Property ID: 8301838751
1232 Oakwood St, Birmingham, AL, 35215
Birmingham, AL
Money Down: $30,960
CoC Return: 6.20%
Monthly Cash Flow: $160
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,800
Closing Costs
$5,160
Total Down
$30,960
Investment Snapshot
Purchase Price
$129,000
Money Down
$30,960
Cash-on-Cash Return
6.20%
Rent
$1,203
Monthly Cash Flow
$160
Annual Cash Flow
$1,919
Debt Service / Mo
$687
Property Tax / Mo
$156
Insurance / Mo
$80
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,203
Payment Standard
$1,738
Rent
$1,203
Insurance
$80
Property Tax
$156
Management
$120
Utilities Allowance
$535
NOI (Monthly)
$847
Debt Service
$687
Cash Flow After Debt
$160
Quality Score: 62.50%
Confidence: 90.00%
Overall this single-family home appears structurally intact and mostly cosmetically in need of moderate work. Major systems appear present (HVAC vents and thermostat visible) and there are no signs of catastrophic structural failure in photos. The property is likely to be made Section 8 / NSPIRE-ready with focused, short-term work: install/verify properly located smoke and CO detectors, install GFCI protection at bathroom (and kitchen) outlets, correct tub grout/caulk and minor tile damage, refinish/repair worn flooring, verify bedroom window egress dimensions and install/replace kitchen appliances if missing. If detectors/GFCI and any egress issues are addressed, the unit should pass inspection; unresolved detector/GFCI/egress items would likely cause an initial fail.
Section 8 Payment Standard
$1,738
Utility Allowance Total
$535
Guaranteed Section 8 Rent (PS - Utilities)
$1,203
Property Management
$120
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$129,000
Beds
3
Baths
1.5
Living Area
1,286 sqft
Lot Size
10,019 sqft
Year Built
1963
Days on Market
84
Capital Outlay
$30,960
Debt Service
$687
Property Tax / Mo
$156
Insurance / Mo
$80
Property Description
Welcome to 1232 Oakwood Street! This charming Birmingham home offers the perfect blend of comfort, convenience, and value. Step inside to find a bright, inviting living room with plenty of natural light and an easy flow into the dining area-ideal for everyday living and entertaining. The kitchen features ample cabinet space and a functional layout ready for your personal touch. This home includes spacious bedrooms, a well-appointed full bath, and additional flex space perfect for a home office, playroom, or quiet retreat. Outside, enjoy a large, level backyard-great for gatherings, pets, or future outdoor projects. The property also offers off-street parking and a quiet street setting while keeping you close to schools, shopping, and commuter routes. Move-in ready, and full of potential-this is an excellent opportunity. Schedule your showing today!
Utility Allowances
Heating
$93
Property has central heating. As other major appliances are electric, electric heating is assumed. 'Ala Power' is selected as the most prominent and expensive provider option from the schedule.
Cooling
$22
Property has Central Air conditioning. 'Alabama Power' is selected as a prominent and the most expensive electric provider option from the schedule.
Cooking
$21
Property has an electric stove. 'Ala Power' is selected as a prominent and the most expensive electric provider option from the schedule.
Water Heating
$56
Property has an electric water heater. 'Ala Power' is selected as a prominent and the most expensive electric provider option from the schedule.
Other Electric
$68
This allowance covers general electric use (lights, outlets). It is based on the 'Alabama Power' provider, selected as the most prominent and expensive option.
Water
$78
Property has public water. The 'Water: Birmingham' option is chosen based on the property's city.
Sewer
$151
Property has a sewer connection. The allowance is based on the fixed rate provided in the schedule.
Trash Collection
$40
Trash collection is assumed for a single-family home. Since the provider is not specified, the most expensive option ('Fairfield Inside City Limits (ISCL)') is selected from the schedule.
Refrigerator
$0
The property includes a refrigerator ('resoFacts.appliances'), so no allowance is provided for a tenant-owned unit.
Range/Microwave
$6
A microwave is not listed as a provided appliance; this allowance covers a tenant-owned microwave.
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$808
DP3 Annual Estimate$1,119
DP1 Monthly Equivalent$67
DP3 Monthly Equivalent$93
Replacement Value$105,300
Basis1,286 sqft / 1963
Nearby Houses
Photo unavailable
1228 Oakwood St
sold · 0.01 mi
Price: $195,000
4 bd / 3 ba · 1,550 sqft
Latest sale: $195,000 on Jul 25, 2025
Latest rent: —
Photo unavailable
1236 Oakwood St
sold · 0.01 mi
Price: $130,000
3 bd / 2 ba · 994 sqft
Latest sale: $130,000 on May 04, 2021
Latest rent: —
Photo unavailable
1157 Roebuck Lawn Dr
sold · 0.02 mi
Price: $48,000
3 bd / 2 ba · 1,048 sqft
Latest sale: $48,000 on Feb 28, 2017
Latest rent: $825 on Jul 29, 2019
Photo unavailable
1161 Roebuck Lawn Dr
sold · 0.03 mi
Price: $21,900
3 bd / 1 ba · 1,136 sqft
Latest sale: $21,900 on Sep 28, 2018
Latest rent: —
Photo unavailable
1221 Oakwood St
sold · 0.05 mi
Price: $130,000
4 bd / 2 ba · 1,302 sqft
Latest sale: $130,000 on Feb 22, 2022
Latest rent: $1,145 on Apr 09, 2024
Photo unavailable
1217 Oakwood St
sold · 0.06 mi
Price: $30,500
3 bd / 2 ba
Latest sale: $30,500 on Jul 22, 2016
Latest rent: $950 on Oct 28, 2017
Photo unavailable
1305 Glenwood St NW
sold · 0.08 mi
Price: $38,000
3 bd / 1 ba · 1,590 sqft
Latest sale: $38,000 on Oct 13, 2016
Latest rent: $995 on Dec 07, 2023
Photo unavailable
1140 Roebuck Lawn Dr
sold · 0.09 mi
Price: $45,000
3 bd / 2 ba · 1,116 sqft
Latest sale: $45,000 on Apr 09, 2018
Latest rent: —
Photo unavailable
1204 Birchwood St
sold · 0.11 mi
Price: $78,000
2 bd / 1 ba · 1,005 sqft
Latest sale: $78,000 on May 13, 2024
Latest rent: $1,025 on Aug 14, 2025
Photo unavailable
403 Wedgeworth Rd
sold · 0.12 mi
Price: $90,000
3 bd / 2 ba · 1,727 sqft
Latest sale: $90,000 on Mar 31, 2017
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in hallway or bedrooms (life-safety requirement)
- Bathroom outlets show standard receptacles; no visible GFCI (NSPIRE requirement)
- Potential bedroom egress concern — some windows are high/narrow and may not meet emergency egress size/operation
- Missing kitchen appliances (stove/fridge not pictured) — reduces rent-readiness though not an immediate safety structural failure
Assumptions
- Central HVAC is present and operational (thermostat and floor vents visible) although equipment was not photographed.
- Water heater and electrical service/panel are present and functional but were not shown in images.
- Kitchen appliances (stove, refrigerator) are not shown and may be missing; absence reduces readiness but is a moderate fix.
- No active roof leaks or major foundation movement exist beyond what is visible in exterior photos.
- Smoke and carbon monoxide alarms are not installed (none visible in photos) and will need to be installed to meet NSPIRE.
- Bathroom and kitchen outlets currently lack visible GFCI protection and will require upgrade if confirmed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,816 | $125,300 | $25,060 |
| 2023 | $1,748 | $120,600 | $24,120 |
| 2022 | $1,583 | $109,200 | $21,840 |
| 2021 | $1,131 | $78,000 | $15,600 |
| 2020 | $1,131 | $78,000 | $15,600 |
| 2019 | $1,099 | $85,000 | $17,000 |
| 2018 | $1,151 | $79,400 | $15,880 |
| 2017 | $1,151 | $79,400 | $15,880 |
| 2016 | $1,151 | $79,400 | $15,880 |
| 2015 | $1,151 | $79,400 | $15,880 |
| 2013 | $1,147 | $81,500 | $16,300 |
| 2012 | $1,147 | $81,500 | $16,300 |
| 2011 | $1,165 | $82,800 | $16,560 |
| 2010 | $1,165 | $82,800 | $16,560 |
| 2009 | $1,165 | $82,800 | $16,560 |
| 2008 | $1,190 | $84,600 | $16,920 |
| 2007 | $1,139 | $80,900 | $16,180 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-02-09 | Sold | $130,000 |
| 2020-11-13 | Sold | $55,000 |
| 2004-04-01 | Sold | $50,050 |
| 2001-02-02 | Sold | $71,000 |
| 2000-09-26 | Sold | $46,500 |
| 2000-04-07 | Sold | $61,065 |
| 1997-10-14 | Sold | $59,900 |
Photo Gallery
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"total": 78000,
"building": 63000
},
"assessment": {
"land": null,
"total": 15600,
"building": null
}
},
{
"tax": 1099,
"year": 2019,
"market": {
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"total": 85000,
"building": 70000
},
"assessment": {
"land": null,
"total": 17000,
"building": null
}
},
{
"tax": 1151,
"year": 2018,
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"land": 15000,
"total": 79400,
"building": 64400
},
"assessment": {
"land": null,
"total": 15880,
"building": null
}
},
{
"tax": 1151,
"year": 2017,
"market": {
"land": 15000,
"total": 79400,
"building": 64400
},
"assessment": {
"land": null,
"total": 15880,
"building": null
}
},
{
"tax": 1151,
"year": 2016,
"market": {
"land": 15000,
"total": 79400,
"building": 64400
},
"assessment": {
"land": null,
"total": 15880,
"building": null
}
},
{
"tax": 1151,
"year": 2015,
"market": {
"land": 15000,
"total": 79400,
"building": 64400
},
"assessment": {
"land": null,
"total": 15880,
"building": null
}
},
{
"tax": 1147,
"year": 2013,
"market": {
"land": 18400,
"total": 81500,
"building": 63100
},
"assessment": {
"land": null,
"total": 16300,
"building": null
}
},
{
"tax": 1147,
"year": 2012,
"market": {
"land": 18400,
"total": 81500,
"building": 63100
},
"assessment": {
"land": 3680,
"total": 16300,
"building": 12620
}
},
{
"tax": 1165,
"year": 2011,
"market": {
"land": 18400,
"total": 82800,
"building": 64400
},
"assessment": {
"land": 3680,
"total": 16560,
"building": 12880
}
},
{
"tax": 1165,
"year": 2010,
"market": {
"land": 18400,
"total": 82800,
"building": 64400
},
"assessment": {
"land": 3680,
"total": 16560,
"building": 12880
}
},
{
"tax": 1165,
"year": 2009,
"market": {
"land": 18400,
"total": 82800,
"building": 64400
},
"assessment": {
"land": 3680,
"total": 16560,
"building": 12880
}
},
{
"tax": 1190,
"year": 2008,
"market": {
"land": 18400,
"total": 84600,
"building": 66200
},
"assessment": {
"land": 3680,
"total": 16920,
"building": 13240
}
},
{
"tax": 1139,
"year": 2007,
"market": {
"land": 16000,
"total": 80900,
"building": 64900
},
"assessment": {
"land": 3200,
"total": 16180,
"building": 12980
}
}
],
"property_history": [
{
"date": "2025-12-10",
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{
"date": "2025-11-24",
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{
"date": "2021-06-14",
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{
"date": "2021-03-02",
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"last_status_change_date": "2021-06-14T22:21:06Z"
},
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{
"date": "2021-02-09",
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"list_price": 130000,
"listing_id": "2929526249",
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"last_status_change_date": "2021-05-20T19:22:38Z"
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},
{
"date": "2020-11-13",
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{
"date": "2005-10-31",
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"days_after_listed": "208 days",
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},
{
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"listing": {
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{
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"last_status_change_date": "2003-02-27T07:00:00Z"
},
"event_name": "Listing removed",
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"price_change": 0,
"days_after_listed": "304 days",
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},
{
"date": "2002-04-29",
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"list_price": 75000,
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},
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{
"date": "2001-02-02",
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{
"date": "1997-10-14",
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{
"date": "1991-09-16",
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"permit_type_of_work": "Gas permit",
"permit_effective_date": "Feb 26, 2008",
"permit_project_type_1": "Hvac",
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},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Apr 7, 2004",
"permit_project_type_1": "Roofing",
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}
]
}
},
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},
"property_id": "8301838751",
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"initial_filter": {
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"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
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},
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"zip_code": "35215",
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"rent_price": 1203.0,
"loan_amount": 103200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1232-Oakwood-St_Birmingham_AL_35215_M83018-38751",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 129000.0,
"loan_term_years": 30,
"annual_cash_flow": 10158.42,
"mortgage_monthly": 686.59,
"payment_standard": 1738.0,
"total_amount_out": 25800.0,
"additional_photos": [
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"https://ap.rdcpix.com/effce4214d79e62c5a6c5ade30195954l-m44648675s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 80.29,
"monthly_cash_flow": 846.53,
"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. As other major appliances are electric, electric heating is assumed. 'Ala Power' is selected as the most prominent and expensive provider option from the schedule.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has Central Air conditioning. 'Alabama Power' is selected as a prominent and the most expensive electric provider option from the schedule.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property has an electric stove. 'Ala Power' is selected as a prominent and the most expensive electric provider option from the schedule.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property has an electric water heater. 'Ala Power' is selected as a prominent and the most expensive electric provider option from the schedule.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "This allowance covers general electric use (lights, outlets). It is based on the 'Alabama Power' provider, selected as the most prominent and expensive option.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has public water. The 'Water: Birmingham' option is chosen based on the property's city.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property has a sewer connection. The allowance is based on the fixed rate provided in the schedule.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash collection is assumed for a single-family home. Since the provider is not specified, the most expensive option ('Fairfield Inside City Limits (ISCL)') is selected from the schedule.",
"utility": "Trash Collection",
"allowance": 40
},
{
"note": "The property includes a refrigerator ('resoFacts.appliances'), so no allowance is provided for a tenant-owned unit.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "A microwave is not listed as a provided appliance; this allowance covers a tenant-owned microwave.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.39,
"down_payment_amount": 25800.0,
"property_tax_annual": 1870.48,
"property_tax_monthly": 155.87,
"property_tax_increase": 0.03,
"utility_allowance_total": 535.0,
"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": 1919.31,
"property_management_monthly": 120.3,
"monthly_cash_flow_after_debt": 159.94,
"cash_on_cash_return_after_debt": 0.07
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this single-family home appears structurally intact and mostly cosmetically in need of moderate work. Major systems appear present (HVAC vents and thermostat visible) and there are no signs of catastrophic structural failure in photos. The property is likely to be made Section 8 / NSPIRE-ready with focused, short-term work: install/verify properly located smoke and CO detectors, install GFCI protection at bathroom (and kitchen) outlets, correct tub grout/caulk and minor tile damage, refinish/repair worn flooring, verify bedroom window egress dimensions and install/replace kitchen appliances if missing. If detectors/GFCI and any egress issues are addressed, the unit should pass inspection; unresolved detector/GFCI/egress items would likely cause an initial fail.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Interior shows generally sound finishes but clear deferred cosmetic work: worn hardwood floors, scuffed baseboards, dirty/stained bathtub and grout, some missing/aged caulk and minor tile damage in tub surround. No large areas of collapsed drywall or visible structural failure. Listing and photos do not show kitchen appliances — missing stove/fridge would be a moderate reduction but are not structural. These are mostly easy-to-fix or capital items (floor refinishing, regrout/caulk, fixtures, appliances)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 50.0,
"rationale": "Multiple NSPIRE-relevant items are not visible in photos and likely need correction before inspection: no smoke detectors are visible in hall or bedrooms, no carbon monoxide alarm visible, bathroom outlets pictured appear to be standard (no visible GFCI), and the tiled tub surround shows areas of missing grout/caulk that could allow water intrusion if not corrected. Bedroom windows include a long narrow high window in some rooms (egress adequacy unclear) — possible egress risk. Entry door has a deadbolt visible which is positive. No exposed wiring or collapsed ceilings observed. Because several required safety items are either missing or indeterminate from photos, risk of initial inspection failure is moderate-to-high unless addressed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 70.0,
"rationale": "Evidence of central HVAC present (thermostat on wall, floor vents visible). No visible active water leaks, ceiling/walls intact, and roofline shows no obvious sagging or major failure from front exterior photo. Electrical panel and water heater not shown; no exposed wiring observed in photos. Given visible vents and thermostat, assume systems are present and likely functional but require verification (water heater, electrical panel labeling, HVAC operational test)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Exterior siding and foundation appear generally intact with some cosmetic wear and low vegetation against the siding which should be cleared. Front steps and iron railings are present though aged; no collapsed stairs observed. Roof edge visible in photo shows debris but no obvious large failure or sag. Yard is level and off-street parking present as advertised. Minor site cleanup and trimming/repointing at siding/foundation edges recommended."
}
],
"red_flags": [
"No visible smoke detectors in hallway or bedrooms (life-safety requirement)",
"Bathroom outlets show standard receptacles; no visible GFCI (NSPIRE requirement)",
"Potential bedroom egress concern — some windows are high/narrow and may not meet emergency egress size/operation",
"Missing kitchen appliances (stove/fridge not pictured) — reduces rent-readiness though not an immediate safety structural failure"
],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operational (thermostat and floor vents visible) although equipment was not photographed.",
"Water heater and electrical service/panel are present and functional but were not shown in images.",
"Kitchen appliances (stove, refrigerator) are not shown and may be missing; absence reduces readiness but is a moderate fix.",
"No active roof leaks or major foundation movement exist beyond what is visible in exterior photos.",
"Smoke and carbon monoxide alarms are not installed (none visible in photos) and will need to be installed to meet NSPIRE.",
"Bathroom and kitchen outlets currently lack visible GFCI protection and will require upgrade if confirmed."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Moderate inspection risk. The property appears largely intact and cosmetically improved but has several NSPIRE risk items that need verification or correction prior to or during an initial HCV inspection: smoke/CO detector locations, bedroom egress adequacy, GFCI protection in bathroom/kitchen, and repair of the front steps/railings and bathroom tile/caulking. Major systems appear present (thermostat and vents) but were not photographed; confirm HVAC, water heater and electrical panel operation. With targeted corrections (safety devices installed, bathroom reseal, step/railing repair, floor touch-ups), this house could reach rent-ready condition within 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Interior and exterior show cosmetic and mid-level deferred maintenance but no catastrophic failure. Hardwood floors are worn and stained and will need refinishing or replacement in spots. Bathroom tile/grout and tub show staining and missing/poor caulk that should be corrected. Exterior paint and siding low skirting have gaps and paint loss; front brick steps show mortar loss and the iron railings are thin and may be loose. No obvious collapsed ceilings or exposed subfloor. Missing kitchen/appliances not shown in photos — listing text implies a functional kitchen. These are mostly moderate/finish repairs and small capital items rather than structural failures."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "Several NSPIRE safety items are unclear or potentially noncompliant from photos: no smoke/CO detectors are visible in hallways/bedrooms (required), bathroom outlets do not show GFCI protection, and at least one bedroom has a narrow/high horizontal window that may not meet egress size for a sleeping room. The front entry has a deadbolt/keypad visible which is good. No exposed wiring or active leaks are visible. Because critical life-safety items (smoke detectors, bedroom egress, GFCI) are not clearly present, this is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof)",
"score": 60.0,
"rationale": "Evidence of a forced-air system is indirect (floor vents and a thermostat present), suggesting heating/AC exist, but no HVAC equipment, water heater, or electrical panel photos were provided. Roof appears visually intact from the single exterior photo with no visible sagging, but fascia/soffit paint and trim show wear. Plumbing fixtures are present and appear functional but tub drain and grout condition suggest the tile/shower enclosure will need re-seal to prevent leaks. Because major systems are present by inference but not documented or tested, assign a moderate score pending verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Large, level backyard and off-street parking are positives. Exterior siding and trim show paint wear and low skirting gaps that need attention. Front brick steps and small metal railings present a potential trip/handrail hazard and should be repaired/secured. No visible standing water, major foundation cracks, or active exterior structural damage in photos. Yard appears usable; vegetation slightly overgrown. Overall minor-to-moderate exterior repairs needed."
}
],
"red_flags": [
"Potential inadequate bedroom egress (one or more bedrooms have narrow/high windows that may fail egress).",
"No visible smoke detectors/CO alarms in hallway or bedrooms - requires immediate correction.",
"Bathroom outlets do not show GFCI protection - likely code deficiency.",
"Front entry steps and metal railings show deterioration/loose appearance and are a trip/handrail hazard.",
"Bathroom tile grout, missing caulk and tub staining indicate a risk for water intrusion if not re-sealed."
],
"confidence": 0.65,
"assumptions": [
"Forced-air HVAC is present and operational — inferred from floor vents and a thermostat in photos.",
"Water heater and main plumbing are present and functional (no evidence of active leaks shown).",
"Kitchen appliances (stove/refrigerator) are not visible in photos; listing text implies a functional kitchen but appliances may need to be provided or tested.",
"Smoke and carbon-monoxide detectors are not visible in provided photos and are assumed missing or not adequately located until confirmed.",
"Electrical panel, service integrity, and AFCI/GFCI protection were not shown and are assumed unknown; bathroom outlets appear non-GFCI in photos.",
"Bedroom windows, particularly the narrow/high horizontal units, may not meet egress dimensions required for sleeping rooms — assumed likely noncompliant until measured.",
"No evidence of major roof leak or foundation movement was observed in photos; minor fascia/trim deterioration is assumed cosmetic but should be inspected."
],
"overall_score": 60.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 3-bed, 1.5-bath single-family home appears largely cosmetically updated and structurally intact from the available photos. Major systems appear present (central HVAC vents, thermostat, standard plumbing fixtures) but were not tested in-image. Primary NSPIRE risks are missing/undocumented smoke detectors, potential inadequate bedroom egress window(s), and aged/possibly loose front railings/steps. Other items (worn hardwood floors, tub/tile grout, exterior trim and landscaping, potential missing kitchen appliances) are moderate, mostly cosmetic or capital repairs that should be addressed within 1–4 weeks. If smoke/CO detectors are installed, egress windows confirmed/modified as necessary, and stair railing/step repairs completed, the property is likely passable for an initial HCV inspection after addressing those safety items and verifying HVAC, hot water and electrical panel condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 70.0,
"rationale": "Interior shows mostly cosmetic wear: scuffed/worn hardwood floors, paint appears recently refreshed but floors and trim need work. Bathroom tile and tub are worn and have staining; grout and caulk likely need cleaning/regrouting. Exterior shows overgrown landscaping against siding and some exposed foundation/soffit area at the base that needs trim/repair. Brick front steps show wear and mortar loss but are intact. No visible major structural movement or collapsed elements. Missing kitchen appliances are not shown in photos — treated as a moderate material deficiency rather than a catastrophic failure. Overall items are easy-to-moderately fix (floor sanding/finish, paint touch-up, tub refinishing or replacement of fixtures, trim replacement)."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risk",
"score": 50.0,
"rationale": "Significant NSPIRE risks are visible or cannot be confirmed: no smoke detectors are visible in hallway or bedrooms in photos (likely fail), and no carbon monoxide detector is visible (CO required if fuel-burning appliances present). Bedroom windows include a long, high horizontal window that may not meet emergency egress dimensions for a sleeping room — egress sizing/operation must be confirmed. Front steps have low/aged metal railings that appear thin and possibly loose; this presents an unsafe-stairs concern. Bathrooms show no visible exhaust fan and grout/tile areas may hide water intrusion or mold risk. Door has a deadbolt visible, and outlet plates are mostly present. Because smoke detectors and egress are mandatory safety items, these deficiencies represent moderate-to-high inspection risk and would likely produce a failed initial inspection unless addressed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 65.0,
"rationale": "Visible floor vents and a thermostat indicate central HVAC is present (assumed operable but not tested in photos). Plumbing fixtures (toilet, sink, tub) are present and appear serviceable though tub shows staining; hot water availability and water heater condition not shown. Electrical panel and water heater are not visible; no obvious exposed wiring seen inside. Roof is only partially visible; no active leaks or sagging roofs are apparent from exterior photo but shingles/flashings age is unknown. Given unit age (1963) some systems may be older; however, nothing in the photos indicates imminent mechanical failure. Verification of HVAC operation, hot water, and electrical panel condition will be required prior to inspection."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 60.0,
"rationale": "Exterior paint and siding generally intact but ground vegetation is close to the siding and there is a visible gap/exposed area at the base of the wall that needs skirt/trim repair. Front brick steps and small porch are structurally present but show mortar loss and corroded/aged railings. Walkway is present but landscaping is unkempt. No visible standing water, major foundation cracks, or roof collapse in available exterior photo, but gutters/drainage and roof condition are not verifiable from images. Yard is level and usable but needs basic clean-up to meet exterior maintenance standards."
}
],
"red_flags": [
"Missing or not-visible smoke detectors (NSPIRE failure if absent)",
"Possible inadequate bedroom egress windows (non-compliant egress risk)",
"Aged/possibly loose front stair railings and worn mortar on steps (unsafe stairs/handrail)",
"Visible exposed base/trim area at foundation/siding edge (moisture/insect risk; needs repair)"
],
"confidence": 0.6,
"assumptions": [
"No smoke detectors or carbon monoxide detectors are present since none are visible in supplied interior photos.",
"Central HVAC exists and is operable (evidence: floor vents and thermostat visible), but system has not been tested — assume functional unless inspection uncovers failure.",
"Water heater and electrical panel are present but not pictured; assume service is connected and in generally serviceable condition absent contrary evidence.",
"Kitchen appliances (range, refrigerator) are not shown; assume they may not be included — treated as a moderate readiness deduction rather than an automatic fail.",
"No active roof leaks, major foundation movement, collapsed ceilings or severe mold exist since no such conditions are visible; limited photos may obscure those issues.",
"Porch/step railings are assumed to be mechanically sound but visually aged and likely require securing or replacement to meet safety standards."
],
"overall_score": 62.0,
"rubric_version": "nsP-2026-1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1232 Oakwood St, Birmingham, AL, 35215",
"aggregate": {
"summary": "Overall this single-family home appears structurally intact and mostly cosmetically in need of moderate work. Major systems appear present (HVAC vents and thermostat visible) and there are no signs of catastrophic structural failure in photos. The property is likely to be made Section 8 / NSPIRE-ready with focused, short-term work: install/verify properly located smoke and CO detectors, install GFCI protection at bathroom (and kitchen) outlets, correct tub grout/caulk and minor tile damage, refinish/repair worn flooring, verify bedroom window egress dimensions and install/replace kitchen appliances if missing. If detectors/GFCI and any egress issues are addressed, the unit should pass inspection; unresolved detector/GFCI/egress items would likely cause an initial fail.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 66.7,
"rationale": "Interior shows generally sound finishes but clear deferred cosmetic work: worn hardwood floors, scuffed baseboards, dirty/stained bathtub and grout, some missing/aged caulk and minor tile damage in tub surround. No large areas of collapsed drywall or visible structural failure. Listing and photos do not show kitchen appliances — missing stove/fridge would be a moderate reduction but are not structural. These are mostly easy-to-fix or capital items (floor refinishing, regrout/caulk, fixtures, appliances)."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 66.7,
"rationale": "Exterior siding and foundation appear generally intact with some cosmetic wear and low vegetation against the siding which should be cleared. Front steps and iron railings are present though aged; no collapsed stairs observed. Roof edge visible in photo shows debris but no obvious large failure or sag. Yard is level and off-street parking present as advertised. Minor site cleanup and trimming/repointing at siding/foundation edges recommended."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 51.7,
"rationale": "Multiple NSPIRE-relevant items are not visible in photos and likely need correction before inspection: no smoke detectors are visible in hall or bedrooms, no carbon monoxide alarm visible, bathroom outlets pictured appear to be standard (no visible GFCI), and the tiled tub surround shows areas of missing grout/caulk that could allow water intrusion if not corrected. Bedroom windows include a long narrow high window in some rooms (egress adequacy unclear) — possible egress risk. Entry door has a deadbolt visible which is positive. No exposed wiring or collapsed ceilings observed. Because several required safety items are either missing or indeterminate from photos, risk of initial inspection failure is moderate-to-high unless addressed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 65.0,
"rationale": "Evidence of central HVAC present (thermostat on wall, floor vents visible). No visible active water leaks, ceiling/walls intact, and roofline shows no obvious sagging or major failure from front exterior photo. Electrical panel and water heater not shown; no exposed wiring observed in photos. Given visible vents and thermostat, assume systems are present and likely functional but require verification (water heater, electrical panel labeling, HVAC operational test)."
}
],
"red_flags": [
"No visible smoke detectors in hallway or bedrooms (life-safety requirement)",
"Bathroom outlets show standard receptacles; no visible GFCI (NSPIRE requirement)",
"Potential bedroom egress concern — some windows are high/narrow and may not meet emergency egress size/operation",
"Missing kitchen appliances (stove/fridge not pictured) — reduces rent-readiness though not an immediate safety structural failure"
],
"confidence": 0.9,
"assumptions": [
"Central HVAC is present and operational (thermostat and floor vents visible) although equipment was not photographed.",
"Water heater and electrical service/panel are present and functional but were not shown in images.",
"Kitchen appliances (stove, refrigerator) are not shown and may be missing; absence reduces readiness but is a moderate fix.",
"No active roof leaks or major foundation movement exist beyond what is visible in exterior photos.",
"Smoke and carbon monoxide alarms are not installed (none visible in photos) and will need to be installed to meet NSPIRE.",
"Bathroom and kitchen outlets currently lack visible GFCI protection and will require upgrade if confirmed."
],
"score_method": "mean_of_criteria",
"overall_score": 62.5,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8301838751"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.