Property ID: 7986692047
513 20th Ave NE, Center Point, AL, 35215
Center Point, AL
Money Down: $23,880
CoC Return: 31.38%
Monthly Cash Flow: $625
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$19,900
Closing Costs
$3,980
Total Down
$23,880
Investment Snapshot
Purchase Price
$99,500
Money Down
$23,880
Cash-on-Cash Return
31.38%
Rent
$1,442
Monthly Cash Flow
$625
Annual Cash Flow
$7,494
Debt Service / Mo
$530
Property Tax / Mo
$80
Insurance / Mo
$64
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,442
Payment Standard
$1,738
Rent
$1,442
Insurance
$64
Property Tax
$80
Management
$144
Utilities Allowance
$296
NOI (Monthly)
$1,154
Debt Service
$530
Cash Flow After Debt
$625
Quality Score: 70.70%
Confidence: 95.00%
This 3BR/1BA ranch-style home appears largely rent-ready for Section 8 with minor, mostly cosmetic items and a few verification items to address. Strengths: solid exterior brick, intact roofline, visible central HVAC, fresh paint and clean carpets. Likely easy-to-fix items before inspection: confirm/add CO alarm, verify/replace GFCI outlets in kitchen/bath, confirm deadbolt on entry, provide or convey stove/refrigerator (if required by program or owner preference), trim trees/vegetation near the house. No photos show major structural or life-safety failures. Anticipated time to pass initial HCV/NSPIRE inspection: minor work only — likely within 1–4 weeks depending on electrical/GFCI and CO detector verification.
Section 8 Payment Standard
$1,738
Utility Allowance Total
$296
Guaranteed Section 8 Rent (PS - Utilities)
$1,442
Property Management
$144
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$99,500
Beds
3
Baths
1
Living Area
1,000 sqft
Lot Size
11,979 sqft
Year Built
1961
Days on Market
32
Capital Outlay
$23,880
Debt Service
$530
Property Tax / Mo
$80
Insurance / Mo
$64
Property Description
Charming 3BR/1BA home in Center Point! Bright main living space with plenty of natural light and a functional layout that's easy to make your own. The level backyard offers room for gatherings, gardening, or future improvements. Great fit for first-time buyers or investors seeking rental potential. Convenient location with quick access to Center Point Parkway, shopping, and I-59 for an easy drive into Birmingham.
Utility Allowances
Heating
$38
Property has central heat. Natural Gas is selected as the water heater is gas-powered, and Spire is a major local provider. The more expensive gas option (Graysville) was not chosen as Spire is more common for the broader metro area.
Cooling
$22
Property has a 'Split System' for cooling, which is electric. Alabama Power is the primary electric provider in the region.
Water Heating
$35
Property info explicitly specifies a 'Gas (WTRHTR)'. Spire is the major local natural gas provider.
Cooking
$21
Property info specifies a 'Stove-Electric'. Alabama Power is the primary electric provider.
Other Electric
$68
Allowance for general electricity (lights, outlets, etc.). Alabama Power is the primary provider for the area.
Water
$78
Property has 'Public Water'. The 'Water: Birmingham' schedule is selected as Center Point is within the Birmingham metropolitan area.
Sewer
$0
Property has a septic system instead of public sewer service, resulting in a $0 monthly allowance.
Trash Collection
$20
Trash collection is an inferred utility. The 'Jefferson City' rate is used as a reasonable proxy for municipal service in Center Point, which is in Jefferson County.
Refrigerator (tenant-owned)
$8
The property listing does not mention a refrigerator, so it is assumed to be tenant-owned and the corresponding utility allowance is applied.
Microwave (tenant-owned)
$6
The property listing does not mention a microwave, so it is assumed to be tenant-owned and the corresponding utility 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$618
DP3 Annual Estimate$911
DP1 Monthly Equivalent$52
DP3 Monthly Equivalent$76
Replacement Value$71,300
Basis1,000 sqft / 1961
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512 19th Ter NE
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504 20th Ave NE
sold · 0.06 mi
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Photo unavailable
1936 Reed Rd NE
sold · 0.07 mi
Price: $138,000
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500 20th Ave NE
sold · 0.07 mi
Price: $230,000
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Photo unavailable
1928 Reed Rd NE
sold · 0.07 mi
Price: $132,500
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1924 Reed Rd NE
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Price: $155,000
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Photo unavailable
513 20th Ct NE
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Price: $173,000
3 bd / 2 ba · 1,333 sqft
Latest sale: $173,000
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Photo unavailable
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Photo unavailable
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Photo unavailable
1928 NE 5th St
sold · 0.09 mi
Price: $165,000
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Photo unavailable
2008 Reed Rd NE
sold · 0.09 mi
Price: $70,000
3 bd / 2 ba · 2,016 sqft
Latest sale: $70,000
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC is operational (inferred from visible exterior condenser and interior thermostat).
- Smoke detector shown in interior photo is functional; additional detectors/CO alarm may be required but not shown.
- No active roof leaks or structural sagging exist (roof looks even in photos; no water stains shown inside).
- Kitchen may not include stove or refrigerator in photos; landlord could provide appliances or tenant may supply them—missing appliances are treated as moderate, non-fatal issues.
- Electrical panel, water heater, plumbing fixtures and hot water supply are present and serviceable but were not visible in photos and need verification.
- Circular covers in yard are septic/utility access — assumed present and serviceable until proven otherwise.
- Front entry door lock is serviceable; presence of a deadbolt is not confirmed and should be verified/installed if missing.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $932 | $100,700 | $18,100 |
| 2023 | $840 | $76,300 | $15,260 |
| 2022 | $763 | $69,700 | $13,940 |
| 2021 | $706 | $64,100 | $12,820 |
| 2020 | $547 | $49,700 | $9,940 |
| 2019 | $785 | $71,300 | $14,260 |
| 2018 | $697 | $63,300 | $12,660 |
| 2017 | $697 | $63,300 | $12,660 |
| 2016 | $567 | $56,600 | $11,320 |
| 2015 | $634 | $63,300 | $12,660 |
| 2013 | $619 | $60,300 | $12,060 |
| 2012 | $871 | $62,500 | $12,500 |
| 2011 | $861 | $61,500 | $12,300 |
| 2010 | $631 | $61,500 | $12,300 |
| 2009 | $875 | $63,300 | $12,660 |
| 2008 | $263 | $62,100 | $6,210 |
| 2007 | $271 | $63,700 | $6,370 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-11 | Price Changed | $99,500 |
| 2026-01-15 | Listed | $104,500 |
| 2025-12-11 | Listing removed | $0 |
| 2025-10-10 | Price Changed | $109,500 |
| 2025-08-29 | Listed | $119,500 |
| 2022-12-05 | Listing removed | $0 |
| 2022-11-23 | Price Changed for rent | $775 |
| 2022-11-22 | Listing removed | $0 |
| 2022-11-17 | Listed for rent | $800 |
| 2022-11-16 | Price Changed for rent | $800 |
| 2022-11-04 | Listing removed | $0 |
| 2022-10-27 | Listed for rent | $850 |
| 2022-10-25 | Listing removed | $0 |
| 2022-10-22 | Listed for rent | $850 |
| 2022-10-21 | Listed for rent | $850 |
| 2022-10-15 | Listing removed | $0 |
| 2022-10-14 | Listing removed | $0 |
| 2022-10-13 | Listed for rent | $875 |
| 2022-10-06 | Price Changed for rent | $875 |
| 2022-09-24 | Price Changed for rent | $900 |
| 2022-09-02 | Price Changed for rent | $975 |
| 2022-08-22 | Price Changed for rent | $1,000 |
| 2022-07-28 | Listed for rent | $1,025 |
| 2020-04-28 | Listing removed | $950 |
| 2020-03-09 | Sold | $81,800 |
Photo Gallery
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},
{
"date": "2017-08-29",
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"listing": {
"status": "off_market",
"list_date": "2017-06-26T07:00:00Z",
"list_price": 775,
"listing_id": "622646779",
"last_update_date": "2018-02-02T00:16:00Z",
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},
"event_name": "Price Changed for rent",
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},
{
"date": "2017-08-03",
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"listing": {
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"last_update_date": "2018-04-02T22:08:13Z",
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},
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"days_after_listed": null,
"source_listing_id": "342124",
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},
{
"date": "2017-06-26",
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"listing": {
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"list_price": 775,
"listing_id": "622646779",
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},
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},
{
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"listing": {
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},
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},
{
"date": "2016-09-23",
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"listing": {
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"listing_id": "612978083",
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"last_status_change_date": "2016-09-23T14:57:33Z"
},
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"source_listing_id": "232557",
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},
{
"date": "2016-09-22",
"price": 780,
"listing": {
"status": "off_market",
"list_date": "2016-08-17T07:00:00Z",
"list_price": 780,
"listing_id": "613780719",
"last_update_date": "2016-09-22T20:34:00Z",
"last_status_change_date": "2016-09-22T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "762062",
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},
{
"date": "2016-09-16",
"price": 780,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 780,
"listing_id": "612978083",
"last_update_date": "2016-09-23T14:57:33Z",
"last_status_change_date": "2016-09-23T14:57:33Z"
},
"event_name": "Price Changed for rent",
"price_sqft": null,
"source_name": "Rently",
"price_change": -35,
"days_after_listed": null,
"source_listing_id": "232557",
"price_change_percentage": null
},
{
"date": "2016-09-15",
"price": 780,
"listing": {
"status": "off_market",
"list_date": "2016-08-17T07:00:00Z",
"list_price": 780,
"listing_id": "613780719",
"last_update_date": "2016-09-22T20:34:00Z",
"last_status_change_date": "2016-09-22T07:00:00Z"
},
"event_name": "Price Changed for rent",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -35,
"days_after_listed": null,
"source_listing_id": "762062",
"price_change_percentage": null
},
{
"date": "2016-08-18",
"price": 815,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 780,
"listing_id": "612978083",
"last_update_date": "2016-09-23T14:57:33Z",
"last_status_change_date": "2016-09-23T14:57:33Z"
},
"event_name": "Listed for rent",
"price_sqft": null,
"source_name": "Rently",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "232557",
"price_change_percentage": null
},
{
"date": "2016-08-17",
"price": 815,
"listing": {
"status": "off_market",
"list_date": "2016-08-17T07:00:00Z",
"list_price": 780,
"listing_id": "613780719",
"last_update_date": "2016-09-22T20:34:00Z",
"last_status_change_date": "2016-09-22T07:00:00Z"
},
"event_name": "Listed for rent",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "762062",
"price_change_percentage": null
},
{
"date": "2009-12-24",
"price": 77000,
"listing": null,
"event_name": "Sold",
"price_sqft": 77,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "-26.60%"
},
{
"date": "2009-01-16",
"price": 104900,
"listing": {
"status": "off_market",
"list_date": "2008-01-16T07:00:00Z",
"list_price": 104900,
"listing_id": "542248847",
"last_update_date": "2009-01-17T13:00:00Z",
"last_status_change_date": "2009-01-16T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "366 days",
"source_listing_id": "375208",
"price_change_percentage": null
},
{
"date": "2008-01-16",
"price": 104900,
"listing": {
"status": "off_market",
"list_date": "2008-01-16T07:00:00Z",
"list_price": 104900,
"listing_id": "542248847",
"last_update_date": "2009-01-17T13:00:00Z",
"last_status_change_date": "2009-01-16T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "375208",
"price_change_percentage": null
},
{
"date": "2007-08-15",
"price": 84900,
"listing": {
"status": "off_market",
"list_date": "2007-04-19T07:00:00Z",
"list_price": 84900,
"listing_id": "541896059",
"last_update_date": "2007-08-16T01:44:56Z",
"last_status_change_date": "2007-08-15T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "118 days",
"source_listing_id": "337367",
"price_change_percentage": null
},
{
"date": "2007-04-19",
"price": 86000,
"listing": {
"status": "off_market",
"list_date": "2007-03-07T07:00:00Z",
"list_price": 86000,
"listing_id": "542329019",
"last_update_date": "2007-04-19T22:53:16Z",
"last_status_change_date": "2007-04-19T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "43 days",
"source_listing_id": "331431",
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},
{
"date": "2007-04-19",
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"listing": {
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"list_date": "2007-04-19T07:00:00Z",
"list_price": 84900,
"listing_id": "541896059",
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"last_status_change_date": "2007-08-15T07:00:00Z"
},
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"source_name": "GreaterAlabamaMLS",
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"days_after_listed": null,
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},
{
"date": "2007-03-07",
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"listing": {
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"list_date": "2007-03-07T07:00:00Z",
"list_price": 86000,
"listing_id": "542329019",
"last_update_date": "2007-04-19T22:53:16Z",
"last_status_change_date": "2007-04-19T07:00:00Z"
},
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},
{
"date": "2007-03-06",
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"listing": {
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"list_price": 86000,
"listing_id": "541703551",
"last_update_date": "2007-03-07T02:19:16Z",
"last_status_change_date": "2007-03-06T07:00:00Z"
},
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"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "81 days",
"source_listing_id": "322772",
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},
{
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"listing": {
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"listing_id": "541703551",
"last_update_date": "2007-03-07T02:19:16Z",
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},
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"source_name": "GreaterAlabamaMLS",
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},
{
"date": "2006-06-23",
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"listing": {
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"listing_id": "542068167",
"last_update_date": "2006-06-23T22:14:41Z",
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},
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"days_after_listed": "42 days",
"source_listing_id": "299273",
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},
{
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"last_status_change_date": "2006-06-23T07:00:00Z"
},
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"source_name": "GreaterAlabamaMLS",
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"source_listing_id": "299273",
"price_change_percentage": "+62.33%"
},
{
"date": "2002-06-06",
"price": 52300,
"listing": null,
"event_name": "Sold",
"price_sqft": 52.3,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "7986692047",
"generated_at": "2026-02-16T03:02:42.489521Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 70.7
},
"utility_allowance": {
"zip_code": "35215",
"home_photo": "https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m3130176882s-w1280.jpg",
"rent_price": 1442.0,
"loan_amount": 79600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/513-20th-Ave-NE_Center-Point_AL_35215_M79866-92047",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 99500.0,
"loan_term_years": 30,
"annual_cash_flow": 13849.14,
"mortgage_monthly": 529.58,
"payment_standard": 1738.0,
"total_amount_out": 19900.0,
"additional_photos": [
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"https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m1020799221s-w1280.jpg",
"https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m4021427834s-w1280.jpg",
"https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m729265232s-w1280.jpg",
"https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m3530577727s-w1280.jpg",
"https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m2205759926s-w1280.jpg",
"https://ap.rdcpix.com/fbcbc55c570e094a1d922a6677195d01l-m3689664378s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 63.71,
"monthly_cash_flow": 1154.1,
"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 heat. Natural Gas is selected as the water heater is gas-powered, and Spire is a major local provider. The more expensive gas option (Graysville) was not chosen as Spire is more common for the broader metro area.",
"utility": "Heating",
"allowance": 38
},
{
"note": "Property has a 'Split System' for cooling, which is electric. Alabama Power is the primary electric provider in the region.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property info explicitly specifies a 'Gas (WTRHTR)'. Spire is the major local natural gas provider.",
"utility": "Water Heating",
"allowance": 35
},
{
"note": "Property info specifies a 'Stove-Electric'. Alabama Power is the primary electric provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Allowance for general electricity (lights, outlets, etc.). Alabama Power is the primary provider for the area.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has 'Public Water'. The 'Water: Birmingham' schedule is selected as Center Point is within the Birmingham metropolitan area.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property has a septic system instead of public sewer service, resulting in a $0 monthly allowance.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Trash collection is an inferred utility. The 'Jefferson City' rate is used as a reasonable proxy for municipal service in Center Point, which is in Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property listing does not mention a refrigerator, so it is assumed to be tenant-owned and the corresponding utility allowance is applied.",
"utility": "Refrigerator (tenant-owned)",
"allowance": 8
},
{
"note": "The property listing does not mention a microwave, so it is assumed to be tenant-owned and the corresponding utility allowance is applied.",
"utility": "Microwave (tenant-owned)",
"allowance": 6
}
],
"cash_on_cash_return": 0.7,
"down_payment_amount": 19900.0,
"property_tax_annual": 959.96,
"property_tax_monthly": 80.0,
"property_tax_increase": 0.03,
"utility_allowance_total": 296.0,
"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": 7494.17,
"property_management_monthly": 144.2,
"monthly_cash_flow_after_debt": 624.51,
"cash_on_cash_return_after_debt": 0.38
},
"section8_assessment": {
"runs": [
{
"summary": "This 3BR/1BA ranch-style home appears largely rent-ready for Section 8 with minor, mostly cosmetic items and a few verification items to address. Strengths: solid exterior brick, intact roofline, visible central HVAC, fresh paint and clean carpets. Likely easy-to-fix items before inspection: confirm/add CO alarm, verify/replace GFCI outlets in kitchen/bath, confirm deadbolt on entry, provide or convey stove/refrigerator (if required by program or owner preference), trim trees/vegetation near the house. No photos show major structural or life-safety failures. Anticipated time to pass initial HCV/NSPIRE inspection: minor work only — likely within 1–4 weeks depending on electrical/GFCI and CO detector verification.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show recent cosmetic work: fresh paint, clean carpeting, intact drywall and trim. Kitchen cabinets appear older but functional; no visible water stains or ceiling damage. Exterior brick veneer and siding look intact. Missing/unspecified items: listing photos do not show a stove or refrigerator — absence of appliances reduces readiness moderately but is not a safety failure. Overall condition indicates only minor cosmetic and replacement-level items before rent-ready status."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 70.0,
"rationale": "Visible smoke detector (ceiling) and thermostat suggest basic life-safety systems present. Windows in living area appear full-size and likely provide bedroom egress; front entry has a locking door and visible metal porch railing at the steps. No exposed wiring, no collapsed ceilings, no visible major mold or active water intrusion in photos. Unknowns: carbon monoxide alarm presence not shown, GFCI receptacles in kitchen/bath not visible, electrical panel location and condition not shown. These are common, fixable inspection items — overall moderate-low risk but require verification/quick fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "An exterior HVAC condensing unit is visible, and a thermostat is shown inside, indicating central heating/AC likely present and operational. Roof appears shingled and generally even with no visible sagging. No water heater or electrical panel is pictured; plumbing fixtures and hot water are unverified. Given age (1961) some systems may need servicing or electrical updates, but visible indicators point to functioning HVAC and an intact roof — moderate system risk that requires standard pre-rental checks."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Lot is level and appears usable; driveway present. Brick front and siding look serviceable. Rear yard is fairly spacious but has heavy tree cover and overgrown vegetation close to the structure which can raise roof/roof-covering and drainage concerns if not trimmed. Circular access lids in the yard suggest a septic or utility access points — presence is good but condition/function unknown. No obvious foundation movement or major erosion visible from photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is operational (inferred from visible exterior condenser and interior thermostat).",
"Smoke detector shown in interior photo is functional; additional detectors/CO alarm may be required but not shown.",
"No active roof leaks or structural sagging exist (roof looks even in photos; no water stains shown inside).",
"Kitchen may not include stove or refrigerator in photos; landlord could provide appliances or tenant may supply them—missing appliances are treated as moderate, non-fatal issues.",
"Electrical panel, water heater, plumbing fixtures and hot water supply are present and serviceable but were not visible in photos and need verification.",
"Circular covers in yard are septic/utility access — assumed present and serviceable until proven otherwise.",
"Front entry door lock is serviceable; presence of a deadbolt is not confirmed and should be verified/installed if missing."
],
"overall_score": 70.0,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-02"
},
{
"summary": "Overall this property appears to be in good, mostly cosmetic condition and would likely pass an initial HCV/NSPIRE inspection with routine prep (cleaning, carpet replacement or deep cleaning, verification/installation of required detectors and GFCI outlets, confirmation of working hot water, and septic servicing if needed). Major structural or life-safety defects are not visible in the provided photos. Key items to confirm before listing for voucher tenants: septic operation and lids, presence and function of smoke/CO detectors and GFCI outlets, functioning water heater and plumbing, and that electrical panel is intact and properly labeled.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Cosmetic condition appears good in photos: freshly painted interior walls, intact drywall and trim, carpet in place (will likely need cleaning or replacement for turnover). Kitchen cabinets appear intact but older; no visible major damage to floors or ceilings. Exterior brick/siding looks sound. Missing or unshown kitchen appliances (stove/fridge) are possible but are a moderate, fixable item. Overall repairs are mostly cosmetic/tenant-turnover tasks rather than major rehab."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "Visible indicators that reduce risk: a ceiling-mounted smoke detector is visible in living area and a thermostat is present. Front entry has a secure-looking door and iron porch railing exists. No exposed wiring or collapsed ceilings seen. Potential concerns: carbon monoxide alarms are not visible (may be required if fuel-burning appliances exist), GFCI outlets not visible in kitchen/bath photos (could be missing), and there are two round utility/septic lids in the yard which an inspector will require to be secure and serviceable. Large trees and vegetation close to the house could increase roof/soffit/moisture risk. No clear evidence of blocked egress windows but bedrooms aren’t shown. These issues are addressable but should be verified prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 65.0,
"rationale": "An exterior AC condenser is visible indicating central cooling likely present; a thermostat inside supports that. Roof appears intact in photos with no visible sagging or active leaks but looks aged. Plumbing fixtures, water heater, electrical panel, and sewer/septic function are not shown — the yard lids suggest an on-site septic system which must be inspected/serviced. Because these critical systems are largely unverified in photos the category is scored conservatively; visible items reduce risk but verification/maintenance of plumbing, electrical panel, water heater and septic will be required."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front and rear yards are level and usable, driveway present, and the front brick foundation looks sound. Siding shows normal wear for a 1961 house but no obvious structural damage. Vegetation in rear is overgrown near the fence and close to the house in places — this presents pest and moisture risk and should be cleared back. No standing water, major erosion or foundation cracking visible in photos."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC present and operational (exterior condenser and interior thermostat visible).",
"A ceiling smoke detector in the living area is functioning; additional detectors (and CO alarm if required) may be missing or need batteries.",
"Bedrooms contain egress windows sized to code (not shown in photos) — assumed typical windows are present.",
"Kitchen appliances (stove/fridge) are not visible in listing photos and may not be included; missing appliances would be treated as moderate, fixable items.",
"Property is on an on-site septic system (two circular lids visible in yard); septic system is assumed present but unknown condition.",
"No active roof leaks or interior water stains are present beyond what is visible; roof looks aged but not actively failing.",
"Electrical panel, GFCI protection, hot water heater, and plumbing are not shown and assumed serviceable until inspection.",
"No visible major mold, termite damage, structural sagging, or collapsed elements in the photographs."
],
"overall_score": 71.0,
"rubric_version": "ns-2026-1"
},
{
"summary": "Overall this 3BR/1BA single-family appears to be in fair-to-good condition and likely falls into the 'minor repairs' category for Section 8/NSPIRE readiness. The property shows intact structure, functioning HVAC (visible condenser), and no visible major hazards (no collapsed ceilings, no sagging foundations, no standing water). Expected work before leasing: verify and/or install required smoke/CO detectors and GFCIs, confirm bedroom egress windows, inspect septic and water heater/plumbing, add/confirm deadbolt on entry, and supply/verify kitchen appliances if required by owner. With those checks and minor fixes it should be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Photos show a largely intact interior and exterior with recent cosmetic updates (fresh paint, cleaned or replaced carpet). No visible torn drywall, collapsed ceilings, or major interior damage. Kitchen cabinets are present but only a partial view of the kitchen is available and no appliances are shown in photos — missing appliances would be an easy-to-fix rental readiness item but reduce readiness moderately. Landscaping and exterior trim show typical deferred maintenance (overgrown shrubs, areas needing trimming). Overall conditions indicate mostly minor/cosmetic repairs required to be tenant-ready."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards in photos: ceilings appear sound with no stains or sagging, stairs/entry have a metal handrail, and interior shows at least one ceiling-mounted smoke/CO style device (visible dome in living area). No exposed wiring or visible electrical hazards. Egress for bedrooms cannot be fully verified from photos (windows appear typical but bedroom windows not clearly shown). GFCI presence in kitchen/bath not visible. Entry door hardware/deadbolt not clearly visible. Exterior trees are close to the roof which raises risk of roof damage/limb fall. Plumbing fixtures, hot water, and electrical panel condition are not visible. Overall moderate NSPIRE risk; likely passable after a quick on-site check/installation of any missing detectors and verification of GFCI and egress."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 65.0,
"rationale": "An exterior condenser/AC unit and interior floor vent are visible suggesting central HVAC is present, which is positive for inspections. Roof shingles are intact in photos with no visible active leaks or major deterioration, but age is unknown and tree cover may shorten service life. Water heater/plumbing equipment and electrical panel are not pictured. Septic access lids are visible in yard photos indicating an on-site septic system; condition and compliance (baffle/septic functioning) are unknown and need inspection. Given visible HVAC and no active leaks, systems appear functional but several key components are unverified from photos, warranting a conservative score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior shell (brick foundation, siding) appears intact with no visible foundation cracks or structural sagging. Yard is level and usable; driveway present. However, dense vegetation and overhanging trees close to the roof and perimeter could create future roof damage, drainage/leaf-clogging and pest/infestation issues if not trimmed. Some areas of the lot show bare soil and brush that will need cleanup for safe, low-maintenance rental yard. No standing water or obvious drainage/erosion issues visible in photos."
}
],
"red_flags": [
"Overhanging trees and dense vegetation adjacent to the roof and walls — increased risk of roof damage, clogged gutters, and pests.",
"On-site septic system with visible access lids — condition and compliance unknown; septic failure would be a significant repair if present."
],
"confidence": 0.66,
"assumptions": [
"Interior photos represent the entire unit condition (no hidden water damage or mold elsewhere).",
"Central HVAC is present and operational (visible exterior condenser and interior vent).",
"No kitchen appliances are present in photos; owner may supply stove/refrigerator but this is not shown.",
"Septic system is present (round access lids visible) and connected; condition unknown and requires inspection/servicing if needed.",
"Smoke detector-like device visible in living area is a working smoke detector; additional detectors/CO may be required and not pictured.",
"Roof has no active leaks (no staining inside visible), but roof age unknown and tree cover may have accelerated wear.",
"Electrical panel, GFCI protection, hot water availability, and plumbing function were not shown and may require verification/repairs.",
"Bedroom egress (window size/operation) could not be fully confirmed from available photos and must be verified on-site."
],
"overall_score": 70.0,
"rubric_version": "2026-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "513 20th Ave NE, Center Point, AL, 35215",
"aggregate": {
"summary": "This 3BR/1BA ranch-style home appears largely rent-ready for Section 8 with minor, mostly cosmetic items and a few verification items to address. Strengths: solid exterior brick, intact roofline, visible central HVAC, fresh paint and clean carpets. Likely easy-to-fix items before inspection: confirm/add CO alarm, verify/replace GFCI outlets in kitchen/bath, confirm deadbolt on entry, provide or convey stove/refrigerator (if required by program or owner preference), trim trees/vegetation near the house. No photos show major structural or life-safety failures. Anticipated time to pass initial HCV/NSPIRE inspection: minor work only — likely within 1–4 weeks depending on electrical/GFCI and CO detector verification.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show recent cosmetic work: fresh paint, clean carpeting, intact drywall and trim. Kitchen cabinets appear older but functional; no visible water stains or ceiling damage. Exterior brick veneer and siding look intact. Missing/unspecified items: listing photos do not show a stove or refrigerator — absence of appliances reduces readiness moderately but is not a safety failure. Overall condition indicates only minor cosmetic and replacement-level items before rent-ready status."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Lot is level and appears usable; driveway present. Brick front and siding look serviceable. Rear yard is fairly spacious but has heavy tree cover and overgrown vegetation close to the structure which can raise roof/roof-covering and drainage concerns if not trimmed. Circular access lids in the yard suggest a septic or utility access points — presence is good but condition/function unknown. No obvious foundation movement or major erosion visible from photos."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 70.0,
"rationale": "Visible smoke detector (ceiling) and thermostat suggest basic life-safety systems present. Windows in living area appear full-size and likely provide bedroom egress; front entry has a locking door and visible metal porch railing at the steps. No exposed wiring, no collapsed ceilings, no visible major mold or active water intrusion in photos. Unknowns: carbon monoxide alarm presence not shown, GFCI receptacles in kitchen/bath not visible, electrical panel location and condition not shown. These are common, fixable inspection items — overall moderate-low risk but require verification/quick fixes."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "An exterior HVAC condensing unit is visible, and a thermostat is shown inside, indicating central heating/AC likely present and operational. Roof appears shingled and generally even with no visible sagging. No water heater or electrical panel is pictured; plumbing fixtures and hot water are unverified. Given age (1961) some systems may need servicing or electrical updates, but visible indicators point to functioning HVAC and an intact roof — moderate system risk that requires standard pre-rental checks."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Central HVAC is operational (inferred from visible exterior condenser and interior thermostat).",
"Smoke detector shown in interior photo is functional; additional detectors/CO alarm may be required but not shown.",
"No active roof leaks or structural sagging exist (roof looks even in photos; no water stains shown inside).",
"Kitchen may not include stove or refrigerator in photos; landlord could provide appliances or tenant may supply them—missing appliances are treated as moderate, non-fatal issues.",
"Electrical panel, water heater, plumbing fixtures and hot water supply are present and serviceable but were not visible in photos and need verification.",
"Circular covers in yard are septic/utility access — assumed present and serviceable until proven otherwise.",
"Front entry door lock is serviceable; presence of a deadbolt is not confirmed and should be verified/installed if missing."
],
"score_method": "mean_of_criteria",
"overall_score": 70.7,
"rubric_version": "nsPIRE_v1_photo_assessment_2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "7986692047"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.