Property ID: 7976831093
115 Price St, Graysville, AL, 35073
Graysville, AL
Money Down: $21,600
CoC Return: 29.76%
Monthly Cash Flow: $536
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$18,000
Closing Costs
$3,600
Total Down
$21,600
Investment Snapshot
Purchase Price
$90,000
Money Down
$21,600
Cash-on-Cash Return
29.76%
Rent
$1,264
Monthly Cash Flow
$536
Annual Cash Flow
$6,428
Debt Service / Mo
$479
Property Tax / Mo
$66
Insurance / Mo
$57
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,264
Payment Standard
$1,727
Rent
$1,264
Insurance
$57
Property Tax
$66
Management
$126
Utilities Allowance
$463
NOI (Monthly)
$1,015
Debt Service
$479
Cash Flow After Debt
$536
Quality Score: 60.70%
Confidence: 81.00%
Moderate inspection risk: the house is a cosmetically updated handyman special with functioning appliances and visible HVAC, but it shows moderate deferred maintenance (roof/soffit edge, exterior paint/staining, trim/vanity wear) and several code items that are uncertain or likely missing (GFCI outlets, CO alarm). Based on photos and listing text, this property would likely require corrective items but could be brought into Section 8/NSPIRE compliance with targeted work within about 30–60 days (repairs, electrical/GFCI/CO installation, roof/soffit repairs and final system checks).
Section 8 Payment Standard
$1,727
Utility Allowance Total
$463
Guaranteed Section 8 Rent (PS - Utilities)
$1,264
Property Management
$126
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$90,000
Beds
4
Baths
2
Living Area
1,250 sqft
Lot Size
8,712 sqft
Year Built
1927
Days on Market
132
Capital Outlay
$21,600
Debt Service
$479
Property Tax / Mo
$66
Insurance / Mo
$57
Property Description
Perfectly priced! This craftsman style exterior offers a huge front porch. Imagine yourself making this quaint 1927 built home your own. This home also features a large backyard with a spacious deck and storage building. This home is a handyman special/fixer upper. Seller will NOT hold a mortgage of any amount and will only sell outright and completely. Priced below market value and sold in as is condition.
Utility Allowances
Heating
$119
Property has central heating. The fuel type is assumed to be electric as other major appliances (stove, water heater) are electric. The 'Ala Power' schedule was used as the most likely provider.
Cooling
$28
Property has central air conditioning, which is electric. The 'Alabama Power' schedule was selected as the most likely provider.
Cooking
$26
Property details list an 'Electric Oven' and 'Stove-Electric'. The 'Elec: Ala Power' schedule was used.
Water Heating
$71
Property details specify an 'Electric Water Heater'. The 'Elec: Ala Power' schedule was used.
Water
$118
Property details indicate 'Public Water'. The schedule provides a specific rate for 'Water: Graysville' which was selected.
Sewer
$0
Property uses a septic tank, not a public sewer system, resulting in no monthly utility cost for sewer.
Trash Collection
$0
The property is in Graysville, and the schedule for 'Graysville ISCL' lists a $0 allowance, suggesting this service is covered by taxes or other means.
Other Electric
$87
This allowance covers general electricity for lights and outlets. The 'Ala Power' schedule was used for consistency.
Refrigerator
$8
A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned and its electricity usage is included in the allowance.
Range/Microwave
$6
A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned and its electricity usage is included in the allowance.
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$546
DP3 Annual Estimate$817
DP1 Monthly Equivalent$46
DP3 Monthly Equivalent$68
Replacement Value$60,200
Basis1,250 sqft / 1927
Nearby Houses
Photo unavailable
109 Price St
sold · 0.02 mi
Price: $37,500
3 bd / 1 ba · 1,862 sqft
Latest sale: $37,500 on Oct 17, 2025
Latest rent: —
Photo unavailable
101 Price St
for_sale · 0.03 mi
Price: $131,500
3 bd / 2 ba · 1,637 sqft
Latest sale: —
Latest rent: —
Photo unavailable
216 Main St
sold · 0.05 mi
Price: $11,000
3 bd / 2 ba · 900 sqft
Latest sale: $11,000 on Nov 21, 2024
Latest rent: —
Photo unavailable
225 Main St
sold · 0.06 mi
Price: $87,000
3 bd / 1 ba · 1,015 sqft
Latest sale: $87,000 on Mar 31, 2021
Latest rent: —
Photo unavailable
108 Mississippi St
for_sale · 0.08 mi
Price: $99,900
2 bd / 1 ba · 920 sqft
Latest sale: $85,000
Latest rent: —
Photo unavailable
405 Main St
sold · 0.11 mi
Price: $95,000
3 bd / 2 ba · 1,200 sqft
Latest sale: $95,000 on Jan 11, 2024
Latest rent: $1,195 on Feb 22, 2024
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos are representative of overall interior condition (no large unseen structural defects).
- HVAC system is present (condensing unit visible outside) and is assumed serviceable but untested.
- Water heater and electrical panel are present but their condition/functionality are unverified from photos.
- Kitchen and bathroom appliances are present and appear intact; any appliance replacement is considered an easy-to-fix capital expense rather than an inspection-fail item.
- GFCI protection in kitchen/bathrooms and CO alarm are not visible in photos and are assumed likely missing or not code-compliant until confirmed.
- Roof edge/soffit visible wear near the porch indicates probable need for roof/soffit repairs but not necessarily full roof replacement (further inspection required).
- Listing 'handyman special/fixer upper' accurately signals seller will not perform repairs prior to sale and property is sold 'as is'.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $770 | $64,500 | $12,900 |
| 2023 | $770 | $64,500 | $12,900 |
| 2022 | $570 | $47,800 | $9,560 |
| 2021 | $570 | $47,800 | $9,560 |
| 2020 | $232 | $47,800 | $4,780 |
| 2019 | $232 | $47,800 | $4,780 |
| 2018 | $203 | $42,900 | $4,300 |
| 2017 | $203 | $42,900 | $4,300 |
| 2016 | $203 | $42,900 | $4,300 |
| 2015 | $203 | $42,900 | $4,300 |
| 2013 | $203 | $42,200 | $4,220 |
| 2012 | $203 | $42,210 | $4,221 |
| 2011 | $208 | $42,900 | $4,290 |
| 2010 | $208 | $42,900 | $4,290 |
| 2009 | $208 | $42,900 | $4,290 |
| 2008 | $225 | $45,800 | $4,580 |
| 2007 | $209 | $43,200 | $4,320 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-02-26 | Sold | $106,000 |
| 2020-10-27 | Sold | $75,000 |
| 2020-09-16 | Sold | $49,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2022-08-25 | Listed for rent | $1,060 | — |
| 2021-02-27 | Listed for rent | $975 | — |
Photo Gallery
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"home_photo": "https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b1475784794s-w1280.jpg",
"rent_price": 1264.0,
"loan_amount": 72000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/115-Price-St_Graysville_AL_35073_M79768-31093",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 90000.0,
"loan_term_years": 30,
"annual_cash_flow": 12176.6,
"mortgage_monthly": 479.02,
"payment_standard": 1727.0,
"total_amount_out": 18000.0,
"additional_photos": [
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b764166803s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b3851426472s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b985166784s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b3953083859s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b3227977166s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b2673986534s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b312417885s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b2880706742s-w1280.jpg",
"https://ap.rdcpix.com/42dc6b88bd07709ab85d242b50b5f52fl-b2758068832s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 56.79,
"monthly_cash_flow": 1014.72,
"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. The fuel type is assumed to be electric as other major appliances (stove, water heater) are electric. The 'Ala Power' schedule was used as the most likely provider.",
"utility": "Heating",
"allowance": 119
},
{
"note": "Property has central air conditioning, which is electric. The 'Alabama Power' schedule was selected as the most likely provider.",
"utility": "Cooling",
"allowance": 28
},
{
"note": "Property details list an 'Electric Oven' and 'Stove-Electric'. The 'Elec: Ala Power' schedule was used.",
"utility": "Cooking",
"allowance": 26
},
{
"note": "Property details specify an 'Electric Water Heater'. The 'Elec: Ala Power' schedule was used.",
"utility": "Water Heating",
"allowance": 71
},
{
"note": "Property details indicate 'Public Water'. The schedule provides a specific rate for 'Water: Graysville' which was selected.",
"utility": "Water",
"allowance": 118
},
{
"note": "Property uses a septic tank, not a public sewer system, resulting in no monthly utility cost for sewer.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "The property is in Graysville, and the schedule for 'Graysville ISCL' lists a $0 allowance, suggesting this service is covered by taxes or other means.",
"utility": "Trash Collection",
"allowance": 0
},
{
"note": "This allowance covers general electricity for lights and outlets. The 'Ala Power' schedule was used for consistency.",
"utility": "Other Electric",
"allowance": 87
},
{
"note": "A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned and its electricity usage is included in the allowance.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned and its electricity usage is included in the allowance.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.68,
"down_payment_amount": 18000.0,
"property_tax_annual": 793.1,
"property_tax_monthly": 66.09,
"property_tax_increase": 0.03,
"utility_allowance_total": 463.0,
"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": 6428.39,
"property_management_monthly": 126.4,
"monthly_cash_flow_after_debt": 535.7,
"cash_on_cash_return_after_debt": 0.36
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate inspection risk: the house is a cosmetically updated handyman special with functioning appliances and visible HVAC, but it shows moderate deferred maintenance (roof/soffit edge, exterior paint/staining, trim/vanity wear) and several code items that are uncertain or likely missing (GFCI outlets, CO alarm). Based on photos and listing text, this property would likely require corrective items but could be brought into Section 8/NSPIRE compliance with targeted work within about 30–60 days (repairs, electrical/GFCI/CO installation, roof/soffit repairs and final system checks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior photos show recent cosmetic updates (paint, new-looking counters, cabinets, flooring) and functioning major appliances (stove, refrigerator). Bathrooms have finished tile work but some trim/vanity areas show wear. Exterior shows peeling paint/stained masonry at foundation and visible roof edge/soffit deterioration above the porch. Listing states 'handyman special/fixer upper' and 'as is' which aligns with moderate deferred maintenance items. Missing minor trim, some cosmetic ceiling panel seams and likely finish work required; missing/disconnected components not evident. Overall moderate repairs needed but no obvious catastrophic interior failures in photos."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 55.0,
"rationale": "A ceiling-mounted smoke detector is visible in the living room which is positive. There is no visible carbon monoxide alarm in photos. Kitchen and bathroom outlets/GFCI compliance cannot be confirmed; bathroom outlet appears to be a standard receptacle without obvious GFCI—likely a code deficiency. Bedroom windows look to provide egress (double-hung, full-size), and entry porch/steps have railings. No exposed live wiring, collapsed ceilings, active standing water, or visible major foundation cracking in photos. However missing/uncertain GFCI, CO alarm, and unconfirmed deadbolt on entry are moderate NSPIRE risks that will likely require correction prior to pass."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 50.0,
"rationale": "An outdoor HVAC condenser is visible, indicating a central system likely present, but its operational status is unknown. Plumbing fixtures and faucets are present and look serviceable in photos; hot water heater not shown. Electrical panel is not visible and GFCI presence is uncertain. Roof edge/soffit shows visible deterioration at the front porch area which raises risk for roof/leak issues; no obvious active interior water stains are shown but the roof edge condition suggests further inspection is needed. Given limited system visibility, assign moderate risk for unseen system failures."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Lot and yard appear clean and usable; large front porch and backyard with deck/storage (deck/storage not pictured) are positives. Painted brick foundation shows some staining/efflorescence near grade which suggests historic moisture but no obvious major settlement or severe foundation cracking visible. Siding and windows appear intact though aged; trees are close to the house which can increase roof/gutter/decline risks. Front roof/soffit area shows visible wear and likely needs flashing/shingle/soffit repairs. Walkway and porch steps are present and appear serviceable."
},
{
"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": [
"Interior photos are representative of overall interior condition (no large unseen structural defects).",
"HVAC system is present (condensing unit visible outside) and is assumed serviceable but untested.",
"Water heater and electrical panel are present but their condition/functionality are unverified from photos.",
"Kitchen and bathroom appliances are present and appear intact; any appliance replacement is considered an easy-to-fix capital expense rather than an inspection-fail item.",
"GFCI protection in kitchen/bathrooms and CO alarm are not visible in photos and are assumed likely missing or not code-compliant until confirmed.",
"Roof edge/soffit visible wear near the porch indicates probable need for roof/soffit repairs but not necessarily full roof replacement (further inspection required).",
"Listing 'handyman special/fixer upper' accurately signals seller will not perform repairs prior to sale and property is sold 'as is'."
],
"overall_score": 57.0,
"rubric_version": "1.0"
},
{
"summary": "Interior appears cosmetically updated with functioning kitchen appliances and intact living spaces; major systems appear present (HVAC, kitchen/baths) but several compliance and verification items remain. Primary inspection risks are uncertain smoke/CO detector coverage, likely missing GFCI protection at bathroom/kitchen outlets, and evidence of ceiling tile irregularities that suggest past/possible roof or plumbing leaks. Exterior and porch are serviceable. Overall this property is likely to require moderate repairs and system verifications to meet NSPIRE; expect 30–60 days to complete corrective work and pass an initial HCV inspection if no hidden structural or system failures are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior photos show updated paint, cabinetry, countertops, functioning kitchen appliances (fridge, range, hood) and generally clean finishes. Flooring appears replaced or in good cosmetic condition. Listing calls property a 'handyman special / fixer upper' which indicates some deferred maintenance may exist off-camera. Visible minor issues: paint scuffs at baseboards, ceiling tile seams/irregularities, and some unfinished trim in bathroom tile transitions. Missing or minor cosmetic items (trim, outlet covers, minor cabinet wear) are likely easy/medium repairs. Overall condition suggests moderate cosmetic work and spot repairs rather than major structural rehab."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards visible (no exposed live wiring, no collapsed ceilings, stairs/porch railings present). A ceiling-mounted alarm device is visible in the living room (likely a smoke detector) but number and placement of detectors/CO alarms throughout the unit cannot be confirmed. Bathroom outlet appears to be a standard outlet (no visible GFCI) which is a code/NSPIRE deficiency unless protected upstream; kitchens and baths require GFCI protection. Windows in bedrooms appear large enough for egress but dimensions cannot be confirmed. No visible active standing water or major foundation cracks, but painted brick foundation shows staining at grade which could indicate past moisture. Because of missing visible GFCI/uncertain smoke/CO coverage and ceiling tile irregularities (possible prior leaks), there is a moderate NSPIRE compliance risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 55.0,
"rationale": "An exterior condensing unit is visible indicating central HVAC is present; condition cannot be confirmed but presence is favorable. Kitchen and bathrooms show working faucets and appliances present. Electrical panel and water heater are not photographed. Ceiling tile seams and irregularities suggest prior roof or plumbing leaks that should be investigated. Roof condition from photos (visible eaves and roofline) shows aging and some irregularities at the small porch roof; no active interior collapse visible, but roof/end-of-life risk is moderate for a 1927 structure. Overall system presence is acceptable but unverified operation and potential roof/moisture history lower the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Exterior photos show an intact front porch with railings and steps, walk path, painted brick foundation, fenced yard and mature trees. Yard and site appear serviceable for tenants; a detached storage building and deck referenced in the listing (not fully photographed) add value. Trees are close to the house which raises risk of root/falling limb issues and debris in gutters. There is evidence of moisture staining at the foundation brick base and some exterior paint wear; however, no obvious major foundation movement or collapsed elements are visible."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Possible past or active roof/water intrusion indicated by irregular/seamed ceiling panels — further investigation required (roof, attic, plumbing).",
"No visible GFCI protection at bathroom/kitchen outlets in photos — GFCI retrofit likely required for NSPIRE compliance.",
"Property built 1927 (pre-1978) — potential lead-based paint risk; verify presence/condition and follow required disclosure/abatement if needed.",
"Mature trees very close to structure and staining at foundation brick base — potential for root/foundation issues or chronic moisture at grade."
],
"confidence": 0.65,
"assumptions": [
"Central HVAC is present and operable (based on visible exterior condensing unit); heating source not directly photographed.",
"Kitchen appliances (refrigerator, range) pictured are included and functional unless stated otherwise by seller.",
"Smoke detector shown in living room implies at least one detector exists; additional detectors/CO alarms may be missing or not visible.",
"Electrical panel, water heater and service condition are not visible and are assumed to be present but unverified.",
"Bedroom windows shown provide required emergency egress size but measurements were not confirmed from photos.",
"No visible active mold or severe rot in photos; however ceiling tile condition suggests past moisture which may have been remediated.",
"Listing 'as-is/handyman special' implies seller will not make repairs; buyer/landlord will be responsible for NSPIRE corrections prior to leasing."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Moderate readiness for a Section 8 / HCV initial inspection. The property shows many positives (intact porch, functioning-looking kitchen with appliances, finished interior, presence of HVAC condenser, visible smoke detector and apparent bedroom egress windows). Primary inspection risks are electrical (lack of visible GFCI protection at kitchen/bath outlets), some finish and trim deficiencies, and systems that are present but not verified operational (HVAC, water heater, electrical panel). No immediate life-threatening structural issues are visible in the photos, but the listing's 'handyman special/as-is' status suggests there may be undisclosed issues; plan for a systems test and repair of GFCIs/CO detector installation and some exterior/roof edge repairs prior to an HCV inspection. Estimated time to pass: 2–6 weeks of targeted repairs and testing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior photos show recently painted walls, updated countertops, functioning major appliances (electric range and refrigerator shown) and generally clean finishes, but listing identifies property as a 'handyman special/fixer upper' and some cosmetic and finish issues are visible (trim gaps, uneven ceiling panels, scuffed cabinetry/vanity). Bathrooms show areas where tile/trim/caulking need attention. Exterior shows weathered eaves/soffit edges and minor foundation paint wear. Missing/loose trim, small finish repairs and likely re-caulking/grout work are needed. These are moderate fixes — not catastrophic — but will take some coordinated work."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "Visible smoke detector mounted on living-room ceiling (positive). Windows appear adequate for bedroom egress in photos. Porch has handrail. No exposed wiring or obvious structural collapse seen. However: GFCI protection is not observable at kitchen countertop or bathroom outlets (bathroom outlet shown appears to be an older style), which is an NSPIRE/codesafety issue and common cause of inspection failure. No carbon monoxide detector is visible in photos. Entry door deadbolt is not visible in photos (assumed present but unconfirmed). No evidence of active roof leaks or standing water in photos. Overall moderate safety risk centered on electrical/GFCI and missing/unknown CO detectors."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof)",
"score": 55.0,
"rationale": "An outdoor AC condenser is present (suggesting cooling exists) and floor registers are visible inside; however operational status of HVAC, water heater and electrical panel cannot be confirmed from photos. Ceiling and roof eaves show some wear at the porch roofline that could require repair; no active roof collapse or major sagging is visible. Plumbing fixtures and faucets are present and sinks/showers look serviceable but some vanity and tile transitions need finishing. Because systems are present but not verifiably tested and there are signs of age-related wear, score reflects moderate system risk that should be proactively tested/serviced prior to certification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Front porch and stairs with handrail appear intact and usable. Painted brick foundation and siding look generally serviceable though paint is worn at the base in places. Yard is tidy with mature trees; no visible standing water or severe grading issues from images. A storage building and deck are noted in the listing (not fully photographed), and an exterior AC unit is present and accessible. Walkway/drives show minor wear but no collapsed surfaces are visible. Overall the exterior is functional but shows cosmetic deferred maintenance."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Electrical hazards — likely missing required GFCI protection at kitchen countertop and bathroom outlets (visible non-GFCI outlet near sink)."
],
"confidence": 0.65,
"assumptions": [
"Smoke detector visible in living area is operational; additional detectors (bedrooms/hall) may be required per local code/NSPIRE and are not visible in photos.",
"Carbon monoxide detector(s) are not visible in photos and likely absent; if natural gas appliances exist a CO alarm will be required (assumed unknown).",
"Electrical panel condition and breaker labeling are unknown (not photographed) — assumed intact with no visible exposed wiring inside living spaces.",
"HVAC condenser visible outside is assumed to be connected; operational status is unknown and should be verified through testing.",
"Water heater exists on property but is not pictured; hot water availability is unconfirmed.",
"Bedrooms shown have double-hung windows that appear large enough for egress; exact measurements not confirmed.",
"No obvious active leaks, major foundation movement, collapsed ceilings, or standing water were visible in supplied photos; deeper concealed issues may exist given age (1927) and 'handyman special' listing.",
"Seller disclosure and listing 'as-is' status increases probability of non-photographed deferred maintenance or systems issues."
],
"overall_score": 65.0,
"rubric_version": "2026-02-hcv-nspire-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "115 Price St, Graysville, AL, 35073",
"aggregate": {
"summary": "Moderate inspection risk: the house is a cosmetically updated handyman special with functioning appliances and visible HVAC, but it shows moderate deferred maintenance (roof/soffit edge, exterior paint/staining, trim/vanity wear) and several code items that are uncertain or likely missing (GFCI outlets, CO alarm). Based on photos and listing text, this property would likely require corrective items but could be brought into Section 8/NSPIRE compliance with targeted work within about 30–60 days (repairs, electrical/GFCI/CO installation, roof/soffit repairs and final system checks).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 63.3,
"rationale": "Interior photos show recent cosmetic updates (paint, new-looking counters, cabinets, flooring) and functioning major appliances (stove, refrigerator). Bathrooms have finished tile work but some trim/vanity areas show wear. Exterior shows peeling paint/stained masonry at foundation and visible roof edge/soffit deterioration above the porch. Listing states 'handyman special/fixer upper' and 'as is' which aligns with moderate deferred maintenance items. Missing minor trim, some cosmetic ceiling panel seams and likely finish work required; missing/disconnected components not evident. Overall moderate repairs needed but no obvious catastrophic interior failures in photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Lot and yard appear clean and usable; large front porch and backyard with deck/storage (deck/storage not pictured) are positives. Painted brick foundation shows some staining/efflorescence near grade which suggests historic moisture but no obvious major settlement or severe foundation cracking visible. Siding and windows appear intact though aged; trees are close to the house which can increase roof/gutter/decline risks. Front roof/soffit area shows visible wear and likely needs flashing/shingle/soffit repairs. Walkway and porch steps are present and appear serviceable."
},
{
"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 / NSPIRE Code Risk",
"score": 58.3,
"rationale": "A ceiling-mounted smoke detector is visible in the living room which is positive. There is no visible carbon monoxide alarm in photos. Kitchen and bathroom outlets/GFCI compliance cannot be confirmed; bathroom outlet appears to be a standard receptacle without obvious GFCI—likely a code deficiency. Bedroom windows look to provide egress (double-hung, full-size), and entry porch/steps have railings. No exposed live wiring, collapsed ceilings, active standing water, or visible major foundation cracking in photos. However missing/uncertain GFCI, CO alarm, and unconfirmed deadbolt on entry are moderate NSPIRE risks that will likely require correction prior to pass."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 53.3,
"rationale": "An outdoor HVAC condenser is visible, indicating a central system likely present, but its operational status is unknown. Plumbing fixtures and faucets are present and look serviceable in photos; hot water heater not shown. Electrical panel is not visible and GFCI presence is uncertain. Roof edge/soffit shows visible deterioration at the front porch area which raises risk for roof/leak issues; no obvious active interior water stains are shown but the roof edge condition suggests further inspection is needed. Given limited system visibility, assign moderate risk for unseen system failures."
}
],
"red_flags": [],
"confidence": 0.81,
"assumptions": [
"Interior photos are representative of overall interior condition (no large unseen structural defects).",
"HVAC system is present (condensing unit visible outside) and is assumed serviceable but untested.",
"Water heater and electrical panel are present but their condition/functionality are unverified from photos.",
"Kitchen and bathroom appliances are present and appear intact; any appliance replacement is considered an easy-to-fix capital expense rather than an inspection-fail item.",
"GFCI protection in kitchen/bathrooms and CO alarm are not visible in photos and are assumed likely missing or not code-compliant until confirmed.",
"Roof edge/soffit visible wear near the porch indicates probable need for roof/soffit repairs but not necessarily full roof replacement (further inspection required).",
"Listing 'handyman special/fixer upper' accurately signals seller will not perform repairs prior to sale and property is sold 'as is'."
],
"score_method": "mean_of_criteria",
"overall_score": 60.7,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7976831093"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.