 mi
Price: $109,900
3 bd / 2 ba · 943 sqft
Latest sale: $57,500 on Dec 17, 2025
Latest rent: $1,275 on Oct 11, 2025
Photo unavailable
1000 25th St SW
sold · 0.04 mi
Price: $72,000
2 bd / 1 ba · 822 sqft
Latest sale: $72,000 on Nov 17, 2023
Latest rent: —
Photo unavailable
900 SW 25th St
sold · 0.08 mi
Price: $120,000
3 bd / 1 ba · 1,099 sqft
Latest sale: $120,000 on Sep 23, 2024
Latest rent: —
Photo unavailable
904 24th St SW
sold · 0.08 mi
Price: $33,000
2 bd / 1 ba · 783 sqft
Latest sale: $33,000 on Oct 24, 2024
Latest rent: —
Photo unavailable
820 26th St SW
sold · 0.09 mi
Price: $13,900
2 bd / 1 ba · 888 sqft
Latest sale: $13,900 on Apr 27, 2018
Latest rent: —
Photo unavailable
924 26th St SW
off_market · 0.10 mi
Price: $1,600
4 bd / 3 ba · 1,326 sqft
Latest sale: $47,000 on Apr 03, 2025
Latest rent: $1,600 on Nov 06, 2025
Risk and Criteria Detail
Red Flags
- success
- Localized foundation parging damage/exposed block at front porch (potential pest/water entry and trip hazard).
- Peeling/chipped paint on porch railings and steps — potential lead-based paint risk (house built 1945).
- Front stair handrail/guarding appears suboptimal (potential code/egress violation).
- No exterior HVAC condenser visible in provided photos — heating/cooling system operability unverified and could be absent or nonfunctional.
Assumptions
- Interior condition (walls, floors, plumbing fixtures, smoke/CO detectors, GFCI outlets) is not visible; assumed function is typical of an occupied rental but must be verified.
- HVAC equipment (compressor/condenser) may be located at rear/out of frame or the unit may use alternative heating/cooling (window units, mini-split); absence in front photos does not confirm lack of heating.
- No interior visible damage (collapsed ceilings, severe mold, active leaks) was observed; if such conditions exist inside, they would reduce scores substantially.
- Peeling paint on exterior porch areas is assumed to be old paint and constitutes a potential lead-risk due to 1945 construction; lead testing recommended.
- Rental history (2022 event) indicates recent occupancy and likely maintained utilities, which supports assumptions about basic system operability.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $936 | $64,600 | $12,920 |
| 2023 | $936 | $64,600 | $12,920 |
| 2022 | $990 | $68,300 | $13,660 |
| 2021 | $990 | $68,300 | $13,660 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-02-19 | Sold | $4,226 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2022-11-08 | Listed for rent | $850 | — |
Photo Gallery
Show raw JSON (debug)
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"price_change_percentage": null
},
{
"date": "2022-11-08",
"price": 850,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 795,
"listing_id": "2949651126",
"last_update_date": "2022-12-08T21:31:10Z",
"last_status_change_date": "2022-12-10T00:15:39Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.8204633204633205,
"source_name": "TenantTurner",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "480092",
"price_change_percentage": null
},
{
"date": "2021-12-27",
"price": 724565,
"listing": null,
"event_name": "Sold",
"price_sqft": 699.3870656370657,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "May 22, 2012",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "7967893565",
"generated_at": "2026-02-16T02:50:39.421373Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 66.0
},
"utility_allowance": {
"zip_code": "35211",
"home_photo": "https://ap.rdcpix.com/99adf16f6c6563021f7fdb4e2daabd46l-m1710962539s-w1280.jpg",
"rent_price": 1061.0,
"loan_amount": 83200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/928-25th-St-SW_Birmingham_AL_35211_M79678-93565",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 104000.0,
"loan_term_years": 30,
"annual_cash_flow": 9897.72,
"mortgage_monthly": 553.53,
"payment_standard": 1584.0,
"total_amount_out": 20800.0,
"additional_photos": [
"https://ap.rdcpix.com/99adf16f6c6563021f7fdb4e2daabd46l-m3933058823s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 49.75,
"monthly_cash_flow": 824.81,
"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 central heating. Fuel type is not explicitly stated. Assumed electric heating due to the explicit mention of an electric water heater. Alabama Power was selected as the provider, representing the highest-cost electric option for a conservative allowance.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has Central Air conditioning, which is electric. Selected Alabama Power to be consistent with the heating provider choice.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property data explicitly states the presence of an electric water heater. Selected Alabama Power to be consistent with other utility provider choices.",
"utility": "Water Heater",
"allowance": 56
},
{
"note": "The property does not explicitly state cooking appliances are provided. Assumed tenant-provided electric range, consistent with other electric systems (heating, water heater). Alabama Power is selected as the provider, representing the highest-cost electric option.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "This is a general allowance for lights, outlets, and other plug-in appliances. Selected Alabama Power to be consistent with other utility provider choices.",
"utility": "Other Electric (Lights & Appliances)",
"allowance": 68
},
{
"note": "Property data indicates it is connected to 'Public Water', and the property is located in Birmingham. The 'Water: Birmingham' schedule was used.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property data indicates it is 'Sewer Connected'. The allowance is a fixed value from the schedule for this unit size.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "The property is a single-family home which typically includes trash service. Since Birmingham is not listed explicitly, 'Jefferson City' was selected as a reasonable proxy for service within Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned and the corresponding allowance is applied.",
"utility": "Refrigerator (tenant-owned)",
"allowance": 8
},
{
"note": "The property does not explicitly state a microwave or range is provided, so it is assumed to be tenant-owned and the corresponding allowance is applied.",
"utility": "Range/Microwave (tenant-owned)",
"allowance": 6
}
],
"cash_on_cash_return": 0.48,
"down_payment_amount": 20800.0,
"property_tax_annual": 964.08,
"property_tax_monthly": 80.34,
"property_tax_increase": 0.03,
"utility_allowance_total": 523.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.jcha.com/section-8-payment-standards"
],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 3255.34,
"property_management_monthly": 106.1,
"monthly_cash_flow_after_debt": 271.28,
"cash_on_cash_return_after_debt": 0.16
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 3BR/1BA single-family rental appears generally habitable from exterior photos with a well-maintained yard, intact metal roof, and an occupied rental history. Primary issues are cosmetic and minor front-porch/foundation repairs, potential peeling paint (lead-risk for a 1945 structure), and unverified interior life-safety items (smoke/CO detectors, GFCI, egress windows). Major structural failures or active leaks are not evident in photos. Expect moderate inspection risk primarily due to unknowns about interior systems (HVAC, electrical panel, plumbing) and required safety-device verification; likely rent-ready after 1–4 weeks of focused repairs/verification, but a few items (HVAC/electrical) could extend timeline if problems are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition and Deferred Maintenance",
"score": 70.0,
"rationale": "Exterior photos show a generally intact shell with cosmetic wear: peeling/old paint on porch steps and railings, chipped/parged foundation at the front porch base, worn painted steps, and minor trim staining. Porch railing and spindles are present but show wear; step paint and some porch surfaces will need scraping/painting and minor carpentry. No visible major structural collapse, missing roof panels, or extensive rot. Interior condition not shown — assumed typical for an occupied rental. Missing appliances not evident from listing; not penalized."
},
{
"key": "safety_code",
"label": "Safety and NSPIRE Code Risks",
"score": 65.0,
"rationale": "No obvious exposed wiring or electrical hazards visible from exterior. Front stairs have a short handrail but may not meet continuous graspable handrail requirements; porch step and top landing configurations may require repair to meet guard/handrail code. Paint on accessible porch surfaces appears to be peeling in places (lead-risk potential given 1945 build year). Entry door appears secure and windows intact; egress window compliance and presence/function of smoke/CO detectors and GFCI outlets cannot be confirmed from photos. No visible active roof leaks or collapsed ceilings. Based on recent rental status (occupied 2022–present), reasonable assumption that basic life-safety (smoke alarms, hot water) is present but verification required."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Electrical/Plumbing)",
"score": 60.0,
"rationale": "Metal roof visible and appears in good visual condition with no obvious missing panels or sagging. No external HVAC condenser is visible in the front-photo views (may be at rear/out of frame or use window/mini-split units) — absence in photos reduces confidence in verified heating/cooling. Electrical meter/panel and external plumbing fixtures not shown. Age of property (1945) implies likely updates over time but major systems cannot be confirmed; given exterior condition and occupancy, estimate moderate risk to systems requiring verification (heat, A/C function, water heater, electrical panel condition, GFCIs)."
},
{
"key": "exterior_site",
"label": "Exterior Envelope and Site",
"score": 75.0,
"rationale": "Front yard is maintained; walk path and driveway appear serviceable. Siding is intact and painted; carport structure appears stable. There is localized foundation parging damage/exposed block at the base of the front porch which should be repaired to prevent water/entry issues. Some vegetation close to the house on the right rear may need clearing. No evident standing water, collapsed walkways, or severe exterior deterioration from the photos."
},
{
"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": [
"Localized foundation parging damage/exposed block at front porch (potential pest/water entry and trip hazard).",
"Peeling/chipped paint on porch railings and steps — potential lead-based paint risk (house built 1945).",
"Front stair handrail/guarding appears suboptimal (potential code/egress violation).",
"No exterior HVAC condenser visible in provided photos — heating/cooling system operability unverified and could be absent or nonfunctional."
],
"confidence": 0.6,
"assumptions": [
"Interior condition (walls, floors, plumbing fixtures, smoke/CO detectors, GFCI outlets) is not visible; assumed function is typical of an occupied rental but must be verified.",
"HVAC equipment (compressor/condenser) may be located at rear/out of frame or the unit may use alternative heating/cooling (window units, mini-split); absence in front photos does not confirm lack of heating.",
"No interior visible damage (collapsed ceilings, severe mold, active leaks) was observed; if such conditions exist inside, they would reduce scores substantially.",
"Peeling paint on exterior porch areas is assumed to be old paint and constitutes a potential lead-risk due to 1945 construction; lead testing recommended.",
"Rental history (2022 event) indicates recent occupancy and likely maintained utilities, which supports assumptions about basic system operability."
],
"overall_score": 72.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be in generally serviceable exterior condition with a sound-looking metal roof, maintained yard, and an intact front porch. Major visible issues are cosmetic paint failure on porch/steps (lead‑paint risk given 1945 build) and lack of visible exterior HVAC equipment; interior systems (smoke/CO detectors, GFCI, hot water, plumbing, electrical panel) are not shown and represent the main inspection unknowns. Likely candidate to pass an initial HCV/NSPIRE inspection after addressing detector/GFCI verification and remediation of peeling paint and any interior minor repairs — estimated rent-ready timeline 2–6 weeks depending on interior systems condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Exterior photos show generally maintained siding, an intact metal roof, and a usable front porch/railing. Visible cosmetic issues include peeling/chipped paint on porch steps and foundation skirting, and some weathering of painted surfaces. No major structural sagging, collapsed elements, or broken windows are visible. Missing interior photos prevent verification of flooring/cabinets/appliances; however, exterior suggests moderate cosmetic work only. Missing appliances not assumed to be safety failures and treated as fix/capital items if present."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "No obvious life-threatening conditions visible (no collapsed ceilings, no standing water, no exposed high-voltage wiring). However several safety items cannot be verified from exterior photos: presence/working condition and placement of smoke and CO detectors, GFCI protection in kitchen/bath, hot water, and bedroom egress window dimensions. There is visible peeling/chipped paint on the porch and steps on a 1945 house, which is a lead-paint risk and an NSPIRE concern. Front steps appear to have only one handrail and may not meet stair/handrail requirements depending on riser count. Because of unverified but critical safety items and lead-paint evidence, score reflects moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Roof / HVAC / electrical / plumbing systems",
"score": 55.0,
"rationale": "Metal roof appears in good visible condition with no obvious sagging or missing panels. No exterior HVAC condenser, heat pump or obvious heating equipment is visible in provided photos; absence of visible mechanical equipment is a concern for heating/cooling verification and a potential NSPIRE failure if no functioning heating is present. Electrical service/gang box not visible; no visible exposed wiring. Plumbing, water heater and drainage cannot be confirmed. Given the age of the house and lack of visible HVAC, assign moderate-low score for system uncertainty and possible deferred mechanical items."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 70.0,
"rationale": "Lot appears maintained; yard is mowed and driveway/carport are present and intact. Siding and porch structure look serviceable; carport posts appear straight. There is some vegetation close to the foundation and minor paint loss at foundation/porch skirt which could indicate future moisture/maintenance needs. No obvious erosion, large foundation cracks, or significant site hazards visible from the photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental activity (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Visible peeling/chipped paint on porch/steps on a pre-1978 (1945) house — potential lead-paint hazard requiring remediation.",
"No visible exterior HVAC/heating condensing unit in provided photos — 'no visible heating system' risk until confirmed operational.",
"No interior photos provided — unable to confirm presence/working condition of required smoke and carbon monoxide detectors, GFCI outlets, and hot water; absence would be an NSPIRE fail.",
"Possible insufficient handrail configuration on front steps (only one side rail visible) — may fail local/stair safety requirements depending on riser count."
],
"confidence": 0.6,
"assumptions": [
"Interior photos and systems (smoke/CO detectors, GFCI outlets, water heater, HVAC, electrical panel) were not provided; reasonable best-judgment assumptions were made from exterior appearance.",
"The metal roof is assumed watertight where visible; no active roof leaks observed from exterior images.",
"No exterior HVAC condenser was visible in provided photos; assume heating/cooling equipment may be located out of frame or inside but treat absence as an inspection risk until verified.",
"Because house was built in 1945, peeling/chipped paint on porch is treated as potential lead-based paint risk until tested/abated.",
"Front steps have only a single handrail visible; exact riser count not visible — assumed borderline for handrail requirements.",
"Appliances (stove/fridge) and interior cosmetic condition are unknown and treated as capital/repair items if needed."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE_v1.0_property_snapshot_2026-02"
},
{
"summary": "Overall the property appears like a rentable, occupied single-family rental with a sound exterior and a recently replaced metal roof. Visible issues are mostly cosmetic and small repairs (porch paint, step wear, foundation skirt/opening). Key NSPIRE safety items (smoke/CO detectors, GFCI, interior plumbing/hot water, electrical panel, presence and operation of HVAC) cannot be confirmed from photos and represent the main inspection uncertainty. With modest targeted fixes and verification of interior systems and detectors, this property is likely to pass an initial HCV/NSPIRE inspection, but expect a short list of required verifications/repairs (30 days range).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show a generally intact, recently metal-roofed single-story rental with painted siding and maintained yard. Observable deferred/cosmetic items: peeling paint at porch base, worn front steps, minor foundation skirting gap/opening under left side near trash can, and weathering of porch trim/rail. No obvious severe interior damage visible from photos. Missing interior appliance or fixture information unavailable; absence of visible major damage keeps this in the 'minor repairs' band."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "No life-threatening hazards visible from exterior photos (no collapsed ceilings, active leaks, or exposed wiring noted). However critical safety items cannot be confirmed from photos: presence/placement of smoke/CO detectors, GFCI outlets, deadbolt on entry, bedroom egress compliance, and working plumbing/hot water. There is a visible crawlspace/foundation opening that could allow pests/moisture and may need an access/vent cover. Handrail configuration on steps is asymmetric and may require adjustment depending on local code. Close large trees raise potential for roof debris/blocked gutters. Because several required safety items are unknown and the crawlspace opening is visible, this is a moderate NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 55.0,
"rationale": "Metal roof appears intact and in good visual condition. No exterior central HVAC condenser, water heater, or electrical panel was visible in the supplied photos — systems status therefore unknown. The property is occupied/rented recently (2022), which suggests functioning systems, but without visible HVAC equipment or interior photos to confirm heating/cooling, electrical panel condition, plumbing fixtures, or water heater, there is an elevated uncertainty and inspection risk that lowers the score to a conservative mid-range."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Yard appears maintained, driveway and carport intact, siding and windows appear serviceable, and metal roof looks good. Observable issues: foundation skirt/vent/opening on the left side that may need repair, some trim/paint wear at the porch, and large trees directly behind/near the house which could impact gutters/roof and require routine maintenance. No visible standing water, major foundation displacement, or severe exterior damage in photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"no_visible_hvac_condenser_or_heating_system_in_photos (requires verification) - potential major inspection risk if no functioning heating/cooling present",
"crawlspace/foundation skirt opening on left side (unprotected opening can allow pests/moisture and be cited)",
"porch step/handrail condition asymmetrical and worn (may require repair to meet local handrail/guard requirements)",
"large mature trees immediately adjacent to the roof (increased risk of roof/gutter debris and storm damage)"
],
"confidence": 0.5,
"assumptions": [
"Interior condition (walls, ceilings, floors, smoke/CO detectors, GFCI outlets, plumbing fixtures, hot water) is unknown and assumed generally serviceable due to recent rental activity unless otherwise discovered on inspection.",
"No exterior central HVAC condenser was seen in the supplied photos; assume heating/cooling equipment exists but location not pictured (could be window units or interior system).",
"Electrical panel condition and location not visible; assumed intact but requires verification.",
"No visible major roof damage or active leaks from exterior photos; assume roof is watertight but recommend interior ceiling checks.",
"Foundation appears generally stable from photos; the visible opening/skirt gap is assumed to be an access/vent or missing skirting rather than evidence of major foundation movement."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "928 25th St SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "Overall this 3BR/1BA single-family rental appears generally habitable from exterior photos with a well-maintained yard, intact metal roof, and an occupied rental history. Primary issues are cosmetic and minor front-porch/foundation repairs, potential peeling paint (lead-risk for a 1945 structure), and unverified interior life-safety items (smoke/CO detectors, GFCI, egress windows). Major structural failures or active leaks are not evident in photos. Expect moderate inspection risk primarily due to unknowns about interior systems (HVAC, electrical panel, plumbing) and required safety-device verification; likely rent-ready after 1–4 weeks of focused repairs/verification, but a few items (HVAC/electrical) could extend timeline if problems are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition and Deferred Maintenance",
"score": 73.3,
"rationale": "Exterior photos show a generally intact shell with cosmetic wear: peeling/old paint on porch steps and railings, chipped/parged foundation at the front porch base, worn painted steps, and minor trim staining. Porch railing and spindles are present but show wear; step paint and some porch surfaces will need scraping/painting and minor carpentry. No visible major structural collapse, missing roof panels, or extensive rot. Interior condition not shown — assumed typical for an occupied rental. Missing appliances not evident from listing; not penalized."
},
{
"key": "exterior_site",
"label": "Exterior Envelope and Site",
"score": 71.7,
"rationale": "Front yard is maintained; walk path and driveway appear serviceable. Siding is intact and painted; carport structure appears stable. There is localized foundation parging damage/exposed block at the base of the front porch which should be repaired to prevent water/entry issues. Some vegetation close to the house on the right rear may need clearing. No evident standing water, collapsed walkways, or severe exterior deterioration from the photos."
},
{
"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."
},
{
"key": "safety_code",
"label": "Safety and NSPIRE Code Risks",
"score": 61.7,
"rationale": "No obvious exposed wiring or electrical hazards visible from exterior. Front stairs have a short handrail but may not meet continuous graspable handrail requirements; porch step and top landing configurations may require repair to meet guard/handrail code. Paint on accessible porch surfaces appears to be peeling in places (lead-risk potential given 1945 build year). Entry door appears secure and windows intact; egress window compliance and presence/function of smoke/CO detectors and GFCI outlets cannot be confirmed from photos. No visible active roof leaks or collapsed ceilings. Based on recent rental status (occupied 2022–present), reasonable assumption that basic life-safety (smoke alarms, hot water) is present but verification required."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Electrical/Plumbing)",
"score": 56.7,
"rationale": "Metal roof visible and appears in good visual condition with no obvious missing panels or sagging. No external HVAC condenser is visible in the front-photo views (may be at rear/out of frame or use window/mini-split units) — absence in photos reduces confidence in verified heating/cooling. Electrical meter/panel and external plumbing fixtures not shown. Age of property (1945) implies likely updates over time but major systems cannot be confirmed; given exterior condition and occupancy, estimate moderate risk to systems requiring verification (heat, A/C function, water heater, electrical panel condition, GFCIs)."
}
],
"red_flags": [
"Localized foundation parging damage/exposed block at front porch (potential pest/water entry and trip hazard).",
"Peeling/chipped paint on porch railings and steps — potential lead-based paint risk (house built 1945).",
"Front stair handrail/guarding appears suboptimal (potential code/egress violation).",
"No exterior HVAC condenser visible in provided photos — heating/cooling system operability unverified and could be absent or nonfunctional."
],
"confidence": 0.84,
"assumptions": [
"Interior condition (walls, floors, plumbing fixtures, smoke/CO detectors, GFCI outlets) is not visible; assumed function is typical of an occupied rental but must be verified.",
"HVAC equipment (compressor/condenser) may be located at rear/out of frame or the unit may use alternative heating/cooling (window units, mini-split); absence in front photos does not confirm lack of heating.",
"No interior visible damage (collapsed ceilings, severe mold, active leaks) was observed; if such conditions exist inside, they would reduce scores substantially.",
"Peeling paint on exterior porch areas is assumed to be old paint and constitutes a potential lead-risk due to 1945 construction; lead testing recommended.",
"Rental history (2022 event) indicates recent occupancy and likely maintained utilities, which supports assumptions about basic system operability."
],
"score_method": "mean_of_criteria",
"overall_score": 66.0,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7967893565"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.