Property ID: 8106224743
3916 Gray Ave SW, Birmingham, AL, 35221
Birmingham, AL
Money Down: $8,280
CoC Return: 59.64%
Monthly Cash Flow: $411
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$6,900
Closing Costs
$1,380
Total Down
$8,280
Investment Snapshot
Purchase Price
$34,500
Money Down
$8,280
Cash-on-Cash Return
59.64%
Rent
$773
Monthly Cash Flow
$411
Annual Cash Flow
$4,938
Debt Service / Mo
$184
Property Tax / Mo
$57
Insurance / Mo
$43
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$773
Payment Standard
$1,210
Rent
$773
Insurance
$43
Property Tax
$57
Management
$77
Utilities Allowance
$437
NOI (Monthly)
$595
Debt Service
$184
Cash Flow After Debt
$411
Quality Score: 63.80%
Confidence: 93.00%
Likely passable after targeted, low-to-moderate repairs. The home is structurally presentable and systems are apparently functional (hot water heater, kitchen appliances, windows/doors). The main inspection risks are missing/unclear smoke and CO detectors, potential missing GFCI protection in the kitchen, and a questionable water heater installation/venting/clearance that needs verification. These are correctable within a short work scope (electrical receptacle upgrades, detectors, minor repairs to venting or water heater clearances). Expect moderate inspection work (electrical/GFCI, detectors, small mechanical corrections) before a Housing Choice Voucher inspection will reliably pass.
Section 8 Payment Standard
$1,210
Utility Allowance Total
$437
Guaranteed Section 8 Rent (PS - Utilities)
$773
Property Management
$77
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$34,500
Beds
2
Baths
1
Living Area
1,024 sqft
Lot Size
13,939 sqft
Year Built
1930
Days on Market
115
Capital Outlay
$8,280
Debt Service
$184
Property Tax / Mo
$57
Insurance / Mo
$43
Property Description
2 bedroom/1 bathroom home offering 1,024 sq. ft. of living space. This property sits on a 0.32 acre lot. The kitchen features wooden cabinets, granite countertops, and laminate flooring, while the living room has hardwood floors and a window A/C. Bedrooms include window A/C units and closet nooks, and the bathroom features laminate flooring and a wall-mounted heater. There's also a dedicated laundry area. The property is fully fenced with a covered front patio. The backyard is maintained with trimmed grass and includes a small storage area. Plumbing is connected to the city and in good working order, with no major electrical or foundation issues. Though vacant for two years, the property has been regularly maintained, ideal for investors or buyers looking for a home with solid potential and room for updates.
Utility Allowances
Heating (Elec Heat: Ala Power)
$76
Property description mentions a 'wall-mounted heater', which is assumed to be an electric heat source. Alabama Power is the primary electric provider in the schedule.
Cooking (N'Gas: Spire)
$13
Property information explicitly lists 'Gas Oven' and 'Stove-Gas'. Spire is the primary natural gas provider listed in the schedule.
Water Heating (Elec: Ala Power)
$46
Property information explicitly lists 'Electric Water Heater'. Alabama Power is the selected electric provider.
Cooling (A/C: Alabama Power)
$18
Property description mentions 'window A/C'. This allowance covers the electricity cost to run tenant-provided A/C units from Alabama Power.
Other Electric (Lights, Ref, Etc.: Ala Power)
$56
This covers general electricity for lights and other tenant-provided small appliances, using Alabama Power as the provider.
Water (Water: Birmingham)
$69
Property information indicates 'Public Water' source and is located in Birmingham, matching the 'Water: Birmingham' schedule option.
Sewer
$125
Property information states 'Sewer: Connected'. The schedule provides a fixed amount for this utility.
Trash Collection (Jefferson City (Once per week))
$20
As the property is in Birmingham (Jefferson County), the 'Jefferson City' option was selected as the most applicable municipal trash collection service on the schedule.
Refrigerator (Tenant-owned)
$8
The refrigerator is not listed as a provided appliance in the property details, so it is assumed to be tenant-owned per the rules.
Range/Microwave (Tenant-owned)
$6
A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned per the rules.
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$397
DP3 Annual Estimate$643
DP1 Monthly Equivalent$33
DP3 Monthly Equivalent$54
Replacement Value$31,400
Basis1,024 sqft / 1930
Nearby Houses
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3825 Ellis Ave SW
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4016 Park Ave SW
sold · 0.16 mi
Price: $37,000
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4105 Jefferson Ave SW
sold · 0.17 mi
Price: $20,000
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Latest sale: $20,000 on Dec 20, 2018
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4100 Park Ave SW
sold · 0.18 mi
Price: $82,500
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Latest sale: $82,500 on Aug 12, 2025
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3800 Ellis Ave SW
sold · 0.19 mi
Price: $43,000
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Latest sale: $43,000 on Jun 15, 2020
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3740 Pine Ave SW
sold · 0.21 mi
Price: $6,000
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Latest sale: $6,000 on Apr 29, 2018
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3736 Pine Ave SW
sold · 0.22 mi
Price: $98,000
3 bd / 2 ba · 1,524 sqft
Latest sale: $98,000 on Aug 17, 2020
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4010 Walnut Ave SW
sold · 0.22 mi
Price: $22,500
3 bd / 1 ba
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3737 Pine Ave SW
sold · 0.23 mi
Price: $64,000
3 bd / 1 ba · 1,118 sqft
Latest sale: $64,000 on Dec 30, 2020
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4104 Walnut Ave SW
sold · 0.25 mi
Price: $82,000
3 bd / 1 ba · 1,312 sqft
Latest sale: $82,000 on Oct 31, 2023
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No clearly visible smoke detectors in living areas/bedrooms (required).
- Water heater located in kitchen with visible flue penetration/rough seal — potential venting/clearance/combustion-air concern.
- Possible missing GFCI protection at kitchen sink outlets (not clearly visible).
- Some missing or damaged switch/outlet cover plates and exposed mechanical connections near the water heater.
Assumptions
- Listing statement that plumbing is connected and 'in good working order' is accurate; hot water is available.
- Water heater is electrically or properly vented gas unit — fuel type not confirmed from photos.
- Window A/C units and wall heater are functional and provide required heating/cooling (no central HVAC present).
- No active roof leaks exist beyond what is visible in exterior photos (roof appears aged but intact).
- Areas not photographed (bathroom, closet egress, T&P discharge piping, behind/under appliances) have no severe concealed defects unless noted.
- Listing claim of 'no major electrical or foundation issues' is taken as guidance but final verification required during inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $667 | $46,000 | $9,200 |
| 2023 | $667 | $46,000 | $9,200 |
| 2022 | $485 | $33,500 | $6,700 |
| 2021 | $485 | $33,500 | $6,700 |
| 2020 | $585 | $40,400 | $8,080 |
| 2019 | $659 | $45,500 | $9,100 |
| 2010 | $155 | $31,200 | $3,120 |
| 2009 | $155 | $31,200 | $3,120 |
| 2008 | $159 | $31,700 | $3,170 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2017-12-29 | Sold | $25,000 |
Photo Gallery
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],
"down_payment_rate": 0.2,
"insurance_monthly": 43.33,
"monthly_cash_flow": 595.12,
"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 description mentions a 'wall-mounted heater', which is assumed to be an electric heat source. Alabama Power is the primary electric provider in the schedule.",
"utility": "Heating (Elec Heat: Ala Power)",
"allowance": 76
},
{
"note": "Property information explicitly lists 'Gas Oven' and 'Stove-Gas'. Spire is the primary natural gas provider listed in the schedule.",
"utility": "Cooking (N'Gas: Spire)",
"allowance": 13
},
{
"note": "Property information explicitly lists 'Electric Water Heater'. Alabama Power is the selected electric provider.",
"utility": "Water Heating (Elec: Ala Power)",
"allowance": 46
},
{
"note": "Property description mentions 'window A/C'. This allowance covers the electricity cost to run tenant-provided A/C units from Alabama Power.",
"utility": "Cooling (A/C: Alabama Power)",
"allowance": 18
},
{
"note": "This covers general electricity for lights and other tenant-provided small appliances, using Alabama Power as the provider.",
"utility": "Other Electric (Lights, Ref, Etc.: Ala Power)",
"allowance": 56
},
{
"note": "Property information indicates 'Public Water' source and is located in Birmingham, matching the 'Water: Birmingham' schedule option.",
"utility": "Water (Water: Birmingham)",
"allowance": 69
},
{
"note": "Property information states 'Sewer: Connected'. The schedule provides a fixed amount for this utility.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "As the property is in Birmingham (Jefferson County), the 'Jefferson City' option was selected as the most applicable municipal trash collection service on the schedule.",
"utility": "Trash Collection (Jefferson City (Once per week))",
"allowance": 20
},
{
"note": "The refrigerator is not listed as a provided appliance in the property details, so it is assumed to be tenant-owned per the rules.",
"utility": "Refrigerator (Tenant-owned)",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned per the rules.",
"utility": "Range/Microwave (Tenant-owned)",
"allowance": 6
}
],
"cash_on_cash_return": 1.03,
"down_payment_amount": 6900.0,
"property_tax_annual": 687.01,
"property_tax_monthly": 57.25,
"property_tax_increase": 0.03,
"utility_allowance_total": 437.0,
"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": 4937.91,
"property_management_monthly": 77.3,
"monthly_cash_flow_after_debt": 411.49,
"cash_on_cash_return_after_debt": 0.72
},
"section8_assessment": {
"runs": [
{
"summary": "Likely passable after targeted, low-to-moderate repairs. The home is structurally presentable and systems are apparently functional (hot water heater, kitchen appliances, windows/doors). The main inspection risks are missing/unclear smoke and CO detectors, potential missing GFCI protection in the kitchen, and a questionable water heater installation/venting/clearance that needs verification. These are correctable within a short work scope (electrical receptacle upgrades, detectors, minor repairs to venting or water heater clearances). Expect moderate inspection work (electrical/GFCI, detectors, small mechanical corrections) before a Housing Choice Voucher inspection will reliably pass.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Property is largely intact with functioning kitchen appliances present (stove and refrigerator) and recently replaced-looking laminate/laminate-look flooring in main areas. Visible deferred maintenance is limited to cosmetic issues: peeling porch concrete paint, scuffed cabinet faces, minor wall/trim damage, and some surface staining on appliances. Bedrooms/living areas appear clean and habitable. Missing/damaged cabinet drawer and worn stove reduce turnkey readiness but are repairable with low/medium effort."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Key safety items present (secure metal security door with lock, intact electrical panel cover visible, bedrooms with windows for egress). However, no clear smoke detectors observed in living areas or bedrooms in photos (required), and a CO alarm is not evident while a water heater with a flue/vent is in the kitchen (could make CO detector required). Kitchen sink area does not clearly show GFCI protection. There are exposed mechanical connections and piping around the water heater and a ceiling penetration/rough flue seal above it which could be a code/combustion air or venting concern. Some outlet/switch plates appear missing or painted over. These are inspection risks that typically cause a fail until corrected but are generally fixable."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 60.0,
"rationale": "Plumbing fixtures appear present and listing states city water and working plumbing; a water heater is installed inside the kitchen (visible) which indicates hot water is available but placement and venting need verification (T&P drain not visible). No central HVAC is shown; cooling and heating appear to be window A/C units and a wall-mounted heater in the bathroom — acceptable if functional but means no central system to inspect. Electrical service panel is visible and closed; no obvious evidence of panel failure in photos. Roof appears aged but no visible active leaks. Overall systems appear functional but have notable installation/clearance and safety items that require verification by an inspector/technician."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site",
"score": 75.0,
"rationale": "Exterior shows a maintained lawn, chain-link fenced yard, covered front porch, and intact roofline with no obvious sagging or severe deterioration. Some cosmetic wear: rusted fence/gate, leaning mailbox post, peeling porch floor finish, and weathered exterior paint. Walkway and yard appear free of trip hazards or standing water. Site condition overall is serviceable and presents low risk to inspection other than cosmetic items."
}
],
"red_flags": [
"No clearly visible smoke detectors in living areas/bedrooms (required).",
"Water heater located in kitchen with visible flue penetration/rough seal — potential venting/clearance/combustion-air concern.",
"Possible missing GFCI protection at kitchen sink outlets (not clearly visible).",
"Some missing or damaged switch/outlet cover plates and exposed mechanical connections near the water heater."
],
"confidence": 0.65,
"assumptions": [
"Listing statement that plumbing is connected and 'in good working order' is accurate; hot water is available.",
"Water heater is electrically or properly vented gas unit — fuel type not confirmed from photos.",
"Window A/C units and wall heater are functional and provide required heating/cooling (no central HVAC present).",
"No active roof leaks exist beyond what is visible in exterior photos (roof appears aged but intact).",
"Areas not photographed (bathroom, closet egress, T&P discharge piping, behind/under appliances) have no severe concealed defects unless noted.",
"Listing claim of 'no major electrical or foundation issues' is taken as guidance but final verification required during inspection."
],
"overall_score": 65.0,
"rubric_version": "2026-02-16_v1"
},
{
"summary": "Overall the property appears rent-ready with mostly cosmetic and code-clarity repairs needed. Key items to correct before a Housing Choice Voucher (NSPIRE) inspection: install GFCI protection in the kitchen/bath, install or verify smoke and carbon-monoxide alarms, correct/verify water-heater venting and strapping, patch the hole in the kitchen wall, and address porch surface and entry handrail/step safety. No visible structural sagging, major roof failure, or collapsed ceilings. With the listed safety fixes and a light cleaning/painting pass, this property is likely to pass an initial Section 8 inspection within ~2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior show generally serviceable condition with recent flooring, intact cabinets and working appliances present (stove, refrigerator, water heater). Visible deferred items: peeling paint on front porch concrete, scuffed cabinetry, miscellaneous debris and cosmetic damage, small hole in kitchen wall next to fridge, and general cleaning/paint touch-ups. Missing or worn cosmetic items reduce score moderately; presence of appliances mitigates penalty (missing appliances would be a moderate reduction, but here they exist). No evidence of collapsed ceilings, major rot, or structural failure in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "Several NSPIRE safety items are either not visible or appear noncompliant: no visible GFCI-protected receptacle at the kitchen sink (standard outlet visible without GFCI), no visible carbon monoxide alarm despite apparent gas-fired water heater/vent, and no clearly-visible smoke detectors in bedroom photos. The water heater's vent/penetration through the ceiling looks improvised and needs verification of proper venting and combustion clearance. Porch step/entry lacks a handrail and the mailbox post is leaning (trip/impact hazard). There is an uncovered hole in the kitchen wall creating pest/contaminant risk. These are common inspection-fail items until corrected (GFCI/CO/smoke alarms and water-heater venting)."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Major systems appear present: water heater (newer sticker visible) and working plumbing reportedly connected to city. Heating/cooling are window A/C units visible in multiple rooms (no central HVAC present). Electrical panel is visible and appears intact in the dining area. Concerns: water-heater installation/venting needs verification (combustion vent and strapping), unknown condition of electrical circuits and absence of GFCI protection in kitchen/bath, and window A/Cs may rely on extension cords or have older wiring. Roof appears intact from front view (no visible active leaks) but age unknown. Overall systems likely functional but need code-compliance checks and simple repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Lot is maintained and fully fenced; yard grass trimmed and no standing water visible. Chain-link fence and gate show rust but are functional. Covered front porch roof/awning intact though concrete surface is peeling and needs resurfacing. Foundation and exterior walls show no visible major cracks or movement from street photos. Mailbox post is leaning and should be reset. Walkway/entry has modest trip risk (no handrail) but no collapsed stairs or severe site failures observed."
}
],
"red_flags": [
"Likely missing GFCI protection at kitchen sink (inspection-fail item).",
"No visible carbon monoxide alarm despite apparent flued water heater (inspection-fail if absent).",
"Water-heater vent/penetration looks nonstandard; requires verification of proper venting, clearances and strapping.",
"Exposed hole in kitchen wall next to refrigerator (creates pest/contaminant entry and potential electrical hazard).",
"Porch steps/entry lack visible handrail and front porch concrete surface is deteriorated (trip/fall hazard)."
],
"confidence": 0.7,
"assumptions": [
"Water heater visible in kitchen is a fuel-burning unit (has a vent pipe/flue) and therefore triggers CO detector requirement.",
"No GFCI receptacle is present at the kitchen sink based on visible standard outlet; bathrooms not photographed sufficiently to confirm GFCI there.",
"Window A/C units are the primary cooling; no central HVAC present (no duct registers visible).",
"Listing statement that plumbing is connected and 'no major electrical or foundation issues' is considered but photographic evidence for electrical code compliance (GFCI, wiring) is lacking.",
"Smoke and CO detectors are not visible in supplied photos; assume they are either absent or not in required locations unless owner confirms otherwise.",
"No active roof leaks or major hidden water damage inferred from lack of staining or sagging in interior ceiling photos."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "Overall this 2-bed single-family appears rentable with minor-to-moderate work. The house is largely cosmetic and contains required appliances, a water heater, and functional plumbing; however there are several NSPIRE risk items that should be addressed before an HCV inspection: verify and install properly located/working smoke and CO alarms, ensure GFCI protection near kitchen sink, confirm safe venting/clearances for the water heater and separation from the stove, and provide an acceptable primary heating source for all habitable rooms if required by local code. With those corrections (and routine cleaning/paint/patching) the property is likely to pass within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior show mostly cosmetic wear and deferred maintenance: peeling porch concrete, scuffed/lived-in kitchen (hole in wall next to fridge), worn stove, cabinet wear and minor clutter. Floors appear recently replaced or in decent shape; bedrooms/living areas look serviceable. Appliances (fridge, stove, water heater) are present though older/dirty. No obvious major structural damage visible. Missing small cosmetic fixes and cleaning only — easily corrected with light rehab and cleaning."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 45.0,
"rationale": "Multiple NSPIRE risk items visible or likely: no clearly visible smoke detectors in primary living/bedroom photos (location and operation not verified), no visible CO alarm, kitchen receptacle near sink appears to lack GFCI protection, water heater located in kitchen very close to stove with a small flue/vent stub—venting/clearances unclear (potential hazard), heating appears to be window AC units and a single wall-mounted heater in bathroom (may not meet local requirements for a primary heating source in all habitable rooms). Entry door has a security/screen door and lock hardware present. Exposed appliance wiring not obvious; electrical panel cover visible. These issues create moderate inspection failure risk until confirmed/fixed."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 60.0,
"rationale": "Water heater present and appears recently installed (manufacturer labels visible). Electrical panel is mounted and intact in-dwelling. Plumbing is reported connected to city and photos show functioning kitchen sink. There is no visible central HVAC; cooling is via window units and heating appears to be limited to a bathroom wall heater — this is a systems limitation and may be insufficient for inspection depending on local requirements. Roof and foundation claims in listing state no major issues and exterior photos show a generally intact roofline and foundation with no visible sagging, but roof condition beyond photos is unverified."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Yard is maintained and lot is fenced. Chain link fence is older but functional; gate and mailbox present. Covered front porch is serviceable though paint/coating is peeling and concrete surface needs repair. Shrubbery trimmed; driveway/parking area appears usable. No visible standing water, major foundation separation, or collapsed elements in exterior photos."
}
],
"red_flags": [
"Potentially improper water heater installation/clearance (water heater located in kitchen next to stove with an ambiguous vent) — possible venting or combustion/clearance issue.",
"No clearly visible smoke detectors and no visible CO alarm — likely inspection failure if absent/ non-functional.",
"Kitchen receptacles near sink lack visible GFCI protection — common NSPIRE fail.",
"No visible central heating; reliance on window AC units and a single wall heater may not meet required heating standards for all habitable rooms.",
"Hole/damage in wall next to refrigerator (exposed cavity) — needs patching and may conceal wiring/plumbing."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that there are 'no major electrical or foundation issues' is true unless contradicted by an inspection; electrical panel shown is intact.",
"Water heater is electric (labels suggest a modern unit) but the small vertical vent/flue visible may be a chase or unrelated pipe; exact fuel type and proper venting are unknown from photos.",
"No smoke or carbon monoxide alarms are visible in provided photos; assume none or improperly located until verified.",
"Kitchen outlet(s) adjacent to sink are standard non-GFCI based on visible outlet face — assume GFCI not present or not functioning until tested.",
"There is no central HVAC system visible; cooling/heating is via window ACs and a bathroom wall heater as described in listing.",
"Bedrooms have windows that likely meet egress based on size visible in photos, but exact measurements are unverified.",
"Listing statement that property has been 'regularly maintained' during two-year vacancy is accepted for items not shown (e.g., roof integrity) but should be verified by inspection."
],
"overall_score": 62.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "3916 Gray Ave SW, Birmingham, AL, 35221",
"aggregate": {
"summary": "Likely passable after targeted, low-to-moderate repairs. The home is structurally presentable and systems are apparently functional (hot water heater, kitchen appliances, windows/doors). The main inspection risks are missing/unclear smoke and CO detectors, potential missing GFCI protection in the kitchen, and a questionable water heater installation/venting/clearance that needs verification. These are correctable within a short work scope (electrical receptacle upgrades, detectors, minor repairs to venting or water heater clearances). Expect moderate inspection work (electrical/GFCI, detectors, small mechanical corrections) before a Housing Choice Voucher inspection will reliably pass.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 70.0,
"rationale": "Property is largely intact with functioning kitchen appliances present (stove and refrigerator) and recently replaced-looking laminate/laminate-look flooring in main areas. Visible deferred maintenance is limited to cosmetic issues: peeling porch concrete paint, scuffed cabinet faces, minor wall/trim damage, and some surface staining on appliances. Bedrooms/living areas appear clean and habitable. Missing/damaged cabinet drawer and worn stove reduce turnkey readiness but are repairable with low/medium effort."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site",
"score": 75.0,
"rationale": "Exterior shows a maintained lawn, chain-link fenced yard, covered front porch, and intact roofline with no obvious sagging or severe deterioration. Some cosmetic wear: rusted fence/gate, leaning mailbox post, peeling porch floor finish, and weathered exterior paint. Walkway and yard appear free of trip hazards or standing water. Site condition overall is serviceable and presents low risk to inspection other than cosmetic items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 51.7,
"rationale": "Key safety items present (secure metal security door with lock, intact electrical panel cover visible, bedrooms with windows for egress). However, no clear smoke detectors observed in living areas or bedrooms in photos (required), and a CO alarm is not evident while a water heater with a flue/vent is in the kitchen (could make CO detector required). Kitchen sink area does not clearly show GFCI protection. There are exposed mechanical connections and piping around the water heater and a ceiling penetration/rough flue seal above it which could be a code/combustion air or venting concern. Some outlet/switch plates appear missing or painted over. These are inspection risks that typically cause a fail until corrected but are generally fixable."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 60.0,
"rationale": "Plumbing fixtures appear present and listing states city water and working plumbing; a water heater is installed inside the kitchen (visible) which indicates hot water is available but placement and venting need verification (T&P drain not visible). No central HVAC is shown; cooling and heating appear to be window A/C units and a wall-mounted heater in the bathroom — acceptable if functional but means no central system to inspect. Electrical service panel is visible and closed; no obvious evidence of panel failure in photos. Roof appears aged but no visible active leaks. Overall systems appear functional but have notable installation/clearance and safety items that require verification by an inspector/technician."
}
],
"red_flags": [
"No clearly visible smoke detectors in living areas/bedrooms (required).",
"Water heater located in kitchen with visible flue penetration/rough seal — potential venting/clearance/combustion-air concern.",
"Possible missing GFCI protection at kitchen sink outlets (not clearly visible).",
"Some missing or damaged switch/outlet cover plates and exposed mechanical connections near the water heater."
],
"confidence": 0.93,
"assumptions": [
"Listing statement that plumbing is connected and 'in good working order' is accurate; hot water is available.",
"Water heater is electrically or properly vented gas unit — fuel type not confirmed from photos.",
"Window A/C units and wall heater are functional and provide required heating/cooling (no central HVAC present).",
"No active roof leaks exist beyond what is visible in exterior photos (roof appears aged but intact).",
"Areas not photographed (bathroom, closet egress, T&P discharge piping, behind/under appliances) have no severe concealed defects unless noted.",
"Listing claim of 'no major electrical or foundation issues' is taken as guidance but final verification required during inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 63.8,
"rubric_version": "2026-02-16_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8106224743"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.