Property ID: 8114021549
1225 Elizabeth Ave, Birmingham, AL, 35217
Birmingham, AL
Money Down: $25,333
CoC Return: 3.35%
Monthly Cash Flow: $71
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,111
Closing Costs
$4,222
Total Down
$25,333
Investment Snapshot
Purchase Price
$105,556
Money Down
$25,333
Cash-on-Cash Return
3.35%
Rent
$895
Monthly Cash Flow
$71
Annual Cash Flow
$849
Debt Service / Mo
$562
Property Tax / Mo
$98
Insurance / Mo
$75
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$895
Payment Standard
$1,419
Rent
$895
Insurance
$75
Property Tax
$98
Management
$90
Utilities Allowance
$524
NOI (Monthly)
$633
Debt Service
$562
Cash Flow After Debt
$71
Quality Score: 65.50%
Confidence: 89.00%
Overall this single-family property presents as a moderately low-risk rental with intact exterior, functional-looking roof, porch railings, and managed status. Key unknowns (interior condition, smoke/CO detectors, GFCI, HVAC/water heater, electrical panel, and lead-based paint condition) lower the NSPIRE pass confidence. Likely requires minor repairs, safety checks and possible corrective items before an initial HCV/NSPIRE inspection (estimated time to pass: 2–6 weeks if interior systems are serviceable; longer if lead abatement or major system repairs are needed).
Section 8 Payment Standard
$1,419
Utility Allowance Total
$524
Guaranteed Section 8 Rent (PS - Utilities)
$895
Property Management
$90
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$105,556
Beds
3
Baths
1
Living Area
1,697 sqft
Lot Size
7,841 sqft
Year Built
1945
Days on Market
98
Capital Outlay
$25,333
Debt Service
$562
Property Tax / Mo
$98
Insurance / Mo
$75
Property Description
Property is part of a 9 door portfolio. One of the 9 is a townhome. Properties are to be sold together and not broken up into individual sales. All information available in MLS documents tab. Properties are currently under management with a local property management company.
Utility Allowances
Elec Heat: Ala Power
$93
Property has electric heating. 'Ala Power' is selected as the most likely provider in the Birmingham area.
A/C: Alabama Power
$22
Property has electric cooling. 'Alabama Power' is selected as the most likely provider in the Birmingham area.
N'Gas: Spire
$15
Property has a gas cooktop and oven. 'Spire' is a major natural gas provider in the area and was chosen as a reasonable default.
Elec: Ala Power
$56
Property has an electric water heater. 'Ala Power' is selected as the most likely provider in the Birmingham area.
Lights, Ref, Etc.: Ala Power
$68
This covers general electric use. 'Ala Power' is selected as the most likely provider in the Birmingham area.
Water: Birmingham
$78
Property is listed with 'Public Water' in Birmingham, matching this schedule item directly.
Sewer
$151
Property is listed as 'Sewer Connected'. The allowance is a fixed value from the schedule for the corresponding bedroom count.
Tarrant City ISCL
$27
Trash collection provider was chosen based on the property's area and subdivision name being 'Tarrant'.
Tenant-Owned Refrigerator
$8
The property info does not state a refrigerator is provided, so the tenant-owned allowance is applied.
Tenant-Owned Range/Microwave
$6
The property info does not state a microwave is provided, so the tenant-owned 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$744
DP3 Annual Estimate$1,056
DP1 Monthly Equivalent$62
DP3 Monthly Equivalent$88
Replacement Value$86,800
Basis1,697 sqft / 1945
Nearby Houses
Photo unavailable
1301 Elizabeth Ave
sold · 0.02 mi
Price: $65,000
2 bd / 1 ba · 1,152 sqft
Latest sale: $65,000
Latest rent: —
Photo unavailable
1263 Elizabeth Ter
sold · 0.02 mi
Price: $554,900
5 bd / 3 ba · 3,544 sqft
Latest sale: $554,900
Latest rent: —
Photo unavailable
1290 Elizabeth Ter
sold · 0.03 mi
Price: $459,190
3 bd / 2 ba · 2,177 sqft
Latest sale: $459,190
Latest rent: —
Photo unavailable
1251 Elizabeth Ter
sold · 0.03 mi
Price: $546,501
4 bd / 3 ba · 3,151 sqft
Latest sale: $546,501
Latest rent: —
Photo unavailable
1264 Elizabeth Ter
sold · 0.04 mi
Price: $565,790
5 bd / 3 ba · 3,592 sqft
Latest sale: $565,790
Latest rent: —
Photo unavailable
1260 Elizabeth Ter
sold · 0.04 mi
Price: $559,550
5 bd / 3 ba · 3,544 sqft
Latest sale: $559,550
Latest rent: —
Photo unavailable
1252 Elizabeth Ter
sold · 0.04 mi
Price: $464,670
3 bd / 2 ba · 2,202 sqft
Latest sale: $464,670
Latest rent: —
Photo unavailable
1244 Elizabeth Ter
sold · 0.04 mi
Price: $472,748
4 bd / 3 ba · 2,428 sqft
Latest sale: $472,748
Latest rent: —
Photo unavailable
1240 Elizabeth Ter
sold · 0.05 mi
Price: $448,590
3 bd / 3 ba · 2,016 sqft
Latest sale: $448,590
Latest rent: —
Photo unavailable
1304 Elizabeth Ave
for_sale · 0.05 mi
Price: $90,000
3 bd / 1 ba · 1,480 sqft
Latest sale: $7,500
Latest rent: —
Photo unavailable
1715 Jackson Blvd
sold · 0.06 mi
Price: $63,500
4 bd / 2 ba
Latest sale: $63,500
Latest rent: —
Photo unavailable
1813 Virginia St
sold · 0.07 mi
Price: $45,000
3 bd / 1 ba · 1,296 sqft
Latest sale: $45,000
Latest rent: —
Photo unavailable
1409 Elizabeth Ave
sold · 0.07 mi
Price: $17,900
3 bd / 1 ba
Latest sale: $17,900
Latest rent: —
Photo unavailable
1408 Elizabeth Ave
sold · 0.08 mi
Price: $60,000
4 bd / 1 ba · 2,048 sqft
Latest sale: $60,000
Latest rent: —
Photo unavailable
1412 Elizabeth Ave
sold · 0.09 mi
Price: $32,500
3 bd / 1 ba · 1,096 sqft
Latest sale: $32,500
Latest rent: —
Photo unavailable
1412 Ford Ave
sold · 0.09 mi
Price: $18,500
3 bd / 2 ba · 1,324 sqft
Latest sale: $18,500
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos and systems (HVAC, water heater, electrical panel, appliances) were not provided; assumption is the property has functional but unverified mechanical systems because it is currently under management.
- Smoke and carbon monoxide detectors, GFCI outlets, and other interior safety items are not visible in photos; their presence/placement is assumed but unconfirmed and will likely require verification or installation to meet NSPIRE.
- No visible active roof leaks or major structural movement observed from exterior photos; roof is assumed serviceable though chimney crown shows minor deterioration that may need repair.
- Because the house was built in 1945 (pre-1978), assume lead-based paint hazard is possible until tested/inspected and any peeling paint surfaces must be addressed per HUD requirements.
- Windows shown are assumed to provide adequate egress for at least some bedrooms but bedroom egress remains unverified and must be confirmed during inspection.
- Minor exterior trip hazards (stepping stones) and overgrown landscaping are assumed to be simple maintenance items, not structural failures.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,141 | $101,200 | $20,240 |
| 2023 | $1,141 | $101,200 | $20,240 |
| 2022 | $789 | $70,000 | $14,000 |
| 2021 | $868 | $77,000 | $15,400 |
| 2020 | $618 | $54,800 | $10,960 |
| 2019 | $644 | $57,100 | $11,420 |
| 2018 | $558 | $49,500 | $9,900 |
| 2017 | $558 | $79,500 | $15,900 |
| 2016 | $847 | $75,100 | $15,020 |
| 2015 | $896 | $79,500 | $15,900 |
| 2013 | $835 | $72,700 | $14,540 |
| 2012 | $897 | $78,200 | $15,640 |
| 2011 | $911 | $79,500 | $15,900 |
| 2010 | $400 | $79,500 | $7,950 |
| 2009 | $400 | $79,500 | $7,950 |
| 2008 | $410 | $81,300 | $8,130 |
| 2007 | $398 | $79,200 | $7,920 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2010-12-17 | Sold | $11,000 |
| 2010-09-28 | Sold | $48,197 |
| 2002-03-19 | Sold | $63,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-12-17 | Listed for rent | $1,150 | — |
| 2022-05-14 | Listed for rent | $950 | — |
Photo Gallery
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"year": 2012,
"market": {
"land": 14400,
"total": 78200,
"building": 63800
},
"assessment": {
"land": 2880,
"total": 15640,
"building": 12760
}
},
{
"tax": 911,
"year": 2011,
"market": {
"land": 14400,
"total": 79500,
"building": 65100
},
"assessment": {
"land": 2880,
"total": 15900,
"building": 13020
}
},
{
"tax": 400,
"year": 2010,
"market": {
"land": 14400,
"total": 79500,
"building": 65100
},
"assessment": {
"land": 1440,
"total": 7950,
"building": 6510
}
},
{
"tax": 400,
"year": 2009,
"market": {
"land": 14400,
"total": 79500,
"building": 65100
},
"assessment": {
"land": 1440,
"total": 7950,
"building": 6510
}
},
{
"tax": 410,
"year": 2008,
"market": {
"land": 14400,
"total": 81300,
"building": 66900
},
"assessment": {
"land": 1440,
"total": 8130,
"building": 6690
}
},
{
"tax": 398,
"year": 2007,
"market": {
"land": 13400,
"total": 79200,
"building": 65800
},
"assessment": {
"land": 1340,
"total": 7920,
"building": 6580
}
}
],
"property_history": [
{
"date": "2026-01-23",
"price": 1100,
"listing": {
"status": "for_rent",
"list_date": null,
"list_price": 1100,
"listing_id": "2989513897",
"last_update_date": "2026-01-23T00:40:56Z",
"last_status_change_date": "2025-12-17T12:21:36Z"
},
"event_name": "Price Changed for rent",
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"price_change": -50,
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{
"date": "2025-12-17",
"price": 1150,
"listing": {
"status": "for_rent",
"list_date": null,
"list_price": 1100,
"listing_id": "2989513897",
"last_update_date": "2026-01-23T00:40:56Z",
"last_status_change_date": "2025-12-17T12:21:36Z"
},
"event_name": "Listed for rent",
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"source_name": "AppfolioUnits",
"price_change": 0,
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"source_listing_id": "375c29a8-16e3-11f0-8125-064d511af0f3",
"price_change_percentage": null
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{
"date": "2025-11-10",
"price": 105556,
"listing": {
"status": "for_sale",
"list_date": "2025-11-10T19:21:52Z",
"list_price": 105556,
"listing_id": "2988411396",
"last_update_date": "2026-02-16T01:41:57Z",
"last_status_change_date": "2025-11-10T19:21:52Z"
},
"event_name": "Listed",
"price_sqft": 62.20153211549794,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21436372",
"price_change_percentage": "-87.94%"
},
{
"date": "2022-12-30",
"price": 875000,
"listing": null,
"event_name": "Sold",
"price_sqft": 515.6157925751326,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
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},
{
"date": "2010-12-16",
"price": 11000,
"listing": {
"status": "sold",
"list_date": "2010-10-25T07:00:00Z",
"list_price": 13900,
"listing_id": "523382547",
"last_update_date": "2010-12-17T08:04:40Z",
"last_status_change_date": "2010-12-16T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "52 days",
"source_listing_id": "481810",
"price_change_percentage": "-20.86%"
},
{
"date": "2010-10-25",
"price": 13900,
"listing": {
"status": "sold",
"list_date": "2010-10-25T07:00:00Z",
"list_price": 13900,
"listing_id": "523382547",
"last_update_date": "2010-12-17T08:04:40Z",
"last_status_change_date": "2010-12-16T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "481810",
"price_change_percentage": null
},
{
"date": "2010-10-22",
"price": 20000,
"listing": {
"status": "off_market",
"list_date": "2010-05-07T07:00:00Z",
"list_price": 20000,
"listing_id": "518066463",
"last_update_date": "2010-10-23T04:16:00Z",
"last_status_change_date": "2010-10-22T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "168 days",
"source_listing_id": "464964",
"price_change_percentage": null
},
{
"date": "2010-08-27",
"price": 20000,
"listing": {
"status": "off_market",
"list_date": "2010-05-07T07:00:00Z",
"list_price": 20000,
"listing_id": "518066463",
"last_update_date": "2010-10-23T04:16:00Z",
"last_status_change_date": "2010-10-22T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -15000,
"days_after_listed": null,
"source_listing_id": "464964",
"price_change_percentage": null
},
{
"date": "2010-08-14",
"price": 35000,
"listing": {
"status": "off_market",
"list_date": "2010-05-07T07:00:00Z",
"list_price": 20000,
"listing_id": "518066463",
"last_update_date": "2010-10-23T04:16:00Z",
"last_status_change_date": "2010-10-22T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -15000,
"days_after_listed": null,
"source_listing_id": "464964",
"price_change_percentage": null
},
{
"date": "2010-05-07",
"price": 50000,
"listing": {
"status": "off_market",
"list_date": "2010-05-07T07:00:00Z",
"list_price": 20000,
"listing_id": "518066463",
"last_update_date": "2010-10-23T04:16:00Z",
"last_status_change_date": "2010-10-22T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "464964",
"price_change_percentage": "-20.63%"
},
{
"date": "2002-03-31",
"price": 67900,
"listing": {
"status": "off_market",
"list_date": "2002-01-24T07:00:00Z",
"list_price": 67900,
"listing_id": "542670431",
"last_update_date": "2002-04-01T12:00:00Z",
"last_status_change_date": "2002-03-31T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "24072",
"price_change_percentage": null
},
{
"date": "2002-03-19",
"price": 63000,
"listing": null,
"event_name": "Sold",
"price_sqft": 37.12433706540955,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": "54 days",
"source_listing_id": null,
"price_change_percentage": "-7.22%"
},
{
"date": "2002-01-24",
"price": 67900,
"listing": {
"status": "off_market",
"list_date": "2002-01-24T07:00:00Z",
"list_price": 67900,
"listing_id": "542670431",
"last_update_date": "2002-04-01T12:00:00Z",
"last_status_change_date": "2002-03-31T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "24072",
"price_change_percentage": "+40.00%"
},
{
"date": "1994-05-26",
"price": 48500,
"listing": null,
"event_name": "Sold",
"price_sqft": 28.579846788450205,
"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": "8114021549",
"generated_at": "2026-02-16T03:11:01.670163Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 65.5
},
"utility_allowance": {
"zip_code": "35217",
"home_photo": "https://ap.rdcpix.com/a8c272419df10c346dcd7e9ee4b189e0l-m1962205400s-w1280.jpg",
"rent_price": 895.0,
"loan_amount": 84444.8,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1225-Elizabeth-Ave_Birmingham_AL_35217_M81140-21549",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 105556.0,
"loan_term_years": 30,
"annual_cash_flow": 7590.77,
"mortgage_monthly": 561.81,
"payment_standard": 1419.0,
"total_amount_out": 21111.2,
"additional_photos": [
"https://ap.rdcpix.com/a8c272419df10c346dcd7e9ee4b189e0l-m4233675928s-w1280.jpg",
"https://ap.rdcpix.com/a8c272419df10c346dcd7e9ee4b189e0l-m1580733557s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 75.0,
"monthly_cash_flow": 632.56,
"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 electric heating. 'Ala Power' is selected as the most likely provider in the Birmingham area.",
"utility": "Elec Heat: Ala Power",
"allowance": 93
},
{
"note": "Property has electric cooling. 'Alabama Power' is selected as the most likely provider in the Birmingham area.",
"utility": "A/C: Alabama Power",
"allowance": 22
},
{
"note": "Property has a gas cooktop and oven. 'Spire' is a major natural gas provider in the area and was chosen as a reasonable default.",
"utility": "N'Gas: Spire",
"allowance": 15
},
{
"note": "Property has an electric water heater. 'Ala Power' is selected as the most likely provider in the Birmingham area.",
"utility": "Elec: Ala Power",
"allowance": 56
},
{
"note": "This covers general electric use. 'Ala Power' is selected as the most likely provider in the Birmingham area.",
"utility": "Lights, Ref, Etc.: Ala Power",
"allowance": 68
},
{
"note": "Property is listed with 'Public Water' in Birmingham, matching this schedule item directly.",
"utility": "Water: Birmingham",
"allowance": 78
},
{
"note": "Property is listed as 'Sewer Connected'. The allowance is a fixed value from the schedule for the corresponding bedroom count.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash collection provider was chosen based on the property's area and subdivision name being 'Tarrant'.",
"utility": "Tarrant City ISCL",
"allowance": 27
},
{
"note": "The property info does not state a refrigerator is provided, so the tenant-owned allowance is applied.",
"utility": "Tenant-Owned Refrigerator",
"allowance": 8
},
{
"note": "The property info does not state a microwave is provided, so the tenant-owned allowance is applied.",
"utility": "Tenant-Owned Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.36,
"down_payment_amount": 21111.2,
"property_tax_annual": 1175.23,
"property_tax_monthly": 97.94,
"property_tax_increase": 0.03,
"utility_allowance_total": 524.0,
"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": 849.01,
"property_management_monthly": 89.5,
"monthly_cash_flow_after_debt": 70.75,
"cash_on_cash_return_after_debt": 0.04
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this single-family property presents as a moderately low-risk rental with intact exterior, functional-looking roof, porch railings, and managed status. Key unknowns (interior condition, smoke/CO detectors, GFCI, HVAC/water heater, electrical panel, and lead-based paint condition) lower the NSPIRE pass confidence. Likely requires minor repairs, safety checks and possible corrective items before an initial HCV/NSPIRE inspection (estimated time to pass: 2–6 weeks if interior systems are serviceable; longer if lead abatement or major system repairs are needed).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photos show a generally intact envelope: siding in place, brick porch/steps stable, windows appear whole. Observable deferred items are cosmetic: mildew/soiling on siding, overgrown shrubbery, minor brick discoloration and some wear on porch bricks/steps. No visible major structural cracking or collapsed elements. Interior condition and appliances not shown — missing appliances would be an easy-to-fix capital item but are assumed not to be catastrophic. Overall indicates minor-to-moderate repairs (painting/cleaning, porch tuckpointing, landscaping) rather than major rehab."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 55.0,
"rationale": "From exterior photos: porch has guardrail/handrail present, no visible exposed wiring, entry doors look intact. Key NSPIRE checkpoints cannot be confirmed from photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, hot water functioning, interior trip hazards, bedroom egress windows, and interior peeling paint. The house was built in 1945 (pre-1978) so lead-based paint risk exists until proven otherwise. Because several critical safety items are unknown and lead-paint risk is elevated, this category is scored conservatively at moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/plumbing/electrical)",
"score": 60.0,
"rationale": "Roof appears to have newer composite shingles with no visible sag or large missing areas from exterior images, which reduces immediate roof failure risk. Chimney crown shows minor wear/vegetation at cap area which could indicate moisture intrusion risk long-term. HVAC equipment, water heater, electrical panel and plumbing fixtures are not visible in provided photos; however the listing notes the property is currently managed which often implies operable systems. Given unknown interior/system status but generally intact exterior, assign a moderate score reflecting moderate inspection risk and probable repairs or servicing needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Yard and walkways show typical wear: overgrown shrubs, leaf litter, and uneven stepping stones that could be trip hazards. Foundation brick appears intact with crawlspace vents present. Gutters/downslope and drainage appear present but cannot be fully confirmed. No visible standing water, major grading or severe foundation cracks from photos. Site condition appears serviceable with routine maintenance required."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior photos and systems (HVAC, water heater, electrical panel, appliances) were not provided; assumption is the property has functional but unverified mechanical systems because it is currently under management.",
"Smoke and carbon monoxide detectors, GFCI outlets, and other interior safety items are not visible in photos; their presence/placement is assumed but unconfirmed and will likely require verification or installation to meet NSPIRE.",
"No visible active roof leaks or major structural movement observed from exterior photos; roof is assumed serviceable though chimney crown shows minor deterioration that may need repair.",
"Because the house was built in 1945 (pre-1978), assume lead-based paint hazard is possible until tested/inspected and any peeling paint surfaces must be addressed per HUD requirements.",
"Windows shown are assumed to provide adequate egress for at least some bedrooms but bedroom egress remains unverified and must be confirmed during inspection.",
"Minor exterior trip hazards (stepping stones) and overgrown landscaping are assumed to be simple maintenance items, not structural failures."
],
"overall_score": 64.0,
"rubric_version": "nspr-2026-v1"
},
{
"summary": "Overall the property externally appears sound and likely to pass an initial Section 8 (NSPIRE) inspection after addressing a handful of common items. Major structural or life-safety failures are not visible from photos. Expected actions before voucher move-in: verify and install/update smoke and CO alarms per code, confirm and remediate (if needed) GFCI outlets in kitchen/bath, test HVAC and hot water systems, repair/repave or secure any loose step/mortar on front steps, and perform routine exterior cleanup and mildew washing. Because the property is actively managed and has recent rental history, it is likely rent-ready within ~30 days after performing the checklist items above.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 72.0,
"rationale": "Exterior photos show a generally intact single-family house with no major structural damage visible. Cosmetic deferred maintenance includes mildew/staining on siding near the right window, some brick mortar/step spalling on the front steps and porch skirt, overgrown shrubs and yard debris. Porch iron railings present but show surface oxidation. No interior photos provided so missing/old appliances and interior cosmetics cannot be verified; missing appliances would reduce score moderately but are not evident from exterior images. Overall appears to need minor-to-moderate cosmetic and maintenance work rather than major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 60.0,
"rationale": "Exterior inspection shows no obvious life-threatening hazards: handrails/guardrail present on the front porch, no visible exposed electrical wiring, crawlspace vents in place, and no standing water or visible major roof sagging. However critical NSPIRE items cannot be confirmed from exterior photos (presence/function of smoke detectors, CO alarms, GFCI outlets, hot water, plumbing condition, bedroom window egress sizes, and door deadbolts). The house is older (1945) so some code upgrades (GFCI, smoke/CO placement, window egress) are plausible. Given management status and no visible electrical hazards, risk is moderate — likely a few safety items to bring into NSPIRE compliance."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electrical, plumbing)",
"score": 55.0,
"rationale": "Roof shingles appear intact and in serviceable condition from available angles with no visible large areas of failure or active leaks. Chimney looks intact though shows some surface vegetation at crown which may indicate minor moisture intrusion risk. No external HVAC condenser, water heater, electrical meter or panel are visible in submitted photos; their condition is unknown. Because the property is under active management and has rental history, it is reasonable to assume systems are functional but unverified — therefore moderate score reflecting potential required system service/verification (HVAC servicing, electrical panel check, water heater condition, plumbing/hot water checks)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Siding and foundation appear intact with brick foundation vents present. Front steps and walkway show some wear and minor masonry deterioration but no major foundation displacement or sagging is visible. Gutters are present. Yard is maintained at a basic level but has overgrown shrubs and loose debris which are easy-to-fix. No evidence of active infestation or severe neglect visible in supplied photos. Overall exterior/site condition is fair to good with routine cleanup and minor repairs required."
},
{
"key": "rental_history_activity",
"label": "Rental activity / management history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"No interior photos provided — interior conditions (smoke/CO alarms, GFCI outlets, flooring, plumbing fixtures, appliances) are unknown.",
"Active property management and recent rental history indicate utilities and major systems likely operational, but this must be verified on site.",
"HVAC condenser and water heater exist but are not shown; assume operational unless an inspection reports otherwise.",
"Windows shown are assumed to meet egress for at least some bedrooms but bedroom egress sizing cannot be confirmed from exterior shots.",
"Entry doors appear present; presence of a functioning deadbolt is not visible and should be verified.",
"No visible evidence of severe mold, major roof leaks, or foundation movement in provided photos; subterranean or interior issues could still exist but are not inferred from the images.",
"Small masonry deterioration on steps and mildew on siding are assumed to be surface-level issues, not indicative of structural failure."
],
"overall_score": 69.0,
"rubric_version": "ns-fire-2026-v1"
},
{
"summary": "Based on exterior photos and listing data, this 3BR/1BA 1945 home appears generally serviceable and managed. The exterior, porch and roof show no obvious structural failures; primary risks are unknown interior/system items (smoke/CO detectors, GFCI outlets, HVAC and water heater functionality, electrical panel). With routine verification and minor cosmetic/landscaping work it is likely to pass an initial HCV/NSPIRE inspection after 1–4 weeks of targeted fixes/documentation. The active rental history under management is a meaningful positive factor.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photos show an overall well‑maintained single‑family home with intact siding, a solid brick porch foundation and recent‑looking roof shingles. Visible deferred items are cosmetic: siding staining/mildew on the side, overgrown shrubs, leaf litter, and some mortar/brick discoloration on porch risers. Porch railings appear intact though show surface rust. No interior photos; assuming normal wear inside given property age (1945) and active management. Missing appliances cannot be confirmed from exterior photos and were not penalized heavily."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, standing water, major structural sag). Porch has guardrails/handrails present. Visible windows appear intact for egress but bedroom windows not shown. Several NSPIRE items are unknown from photos: presence/working order of smoke and CO detectors, GFCI protection in kitchen/bath, electrical panel condition, and hot water plumbing. Minor trip/entry hazards noted in uneven flagstone walkway to porch. Given current management and rental history, a reasonable likelihood these are present but must be verified on inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Roof shingles look in good condition from the photos (no visible major damage or long‑term failure), and gutters are present. No HVAC condenser, water heater, electrical panel or plumbing fixtures are visible in the supplied images; these systems are therefore unknown. Because the asset is under active management and has recent rental events, it’s reasonable to expect functional HVAC and water heater but that must be confirmed. Age of home suggests some systems may be older and need routine servicing."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 75.0,
"rationale": "Foundation appears stable (brick crawlspace vents visible and no obvious settlement or major cracks in pictured elevations). Siding and trim are generally intact with only surface staining, and the front porch structure looks sound. Yard is serviceable though landscaping is overgrown and walk path stones are uneven (minor trip risk). No visible evidence of infestation or severe neglect. Driveway and rear yard not shown."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Interior condition (walls, floors, bathroom/kitchen fixtures, appliances) is not visible; assumed fair to average given active management and recent rental history.",
"HVAC, water heater and electrical systems exist and are operational unless inspection reveals otherwise; no condenser unit shown but may be located at rear.",
"Smoke and carbon monoxide detectors, GFCI protection, and functional hot water are presently installed or can be installed quickly; their presence is unknown from photos.",
"Porch guardrails and handrails meet code height and strength requirements; iron railings are present but exact compliance (height, spacing, fastenings) not verifiable from images.",
"Roof appears recently re‑shingled from photos; no active leaks inferred because no interior photos show water stains, but this is an assumption.",
"No visible signs of major foundation movement or structural sagging in provided elevations; interior structural issues are possible but not indicated by exterior photos.",
"Missing appliances (stove/fridge) were not documented in listing photos; absence of interior images means appliances were not judged and thus only moderately impacted the score."
],
"overall_score": 68.0,
"rubric_version": "2026-02-16_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1225 Elizabeth Ave, Birmingham, AL, 35217",
"aggregate": {
"summary": "Overall this single-family property presents as a moderately low-risk rental with intact exterior, functional-looking roof, porch railings, and managed status. Key unknowns (interior condition, smoke/CO detectors, GFCI, HVAC/water heater, electrical panel, and lead-based paint condition) lower the NSPIRE pass confidence. Likely requires minor repairs, safety checks and possible corrective items before an initial HCV/NSPIRE inspection (estimated time to pass: 2–6 weeks if interior systems are serviceable; longer if lead abatement or major system repairs are needed).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.7,
"rationale": "Exterior photos show a generally intact envelope: siding in place, brick porch/steps stable, windows appear whole. Observable deferred items are cosmetic: mildew/soiling on siding, overgrown shrubbery, minor brick discoloration and some wear on porch bricks/steps. No visible major structural cracking or collapsed elements. Interior condition and appliances not shown — missing appliances would be an easy-to-fix capital item but are assumed not to be catastrophic. Overall indicates minor-to-moderate repairs (painting/cleaning, porch tuckpointing, landscaping) rather than major rehab."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 71.7,
"rationale": "Yard and walkways show typical wear: overgrown shrubs, leaf litter, and uneven stepping stones that could be trip hazards. Foundation brick appears intact with crawlspace vents present. Gutters/downslope and drainage appear present but cannot be fully confirmed. No visible standing water, major grading or severe foundation cracks from photos. Site condition appears serviceable with routine maintenance required."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "From exterior photos: porch has guardrail/handrail present, no visible exposed wiring, entry doors look intact. Key NSPIRE checkpoints cannot be confirmed from photos: presence and placement of smoke/CO detectors, GFCI protection in kitchen/bath, hot water functioning, interior trip hazards, bedroom egress windows, and interior peeling paint. The house was built in 1945 (pre-1978) so lead-based paint risk exists until proven otherwise. Because several critical safety items are unknown and lead-paint risk is elevated, this category is scored conservatively at moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/plumbing/electrical)",
"score": 60.0,
"rationale": "Roof appears to have newer composite shingles with no visible sag or large missing areas from exterior images, which reduces immediate roof failure risk. Chimney crown shows minor wear/vegetation at cap area which could indicate moisture intrusion risk long-term. HVAC equipment, water heater, electrical panel and plumbing fixtures are not visible in provided photos; however the listing notes the property is currently managed which often implies operable systems. Given unknown interior/system status but generally intact exterior, assign a moderate score reflecting moderate inspection risk and probable repairs or servicing needed."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Interior photos and systems (HVAC, water heater, electrical panel, appliances) were not provided; assumption is the property has functional but unverified mechanical systems because it is currently under management.",
"Smoke and carbon monoxide detectors, GFCI outlets, and other interior safety items are not visible in photos; their presence/placement is assumed but unconfirmed and will likely require verification or installation to meet NSPIRE.",
"No visible active roof leaks or major structural movement observed from exterior photos; roof is assumed serviceable though chimney crown shows minor deterioration that may need repair.",
"Because the house was built in 1945 (pre-1978), assume lead-based paint hazard is possible until tested/inspected and any peeling paint surfaces must be addressed per HUD requirements.",
"Windows shown are assumed to provide adequate egress for at least some bedrooms but bedroom egress remains unverified and must be confirmed during inspection.",
"Minor exterior trip hazards (stepping stones) and overgrown landscaping are assumed to be simple maintenance items, not structural failures."
],
"score_method": "mean_of_criteria",
"overall_score": 65.5,
"rubric_version": "nspr-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8114021549"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.