Property ID: 8392401288
524 Fulton Ave SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $28,800
CoC Return: 12.83%
Monthly Cash Flow: $308
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,000
Closing Costs
$4,800
Total Down
$28,800
Investment Snapshot
Purchase Price
$120,000
Money Down
$28,800
Cash-on-Cash Return
12.83%
Rent
$1,174
Monthly Cash Flow
$308
Annual Cash Flow
$3,694
Debt Service / Mo
$639
Property Tax / Mo
$46
Insurance / Mo
$64
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,174
Payment Standard
$1,804
Rent
$1,174
Insurance
$64
Property Tax
$46
Management
$117
Utilities Allowance
$630
NOI (Monthly)
$946
Debt Service
$639
Cash Flow After Debt
$308
Quality Score: 64.90%
Confidence: 89.00%
Overall the property appears largely turnkey for Section 8 with recent interior updates, tenant in place, and generally sound interior finishes. Primary inspection risks are: deteriorated front porch stairs/railings, sagging ceiling tiles that warrant moisture/roof/plumbing checks, and window security bars that may restrict egress. Major systems (HVAC, electrical, water heater) are not shown and should be verified, but listing notes repairs and a transferable home warranty which reduces risk. With targeted repairs (porch, ceiling tiles, verify detectors/GFCI, confirm appliances/systems), the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.
Section 8 Payment Standard
$1,804
Utility Allowance Total
$630
Guaranteed Section 8 Rent (PS - Utilities)
$1,174
Property Management
$117
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$120,000
Beds
4
Baths
1
Living Area
1,610 sqft
Lot Size
6,970 sqft
Year Built
1910
Days on Market
122
Capital Outlay
$28,800
Debt Service
$639
Property Tax / Mo
$46
Insurance / Mo
$64
Property Description
Income-producing 4-bedroom, 1-bath home offering 1,610 sq ft with a tenant already in place paying $1,200 per month. This property provides immediate cash flow and strong long-term potential for investors. The home features spacious living areas, comfortable bedrooms, and recent interior updates that support low-maintenance ownership. The seller has also completed key repairs and maintenance, making this a turnkey opportunity for the next owner. Conveniently located near major highways, downtown Birmingham, and everyday amenities, this property offers an attractive combination of size, location, and affordability. With an accepted offer, the seller is offering a $2,000 lender credit and a transferable home warranty, adding additional value and peace of mind.
Utility Allowances
Heating
$119
Property has 'Window Unit (Heat)', which is electric. 'Elec Heat: Ala Power' was selected as Alabama Power is the major provider in Birmingham. The value is for a 4-bedroom unit.
Cooling
$28
Property has 'Window Unit(s)' for cooling, which are electric. 'A/C: Alabama Power' was selected as Alabama Power is the major provider in Birmingham. The value is for a 4-bedroom unit.
Other Electric
$87
Required for general lighting and small appliances. 'Lights, Ref, Etc.: Ala Power' was selected as Alabama Power is the major provider for Birmingham. The value is for a 4-bedroom unit.
Water Heating
$71
Property has an 'Electric Water Heater'. 'Elec: Ala Power' was selected as Alabama Power is the major provider in Birmingham. The value is for a 4-bedroom unit.
Cooking
$26
Property does not specify cooking fuel. Electric was chosen to be consistent with other appliances. 'Elec: Ala Power' was selected as the most common provider. The value is for a 4-bedroom unit.
Water
$88
Property is on 'Public Water'. The 'Water: Birmingham' schedule was used as the property is located in Birmingham. The value is for a 4-bedroom unit.
Sewer
$177
Property is listed as 'Sewer: Connected'. The value is for a 4-bedroom unit.
Trash Collection
$20
A single-family home requires trash collection. The 'Jefferson City (Once per week)' option was selected as the most appropriate general option for a property in Birmingham (Jefferson County).
Refrigerator
$8
The property listing does not mention a refrigerator, so it is assumed to be tenant-provided.
Range/Microwave
$6
The property listing does not mention a microwave, so it is assumed to be tenant-provided.
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$687
DP3 Annual Estimate$843
DP1 Monthly Equivalent$57
DP3 Monthly Equivalent$70
Replacement Value$80,500
Basis1,610 sqft / 1910
Nearby Houses
Photo unavailable
516 Fulton Ave SW
sold · 0.02 mi
Price: $94,000
3 bd / 1 ba · 1,242 sqft
Latest sale: $94,000 on May 16, 2025
Latest rent: $1,200 on Jun 11, 2024
Photo unavailable
504 Fulton Ave SW
sold · 0.04 mi
Price: $73,000
3 bd / 1 ba · 1,517 sqft
Latest sale: $73,000 on Oct 22, 2024
Latest rent: $1,050 on Jul 29, 2025
Photo unavailable
500 Fulton Ave SW
sold · 0.05 mi
Price: $60,000
3 bd / 3 ba · 1,535 sqft
Latest sale: $60,000 on Nov 02, 2022
Latest rent: $900 on May 18, 2017
Photo unavailable
301 6th St SW
sold · 0.06 mi
Price: $179,900
3 bd / 3 ba · 596 sqft
Latest sale: $179,900 on Jul 24, 2024
Latest rent: —
Photo unavailable
508 St Charles Ave SW
sold · 0.07 mi
Price: $17,000
3 bd / 2 ba · 1,675 sqft
Latest sale: $17,000 on Sep 13, 2019
Latest rent: —
Photo unavailable
616 Fulton Ave SW
sold · 0.11 mi
Price: $61,800
2 bd / 1 ba · 1,260 sqft
Latest sale: $61,800 on May 27, 2025
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Front porch stairs show wood deterioration and peeling paint – potential trip/structural hazard and failing tread/rail condition.
- Security/iron bars visible on lower windows – potential egress restriction if they are not quick-release.
- Sagging/misaligned ceiling tiles in multiple rooms – possible sign of past or active water intrusion that requires investigation.
Assumptions
- Tenant is occupying the unit with utilities on and basic appliances likely present or provided by tenant/owner (stove/fridge not visible in photos).
- Thermostat visible indicates an HVAC system exists and is operational, but no service records or mechanical photos were provided.
- Ceiling tiles that are misaligned represent either cosmetic installation of drop ceiling tiles or previous moisture events; full leak/source not visible in photos.
- No major internal structural failure (foundation movement, collapsed ceilings) is present — exterior and interior photos show intact floors, walls, and roofline.
- Electrical panel, water heater, and GFCI protection locations were not photographed; assumed intact but require verification during inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $540 | $84,400 | $16,880 |
| 2023 | $540 | $84,400 | $8,440 |
| 2022 | $729 | $50,300 | $10,060 |
| 2021 | $617 | $42,600 | $8,520 |
| 2020 | $891 | $61,500 | $12,300 |
| 2019 | $975 | $67,300 | $13,460 |
| 2018 | $809 | $55,800 | $11,160 |
| 2017 | $823 | $56,800 | $11,360 |
| 2016 | $809 | $55,800 | $11,160 |
| 2015 | $855 | $59,000 | $11,800 |
| 2008 | $212 | $64,000 | $6,400 |
| 2007 | $191 | $60,800 | $6,080 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-10-23 | Sold | $65,000 |
| 2024-07-16 | Sold | $34,500 |
| 2022-03-28 | Sold | $85,000 |
| 2020-08-13 | Sold | $44,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-07-22 | Listed for rent | $1,300 | — |
| 2025-07-20 | Listed for rent | $1,250 | — |
| 2025-06-21 | Listed for rent | $1,250 | — |
| 2025-03-28 | Listed for rent | $1,250 | — |
| 2024-12-19 | Listed for rent | $1,400 | — |
| 2020-09-08 | Listed for rent | $750 | — |
Photo Gallery
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},
{
"note": "Property is on 'Public Water'. The 'Water: Birmingham' schedule was used as the property is located in Birmingham. The value is for a 4-bedroom unit.",
"utility": "Water",
"allowance": 88
},
{
"note": "Property is listed as 'Sewer: Connected'. The value is for a 4-bedroom unit.",
"utility": "Sewer",
"allowance": 177
},
{
"note": "A single-family home requires trash collection. The 'Jefferson City (Once per week)' option was selected as the most appropriate general option for a property in Birmingham (Jefferson County).",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property listing does not mention a refrigerator, so it is assumed to be tenant-provided.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property listing does not mention a microwave, so it is assumed to be tenant-provided.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.47,
"down_payment_amount": 24000.0,
"property_tax_annual": 556.2,
"property_tax_monthly": 46.35,
"property_tax_increase": 0.03,
"utility_allowance_total": 630.0,
"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": 3693.72,
"property_management_monthly": 117.4,
"monthly_cash_flow_after_debt": 307.81,
"cash_on_cash_return_after_debt": 0.15
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears largely turnkey for Section 8 with recent interior updates, tenant in place, and generally sound interior finishes. Primary inspection risks are: deteriorated front porch stairs/railings, sagging ceiling tiles that warrant moisture/roof/plumbing checks, and window security bars that may restrict egress. Major systems (HVAC, electrical, water heater) are not shown and should be verified, but listing notes repairs and a transferable home warranty which reduces risk. With targeted repairs (porch, ceiling tiles, verify detectors/GFCI, confirm appliances/systems), the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 78.0,
"rationale": "Interior photos show recent cosmetic updates: fresh paint, new vinyl plank flooring, intact trim and clean walls. Minor defects observed: multiple ceiling tiles are misaligned/sagging (possible prior moisture), bedroom/living finishes show scuffing, and the front porch stairs and painted handrails show peeling paint and wood deterioration. Driveway has vegetation in joints and is worn. Listing notes recent updates and tenant in place which supports turnkey condition. Missing kitchen appliances are not visible in photos but tenant-occupied status suggests basic appliances likely present; missing appliances would be an easy fix and reduce score moderately. Overall condition is good with mostly cosmetic/maintenance repairs required."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "A smoke/CO-like device is visible on the hallway ceiling (photo), and windows appear to provide egress in primary rooms. No exposed wiring or damaged electrical fixtures are visible. However there are safety concerns: front porch stairs are deteriorated and paint is peeling (potential trip/structural hazard), some ceiling tiles are sagging (possible prior water intrusion), and lower front windows show security/iron bars in some photos which can impede emergency egress depending on operability. Bathroom/kitchen GFCI presence and CO detectors are not visible. Plumbing fixtures and hot water were not photographed. These issues are potentially remediable but require verification/repairs to ensure NSPIRE compliance."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "No visible active system failures in the photos. A thermostat is visible in the hallway, indicating an HVAC system is likely present and operational (tenant occupied). Roof appears to be a metal roof and looks intact from exterior photos. Electrical panel, water heater, and visible GFCI outlets were not shown. Ceiling tile misalignment could reflect past moisture events that should be checked at roof and plumbing. Because major systems are not directly visible, a moderate score is assigned assuming recent repairs noted in listing and transferable home warranty but requiring verification (service records, working water heater, electrical panel condition)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 60.0,
"rationale": "Exterior shows intact siding and a metal roof; foundation brick porch base visible. However site issues include deteriorated/peeling porch stairs and railings, cracked/worn concrete driveway with vegetation growth, overgrown yard areas, and peeling paint on porch elements. These are mostly maintenance and safety concerns that affect curb appeal and may require porch structural repair/painting and driveway cleaning/repair. No obvious major foundation movement or active standing water visible in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Front porch stairs show wood deterioration and peeling paint – potential trip/structural hazard and failing tread/rail condition.",
"Security/iron bars visible on lower windows – potential egress restriction if they are not quick-release.",
"Sagging/misaligned ceiling tiles in multiple rooms – possible sign of past or active water intrusion that requires investigation."
],
"confidence": 0.6,
"assumptions": [
"Tenant is occupying the unit with utilities on and basic appliances likely present or provided by tenant/owner (stove/fridge not visible in photos).",
"Thermostat visible indicates an HVAC system exists and is operational, but no service records or mechanical photos were provided.",
"Ceiling tiles that are misaligned represent either cosmetic installation of drop ceiling tiles or previous moisture events; full leak/source not visible in photos.",
"No major internal structural failure (foundation movement, collapsed ceilings) is present — exterior and interior photos show intact floors, walls, and roofline.",
"Electrical panel, water heater, and GFCI protection locations were not photographed; assumed intact but require verification during inspection."
],
"overall_score": 70.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears largely renovated inside with new flooring and fresh paint and has an active tenant and rental history, making it closer to rent-ready than a full rehab. Primary inspection risks are sagging/shifted ceiling tiles (possible prior or ongoing moisture), deteriorated front porch stairs/handrail (safety/hazard), unclear smoke/CO detector coverage, and unknown operational status of HVAC/electrical/water systems. These items are moderate in severity and generally repairable within a short timeline, but the porch handrail/steps and any active roof/water leak issues should be addressed before or at initial NSPIRE/HQS inspection to avoid failure. With targeted repairs and verification of alarms and systems, likelihood of passing an initial HCV inspection is moderate-to-good.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior appears recently painted and fitted with new vinyl plank flooring; overall cosmetic condition is good. Several easy-to-fix items visible: ceiling tiles are misaligned/sagging in multiple rooms and some ceiling seams visible (suggests prior moisture or installation issues), trim/paint touch-ups needed, porch steps and handrail paint is peeling and wood shows deterioration. No kitchen appliances are visible in photos — missing or unshown appliances lower the score moderately. These are mostly minor-to-moderate repairs; not catastrophic but will require attention before/soon after inspection."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No obvious exposed wiring or open electrical hazards in photos. A small round device in the hallway could be a smoke detector but locations and operation of smoke and CO alarms are not verified. Front porch stairs and wooden handrails show deterioration and possible instability (visible broken/peeling rail) — this is a safety failure risk for inspectors. Some windows show exterior security/ornamental bars on lower sash which could impede egress if not compliant or operable. GFCI presence in kitchen/bath not visible. Ceiling tile sagging suggests past or potential water intrusion which can be a safety/health concern if active. Plumbing fixtures and hot water not shown. Overall moderate inspection risk due to handrail/stair condition, unclear alarms, and potential egress issues."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "No HVAC equipment or water heater visible, but a wall thermostat is present (suggests forced air system). Roof is metal and visually intact in photos (no obvious large failure) though the presence of multiple sagging ceiling tiles increases concern for past roof leaks. Electrical panel not shown. New-looking flooring and painted interiors indicate recent updates, which suggests some systems work was completed. Without direct verification of HVAC operation, hot water, electrical panel condition and drainage, rate is moderate — likely functional but needs verification or minor servicing."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 60.0,
"rationale": "Exterior envelope (siding, metal roof, brick foundation) appears generally intact from photos. Porch steps and wood railings show deterioration and peeling paint (trip/fall and structural risk). Driveway is cracked with vegetation growth in joints (trip hazard). Yard is overgrown in places near foundation which could impact drainage and pest access. No obvious major foundation movement visible in exterior photos but close-up structural inspection recommended. Overall site shows deferred maintenance that is fixable but must be addressed for safety and curb appeal."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Sagging/misaligned ceiling tiles in multiple rooms (possible roof leak or ongoing moisture) — potential inspection fail if active leak or mold is present.",
"Deteriorated/peeling front porch steps and wooden handrails — visible safety hazard and likely fail if handrails are unstable or missing.",
"Unclear/insufficient visible smoke and CO detectors — alarm placement and operation must be verified and likely corrected.",
"Windows with security bars / grills noted — potential blocked egress if not equipped with compliant release mechanisms.",
"Driveway and front walk show cracking and vegetation growth creating trip hazards that should be remediated."
],
"confidence": 0.65,
"assumptions": [
"A wall thermostat indicates presence of HVAC; system operation has not been confirmed and is assumed functional but unverified.",
"Smoke and carbon monoxide alarms are not clearly visible in most rooms; assume at least one hallway smoke detector exists (seen in hallway photo) but placement and function are unverified.",
"Kitchen appliances (stove/refrigerator) are not visible in photos; assume tenant may have appliances in-place but seller listing did not photograph them; missing appliances would be an easy-to-fix, moderate score reduction.",
"Ceiling tile sagging is assumed to be either a drop-ceiling retrofit or evidence of past moisture; assume previous water intrusion occurred and may be repaired, but risk of residual damage exists.",
"Exterior brick foundation appears sound in photos; assume no major foundation movement unless a closer inspection shows cracks not visible here.",
"Window security bars are present on at least one lower window; assume they either meet emergency release requirements or could be non-compliant — this is an egress risk until verified.",
"Electrical panel, GFCI protection in kitchen/bath, and hot water heater location/function are not visible and therefore assumed unknown; these require verification during inspection."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 4-bed, 1-bath 1910 single-family house presents as a mostly updated rental with fresh interior finishes and an active tenant. Visible issues that could impact an initial NSPIRE/Housing Choice Voucher inspection are sagging/misaligned ceiling tiles (possible water intrusion), deteriorated porch steps/handrails, driveway trip hazards, and unknowns around GFCI outlets, CO detector, water heater and electrical panel. Because the property is currently occupied and shows recent updates, it is likely to pass after minor repairs and verification of mechanical systems and egress; estimate rent-ready with 1–4 weeks of focused repairs/verification. Recommended immediate actions before inspection: confirm working smoke and CO detectors, inspect/repair/secure porch steps and handrails, replace/secure ceiling tiles and identify any active leaks, confirm egress if window security bars exist, verify HVAC and hot water operation and GFCI protection in kitchen/bath.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior appears recently updated: new-looking vinyl plank floors, fresh paint, clean trim. Visible minor cosmetic defects include peeling paint on exterior porch steps/railings, driveway vegetation in cracks, and ceiling drop tiles that are misaligned or sagging in multiple rooms. No major collapsed ceilings or exposed subfloor observed. Appliances are not shown in listing photos (kitchen pictured but no stove/refrigerator visible) — missing appliances would be easy-to-fix but lower turnkey score moderately. Overall condition indicates mostly cosmetic/finish work plus some localized repairs to porch and ceiling tiles."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 55.0,
"rationale": "Visible smoke detector in the hallway. No CO alarm observed in photos. Porch steps and handrails show peeling paint and possible rot/loose members — an inspector could cite unsafe/loose handrails or uneven/decayed treads. Ceiling tile sagging could indicate past or current water intrusion (possible roof or plumbing leak) — potential NSPIRE safety concern until confirmed dry. Some windows show security/grill work; if permanently fixed this could impair egress and fail NSPIRE egress requirements. No exposed wiring seen; outlets appear covered. GFCI presence in kitchen/bath not documented. Given these unknowns and the visible handrail and ceiling issues, there is a moderate safety/code risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 60.0,
"rationale": "Photos show a wall thermostat (suggesting forced-air HVAC), but no equipment (furnace/A/C, water heater, or electrical panel) is pictured. Roof appears to be metal and generally intact from exterior photos, but the interior ceiling tile sagging suggests a possible localized leak or attic moisture issue that needs investigation. Plumbing fixtures and hot water were not photographed. Electrical panel condition is unknown. Systems appear likely functional (tenant in place and listing notes recent updates), but lack of photographed mechanical equipment and ceiling condition represent moderate uncertainty and inspection risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Front elevation and yard show intact siding and columns, but front porch stairs and handrails have peeling paint and appear in need of repair. Driveway has cracks and vegetation growth (trip hazard and curb appeal issue). Yard appears slightly overgrown with vegetation near foundation — recommend clearing to ensure proper drainage and pest control. No obvious major foundation movement or large exterior structural failure visible from photos, but close-up foundation inspection was not provided."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Sagging / misaligned ceiling tiles in multiple rooms (possible active or prior water intrusion that must be investigated)",
"Deteriorated/peeling porch steps and handrails (potential unsafe stairs / broken handrail - NSPIRE failure risk)",
"Window security/grill visible on at least one window that could impair egress if not releasable from the inside",
"Peeling exterior paint on porch/railings (lead-paint risk given year built)",
"Driveway and front walk have vegetation growth and cracks - trip hazard"
],
"confidence": 0.6,
"assumptions": [
"Active tenant and rental activity imply basic systems (heat, hot water, electricity) are present and functioning, though not photographed.",
"Thermostat on wall indicates forced-air HVAC is present and likely operational; no HVAC unit photo available.",
"Absence of photos of a kitchen range or refrigerator suggests appliances could be tenant-owned or not pictured; missing appliances would be a moderate (not catastrophic) issue.",
"Ceiling is finished with removable acoustic/drop tiles; sagging tiles indicate either just cosmetic displacement or localized moisture — assumed to be non-catastrophic but requiring verification.",
"No interior photos show exposed wiring or collapsed structures; assume electrical panel is enclosed but its condition is unknown.",
"Year built (1910) implies potential lead-based paint risk on exterior painted surfaces; assume disclosures are required and no severe peeling interior paint was observed in photos."
],
"overall_score": 66.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "524 Fulton Ave SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "Overall the property appears largely turnkey for Section 8 with recent interior updates, tenant in place, and generally sound interior finishes. Primary inspection risks are: deteriorated front porch stairs/railings, sagging ceiling tiles that warrant moisture/roof/plumbing checks, and window security bars that may restrict egress. Major systems (HVAC, electrical, water heater) are not shown and should be verified, but listing notes repairs and a transferable home warranty which reduces risk. With targeted repairs (porch, ceiling tiles, verify detectors/GFCI, confirm appliances/systems), the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 71.0,
"rationale": "Interior photos show recent cosmetic updates: fresh paint, new vinyl plank flooring, intact trim and clean walls. Minor defects observed: multiple ceiling tiles are misaligned/sagging (possible prior moisture), bedroom/living finishes show scuffing, and the front porch stairs and painted handrails show peeling paint and wood deterioration. Driveway has vegetation in joints and is worn. Listing notes recent updates and tenant in place which supports turnkey condition. Missing kitchen appliances are not visible in photos but tenant-occupied status suggests basic appliances likely present; missing appliances would be an easy fix and reduce score moderately. Overall condition is good with mostly cosmetic/maintenance repairs required."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 60.0,
"rationale": "Exterior shows intact siding and a metal roof; foundation brick porch base visible. However site issues include deteriorated/peeling porch stairs and railings, cracked/worn concrete driveway with vegetation growth, overgrown yard areas, and peeling paint on porch elements. These are mostly maintenance and safety concerns that affect curb appeal and may require porch structural repair/painting and driveway cleaning/repair. No obvious major foundation movement or active standing water visible in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (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": "Section 8 / NSPIRE safety & code risk",
"score": 61.7,
"rationale": "A smoke/CO-like device is visible on the hallway ceiling (photo), and windows appear to provide egress in primary rooms. No exposed wiring or damaged electrical fixtures are visible. However there are safety concerns: front porch stairs are deteriorated and paint is peeling (potential trip/structural hazard), some ceiling tiles are sagging (possible prior water intrusion), and lower front windows show security/iron bars in some photos which can impede emergency egress depending on operability. Bathroom/kitchen GFCI presence and CO detectors are not visible. Plumbing fixtures and hot water were not photographed. These issues are potentially remediable but require verification/repairs to ensure NSPIRE compliance."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 63.3,
"rationale": "No visible active system failures in the photos. A thermostat is visible in the hallway, indicating an HVAC system is likely present and operational (tenant occupied). Roof appears to be a metal roof and looks intact from exterior photos. Electrical panel, water heater, and visible GFCI outlets were not shown. Ceiling tile misalignment could reflect past moisture events that should be checked at roof and plumbing. Because major systems are not directly visible, a moderate score is assigned assuming recent repairs noted in listing and transferable home warranty but requiring verification (service records, working water heater, electrical panel condition)."
}
],
"red_flags": [
"Front porch stairs show wood deterioration and peeling paint – potential trip/structural hazard and failing tread/rail condition.",
"Security/iron bars visible on lower windows – potential egress restriction if they are not quick-release.",
"Sagging/misaligned ceiling tiles in multiple rooms – possible sign of past or active water intrusion that requires investigation."
],
"confidence": 0.89,
"assumptions": [
"Tenant is occupying the unit with utilities on and basic appliances likely present or provided by tenant/owner (stove/fridge not visible in photos).",
"Thermostat visible indicates an HVAC system exists and is operational, but no service records or mechanical photos were provided.",
"Ceiling tiles that are misaligned represent either cosmetic installation of drop ceiling tiles or previous moisture events; full leak/source not visible in photos.",
"No major internal structural failure (foundation movement, collapsed ceilings) is present — exterior and interior photos show intact floors, walls, and roofline.",
"Electrical panel, water heater, and GFCI protection locations were not photographed; assumed intact but require verification during inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 64.9,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8392401288"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.