Property ID: 8110630348

1812 Damon Cir, Tarrant, AL, 35217

Tarrant, AL

For Sale Feb 16, 2026 03:11 AM UTC Realtor Street View
Money Down: $21,576 CoC Return: 13.95% Monthly Cash Flow: $251
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,980
Closing Costs
$3,596
Total Down
$21,576
Primary property image

Investment Snapshot

Purchase Price
$89,900
Money Down
$21,576
Cash-on-Cash Return
13.95%
Rent
$979
Monthly Cash Flow
$251
Annual Cash Flow
$3,010
Debt Service / Mo
$478
Property Tax / Mo
$92
Insurance / Mo
$60

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$979
Payment Standard
$1,419
Rent
$979
Insurance
$60
Property Tax
$92
Management
$98
Utilities Allowance
$440
NOI (Monthly)
$729
Debt Service
$478
Cash Flow After Debt
$251

Quality Score: 69.70%

Confidence: 87.00%

This 3BR/1BA brick ranch appears cosmetically updated inside and likely rentable with minor repairs. Primary inspection risks are an aging/worn roof (visible curled/missing shingles), exterior grading/vegetation against the foundation, and a few unverified safety/system items (CO alarm, GFCI outlets, electrical panel, water heater and kitchen appliances not shown). If the roof is addressed (or confirmed sound), GFCI/CO presence verified/installed, and routine exterior cleanup performed, the unit is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks. As photographed it is not turnkey but is in generally good, rentable condition.

Section 8 Payment Standard
$1,419
Utility Allowance Total
$440
Guaranteed Section 8 Rent (PS - Utilities)
$979
Property Management
$98

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$89,900
Beds
3
Baths
1
Living Area
1,056 sqft
Lot Size
21,780 sqft
Year Built
1971
Days on Market
10
Capital Outlay
$21,576
Debt Service
$478
Property Tax / Mo
$92
Insurance / Mo
$60

Property Description

ATTENTION INVESTORS---- CURRENTLY RENTED FOR $920/month AND PROFESSIONALLY MANAGED. Welcome to Tarrant Gardens, Very nice 3 bedroom 1 Bath house in a quiet cul de sac. Great investment, Close to schools and shopping.

Utility Allowances

heating
$38
Property has central heating and a gas water heater, making natural gas the most consistent fuel source. 'N'Gas: Spire' is selected as a common provider in the region.
cooling
$22
Property has central A/C. Chosen 'A/C: Alabama Power' as it is the most expensive and a common provider in the area, per instructions for ambiguity between 'Tarrant' and 'Ala Power'.
water_heating
$35
Property details explicitly state a gas water heater. 'N'Gas: Spire' is selected as a common natural gas provider in the region.
cooking
$21
Cooking fuel is not specified. As the water heater is gas and the dryer is electric, the choice is ambiguous. 'Elec: Ala Power' was selected as it is the more expensive option, per instructions.
other_electric
$68
This covers general electric use. Chosen 'Lights, Ref, Etc.: Ala Power' as it is the most expensive and a common provider in the area, per instructions for ambiguity between 'Tarrant' and 'Ala Power'.
water
$78
Property details state public water. 'Water: Birmingham' is selected, inferring this is the correct provider for Tarrant as it is in the Birmingham metropolitan area and no Tarrant-specific option exists.
sewer
$151
Property details state it is connected to a public sewer system. The schedule provides a fixed rate for this service.
trash_collection
$27
The property is located in Tarrant, and the schedule has a specific allowance for 'Tarrant City ISCL'.

Source References

Payment Standard Source
Effective Date: Jan 01, 2026
Utility Allowance Source
Effective Date: Jan 01, 2026

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$578
DP3 Annual Estimate$859
DP1 Monthly Equivalent$48
DP3 Monthly Equivalent$72
Replacement Value$62,200
Basis1,056 sqft / 1971

Nearby Houses

Nearby house 1
Photo unavailable

1805 Damon Cir

sold · 0.05 mi
Price: $140,000
3 bd / 2 ba · 1,680 sqft
Latest sale: $140,000
Latest rent: —
Nearby house 2
Photo unavailable

1808 Etowah Cir

sold · 0.07 mi
Price: $97,000
3 bd / 1 ba · 1,050 sqft
Latest sale: $97,000
Latest rent: —
Nearby house 3
Photo unavailable

1804 Etowah St

sold · 0.09 mi
Price: $62,000
3 bd / 2 ba · 1,350 sqft
Latest sale: $62,000 on Jul 29, 2021
Latest rent: $1,208 on Oct 27, 2022
Nearby house 4
Photo unavailable

1905 Etowah St

sold · 0.10 mi
Price: $90,000
3 bd / 2 ba · 1,204 sqft
Latest sale: $90,000
Latest rent: —
Nearby house 5
Photo unavailable

1436 Elizabeth Ave

sold · 0.12 mi
Price: $135,000
3 bd / 2 ba · 1,176 sqft
Latest sale: $135,000
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success
  • Roof deterioration: visible curled/missing shingles and worn areas — risk of leaks (needs immediate verification/repair).
  • Shrubs/vegetation tight to foundation — moisture and pest risk; trim back and inspect for damage.
  • No visible carbon monoxide detector in photos — if there are fuel-burning appliances or attached garage, CO alarm required.
  • Kitchen appliances not shown in listing photos — presence/function of stove and refrigerator should be confirmed prior to move-in.

Assumptions

  • Listing statement 'currently rented' is accurate and indicates recent occupancy.
  • Interior photos are representative of the whole unit; kitchen and mechanical room were not provided.
  • HVAC exists and is functional based on presence of thermostat and vents; operational status not verified.
  • Smoke alarm visible in hallway is functional; no carbon monoxide alarm was visible in photos.
  • Bedrooms' windows meet minimum egress dimensions based on typical double-hung window appearance, but sizing/operation not measured.
  • No active roof leaks or interior water stains are present — none visible in interior photos, but roof wear in exterior photo raises risk of future leaks.
  • Electrical panel, water heater and gas appliances (if any) are present but were not photographed and thus their condition is unknown.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,071 $79,400 $15,880
2023 $1,071 $95,000 $19,000
2022 $802 $71,100 $14,220
2021 $826 $73,300 $14,660
2019 $826 $73,300 $14,660
2018 $709 $62,900 $12,580
2017 $661 $58,600 $11,720
2016 $709 $62,900 $12,580
2015 $709 $62,900 $12,580
2013 $654 $56,700 $11,340
2012 $715 $62,100 $12,420
2011 $767 $66,700 $13,340
2010 $750 $65,200 $13,040
2009 $750 $65,200 $13,040
2008 $766 $66,600 $13,320
2007 $713 $61,900 $12,380

Sale History

DateEventPrice
2026-02-06 Listed $89,900
2023-10-10 Listing removed $0
2023-10-06 Listed for rent $840
2018-01-27 Listing removed $800
2017-12-30 Listed for rent $800
2016-12-02 Listing removed $775
2016-11-04 Listed for rent $775
2016-08-26 Sold $17,000
2016-07-22 Price Changed $19,900
2016-06-20 Price Changed $23,900
2016-05-22 Price Changed $28,900
2016-04-19 Listed $32,900
2006-05-04 Listing removed $74,900
2005-11-04 Listed $74,900
2005-11-02 Listing removed $77,900
2005-07-02 Listed $77,900
2005-06-29 Listing removed $79,000
2005-04-27 Listed $79,000
2005-03-24 Sold $59,190
1981-04-20 Sold $27,807

Photo Gallery

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            "price": 775,
            "listing": {
              "status": "off_market",
              "list_date": null,
              "list_price": 840,
              "listing_id": "615360163",
              "last_update_date": "2023-10-06T13:31:55Z",
              "last_status_change_date": "2023-10-10T13:20:18Z"
            },
            "event_name": "Listed for rent",
            "price_sqft": 0.7339015151515151,
            "source_name": "AppfolioUnits",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "2697680",
            "price_change_percentage": null
          },
          {
            "date": "2016-08-26",
            "price": 17000,
            "listing": {
              "status": "sold",
              "list_date": "2016-04-19T07:00:00Z",
              "list_price": 19900,
              "listing_id": "608677871",
              "last_update_date": "2016-08-29T18:38:00Z",
              "last_status_change_date": "2016-08-26T07:00:00Z"
            },
            "event_name": "Sold",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": -2900,
            "days_after_listed": "129 days",
            "source_listing_id": "747571",
            "price_change_percentage": "-48.33%"
          },
          {
            "date": "2016-07-22",
            "price": 19900,
            "listing": {
              "status": "sold",
              "list_date": "2016-04-19T07:00:00Z",
              "list_price": 19900,
              "listing_id": "608677871",
              "last_update_date": "2016-08-29T18:38:00Z",
              "last_status_change_date": "2016-08-26T07:00:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": -4000,
            "days_after_listed": null,
            "source_listing_id": "747571",
            "price_change_percentage": null
          },
          {
            "date": "2016-06-20",
            "price": 23900,
            "listing": {
              "status": "sold",
              "list_date": "2016-04-19T07:00:00Z",
              "list_price": 19900,
              "listing_id": "608677871",
              "last_update_date": "2016-08-29T18:38:00Z",
              "last_status_change_date": "2016-08-26T07:00:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": -5000,
            "days_after_listed": null,
            "source_listing_id": "747571",
            "price_change_percentage": null
          },
          {
            "date": "2016-05-22",
            "price": 28900,
            "listing": {
              "status": "sold",
              "list_date": "2016-04-19T07:00:00Z",
              "list_price": 19900,
              "listing_id": "608677871",
              "last_update_date": "2016-08-29T18:38:00Z",
              "last_status_change_date": "2016-08-26T07:00:00Z"
            },
            "event_name": "Price Changed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": -4000,
            "days_after_listed": null,
            "source_listing_id": "747571",
            "price_change_percentage": null
          },
          {
            "date": "2016-04-19",
            "price": 32900,
            "listing": {
              "status": "sold",
              "list_date": "2016-04-19T07:00:00Z",
              "list_price": 19900,
              "listing_id": "608677871",
              "last_update_date": "2016-08-29T18:38:00Z",
              "last_status_change_date": "2016-08-26T07:00:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "747571",
            "price_change_percentage": null
          },
          {
            "date": "2006-05-04",
            "price": 74900,
            "listing": {
              "status": "off_market",
              "list_date": "2005-11-04T07:00:00Z",
              "list_price": 74900,
              "listing_id": "542076035",
              "last_update_date": "2006-05-05T12:00:00Z",
              "last_status_change_date": "2006-05-04T07:00:00Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": "181 days",
            "source_listing_id": "281171",
            "price_change_percentage": null
          },
          {
            "date": "2005-11-04",
            "price": 74900,
            "listing": {
              "status": "off_market",
              "list_date": "2005-11-04T07:00:00Z",
              "list_price": 74900,
              "listing_id": "542076035",
              "last_update_date": "2006-05-05T12:00:00Z",
              "last_status_change_date": "2006-05-04T07:00:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "281171",
            "price_change_percentage": null
          },
          {
            "date": "2005-11-02",
            "price": 77900,
            "listing": {
              "status": "off_market",
              "list_date": "2005-07-02T07:00:00Z",
              "list_price": 77900,
              "listing_id": "541848919",
              "last_update_date": "2005-11-02T23:00:41Z",
              "last_status_change_date": "2005-11-02T07:00:00Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": "123 days",
            "source_listing_id": "269734",
            "price_change_percentage": null
          },
          {
            "date": "2005-07-02",
            "price": 77900,
            "listing": {
              "status": "off_market",
              "list_date": "2005-07-02T07:00:00Z",
              "list_price": 77900,
              "listing_id": "541848919",
              "last_update_date": "2005-11-02T23:00:41Z",
              "last_status_change_date": "2005-11-02T07:00:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "269734",
            "price_change_percentage": null
          },
          {
            "date": "2005-06-29",
            "price": 79000,
            "listing": {
              "status": "off_market",
              "list_date": "2005-04-27T07:00:00Z",
              "list_price": 79000,
              "listing_id": "542456263",
              "last_update_date": "2005-06-30T03:48:49Z",
              "last_status_change_date": "2005-06-29T07:00:00Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": "63 days",
            "source_listing_id": "263054",
            "price_change_percentage": null
          },
          {
            "date": "2005-04-27",
            "price": 79000,
            "listing": {
              "status": "off_market",
              "list_date": "2005-04-27T07:00:00Z",
              "list_price": 79000,
              "listing_id": "542456263",
              "last_update_date": "2005-06-30T03:48:49Z",
              "last_status_change_date": "2005-06-29T07:00:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "263054",
            "price_change_percentage": "+33.47%"
          },
          {
            "date": "2005-03-24",
            "price": 59190,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 56.05113636363637,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          },
          {
            "date": "1981-04-20",
            "price": 27807,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 26.332386363636363,
            "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": "8110630348",
  "generated_at": "2026-02-16T03:11:06.998536Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 69.7
  },
  "utility_allowance": {
    "zip_code": "35217",
    "home_photo": "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m3365924245s-w1280.jpg",
    "rent_price": 979.0,
    "loan_amount": 71920.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/1812-Damon-Cir_Tarrant_AL_35217_M81106-30348",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 89900.0,
    "loan_term_years": 30,
    "annual_cash_flow": 8751.57,
    "mortgage_monthly": 478.49,
    "payment_standard": 1419.0,
    "total_amount_out": 17980.0,
    "additional_photos": [
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m517863581s-w1280.jpg",
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m895280357s-w1280.jpg",
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m2119190379s-w1280.jpg",
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m2230085909s-w1280.jpg",
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m2862677451s-w1280.jpg",
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m3229951248s-w1280.jpg",
      "https://ap.rdcpix.com/8c76e77a53613837be641c9ae9933000l-m3208967290s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 59.88,
    "monthly_cash_flow": 729.3,
    "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 and a gas water heater, making natural gas the most consistent fuel source. 'N'Gas: Spire' is selected as a common provider in the region.",
        "utility": "heating",
        "allowance": 38
      },
      {
        "note": "Property has central A/C. Chosen 'A/C: Alabama Power' as it is the most expensive and a common provider in the area, per instructions for ambiguity between 'Tarrant' and 'Ala Power'.",
        "utility": "cooling",
        "allowance": 22
      },
      {
        "note": "Property details explicitly state a gas water heater. 'N'Gas: Spire' is selected as a common natural gas provider in the region.",
        "utility": "water_heating",
        "allowance": 35
      },
      {
        "note": "Cooking fuel is not specified. As the water heater is gas and the dryer is electric, the choice is ambiguous. 'Elec: Ala Power' was selected as it is the more expensive option, per instructions.",
        "utility": "cooking",
        "allowance": 21
      },
      {
        "note": "This covers general electric use. Chosen 'Lights, Ref, Etc.: Ala Power' as it is the most expensive and a common provider in the area, per instructions for ambiguity between 'Tarrant' and 'Ala Power'.",
        "utility": "other_electric",
        "allowance": 68
      },
      {
        "note": "Property details state public water. 'Water: Birmingham' is selected, inferring this is the correct provider for Tarrant as it is in the Birmingham metropolitan area and no Tarrant-specific option exists.",
        "utility": "water",
        "allowance": 78
      },
      {
        "note": "Property details state it is connected to a public sewer system. The schedule provides a fixed rate for this service.",
        "utility": "sewer",
        "allowance": 151
      },
      {
        "note": "The property is located in Tarrant, and the schedule has a specific allowance for 'Tarrant City ISCL'.",
        "utility": "trash_collection",
        "allowance": 27
      }
    ],
    "cash_on_cash_return": 0.49,
    "down_payment_amount": 17980.0,
    "property_tax_annual": 1103.13,
    "property_tax_monthly": 91.93,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 440.0,
    "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": 3009.74,
    "property_management_monthly": 97.9,
    "monthly_cash_flow_after_debt": 250.81,
    "cash_on_cash_return_after_debt": 0.17
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "This 3BR/1BA brick ranch appears cosmetically updated inside and likely rentable with minor repairs. Primary inspection risks are an aging/worn roof (visible curled/missing shingles), exterior grading/vegetation against the foundation, and a few unverified safety/system items (CO alarm, GFCI outlets, electrical panel, water heater and kitchen appliances not shown). If the roof is addressed (or confirmed sound), GFCI/CO presence verified/installed, and routine exterior cleanup performed, the unit is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks. As photographed it is not turnkey but is in generally good, rentable condition.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 75.0,
            "rationale": "Interior photos show recent paint, intact drywall, baseboards and new-looking light fixtures; floors (laminate/vinyl) appear in good condition. Exterior brick looks intact. Observable deferred items: driveway concrete cracking, overgrown shrubs at foundation, and roof shingles are worn/curled in places. Kitchen is not pictured so appliance condition is unknown — missing/unknown appliances reduce score moderately but interior condition is otherwise good."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 70.0,
            "rationale": "Visible hallway smoke alarm present. Windows in bedrooms are present (likely provide egress) and interior doors and locks appear intact. No exposed wiring, no visible mold or active water intrusion in photos. Unknown/ not visible: carbon monoxide alarm, GFCI protection in kitchen/bath, electrical panel condition, and presence of deadbolt on entry. Bathroom has a window near tub (needs verification of glazing/operation). Because no life‑threatening hazards are visible but several required items are not shown, there is moderate inspection risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC/Elect/Plumb/Roof)",
            "score": 65.0,
            "rationale": "Thermostat and supply/return vents visible, indicating an HVAC system is present. Plumbing fixtures in bathroom appear functional with no visible leaks. Electrical panel/water heater not shown. Roof shows visible wear (curled/missing shingles and some areas of degradation) which increases risk of leaks if not repaired; roof condition is the primary systems concern. Overall systems appear present but some system components are unverified and roof needs attention."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 60.0,
            "rationale": "Brick exterior and foundation appear generally intact in photos. Driveway has cracking and edge spalling. Landscaping is overgrown next to the foundation (shrubs touching brick) which raises moisture/termite risk. Gutters/downspouts not clearly visible; roof eave edges show wear. Yard and walk to entry appear passable but would benefit from basic cleanup and minor concrete repair."
          }
        ],
        "red_flags": [
          "Roof deterioration: visible curled/missing shingles and worn areas — risk of leaks (needs immediate verification/repair).",
          "Shrubs/vegetation tight to foundation — moisture and pest risk; trim back and inspect for damage.",
          "No visible carbon monoxide detector in photos — if there are fuel-burning appliances or attached garage, CO alarm required.",
          "Kitchen appliances not shown in listing photos — presence/function of stove and refrigerator should be confirmed prior to move-in."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Listing statement 'currently rented' is accurate and indicates recent occupancy.",
          "Interior photos are representative of the whole unit; kitchen and mechanical room were not provided.",
          "HVAC exists and is functional based on presence of thermostat and vents; operational status not verified.",
          "Smoke alarm visible in hallway is functional; no carbon monoxide alarm was visible in photos.",
          "Bedrooms' windows meet minimum egress dimensions based on typical double-hung window appearance, but sizing/operation not measured.",
          "No active roof leaks or interior water stains are present — none visible in interior photos, but roof wear in exterior photo raises risk of future leaks.",
          "Electrical panel, water heater and gas appliances (if any) are present but were not photographed and thus their condition is unknown."
        ],
        "overall_score": 69.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall this 3BR/1BA single-family appears mostly cosmetically updated inside and likely to pass many HCV inspection checkpoints after a short list of verifications and small repairs. Primary concerns are an aged roof with visible shingle damage, unverified smoke/CO detector coverage and GFCI protection, and lack of photos confirming kitchen appliances and major mechanicals (water heater, HVAC operation, electrical panel). If the manager verifies working HVAC, hot water and provides/install proper detectors and GFCI protection as needed, this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks (minor repairs).",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 75.0,
            "rationale": "Interior appears recently painted and cleaned; laminate/vinyl flooring and fixtures look in good condition. Bathroom and living areas show no visible major damage. Exterior shows deferred maintenance: roof shingles are curled/missing in places and will likely need replacement or patching; driveway concrete is cracked; landscaping (large shrubs) abuts the foundation and needs trimming/removal. Kitchen and appliances are not shown in photos — listing says currently rented (implying appliances may be present) but absence of kitchen images creates uncertainty. Overall mostly cosmetic and mid-level capital repairs rather than immediate structural rehab."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance",
            "score": 70.0,
            "rationale": "No exposed wiring or visible electrical hazards in photos. Floor registers, outlet covers and interior doors present. Hallway shows at least one wall/ceiling-mounted detector device, but smoke detector coverage in each bedroom/outside sleeping areas and carbon monoxide detector presence are not verifiable from photos. GFCI presence in bathroom/kitchen is not visible. Windows appear operable and likely provide egress for bedrooms but specific sill heights and egress dimensions cannot be confirmed. No visible active leaks, collapsed ceilings, or severe mold. Risk items to address before inspection: confirm/install correctly located smoke/CO detectors and GFCI protection where required."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems & Mechanical Condition",
            "score": 65.0,
            "rationale": "Supply/return vents indicate a central HVAC system is present; operation not verified. Water heater, furnace/AC units, main electrical panel and sewer/septic components are not shown. Roof shows aged shingle wear which could affect attic/water intrusion if not addressed. Plumbing fixtures (toilet, sink, tub) appear intact in photos. Given the age of the house (1971) and limited system photos, assign moderate score: systems probably functional (rented property) but several critical components need verification (HVAC operation, water heater, electrical panel, roof condition)."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 65.0,
            "rationale": "Brick exterior appears intact. Roof shows visible wear: buckling/curled shingles and some missing pieces along the ridge/edges. Gutters partially visible but condition not fully documented. Driveway and small front walkway show cracking and surface deterioration. Landscaping has overgrown shrubs against foundation which can trap moisture. No visible signs of major foundation movement or structural sagging from available exterior photo, but limited viewpoints prevent a full foundation assessment."
          }
        ],
        "red_flags": [
          "Aged roof with visible curled/missing shingles — likely needs replacement or significant repair soon.",
          "Smoke/CO detector coverage and locations not verifiable (only one device visible in hallway) — may fail NSPIRE if detectors are missing or improperly located.",
          "Kitchen appliances and major system components (water heater, electrical panel) not documented in photos — must be verified prior to inspection.",
          "Landscaping (large shrubs) abutting foundation could cause moisture issues if not trimmed/removed."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Listing statement that the unit is currently rented and professionally managed is accurate and indicates recent occupancy and functioning basic systems.",
          "Kitchen and major appliances (stove, refrigerator) are present and operable despite not being pictured (listing indicates rental).",
          "Central HVAC exists (floor/return registers visible) and is operational but not verified by photos.",
          "No active roof leaks or interior water damage beyond what is visible; roof wear is surface-level now but will likely require replacement in short term.",
          "No severe hidden structural issues (foundation movement, sagging ceilings) beyond what is visible in exterior/interior photos."
        ],
        "overall_score": 70.0,
        "rubric_version": "2026-02-16-nspire-v1"
      },
      {
        "summary": "Overall the house appears moderately turnkey for a Housing Choice Voucher inspection with mostly cosmetic/upkeep items and a few moderate risks. Interiors are clean with functioning fixtures, bedrooms have windows, central HVAC is likely present, and no immediate life‑threatening hazards are visible. Primary concerns that could delay or fail an inspection are: roof shingle deterioration, lack of clearly visible ceiling‑mounted smoke detectors/CO/GFCI verification, shrubs obstructing windows/egress, and absence of kitchen/appliance photos. With targeted minor repairs (install/verify smoke & CO detectors, GFCI checks, clear shrubbery, address driveway lip) and a roof inspection/repairs as needed, the property is likely to pass an initial NSPIRE/HCV inspection within 2–6 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Deferred Repairs",
            "score": 75.0,
            "rationale": "Interior photos show recent paint, intact drywall, functioning doors, new-looking vanity and fixtures, and generally clean finished floors (laminate/vinyl). Minor cosmetic items visible: baseboard touch-ups, varying flooring types between rooms, and driveway edge wear outside. Listing mentions current professional management and tenancy. Missing kitchen photos and no visible major interior damage. Missing appliances (kitchen not shown) likely an easy-to-fix capital item but reduces turnkey readiness moderately."
          },
          {
            "key": "safety_code",
            "label": "Safety & NSPIRE Code Risks",
            "score": 70.0,
            "rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, major water stains, active mold, exposed wiring or visible electrical panel issues). A wall-mounted alarm/box is visible in hallway but there are no clearly visible ceiling‑mounted smoke detectors in rooms photographed; CO detector presence is not confirmed. Windows present in bedrooms consistent with egress but sizes cannot be measured from photos. Bathroom fixtures appear functional. GFCI protection at bathroom/kitchen outlets not verifiable from photos. Entry door appears serviceable but deadbolt presence not confirmed. Net: moderate inspection risk due to unverified detectors, GFCI and kitchen electrical."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
            "score": 70.0,
            "rationale": "Thermostat and multiple floor/wall vents visible, indicating central HVAC/forced air likely present and recently serviced appearance; no visible heating absence. Bathroom plumbing fixtures and tub are intact in photos; hot water and plumbing function cannot be directly confirmed. Roof shows aged shingles with localized wear and a few apparent damaged areas along the eaves (visible discoloration and small missing/shifting shingles) — no active leaks or structural roof collapse visible in photos but roof condition is a medium risk item and may require repair/replacement within a few years. No water heater or electrical panel photos to confirm condition."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 65.0,
            "rationale": "Brick exterior appears structurally intact. Driveway has visible cracking and a pronounced lip/edge at the turnaround that is a trip hazard. Landscaping is overgrown in front, partially obscuring windows which can impede egress/security and may hide exterior deterioration. Roof edge/shingle wear noted from exterior photo. Walkway and front steps appear serviceable. No visible standing water, major foundation cracks or pest infestation shown, but yard grading and drainage are not verifiable from images."
          }
        ],
        "red_flags": [
          "Visible roof wear / missing or degraded shingles at eaves — potential for leaks if unrepaired.",
          "No clearly visible ceiling‑mounted smoke detectors or confirmed CO detector (safety-critical).",
          "Shrubs overgrown and partially blocking windows — potential egress and security issue.",
          "Driveway edge lip/cracking is a trip hazard and may need repair to pass safety review.",
          "No kitchen photos / appliances not shown — appliance condition/installation (stove/fridge) must be verified before inspection."
        ],
        "confidence": 0.75,
        "assumptions": [
          "Interior photos are representative of the full unit condition; no unseen water damage or mold exists in non-photographed areas.",
          "Central HVAC/furnace is present and operational (thermostat and vents observed), but full functional testing not performed.",
          "Bedrooms’ windows meet egress size requirements typical for the market (double-hung windows visible) though measurements were not taken.",
          "Kitchen and major appliances exist but were not photographed; absence in photos assumed to be omission rather than permanent lack but will need confirmation.",
          "No active roof leaks are present despite visible shingle wear; roof deterioration inferred from exterior photo but not confirmed as leaking.",
          "Electrical panel condition and presence of GFCI outlets not visible; assumed typical mid-life condition for a 1971 build that has had some updates."
        ],
        "overall_score": 75.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "1812 Damon Cir, Tarrant, AL, 35217",
    "aggregate": {
      "summary": "This 3BR/1BA brick ranch appears cosmetically updated inside and likely rentable with minor repairs. Primary inspection risks are an aging/worn roof (visible curled/missing shingles), exterior grading/vegetation against the foundation, and a few unverified safety/system items (CO alarm, GFCI outlets, electrical panel, water heater and kitchen appliances not shown). If the roof is addressed (or confirmed sound), GFCI/CO presence verified/installed, and routine exterior cleanup performed, the unit is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks. As photographed it is not turnkey but is in generally good, rentable condition.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 75.0,
          "rationale": "Interior photos show recent paint, intact drywall, baseboards and new-looking light fixtures; floors (laminate/vinyl) appear in good condition. Exterior brick looks intact. Observable deferred items: driveway concrete cracking, overgrown shrubs at foundation, and roof shingles are worn/curled in places. Kitchen is not pictured so appliance condition is unknown — missing/unknown appliances reduce score moderately but interior condition is otherwise good."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site",
          "score": 63.3,
          "rationale": "Brick exterior and foundation appear generally intact in photos. Driveway has cracking and edge spalling. Landscaping is overgrown next to the foundation (shrubs touching brick) which raises moisture/termite risk. Gutters/downspouts not clearly visible; roof eave edges show wear. Yard and walk to entry appear passable but would benefit from basic cleanup and minor concrete repair."
        },
        {
          "key": "safety_code",
          "label": "Safety & Code Compliance",
          "score": 70.0,
          "rationale": "Visible hallway smoke alarm present. Windows in bedrooms are present (likely provide egress) and interior doors and locks appear intact. No exposed wiring, no visible mold or active water intrusion in photos. Unknown/ not visible: carbon monoxide alarm, GFCI protection in kitchen/bath, electrical panel condition, and presence of deadbolt on entry. Bathroom has a window near tub (needs verification of glazing/operation). Because no life‑threatening hazards are visible but several required items are not shown, there is moderate inspection risk."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems (HVAC/Elect/Plumb/Roof)",
          "score": 66.7,
          "rationale": "Thermostat and supply/return vents visible, indicating an HVAC system is present. Plumbing fixtures in bathroom appear functional with no visible leaks. Electrical panel/water heater not shown. Roof shows visible wear (curled/missing shingles and some areas of degradation) which increases risk of leaks if not repaired; roof condition is the primary systems concern. Overall systems appear present but some system components are unverified and roof needs attention."
        }
      ],
      "red_flags": [
        "Roof deterioration: visible curled/missing shingles and worn areas — risk of leaks (needs immediate verification/repair).",
        "Shrubs/vegetation tight to foundation — moisture and pest risk; trim back and inspect for damage.",
        "No visible carbon monoxide detector in photos — if there are fuel-burning appliances or attached garage, CO alarm required.",
        "Kitchen appliances not shown in listing photos — presence/function of stove and refrigerator should be confirmed prior to move-in."
      ],
      "confidence": 0.87,
      "assumptions": [
        "Listing statement 'currently rented' is accurate and indicates recent occupancy.",
        "Interior photos are representative of the whole unit; kitchen and mechanical room were not provided.",
        "HVAC exists and is functional based on presence of thermostat and vents; operational status not verified.",
        "Smoke alarm visible in hallway is functional; no carbon monoxide alarm was visible in photos.",
        "Bedrooms' windows meet minimum egress dimensions based on typical double-hung window appearance, but sizing/operation not measured.",
        "No active roof leaks or interior water stains are present — none visible in interior photos, but roof wear in exterior photo raises risk of future leaks.",
        "Electrical panel, water heater and gas appliances (if any) are present but were not photographed and thus their condition is unknown."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 69.7,
      "rubric_version": "2026-02-NSPIRE-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "8110630348"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.