Property ID: 8385254451
9601 Short St, Birmingham, AL, 35217
Birmingham, AL
Money Down: $16,680
CoC Return: 36.21%
Monthly Cash Flow: $503
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$13,900
Closing Costs
$2,780
Total Down
$16,680
Investment Snapshot
Purchase Price
$69,500
Money Down
$16,680
Cash-on-Cash Return
36.21%
Rent
$1,061
Monthly Cash Flow
$503
Annual Cash Flow
$6,039
Debt Service / Mo
$370
Property Tax / Mo
$42
Insurance / Mo
$39
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,061
Payment Standard
$1,419
Rent
$1,061
Insurance
$39
Property Tax
$42
Management
$106
Utilities Allowance
$358
NOI (Monthly)
$873
Debt Service
$370
Cash Flow After Debt
$503
Quality Score: 62.90%
Confidence: 91.00%
This small single-family property is structurally intact and close to Section 8 / NSPIRE-ready after targeted corrections. Primary issues that would likely cause an initial HCV inspection to fail are missing/insufficient smoke detectors in sleeping rooms, lack of GFCI-protected kitchen outlets, and missing/insufficient handrail at the front steps. Cosmetic repairs, appliance installation (stove/refrigerator), and some electrical outlet upgrades are needed. With 1–3 weeks of focused work (install GFCIs, additional smoke alarms, handrail, reinstall/secure openings, provide appliances), the unit should pass. If deeper system tests (HVAC, hot water, panel) reveal problems, additional work could be required.
Section 8 Payment Standard
$1,419
Utility Allowance Total
$358
Guaranteed Section 8 Rent (PS - Utilities)
$1,061
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$69,500
Beds
3
Baths
1
Living Area
640 sqft
Lot Size
9,148 sqft
Year Built
1958
Days on Market
214
Capital Outlay
$16,680
Debt Service
$370
Property Tax / Mo
$42
Insurance / Mo
$39
Property Description
Welcome to 9601 Short Street - a charming 3-bedroom, 2-bathroom home with endless potential! Featuring an inviting open porch and a layout perfect for comfortable living, this property is a fantastic investment opportunity. Motivated seller! Don't miss out - schedule your showing today!
Utility Allowances
heating
$93
Property has central heating. The fuel type was not specified, so electric was chosen for consistency with the electric water heater and dryer hookups. 'Ala Power' is the most likely provider for Birmingham.
water_heating
$56
Property information explicitly lists an electric water heater. 'Ala Power' is the most likely electric provider for the area.
cooking
$21
No cooking appliance is listed as provided. Electric cooking is assumed based on other electric systems in the home (water heater, dryer hookup) and is the more expensive option.
cooling
$22
Property information specifies 'Central Air', which is electric. 'Ala Power' is the most likely provider for the area.
other_electric
$68
This covers general electricity for lights and outlets. As no refrigerator is provided, this allowance also covers the cost of running a tenant-owned refrigerator.
water
$78
Property information indicates 'Public Water'. 'Water: Birmingham' was selected as the provider based on the property's address.
sewer
$0
Property information states the property uses a septic tank, resulting in no monthly public sewer utility cost.
trash_collection
$20
Trash collection is a standard utility for a single-family home. As the specific provider is not listed for Birmingham city, the 'Jefferson City' option was selected as a general provider for the county.
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$356
DP3 Annual Estimate$588
DP1 Monthly Equivalent$30
DP3 Monthly Equivalent$49
Replacement Value$25,000
Basis640 sqft / 1958
Nearby Houses
Photo unavailable
9609 Short St
sold · 0.01 mi
Price: $50,850
2 bd / 1 ba · 784 sqft
Latest sale: $50,850 on Aug 25, 2025
Latest rent: —
Photo unavailable
2053 Cedar St
for_sale · 0.16 mi
Price: $28,900
2 bd / 1 ba · 988 sqft
Latest sale: $3,900 on Dec 27, 2010
Latest rent: —
Photo unavailable
2041 Cunningham Ave
sold · 0.16 mi
Price: $25,000
3 bd / 1 ba · 924 sqft
Latest sale: $25,000 on Jul 25, 2022
Latest rent: —
Photo unavailable
2459 Cunningham Rd
off_market · 0.17 mi
Price: $3,000
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
2024 Cedar St
for_sale · 0.19 mi
Price: $45,000
3 bd / 1 ba · 950 sqft
Latest sale: $39,535 on Dec 23, 2024
Latest rent: —
Photo unavailable
2016 Cedar St
off_market · 0.19 mi
Price: $50,000
2 bd / 1 ba · 1,205 sqft
Latest sale: $11,000 on Nov 18, 2014
Latest rent: —
Photo unavailable
2148 Evergreen St
sold · 0.20 mi
Price: $45,000
4 bd / 2 ba · 1,678 sqft
Latest sale: $45,000 on Aug 01, 2025
Latest rent: —
Photo unavailable
2008 Cedar St
sold · 0.20 mi
Price: $55,000
2 bd / 1 ba · 950 sqft
Latest sale: $55,000 on Sep 29, 2023
Latest rent: —
Photo unavailable
2113 Lane Ave
sold · 0.20 mi
Price: $7,000
2 bd / 1 ba · 615 sqft
Latest sale: $7,000 on Jun 03, 2025
Latest rent: —
Photo unavailable
2436 Thomas Ave
sold · 0.21 mi
Price: $85,500
3 bd / 2 ba · 1,836 sqft
Latest sale: $85,500 on May 18, 2021
Latest rent: —
Photo unavailable
2324 Treadwell Rd
sold · 0.21 mi
Price: $75,000
3 bd / 1 ba · 1,232 sqft
Latest sale: $75,000 on Jan 23, 2024
Latest rent: $1,200 on Jun 11, 2024
Photo unavailable
2116 Weatherly Ave
sold · 0.21 mi
Price: $50,000
3 bd / 1 ba · 2,054 sqft
Latest sale: $50,000 on Apr 09, 2025
Latest rent: —
Photo unavailable
2316 Treadwell Rd
sold · 0.22 mi
Price: $85,000
3 bd / 2 ba · 1,328 sqft
Latest sale: $85,000
Latest rent: —
Photo unavailable
1988 Pine St
sold · 0.25 mi
Price: $133,000
4 bd / 2 ba · 1,888 sqft
Latest sale: $133,000 on Jun 13, 2025
Latest rent: $1,100 on Mar 02, 2020
Photo unavailable
1937 Pine St
sold · 0.26 mi
Price: $24,500
2 bd / 1 ba
Latest sale: $24,500 on May 09, 2016
Latest rent: —
Photo unavailable
2204 Cedar Crest Dr
sold · 0.26 mi
Price: $172,900
5 bd / 3 ba · 1,686 sqft
Latest sale: $172,900 on May 01, 2019
Latest rent: —
Photo unavailable
1958 Pine St
sold · 0.26 mi
Price: $140,000
3 bd / 1 ba · 1,888 sqft
Latest sale: $140,000 on Apr 14, 2023
Latest rent: —
Photo unavailable
1852 Tarrant Huffman Rd Lot 1
for_sale · 0.27 mi
Price: $20,000
— bd / — ba
Latest sale: —
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Kitchen outlets adjacent to sink do not show GFCI protection (likely fail on HCV inspection).
- Front steps lack a continuous/approved handrail and shrubs partially block the entry path (egress/trip hazard).
- No visible smoke detectors in bedrooms — likely NSPIRE requirement not met.
- Water heater located in kitchen/living space (unusual placement) — verify strapping and clearances; may require corrective work.
Assumptions
- Use snapshot metadata (1 bathroom) where listing text conflicts (listing text claims 2 baths) — assume 1 bath as per provided snapshot.
- Water heater is electric (no flue/vent seen) and functional; no gas appliances present unless not shown in photos.
- HVAC cooling is present (exterior condenser) and operable; function not verified by photos.
- Bedrooms have at least one window each (egress likely present) but window sizes/egress compliance not fully verifiable from photos.
- Only visible smoke detector is the hallway unit; additional detectors in bedrooms are not visible and therefore assumed absent or not photographed.
- No active roof leaks, severe mold, or structural foundation movement exist beyond what is visible in photos; severe concealed issues not detectable from images.
- Missing stove/fridge are not treated as catastrophic safety failures but as required appliance installs for tenancy.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $494 | $34,100 | $6,820 |
| 2023 | $494 | $34,100 | $6,820 |
| 2022 | $392 | $27,100 | $5,420 |
| 2021 | $392 | $27,100 | $5,420 |
| 2020 | $392 | $27,100 | $5,420 |
| 2019 | $392 | $27,100 | $5,420 |
| 2017 | $358 | $24,700 | $4,940 |
| 2016 | $358 | $24,700 | $4,940 |
| 2011 | $334 | $29,900 | $5,980 |
| 2010 | $319 | $21,900 | $4,380 |
| 2009 | $432 | $30,000 | $6,000 |
| 2008 | $440 | $30,600 | $6,120 |
| 2007 | $434 | $30,200 | $6,040 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-01-24 | Sold | $48,500 |
| 2022-03-31 | Sold | $30,400 |
| 2002-11-21 | Sold | $373 |
| 2001-10-09 | Sold | $368 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-07-15 | Listed for rent | $950 | — |
| 2025-02-28 | Listed for rent | $975 | — |
| 2022-04-24 | Listed for rent | $995 | — |
Photo Gallery
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"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "412120",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": "Bbb Holding Inc",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 13, 2025",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Jul 13, 2009",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Jun 6, 2006",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Canceled",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Jan 25, 2006",
"permit_project_type_1": "Kitchen remodel",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 11, 2006",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8385254451",
"generated_at": "2026-02-16T03:14:52.439038Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 62.9
},
"utility_allowance": {
"zip_code": "35217",
"home_photo": "https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m2070895258s-w1280.jpg",
"rent_price": 1061.0,
"loan_amount": 55600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/9601-Short-St_Birmingham_AL_35217_M83852-54451",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 69500.0,
"loan_term_years": 30,
"annual_cash_flow": 10477.98,
"mortgage_monthly": 369.91,
"payment_standard": 1419.0,
"total_amount_out": 13900.0,
"additional_photos": [
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m3267809059s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m1770435s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m1116337194s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m3918928938s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m3135921311s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m2118170946s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m489779559s-w1280.jpg",
"https://ap.rdcpix.com/2abc6260a595d0a6ade14ca68520e047l-m2246253526s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 39.33,
"monthly_cash_flow": 873.16,
"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. The fuel type was not specified, so electric was chosen for consistency with the electric water heater and dryer hookups. 'Ala Power' is the most likely provider for Birmingham.",
"utility": "heating",
"allowance": 93
},
{
"note": "Property information explicitly lists an electric water heater. 'Ala Power' is the most likely electric provider for the area.",
"utility": "water_heating",
"allowance": 56
},
{
"note": "No cooking appliance is listed as provided. Electric cooking is assumed based on other electric systems in the home (water heater, dryer hookup) and is the more expensive option.",
"utility": "cooking",
"allowance": 21
},
{
"note": "Property information specifies 'Central Air', which is electric. 'Ala Power' is the most likely provider for the area.",
"utility": "cooling",
"allowance": 22
},
{
"note": "This covers general electricity for lights and outlets. As no refrigerator is provided, this allowance also covers the cost of running a tenant-owned refrigerator.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "Property information indicates 'Public Water'. 'Water: Birmingham' was selected as the provider based on the property's address.",
"utility": "water",
"allowance": 78
},
{
"note": "Property information states the property uses a septic tank, resulting in no monthly public sewer utility cost.",
"utility": "sewer",
"allowance": 0
},
{
"note": "Trash collection is a standard utility for a single-family home. As the specific provider is not listed for Birmingham city, the 'Jefferson City' option was selected as a general provider for the county.",
"utility": "trash_collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.75,
"down_payment_amount": 13900.0,
"property_tax_annual": 508.82,
"property_tax_monthly": 42.4,
"property_tax_increase": 0.03,
"utility_allowance_total": 358.0,
"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": 6039.08,
"property_management_monthly": 106.1,
"monthly_cash_flow_after_debt": 503.26,
"cash_on_cash_return_after_debt": 0.43
},
"section8_assessment": {
"runs": [
{
"summary": "This small single-family property is structurally intact and close to Section 8 / NSPIRE-ready after targeted corrections. Primary issues that would likely cause an initial HCV inspection to fail are missing/insufficient smoke detectors in sleeping rooms, lack of GFCI-protected kitchen outlets, and missing/insufficient handrail at the front steps. Cosmetic repairs, appliance installation (stove/refrigerator), and some electrical outlet upgrades are needed. With 1–3 weeks of focused work (install GFCIs, additional smoke alarms, handrail, reinstall/secure openings, provide appliances), the unit should pass. If deeper system tests (HVAC, hot water, panel) reveal problems, additional work could be required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.0,
"rationale": "Interior photos show generally serviceable cosmetics: scuffed walls, patched paint, older cabinetry, and vinyl flooring in fair condition. Carpets appear recently replaced. Major visible missing items: no stove or refrigerator shown (range hood present) which reduces readiness moderately but is an easy-to-fix item. Water heater is located in the kitchen area (visible) which is unusual but appears intact. Minor trim/baseboard damage, small floor/wall scuffs and a cracked/weed-filled walkway outside. No signs of collapsed ceilings, large cracks, or exposed subfloor. Overall, mostly cosmetic/finish work and appliance installs required; not structural."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 45.0,
"rationale": "Several NSPIRE risk items are visible or cannot be confirmed: a smoke detector is visible in the hallway (good) but there are no visible smoke detectors inside bedrooms; NSPIRE requires detectors in sleeping rooms and on each level. Kitchen outlets near the sink do not show GFCI-style reset buttons and are likely non-GFCI (visual inspection suggests standard receptacles) — a common fail on HCV inspections. Front steps lack a continuous, approved handrail on both sides (only a short/partial rail is visible at left and shrubs obstruct access) which can cause a fail. There is an exposed circular wall opening near the laundry area and loose cabling visible at floor level (needs proper termination/cover). No active roof leaks, major mold, collapsed ceilings, or standing water were observed. Electrical panel cover is present in the bedroom (visible), which is good. Taken together these safety/code items create several likely inspection failures without corrective work."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing)",
"score": 65.0,
"rationale": "Major systems appear present: outdoor AC condenser is installed (so cooling likely exists), thermostat visible inside, electrical service meter and main are present on exterior wall and an interior electrical panel is visible with cover. Tank water heater is present and appears to be an electric model (no vent stack visible). Plumbing fixtures (kitchen sink, faucet) are in place. There is no visible evidence of roof failure, active leaks, or foundation movement in the photos. However operational status (heating operation, hot water production, circuit functionality) cannot be confirmed from photos — moderate uncertainty. No obvious gas vent or gas-fired appliances were observed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Exterior siding appears intact and the roofline visible from the front looks intact with no visible sagging. The yard is overgrown and the walkway is cracked with grass growing through — creates trip-hazard and curb-appeal issues. Front concrete steps show wear and missing/insufficient handrail; shrubs block part of the entry route. An outdoor AC condensing unit is present and served. Foundation skirting visible; no obvious open crawlspace or major foundation cracks seen in photos. Overall exterior needs landscaping, step/handrail repairs and walkway cleaning/repair."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"Kitchen outlets adjacent to sink do not show GFCI protection (likely fail on HCV inspection).",
"Front steps lack a continuous/approved handrail and shrubs partially block the entry path (egress/trip hazard).",
"No visible smoke detectors in bedrooms — likely NSPIRE requirement not met.",
"Water heater located in kitchen/living space (unusual placement) — verify strapping and clearances; may require corrective work."
],
"confidence": 0.65,
"assumptions": [
"Use snapshot metadata (1 bathroom) where listing text conflicts (listing text claims 2 baths) — assume 1 bath as per provided snapshot.",
"Water heater is electric (no flue/vent seen) and functional; no gas appliances present unless not shown in photos.",
"HVAC cooling is present (exterior condenser) and operable; function not verified by photos.",
"Bedrooms have at least one window each (egress likely present) but window sizes/egress compliance not fully verifiable from photos.",
"Only visible smoke detector is the hallway unit; additional detectors in bedrooms are not visible and therefore assumed absent or not photographed.",
"No active roof leaks, severe mold, or structural foundation movement exist beyond what is visible in photos; severe concealed issues not detectable from images.",
"Missing stove/fridge are not treated as catastrophic safety failures but as required appliance installs for tenancy."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "This small single-family property is largely sound cosmetically and shows the presence of major systems (electric service, water heater, A/C condenser, interior panel). It is likely rentable with minor-to-moderate repairs and would probably pass Section 8/NSPIRE after addressing a few safety/code items: install GFCI protection in the kitchen, add a compliant handrail/guard at the exterior steps (and repair cracked walkway), confirm/secure water heater TPR drain and pan, and install/verify smoke and CO alarms as required. Missing kitchen appliances (stove/refrigerator) and yard clean-up are moderate prep items but not inspection killers. Overall it rates as 'minor repairs; likely rent-ready within 30 days' given typical remediation timelines.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Property is cosmetically clean with new-looking carpet, painted walls and intact cabinets. Missing kitchen appliances (stove/refrigerator) and some scuffs at baseboards and door bottoms are visible but are repair-level items. Exterior shows overgrown shrubs and cracked concrete walkway; front steps are intact but painted and show wear. These are mostly easy/medium repairs (cosmetic, landscaping, appliance installation) — no widespread deferred structural collapse visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "Some safety items are acceptable: smoke detector visible in hallway and electrical panel has a cover. However there are notable safety/code concerns: exterior front steps lack a handrail (tripping/fall hazard), kitchen outlets visible are standard-type (no obvious GFCI protection at sink area) which is commonly flagged on NSPIRE inspections, and the water heater is installed in the kitchen/living area with visible piping (TPR relief drain and pan not visible in photos). Bedroom windows appear present for egress but exact clear opening size cannot be confirmed from photos. No active leaks, collapsed ceilings or obvious exposed live wiring were observed in the photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing)",
"score": 65.0,
"rationale": "Major systems appear present: an outdoor A/C condenser is visible and a thermostat is installed (indicating central HVAC likely), an electric water heater is installed and kitchen plumbing fixtures are in place. Electrical service meter and interior panel are visible and appear intact. There is no visible evidence of roof leaks or interior water intrusion. Because equipment operation could not be tested from photos, system scores are tempered by uncertainty (no evidence of recent servicing or age of mechanical equipment)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Vinyl siding and roofline visible from front appear serviceable in photos. However the yard is overgrown, walkway is cracked and uneven (trip hazard), and the front steps lack a handrail (safety/codes). A small raised deck is present on the left; vegetation is obscuring parts of it so its structural condition can’t be confirmed. Exterior HVAC condenser sits at grade and appears intact. Overall exterior is functional but needs clean-up, minor concrete repair and installation of required handrail/guard where applicable."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Exterior front steps missing a handrail (broken/missing handrail) — safety/code issue",
"Kitchen outlets by sink are not visibly GFCI-protected — potential electrical hazard for inspection",
"Cracked/uneven front walkway (trip hazard) and overgrown vegetation that obscures deck supports",
"Water heater located in kitchen/living area with no visible TPR drain pan or discharge piping in photos (potential code/safety concern)"
],
"confidence": 0.65,
"assumptions": [
"Thermostat and outdoor condenser indicate a central HVAC system is present and operable or repairable; operation not tested from photos.",
"Water heater is electric (no visible flue) and provides hot water; TPR discharge piping and pan are not visible in photos and are assumed absent for safety scoring.",
"Kitchen does not include stove or refrigerator in photos; seller/owner will supply or tenant will supply appliances — missing appliances reduce condition score moderately but are not treated as automatic fails.",
"Smoke detector visible in hallway is functional; additional smoke/CO detectors (per local code) may be required in bedrooms and on each level.",
"Bedroom windows provide egress sized appropriately for sleeping rooms; exact dimensions not confirmed from photos.",
"No active roof leaks or major foundation movement present — interior ceilings show no sagging and exterior roofline appears straight in photos.",
"Listing text has a bath count discrepancy (listing says 2 baths; snapshot shows 1). Assessment assumes 1 functioning bathroom unless seller clarifies otherwise."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be in fair to good condition for a Section 8 initial inspection with mostly minor, fixable items. Major structural or life-safety failures are not evident in the photos. Primary inspection risks are (1) likely insufficient smoke/CO detector coverage, (2) absence of clearly marked GFCI protection in the kitchen, (3) water heater located in kitchen area appearing unstrapped, (4) exterior front steps missing a compliant handrail and cracked/overgrown walkway (trip hazard), and (5) missing kitchen appliances. Most items are relatively quick to remediate (install/verify detectors, install GFCI or GFCI breakers, secure water heater, add handrail/repair walkway, supply stove/fridge). Rental history indicates recent tenancy which supports turnover readiness. Estimated time to pass an initial HCV/NSPIRE inspection: 2-6 weeks depending on promptness of minor repairs and verification of HVAC/hot water operation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 70.0,
"rationale": "Interior is cosmetically sound with recent-looking carpet, painted walls and intact cabinets. Kitchen fixtures (sink, cabinets, hood) are present but stove and refrigerator are not shown; missing appliances reduce readiness moderately. Minor floor/wall scuffs, patched paint and a cracked exterior walkway/steps visible. Overall repairs appear limited to cosmetic fixes, appliance installation, door/weatherstrip touch-ups and light cleaning."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 58.0,
"rationale": "No visible collapsed ceilings, active leaks, or major structural distress. A smoke alarm is visible in a hallway area but smoke/CO coverage cannot be confirmed in each sleeping area (likely additional detectors required). Kitchen outlets near the sink appear to be standard (no clearly shown GFCI). Exterior entry steps appear to lack a continuous handrail on the public side and the front walkway is cracked and overgrown (trip hazard). Water heater is located in the kitchen area and appears unstrapped; visible loose cable near a bedroom wall. These items create moderate NSPIRE inspection risk which are fixable prior to move-in."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical",
"score": 65.0,
"rationale": "An exterior A/C condensing unit and an interior thermostat are visible, indicating HVAC presence. Electrical panel is visible and has a cover. Water heater is present and appears intact (electric style). No obvious signs of major plumbing leaks or roof failure in photos. Because operational condition (AC/heater hot water function) cannot be fully verified from photos, score is moderate but acceptable — likely service/verification required before move-in."
},
{
"key": "exterior_site",
"label": "Exterior / Site Condition",
"score": 60.0,
"rationale": "Siding and roofline visible from front elevation appear intact with no obvious major damage. Yard is overgrown, walkway cracked and partially obscured by vegetation, and front stairs lack a clear handrail on one side — these are site safety/curb appeal deficiencies and create trip/handrail code risk. Small porch/deck on side appears to have railing but condition not fully shown. Overall exterior needs landscaping, walkway repair and handrail completion."
},
{
"key": "rental_history_activity",
"label": "Rental History / Activity (last 5 yrs) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Exterior front steps lack a compliant continuous handrail (unsafe stairs / potential inspection fail).",
"Kitchen outlets near sink show no visible GFCI protection (electrical shock risk / likely NSPIRE citation).",
"Water heater located in kitchen area appears unstrapped and accessible (safety/installation issue to secure).",
"Overgrown, cracked walkway and vegetation obscuring path (trip hazard).",
"Unsecured/loose cable visible in bedroom and open utility openings near washer/dryer area (exposed wiring/potential hazard).",
"Incomplete/uncertain smoke detector coverage for all sleeping areas (life-safety concern)."
],
"confidence": 0.7,
"assumptions": [
"Photos represent current condition of the accessible interior and front exterior; other elevations/roof not provided.",
"Kitchen stove and refrigerator are not present in the listing photos and would be tenant-supplied or landlord-installed prior to move-in.",
"Smoke detector shown is operational, but it's assumed additional detectors may be required in/near all sleeping areas per local/NSPIRE rules.",
"GFCI protection for kitchen outlets is not clearly visible in photos; assessor assumes GFCI is not present and recommends verifying/upgrading.",
"Water heater appears unstrapped and located inside the living/kitchen area; assessor assumes it has not been earthquake-strapped or secured.",
"HVAC system is present (outdoor unit and thermostat) but functionality (heating/cooling) was not tested — assume service check required.",
"No active roof leaks or major foundation movement are visible in provided photos; absence of visible distress is taken at face value."
],
"overall_score": 69.0,
"rubric_version": "nsPIRE-v1.0-assessor-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "9601 Short St, Birmingham, AL, 35217",
"aggregate": {
"summary": "This small single-family property is structurally intact and close to Section 8 / NSPIRE-ready after targeted corrections. Primary issues that would likely cause an initial HCV inspection to fail are missing/insufficient smoke detectors in sleeping rooms, lack of GFCI-protected kitchen outlets, and missing/insufficient handrail at the front steps. Cosmetic repairs, appliance installation (stove/refrigerator), and some electrical outlet upgrades are needed. With 1–3 weeks of focused work (install GFCIs, additional smoke alarms, handrail, reinstall/secure openings, provide appliances), the unit should pass. If deeper system tests (HVAC, hot water, panel) reveal problems, additional work could be required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 69.3,
"rationale": "Interior photos show generally serviceable cosmetics: scuffed walls, patched paint, older cabinetry, and vinyl flooring in fair condition. Carpets appear recently replaced. Major visible missing items: no stove or refrigerator shown (range hood present) which reduces readiness moderately but is an easy-to-fix item. Water heater is located in the kitchen area (visible) which is unusual but appears intact. Minor trim/baseboard damage, small floor/wall scuffs and a cracked/weed-filled walkway outside. No signs of collapsed ceilings, large cracks, or exposed subfloor. Overall, mostly cosmetic/finish work and appliance installs required; not structural."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Exterior siding appears intact and the roofline visible from the front looks intact with no visible sagging. The yard is overgrown and the walkway is cracked with grass growing through — creates trip-hazard and curb-appeal issues. Front concrete steps show wear and missing/insufficient handrail; shrubs block part of the entry route. An outdoor AC condensing unit is present and served. Foundation skirting visible; no obvious open crawlspace or major foundation cracks seen in photos. Overall exterior needs landscaping, step/handrail repairs and walkway cleaning/repair."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 54.3,
"rationale": "Several NSPIRE risk items are visible or cannot be confirmed: a smoke detector is visible in the hallway (good) but there are no visible smoke detectors inside bedrooms; NSPIRE requires detectors in sleeping rooms and on each level. Kitchen outlets near the sink do not show GFCI-style reset buttons and are likely non-GFCI (visual inspection suggests standard receptacles) — a common fail on HCV inspections. Front steps lack a continuous, approved handrail on both sides (only a short/partial rail is visible at left and shrubs obstruct access) which can cause a fail. There is an exposed circular wall opening near the laundry area and loose cabling visible at floor level (needs proper termination/cover). No active roof leaks, major mold, collapsed ceilings, or standing water were observed. Electrical panel cover is present in the bedroom (visible), which is good. Taken together these safety/code items create several likely inspection failures without corrective work."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing)",
"score": 65.0,
"rationale": "Major systems appear present: outdoor AC condenser is installed (so cooling likely exists), thermostat visible inside, electrical service meter and main are present on exterior wall and an interior electrical panel is visible with cover. Tank water heater is present and appears to be an electric model (no vent stack visible). Plumbing fixtures (kitchen sink, faucet) are in place. There is no visible evidence of roof failure, active leaks, or foundation movement in the photos. However operational status (heating operation, hot water production, circuit functionality) cannot be confirmed from photos — moderate uncertainty. No obvious gas vent or gas-fired appliances were observed."
}
],
"red_flags": [
"Kitchen outlets adjacent to sink do not show GFCI protection (likely fail on HCV inspection).",
"Front steps lack a continuous/approved handrail and shrubs partially block the entry path (egress/trip hazard).",
"No visible smoke detectors in bedrooms — likely NSPIRE requirement not met.",
"Water heater located in kitchen/living space (unusual placement) — verify strapping and clearances; may require corrective work."
],
"confidence": 0.91,
"assumptions": [
"Use snapshot metadata (1 bathroom) where listing text conflicts (listing text claims 2 baths) — assume 1 bath as per provided snapshot.",
"Water heater is electric (no flue/vent seen) and functional; no gas appliances present unless not shown in photos.",
"HVAC cooling is present (exterior condenser) and operable; function not verified by photos.",
"Bedrooms have at least one window each (egress likely present) but window sizes/egress compliance not fully verifiable from photos.",
"Only visible smoke detector is the hallway unit; additional detectors in bedrooms are not visible and therefore assumed absent or not photographed.",
"No active roof leaks, severe mold, or structural foundation movement exist beyond what is visible in photos; severe concealed issues not detectable from images.",
"Missing stove/fridge are not treated as catastrophic safety failures but as required appliance installs for tenancy."
],
"score_method": "mean_of_criteria",
"overall_score": 62.9,
"rubric_version": "nsPIRE-v1.0-2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8385254451"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.