Property ID: 7973617999
1012 Birmingham St, Tarrant, AL, 35217
Tarrant, AL
Money Down: $25,333
CoC Return: 5.34%
Monthly Cash Flow: $113
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,111
Closing Costs
$4,222
Total Down
$25,333
Investment Snapshot
Purchase Price
$105,556
Money Down
$25,333
Cash-on-Cash Return
5.34%
Rent
$932
Monthly Cash Flow
$113
Annual Cash Flow
$1,352
Debt Service / Mo
$562
Property Tax / Mo
$98
Insurance / Mo
$67
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$932
Payment Standard
$1,419
Rent
$932
Insurance
$67
Property Tax
$98
Management
$93
Utilities Allowance
$487
NOI (Monthly)
$674
Debt Service
$562
Cash Flow After Debt
$113
Quality Score: 62.10%
Confidence: 93.00%
Based on exterior photos and listing data, this 3-bed/2-bath single-family home appears structurally intact with a serviceable roof and generally maintained yard, but several inspection risks remain unverified due to lack of interior photos. The most likely issues on an initial HCV/NSPIRE inspection would be missing/incorrectly located smoke/CO detectors, guardrail/handrail code compliance on the porch/steps, vegetation against the foundation, and the hazard posed by large dead limbs overhanging the roof. With targeted minor repairs, removal of tree hazards, and verification/repair of interior life-safety systems (detectors, GFCI, heating/AC), the property could likely pass within 30–60 days. Current readiness is moderate (borderline between 'moderate repairs' and 'minor 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
$105,556
Beds
3
Baths
2
Living Area
1,572 sqft
Lot Size
12,632 sqft
Year Built
1985
Days on Market
97
Capital Outlay
$25,333
Debt Service
$562
Property Tax / Mo
$98
Insurance / Mo
$67
Property Description
Property is part of a 9 door portfolio. One of the 9 is a townhome. Properties are to be sold together and not broken up into individual sales. All information available in MLS documents tab. Properties are currently under management with a local property management company.
Utility Allowances
heating
$77
Property has central heat. The fuel type was not specified. Electric was chosen as the water heater is electric and this is the most expensive applicable option, consistent with the local 'Tarrant' provider schedule.
cooling
$17
Property has central cooling, which is electric. Selected the 'Tarrant' provider option from the schedule for a 3-bedroom unit.
water_heating
$43
Property explicitly lists an electric water heater. Selected the 'Elec: Tarrant' option from the schedule for a 3-bedroom unit.
cooking
$16
Cooking fuel was not specified. Electric was selected to be consistent with other major electric appliances (heating, water heater) and is the most applicable option from the 'Tarrant' provider schedule.
other_electric
$64
Covers general electricity for lights and other appliances. Selected the 'Tarrant' provider option from the schedule for a 3-bedroom unit.
refrigerator
$8
The property description does not list a refrigerator as an included appliance. This allowance is for a tenant-owned refrigerator.
range_microwave
$6
The property description does not list a microwave as an included appliance. This allowance is for a tenant-owned microwave.
water
$78
Property has public water. The schedule does not have a 'Tarrant' specific option, so 'Water: Birmingham' was chosen as the most likely provider for the area.
sewer
$151
Property is listed as connected to public sewer. The allowance is based on the fixed rate for a 3-bedroom unit on the schedule.
trash_collection
$27
Property is located in Tarrant. Selected the 'Tarrant City ISCL' option from the schedule for a 3-bedroom unit.
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$642
DP3 Annual Estimate$955
DP1 Monthly Equivalent$54
DP3 Monthly Equivalent$80
Replacement Value$81,400
Basis1,572 sqft / 1985
Nearby Houses
Photo unavailable
1035 Birmingham St
for_sale · 0.06 mi
Price: $159,900
4 bd / 2 ba · 2,472 sqft
Latest sale: $105,000 on Apr 01, 1996
Latest rent: —
Photo unavailable
1023 Forest St
sold · 0.07 mi
Price: $33,100
3 bd / 2 ba
Latest sale: $33,100
Latest rent: —
Photo unavailable
924 Birmingham St
sold · 0.07 mi
Price: $33,000
3 bd / 1 ba · 936 sqft
Latest sale: $33,000
Latest rent: —
Photo unavailable
920 Birmingham St
sold · 0.08 mi
Price: $27,500
4 bd / 1 ba · 1,558 sqft
Latest sale: $27,500
Latest rent: —
Photo unavailable
1616 Hatchet Ave
off_market · 0.08 mi
Price: $120,000
3 bd / 1 ba · 1,368 sqft
Latest sale: $61,200
Latest rent: —
Photo unavailable
1048 Birmingham St
sold · 0.09 mi
Price: $150,000
3 bd / 2 ba · 1,102 sqft
Latest sale: $150,000
Latest rent: —
Photo unavailable
1048 Green St
sold · 0.09 mi
Price: $100,000
3 bd / 1 ba · 864 sqft
Latest sale: $100,000
Latest rent: —
Photo unavailable
1603 Hatchet Ave
sold · 0.09 mi
Price: $85,000
3 bd / 2 ba · 1,064 sqft
Latest sale: $85,000
Latest rent: —
Photo unavailable
1056 Green St
sold · 0.09 mi
Price: $135,000
4 bd / 2 ba · 2,224 sqft
Latest sale: $135,000
Latest rent: —
Photo unavailable
1609 Hatchet Ave
sold · 0.10 mi
Price: $42,500
3 bd / 1 ba · 888 sqft
Latest sale: $42,500
Latest rent: —
Photo unavailable
1032 Forest St
for_sale · 0.11 mi
Price: $74,900
3 bd / 1 ba · 975 sqft
Latest sale: $37,500 on Mar 04, 2020
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Large dead tree limbs directly over/adjacent to house — falling-branch hazard
- Porch guardrail/balustrade may not meet modern spacing/height requirements (potential code failure)
- Vegetation planted against foundation (moisture/termite risk)
- Proximity to high-voltage transformer pole on/near property — site safety/clearance concern
Assumptions
- No interior photos were provided; assume interior systems (smoke/CO detectors, electrical panel, GFCI, HVAC and water heater) are present but unverified.
- Property is currently under management (listing states this), which likely means utilities have been maintained recently.
- Roof appears visually in good condition and was assumed to be watertight with no active leaks based on appearance (no stains or sagging visible from exterior).
- No visible exterior HVAC condenser does not mean lack of heating/cooling — unit may be located at rear or inside; mechanical operability assumed unknown.
- Porch balusters and handrails may not meet current code spacing/height requirements; scored as potential compliance issue rather than confirmed failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,139 | $101,000 | $20,200 |
| 2023 | $1,139 | $101,000 | $20,200 |
| 2022 | $804 | $71,300 | $14,260 |
| 2021 | $883 | $78,300 | $15,660 |
| 2020 | $688 | $61,000 | $12,200 |
| 2019 | $717 | $63,600 | $12,720 |
| 2018 | $644 | $57,100 | $11,420 |
| 2017 | $644 | $88,800 | $17,760 |
| 2016 | $939 | $83,300 | $16,660 |
| 2015 | $993 | $88,100 | $17,620 |
| 2013 | $926 | $80,800 | $16,160 |
| 2012 | $995 | $86,880 | $17,376 |
| 2011 | $1,008 | $88,100 | $17,620 |
| 2010 | $1,008 | $88,100 | $17,620 |
| 2009 | $1,008 | $88,100 | $17,620 |
| 2008 | $1,031 | $90,100 | $18,020 |
| 2007 | $1,003 | $87,600 | $17,520 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-11-10 | Listed | $105,556 |
| 2022-12-30 | Sold | $875,000 |
| 2015-04-11 | Listing removed | $850 |
| 2015-04-10 | Listing removed | $850 |
| 2015-03-28 | Listed for rent | $850 |
| 2015-03-27 | Listed for rent | $850 |
| 2014-08-31 | Listing removed | $40,000 |
| 2014-06-23 | Relisted | $40,000 |
| 2014-06-16 | Listing removed | $40,000 |
| 2014-02-28 | Listed | $40,000 |
| 2012-10-30 | Listing removed | $61,650 |
| 2011-12-27 | Price Changed | $61,650 |
| 2011-05-02 | Listed | $68,500 |
| 2011-04-30 | Listing removed | $68,500 |
| 2010-12-03 | Listed | $68,500 |
| 2003-08-07 | Sold | $70,000 |
| 1988-10-20 | Sold | $52,900 |
| 1985-06-01 | Sold | $63,000 |
Photo Gallery
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{
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{
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{
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{
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{
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"property_tax_annual": 1173.17,
"property_tax_monthly": 97.76,
"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": 1352.17,
"property_management_monthly": 93.2,
"monthly_cash_flow_after_debt": 112.68,
"cash_on_cash_return_after_debt": 0.06
},
"section8_assessment": {
"runs": [
{
"summary": "Based on exterior photos and listing data, this 3-bed/2-bath single-family home appears structurally intact with a serviceable roof and generally maintained yard, but several inspection risks remain unverified due to lack of interior photos. The most likely issues on an initial HCV/NSPIRE inspection would be missing/incorrectly located smoke/CO detectors, guardrail/handrail code compliance on the porch/steps, vegetation against the foundation, and the hazard posed by large dead limbs overhanging the roof. With targeted minor repairs, removal of tree hazards, and verification/repair of interior life-safety systems (detectors, GFCI, heating/AC), the property could likely pass within 30–60 days. Current readiness is moderate (borderline between 'moderate repairs' and 'minor repairs').",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Exterior photos show a structurally intact, older single-family home with an apparently recently-shingled roof and intact siding/brick foundation veneer. Visible deferred maintenance is limited to overgrown planting beds against the foundation, weathered porch trim/paint, and an older decorative porch balustrade. No interior photos provided so missing interior cosmetic or appliance issues are unknown; absence of interior evidence reduces confidence but does not heavily penalize. Overall appears to need minor-to-moderate cosmetic and maintenance work but not major rehab."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 55.0,
"rationale": "Photo-based safety risks: large dead limbs/trees close to the house present a falling-branch hazard; porch guardrail/ balusters are decorative and may not meet current guardrail spacing/height requirements; exterior steps/handrail condition is unclear (appears minimal). No visible electrical hazards from the house itself, but a large transformer pole is adjacent to the lot which is a site-specific concern for safety/clearance. Interior life-safety items (smoke/CO detectors, GFCI outlets, electrical panel condition, hot water, plumbing) are not visible in the photos and therefore scored conservatively as moderate risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 60.0,
"rationale": "Roof appears intact and in good visual condition with no sagging or visible leaks. Chimney and flashing visible and appear serviceable from photos. No exterior HVAC condenser or water heater is visible in the provided images (could be located rear/side), so mechanical system presence and operability are unverified. Because the property is shown as under management and there are no visible signs of major system failure, a moderate score is given pending interior/mechanical verification (furnace/AC, water heater, electrical panel, plumbing)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Yard is mowed and generally maintained; concrete walkway present. Chain link front fence is intact but shows age. Vegetation abuts the foundation which increases moisture risk. A large tree with dead limbs stands very close to the structure and should be removed or trimmed for tenant safety. No visible standing water or major foundation displacement seen in photos; driveway/sidewalks show normal wear. Proximity to large utility pole/transformers is notable for site safety and access."
}
],
"red_flags": [
"Large dead tree limbs directly over/adjacent to house — falling-branch hazard",
"Porch guardrail/balustrade may not meet modern spacing/height requirements (potential code failure)",
"Vegetation planted against foundation (moisture/termite risk)",
"Proximity to high-voltage transformer pole on/near property — site safety/clearance concern"
],
"confidence": 0.45,
"assumptions": [
"No interior photos were provided; assume interior systems (smoke/CO detectors, electrical panel, GFCI, HVAC and water heater) are present but unverified.",
"Property is currently under management (listing states this), which likely means utilities have been maintained recently.",
"Roof appears visually in good condition and was assumed to be watertight with no active leaks based on appearance (no stains or sagging visible from exterior).",
"No visible exterior HVAC condenser does not mean lack of heating/cooling — unit may be located at rear or inside; mechanical operability assumed unknown.",
"Porch balusters and handrails may not meet current code spacing/height requirements; scored as potential compliance issue rather than confirmed failure."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on exterior photos and listing notes, this 1985 single-family home appears generally serviceable from the outside with a visually sound roof, intact siding and a maintained yard. Key inspection risks remain unknown because no interior photos or system documentation were provided: smoke/CO detectors, GFCI outlets, HVAC operation, water heater, electrical panel access, bedroom egress and interior trip/fall hazards. The most actionable exterior concerns are a dead/partially dead tree with large limbs close to the dwelling, and the close proximity of a utility pole/transformer. Expect a moderate amount of pre-inspection work and verification (smoke/CO, handrail/guard compliance, HVAC and plumbing checks). Likely to require 30+ days to fully remediate unknown interior system items before a guaranteed initial HCV/NSPIRE pass; if interior systems are functional and detectors are installed, the property could be rent-ready sooner.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Exterior photographs show an otherwise intact single-family house with newer-appearing roof shingles, intact siding, brick porch skirt and a maintained lawn. Visible deferred maintenance is limited to overgrown foundation plantings, cosmetic wear on porch balusters and some vegetation encroachment. No collapsed structures or major exterior damage is visible. Missing interior photos prevent verification of floors, cabinets, paint and appliances; missing appliances would be moderate deductions but are not visible here."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "From exterior only: porch and baluster guard appear present but spacing/height and stair handrail configuration may not meet current guard/handrail code—requires measurement. No visible exposed wiring on the house exterior; however a large utility pole with transformers and overhead lines is immediately adjacent to the front yard and is a site safety consideration. No evidence of smoke/carbon monoxide detectors, egress window size or interior hazards from photos. No visible active water intrusion, roof collapse or foundation failure. Overall moderate risk due to many unverified interior code items (smoke/CO, GFCI, electrical panel, bedroom egress)."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 55.0,
"rationale": "Roof appears in good visual condition and chimney shows no visible spalling. Major systems (HVAC, water heater, electrical panel, plumbing) are not visible in the photos. Absence of visible exterior HVAC condenser is noted (not necessarily absent). Because these critical systems cannot be confirmed, score is reduced to reflect uncertainty; if HVAC, hot water and electrical are functional, this score would increase. No visible sagging rooflines or foundation cracks were observed from the front elevation."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 65.0,
"rationale": "Lot appears maintained and cleared; concrete walk to porch is intact though slightly uneven in spots. Siding and brick skirt appear intact. Large mature trees border the property; one appears dead/partially dead with large limbs near the house which is a safety risk and could cause damage. Chain-link front fence present. Proximity of utility pole/transformer to the front yard is a site-level safety consideration. No standing water or obvious drainage erosion visible in provided photos."
}
],
"red_flags": [
"Large dead/partially dead tree with heavy limbs adjacent to the house — risk of falling branches or roof damage; removal/pruning recommended before tenancy.",
"Utility pole and transformers immediately adjacent to the front yard — site safety concern and should be evaluated for clearance and public-safety issues.",
"Porch guardrail/baluster spacing and stair handrail configuration may not meet current guard/handrail code—measure and repair if noncompliant.",
"No evidence in photos of required interior life-safety devices (smoke detectors/CO alarms, GFCI outlets) — must be verified and installed if missing.",
"Major systems (HVAC, electrical panel, water heater) not documented in listing or photos — confirm operational status before move-in."
],
"confidence": 0.6,
"assumptions": [
"Interior condition (floors, walls, ceilings, appliances, smoke and CO detectors) is unknown; assumed typical wear for a 1985 home unless shown otherwise.",
"Roof shingles appear recently replaced or in good condition and no active roof leaks are present (inferred from visual roof condition).",
"No visible major foundation movement or structural sagging from front elevation; full foundation inspection not performed.",
"HVAC and water heater exist and are serviceable but the exterior condenser is not visible in photos and must be confirmed.",
"Windows meet egress requirements for bedrooms is assumed but must be verified with interior measurements.",
"No visible interior mold, severe water damage, or collapsed ceilings based on exterior photos; interior verification required."
],
"overall_score": 63.0,
"rubric_version": "ns-pm-v1.0"
},
{
"summary": "Exterior photos show a structurally intact single-family home with a good-looking roof and generally serviceable siding and foundation. Visible issues are mostly minor or cosmetic (landscaping, trim, paint). Primary inspection risks are safety-related: a large dead/dying tree with overhanging limbs, likely missing front handrail, decorative porch balusters that may not meet modern guard requirements, and the nearby utility pole/transformers. Major mechanical and life-safety items (smoke/CO detectors, GFCI outlets, heating/AC operation, hot water, electrical panel) could not be verified from photos and must be confirmed. Likely a NSPIRE passable property after addressing the exterior safety deficiencies and verifying/installing required detectors and GFCI outlets; estimated time to pass is within 30 days if interior items are present or quickly remediable.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Exterior photos show a generally intact building envelope: shingles look recently replaced or in good visual condition, vinyl siding appears intact, brick porch base is solid, and the front porch balustrade is present. Observable deferred items are mostly cosmetic and landscaping: overgrown planting beds blocking part of the walk, peeling or weathered porch trim possible, and minor wear on the front walkway. There is no visible collapsed or missing structure. Interior condition, appliances, flooring, drywall and cabinetry are not visible and were conservatively assumed serviceable; missing interior appliance information reduces the maximum score. Overall this appears to be minor repairs and cosmetic work rather than major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Several inspection-risk items are present or cannot be verified from photos: a large dead/dying tree with substantial bare limbs overhangs the yard and near the house (falling limb risk), the front entry steps appear to lack a continuous handrail (potential fail depending on riser count), and the porch balustrade is decorative and may not meet current guard spacing/height code. A utility pole with transformers is very close to the property which elevates electrical hazard risk from storms or falling limbs. Interior life/safety items required by NSPIRE (smoke/CO detectors, GFCI in kitchen/bath, exposed wiring, electrical panel condition, functioning hot water and plumbing fixtures, bedroom egress windows) are not visible in photos and therefore unverified; absence of these items would cause inspection failure. Because exterior safety issues are present and critical interior items are unknown, the safety score is moderate-risk."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanicals",
"score": 60.0,
"rationale": "Roof shingles appear in good visual condition which reduces near-term roof risk. No exterior HVAC condenser/heating equipment is visible in the provided angles (could be located at rear or inside); mechanical equipment condition (furnace, AC, water heater, plumbing) cannot be confirmed from photos. The chimney is present and will require inspection/verification of safe venting if the fireplace is in use. Given the 1985 vintage, systems may be mid-life or older; absence of visible failures but lack of confirmation keeps this score moderate."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 65.0,
"rationale": "Yard is mowed and the concrete walkway is largely intact; chain link perimeter fence exists. Siding and brick foundation appear serviceable with no obvious large foundation cracks visible from photos. However, the large dead tree near the right side of the house is a notable site risk and should be removed or managed. Drainage, gutters/downspouts and rear-site conditions are not visible and therefore assumed typical. Overall site shows minor maintenance needs but no widespread visible neglect."
}
],
"red_flags": [
"Large dead/dying tree with heavy overhanging limbs adjacent to the house — risk of falling limbs and structural damage, needs professional removal or pruning before tenant occupancy.",
"Front entry steps appear to lack a continuous handrail — potential NSPIRE fail for unsafe stairs/handrail requirement.",
"Porch balustrade may not meet current guard spacing/height requirements — possible egress/guardrail code issue.",
"Utility pole and transformers located very close to the property — increased electrical hazard exposure, especially with the overhanging dead tree."
],
"confidence": 0.58,
"assumptions": [
"Interior condition (flooring, drywall, cabinets, appliances) is unknown; assumed generally serviceable unless indicated otherwise by management records.",
"Smoke and carbon monoxide detectors, GFCI outlets, hot water, and functioning plumbing are not visible in photos; for scoring they are assumed not confirmed and may need verification or installation.",
"HVAC and water heater are present but their operational status and age are unknown (no exterior condenser visible from supplied images).",
"Roof shingles visible in photos are assumed recently replaced or in good condition because of even coloration and no visible missing shingles; no active leaks were observable from exterior images.",
"Property listing text stating the asset is 'under management with a local property management company' suggests some maintenance has been performed recently, but explicit rental records for the last 5 years were not provided and rental_history_activity is therefore excluded from scoring."
],
"overall_score": 63.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1012 Birmingham St, Tarrant, AL, 35217",
"aggregate": {
"summary": "Based on exterior photos and listing data, this 3-bed/2-bath single-family home appears structurally intact with a serviceable roof and generally maintained yard, but several inspection risks remain unverified due to lack of interior photos. The most likely issues on an initial HCV/NSPIRE inspection would be missing/incorrectly located smoke/CO detectors, guardrail/handrail code compliance on the porch/steps, vegetation against the foundation, and the hazard posed by large dead limbs overhanging the roof. With targeted minor repairs, removal of tree hazards, and verification/repair of interior life-safety systems (detectors, GFCI, heating/AC), the property could likely pass within 30–60 days. Current readiness is moderate (borderline between 'moderate repairs' and 'minor repairs').",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.3,
"rationale": "Exterior photos show a structurally intact, older single-family home with an apparently recently-shingled roof and intact siding/brick foundation veneer. Visible deferred maintenance is limited to overgrown planting beds against the foundation, weathered porch trim/paint, and an older decorative porch balustrade. No interior photos provided so missing interior cosmetic or appliance issues are unknown; absence of interior evidence reduces confidence but does not heavily penalize. Overall appears to need minor-to-moderate cosmetic and maintenance work but not major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 63.3,
"rationale": "Yard is mowed and generally maintained; concrete walkway present. Chain link front fence is intact but shows age. Vegetation abuts the foundation which increases moisture risk. A large tree with dead limbs stands very close to the structure and should be removed or trimmed for tenant safety. No visible standing water or major foundation displacement seen in photos; driveway/sidewalks show normal wear. Proximity to large utility pole/transformers is notable for site safety and access."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 56.7,
"rationale": "Photo-based safety risks: large dead limbs/trees close to the house present a falling-branch hazard; porch guardrail/ balusters are decorative and may not meet current guardrail spacing/height requirements; exterior steps/handrail condition is unclear (appears minimal). No visible electrical hazards from the house itself, but a large transformer pole is adjacent to the lot which is a site-specific concern for safety/clearance. Interior life-safety items (smoke/CO detectors, GFCI outlets, electrical panel condition, hot water, plumbing) are not visible in the photos and therefore scored conservatively as moderate risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 58.3,
"rationale": "Roof appears intact and in good visual condition with no sagging or visible leaks. Chimney and flashing visible and appear serviceable from photos. No exterior HVAC condenser or water heater is visible in the provided images (could be located rear/side), so mechanical system presence and operability are unverified. Because the property is shown as under management and there are no visible signs of major system failure, a moderate score is given pending interior/mechanical verification (furnace/AC, water heater, electrical panel, plumbing)."
}
],
"red_flags": [
"Large dead tree limbs directly over/adjacent to house — falling-branch hazard",
"Porch guardrail/balustrade may not meet modern spacing/height requirements (potential code failure)",
"Vegetation planted against foundation (moisture/termite risk)",
"Proximity to high-voltage transformer pole on/near property — site safety/clearance concern"
],
"confidence": 0.93,
"assumptions": [
"No interior photos were provided; assume interior systems (smoke/CO detectors, electrical panel, GFCI, HVAC and water heater) are present but unverified.",
"Property is currently under management (listing states this), which likely means utilities have been maintained recently.",
"Roof appears visually in good condition and was assumed to be watertight with no active leaks based on appearance (no stains or sagging visible from exterior).",
"No visible exterior HVAC condenser does not mean lack of heating/cooling — unit may be located at rear or inside; mechanical operability assumed unknown.",
"Porch balusters and handrails may not meet current code spacing/height requirements; scored as potential compliance issue rather than confirmed failure."
],
"score_method": "mean_of_criteria",
"overall_score": 62.1,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7973617999"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.