Property ID: 8160291328
928 2nd St SE, Graysville, AL, 35073
Graysville, AL
Money Down: $26,400
CoC Return: 16.17%
Monthly Cash Flow: $356
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$22,000
Closing Costs
$4,400
Total Down
$26,400
Investment Snapshot
Purchase Price
$110,000
Money Down
$26,400
Cash-on-Cash Return
16.17%
Rent
$1,208
Monthly Cash Flow
$356
Annual Cash Flow
$4,269
Debt Service / Mo
$585
Property Tax / Mo
$56
Insurance / Mo
$90
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,208
Payment Standard
$1,518
Rent
$1,208
Insurance
$90
Property Tax
$56
Management
$121
Utilities Allowance
$310
NOI (Monthly)
$941
Debt Service
$585
Cash Flow After Debt
$356
Quality Score: 61.80%
Confidence: 75.00%
Moderate repairs required. Property appears structurally serviceable and contains core systems and appliances (range, dishwasher, AC condenser) but has multiple NSPIRE inspection risks: no visible smoke/CO detectors, likely non-GFCI kitchen receptacles near sink, and a rusted/possibly loose front handrail. Expect a conditional or failed initial HCV inspection for life-safety items unless alarms and required GFCI protections are installed and the front handrail repaired. Cosmetic repairs (floor refinishing, cabinet work, paint) and minor exterior foundation patching will improve readiness. Overall this would likely pass after addressing the listed life-safety items and a short list of mechanical/verifier checks (panel, water heater, HVAC operation).
Section 8 Payment Standard
$1,518
Utility Allowance Total
$310
Guaranteed Section 8 Rent (PS - Utilities)
$1,208
Property Management
$121
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$110,000
Beds
3
Baths
2
Living Area
1,851 sqft
Lot Size
86,249 sqft
Year Built
1956
Days on Market
144
Capital Outlay
$26,400
Debt Service
$585
Property Tax / Mo
$56
Insurance / Mo
$90
Property Description
Incredible investment opportunity! Two homes and a large barn on 1.98 acres for the price of one home!!! Flat lovely large lot. Just minutes from Interstate 22, this property is SO convenient. Hardwood floors. Start building that rental portfolio today OR flip these homes! THERE IS MONEY TO BE MADE RIGHT HERE! Hurry.
Utility Allowances
Heating
$42
Natural gas was selected as the property lists a gas oven and stove. The 'N'Gas: Graysville' schedule was used as the property is located in Graysville.
Cooking
$16
Natural gas was selected as the property lists a 'Gas Oven' and 'Stove-Gas'. The 'N'Gas: Graysville' schedule was used for the 3-bedroom unit.
Water Heating
$56
Electric was selected as the property explicitly lists 'Electric Water Heater'. The 'Elec: Ala Power' schedule was chosen as it is a major provider and the most expensive option.
Cooling
$22
Electric cooling was selected as the property lists 'Central Air'. The 'A/C: Alabama Power' schedule was chosen as the most likely and expensive electric option for a 3-bedroom unit.
Other Electric
$68
This covers general lighting and small appliances. 'Lights, Ref, Etc.: Ala Power' was chosen as the most likely and expensive electric option for a 3-bedroom unit.
Refrigerator
$0
The allowance is $0 because the property info indicates a refrigerator is provided by the landlord.
Range/Microwave
$6
A microwave was not listed as provided, so the tenant-owned appliance allowance is applied from the schedule's fixed rate.
Water
$100
The property lists 'Public Water'. The specific 'Water: Graysville' schedule was used for a 3-bedroom unit.
Sewer
$0
The allowance is $0 because the property details state it uses a 'Septic Tank' instead of public sewer service.
Trash Collection
$0
The allowance is $0 based on the 'Graysville ISCL' schedule for trash collection.
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$914
DP3 Annual Estimate$1,247
DP1 Monthly Equivalent$76
DP3 Monthly Equivalent$104
Replacement Value$122,500
Basis1,851 sqft / 1956
Nearby Houses
Photo unavailable
856 2nd St SE
sold · 0.05 mi
Price: $120,000
3 bd / 1 ba · 1,337 sqft
Latest sale: $120,000 on Aug 30, 2024
Latest rent: —
Photo unavailable
927 2nd St SE
sold · 0.05 mi
Price: $280,000
4 bd / 4 ba · 4,724 sqft
Latest sale: $280,000 on May 20, 2025
Latest rent: —
Photo unavailable
890 1st St SE
sold · 0.05 mi
Price: $129,500
2 bd / 1 ba · 1,351 sqft
Latest sale: $129,500 on May 18, 2024
Latest rent: —
Photo unavailable
831 1st St SE
sold · 0.08 mi
Price: $190,500
4 bd / 3 ba · 1,900 sqft
Latest sale: $190,500 on Nov 26, 2025
Latest rent: —
Photo unavailable
958 S Main St
sold · 0.11 mi
Price: $160,500
3 bd / 2 ba · 1,330 sqft
Latest sale: $160,500 on Apr 29, 2025
Latest rent: $1,285 on Jan 03, 2025
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors / CO alarms in photos (NSPIRE life-safety requirement).
- Kitchen outlet near sink appears non-GFCI (NSPIRE/GFCI requirement).
- Rusted / potentially loose front handrail (unsafe stairs / broken handrails).
- Loose extension/low-hanging cords in living area (trip/electrical hazard).
Assumptions
- No smoke detectors or carbon monoxide alarms were visible in the interior photos; assume they are not installed or not in required locations unless provided during inspection.
- No electrical panel or water heater photos were provided; assume both exist but their condition and labeling may require verification during inspection.
- Central HVAC is present due to visible exterior condenser; assume it is functional until proven otherwise but will need operational verification.
- Bedrooms and their windows were not individually photographed; assume minimum egress size windows are present based on house age and window proportions visible.
- Appliances: refrigerator is not shown; stove/oven and dishwasher are shown and assumed serviceable, but all appliances should be tested prior to inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-13 | Price Changed | $110,000 |
| 2025-11-24 | Price Changed | $119,900 |
| 2025-09-25 | Listed | $149,900 |
Photo Gallery
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"note": "Electric cooling was selected as the property lists 'Central Air'. The 'A/C: Alabama Power' schedule was chosen as the most likely and expensive electric option for a 3-bedroom unit.",
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{
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{
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"rationale": "Interior shows generally serviceable finishes but moderate deferred maintenance: hardwood floors are worn with gaps and localized damage (photos), cabinets have surface damage, paint and trim need refresh, and some exterior foundation/paint flaking is visible. Major appliances shown: gas range, microwave and dishwasher appear present (reduces penalty for 'missing appliances'). Exterior concrete walk and steps are intact but aged. These are mostly cosmetic and mid-level repair items (refinish floors, cabinet repaint/replace, paint, replace some trim, minor foundation patching)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
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"rationale": "Several NSPIRE safety risks are apparent or reasonably inferred from photos: no smoke detectors or CO alarms are visible in interior photos (required in sleeping areas/hallways), kitchen receptacle near sink appears to be a standard outlet (no visible GFCI) which is a code/NSPIRE risk, handrail/posts on front steps are heavily rusted and could be loose (photo), and loose cords on floors present trip/electrical hazards. Windows appear adequate for egress visually but bedroom windows not individually photographed. No obvious active roof leaks or visible severe mold. Because missing/uncertain life-safety items (smoke/CO/alarm and GFCI and potentially unsafe rail) are inspection-fail risks, score is reduced accordingly."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, electrical, plumbing",
"score": 60.0,
"rationale": "Major systems are present or visible: exterior AC condenser is visible suggesting central cooling (presence reduces risk), gas range and kitchen plumbing/dishwasher are present and appear intact, exterior utility/meter area looks typical. Roof shingles look aged but show no obvious failure in photos. No water heater or electrical panel was photographed so their condition is unknown. Given visible components and no signs of major failure but some unknowns (water heater/electrical panel condition, HVAC operational status), a moderate score is appropriate."
},
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"Central HVAC is present due to visible exterior condenser; assume it is functional until proven otherwise but will need operational verification.",
"Bedrooms and their windows were not individually photographed; assume minimum egress size windows are present based on house age and window proportions visible.",
"Appliances: refrigerator is not shown; stove/oven and dishwasher are shown and assumed serviceable, but all appliances should be tested prior to inspection."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Likely a viable Section 8 rental with mostly cosmetic work and a few targeted safety/code fixes. The property shows intact envelope and major systems appear present (AC condenser, heating, gas range), and appliances are included. Primary inspection risks: lack of visible smoke/CO detectors, rusted/unstable exterior handrail on entry steps, missing GFCI at kitchen sink, and evidence of foundation block spalling/soil erosion at perimeter. Addressing detectors, handrail replacement/repair, verifying water heater and electrical panel, and installing GFCI protection should put the property into compliance; expect minor repairs and 1–4 weeks of work in typical circumstances.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Overall cosmetics are fair: hardwood floors present but worn and with localized gaps/surface damage; cabinets show wear and finish loss; countertops and trim are functional but dated. Appliances (gas range, microwave, dishwasher) are present which reduces capital scope. No visible collapsed ceilings, major drywall failure or extensive mold in photos. Repairs appear to be moderate / cosmetic and can be completed without major structural work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "Visible safety issues that could trigger inspection failures: no smoke detectors or CO alarms visible in photos, exterior steps have heavily rusted/possibly loose handrail (unsafe stairs), and there is no visible GFCI outlet at the kitchen sink. Windows in living spaces appear operable but bedroom egress windows are not shown. No obvious exposed high-voltage wiring seen in photos, and no active water intrusion observed. These items are fixable but will require attention before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "An exterior AC condenser is visible indicating central cooling is likely present. Gas range and wall microwave are present and appear functional; there are baseboard heaters visible suggesting electric heating/auxiliary heat. Roof appears intact from photos (no obvious sagging). Water heater, electrical panel and service condition are not shown, so their condition is unknown. Given the visible components, systems appear present but several important items are unverified."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Large, flat lot with well-kept lawn and generally intact vinyl siding. Concrete walkways and steps are serviceable but the metal handrail is rusted and likely loose. Foundation concrete block shows peeling/efflorescence and localized soil erosion at the perimeter which could indicate past moisture issues; crawl/access door shows surface deterioration. No visible standing water or obvious major exterior structural sagging in provided images."
}
],
"red_flags": [
"Rusted and likely loose/broken exterior handrail on concrete steps (unsafe stairs / broken handrails).",
"No visible smoke detectors or carbon monoxide alarms in interior photos (code failure risk).",
"Kitchen sink area shows standard outlet but no visible GFCI-protected receptacle (electrical code risk).",
"Concrete block foundation shows peeling/efflorescence and localized soil erosion/exposure at perimeter — potential moisture/foundation risk that needs evaluation.",
"Water heater and main electrical panel not shown / unverified (inspection risk until confirmed)."
],
"confidence": 0.7,
"assumptions": [
"Smoke and CO detectors are not present or not photographed; assume none installed or not correctly placed for NSPIRE until verified.",
"Water heater and electrical service/panel exist in the property but were not shown in photos; their condition is unknown.",
"Bedrooms have code-compliant egress windows, but egress was not photographed so this must be verified on-site.",
"Gas stove is connected properly and operable; gas connection condition is assumed acceptable based on appearance but must be tested.",
"Roofing has no active leaks based on no visible interior water staining in photos; assume roof is serviceable though not fully inspected.",
"Interior smoke/CO detector and GFCI deficiencies are not visible in photos but are likely and were scored as such."
],
"overall_score": 69.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Moderate repairs required. The property is functionally complete with working appliances and an exterior HVAC unit visible, and the majority of issues are cosmetic or medium-scope (floors, cabinets, foundation patching). However, there are multiple NSPIRE inspection risks that must be addressed before an initial HCV inspection is likely to pass: add/verify smoke and CO detectors, remediate exposed exterior wiring, install/verify GFCI protection in kitchen/bath, and repair/secure rusted handrails. Addressing these items plus patching the foundation and minor systems checks should bring the home to passable condition within ~30–60 days. The biggest immediate safety concerns are electrical wiring and missing detectors.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 62.0,
"rationale": "Interior shows generally intact hardwood floors with surface wear, scuffs and some gaps but repairable; kitchen cabinets are worn and would benefit from refinishing or replacement; functional major appliances are present (gas range, microwave, dishwasher) which reduces turnkey work. Exterior vinyl siding appears intact. Foundation concrete block shows spalling/paint loss and weathering that will require patching and moisture control. Overall mostly cosmetic and medium-scope repairs rather than major structural rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risks",
"score": 45.0,
"rationale": "Multiple observable safety risks: no smoke or carbon monoxide detectors visible in interior photos (required, especially with gas range); exterior electrical wiring appears exposed/messy at the side of the house which is an electrical hazard; the concrete front stair handrails and lamp post are heavily rusted and could be loose (trip/fall risk); kitchen outlet near sink appears to be a standard receptacle (no visible GFCI). No evidence of collapsed ceilings, major roof leaks, or severe mold in photos. These issues create moderate likelihood of inspection failures until corrected."
},
{
"key": "systems_mechanical",
"label": "Major systems condition (HVAC, roof, plumbing, electrical)",
"score": 60.0,
"rationale": "Exterior HVAC condenser is visible indicating a central system is present (positive). Roof shows older asphalt shingles with staining/discoloration but no visible sagging or open areas in photos. Plumbing fixtures (double kitchen sink) appear intact and functional; no active leaks are visible. Electrical panel not shown; visible exterior wiring is untidy and must be remediated. Water heater and electrical panel condition unknown. Given visible HVAC and intact roof, systems appear functional but require verification and minor repairs."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and safety",
"score": 58.0,
"rationale": "Large, flat yard and paved driveway provide good site access. Vinyl siding is serviceable and gutters are present. Foundation block shows spalling and paint loss which suggests moisture exposure at grade and needs remediation; crawlspace access door is weathered. Concrete front steps are intact but the metal handrail/lamp post are rusted and likely need replacement or securing. No obvious standing water or heavy vegetation immediately against siding visible in provided images."
}
],
"red_flags": [
"Exposed/messy exterior electrical wiring at side of house (electrical hazard).",
"No smoke detectors or carbon monoxide alarms visible in photos (required; high inspection risk given gas range).",
"Rusted/likely loose handrails and lamp post on exterior steps (trip/fall hazard / unsafe stairs).",
"Visible foundation spalling/paint loss on block foundation that requires repair and moisture management (potential structural/foundation concern).",
"Kitchen receptacle(s) near sink appear non-GFCI (electrical shock hazard/inspection issue)."
],
"confidence": 0.65,
"assumptions": [
"No smoke or carbon monoxide alarms were visible in the interior photos; I assume none are properly located/installed unless the seller provides documentation.",
"The outdoor HVAC condenser indicates central heating/cooling is present and likely operable; full operational status (thermostat, recent service) is unknown.",
"Water heater location and hot-water functionality are not shown; I assume hot water is present but recommend verification.",
"Electrical panel location and condition are not shown; I assume the service is present but the visible exterior wiring is a localized hazard that needs correction.",
"Kitchen receptacle visible near sink is assumed non-GFCI (no GFCI reset button visible); GFCI protection will need verification/upgrade per local code/NSPIRE expectations.",
"No bedrooms or egress windows are clearly shown; I assume bedrooms have compliant egress windows but this should be confirmed on-site.",
"No interior photos show smoke/CO detectors or a clear mechanical room; I assumed those devices may be missing or not in required locations.",
"Foundation block spalling is assumed to be surface deterioration and moisture exposure rather than active structural movement, but further inspection is recommended."
],
"overall_score": 57.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "928 2nd St SE, Graysville, AL, 35073",
"aggregate": {
"summary": "Moderate repairs required. Property appears structurally serviceable and contains core systems and appliances (range, dishwasher, AC condenser) but has multiple NSPIRE inspection risks: no visible smoke/CO detectors, likely non-GFCI kitchen receptacles near sink, and a rusted/possibly loose front handrail. Expect a conditional or failed initial HCV inspection for life-safety items unless alarms and required GFCI protections are installed and the front handrail repaired. Cosmetic repairs (floor refinishing, cabinet work, paint) and minor exterior foundation patching will improve readiness. Overall this would likely pass after addressing the listed life-safety items and a short list of mechanical/verifier checks (panel, water heater, HVAC operation).",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 67.3,
"rationale": "Interior shows generally serviceable finishes but moderate deferred maintenance: hardwood floors are worn with gaps and localized damage (photos), cabinets have surface damage, paint and trim need refresh, and some exterior foundation/paint flaking is visible. Major appliances shown: gas range, microwave and dishwasher appear present (reduces penalty for 'missing appliances'). Exterior concrete walk and steps are intact but aged. These are mostly cosmetic and mid-level repair items (refinish floors, cabinet repaint/replace, paint, replace some trim, minor foundation patching)."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 66.0,
"rationale": "Large, mostly flat yard and driveway; siding and windows appear in good, serviceable condition. Foundation shows surface spalling and peeling paint in places but no clear severe settlement. Walkways and steps are intact but handrails and a lamp post are rusted and should be repaired/replaced for safety. Overall exterior shows good curb condition with some maintenance needs."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Several NSPIRE safety risks are apparent or reasonably inferred from photos: no smoke detectors or CO alarms are visible in interior photos (required in sleeping areas/hallways), kitchen receptacle near sink appears to be a standard outlet (no visible GFCI) which is a code/NSPIRE risk, handrail/posts on front steps are heavily rusted and could be loose (photo), and loose cords on floors present trip/electrical hazards. Windows appear adequate for egress visually but bedroom windows not individually photographed. No obvious active roof leaks or visible severe mold. Because missing/uncertain life-safety items (smoke/CO/alarm and GFCI and potentially unsafe rail) are inspection-fail risks, score is reduced accordingly."
},
{
"key": "systems_mechanical",
"label": "Major systems: roof, HVAC, electrical, plumbing",
"score": 63.3,
"rationale": "Major systems are present or visible: exterior AC condenser is visible suggesting central cooling (presence reduces risk), gas range and kitchen plumbing/dishwasher are present and appear intact, exterior utility/meter area looks typical. Roof shingles look aged but show no obvious failure in photos. No water heater or electrical panel was photographed so their condition is unknown. Given visible components and no signs of major failure but some unknowns (water heater/electrical panel condition, HVAC operational status), a moderate score is appropriate."
}
],
"red_flags": [
"No visible smoke detectors / CO alarms in photos (NSPIRE life-safety requirement).",
"Kitchen outlet near sink appears non-GFCI (NSPIRE/GFCI requirement).",
"Rusted / potentially loose front handrail (unsafe stairs / broken handrails).",
"Loose extension/low-hanging cords in living area (trip/electrical hazard)."
],
"confidence": 0.75,
"assumptions": [
"No smoke detectors or carbon monoxide alarms were visible in the interior photos; assume they are not installed or not in required locations unless provided during inspection.",
"No electrical panel or water heater photos were provided; assume both exist but their condition and labeling may require verification during inspection.",
"Central HVAC is present due to visible exterior condenser; assume it is functional until proven otherwise but will need operational verification.",
"Bedrooms and their windows were not individually photographed; assume minimum egress size windows are present based on house age and window proportions visible.",
"Appliances: refrigerator is not shown; stove/oven and dishwasher are shown and assumed serviceable, but all appliances should be tested prior to inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 61.8,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8160291328"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.