Property ID: 8422256383
1833 Dry Creek Cir, Birmingham, AL, 35235
Birmingham, AL
Money Down: $30,720
CoC Return: 13.71%
Monthly Cash Flow: $351
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,600
Closing Costs
$5,120
Total Down
$30,720
Investment Snapshot
Purchase Price
$128,000
Money Down
$30,720
Cash-on-Cash Return
13.71%
Rent
$1,355
Monthly Cash Flow
$351
Annual Cash Flow
$4,211
Debt Service / Mo
$681
Property Tax / Mo
$116
Insurance / Mo
$71
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,355
Payment Standard
$1,870
Rent
$1,355
Insurance
$71
Property Tax
$116
Management
$136
Utilities Allowance
$515
NOI (Monthly)
$1,032
Debt Service
$681
Cash Flow After Debt
$351
Quality Score: 73.20%
Confidence: 95.00%
Overall this 3BR/1BA single-family home appears in generally good cosmetic condition and is likely to pass an initial HCV/NSPIRE inspection after addressing minor items. The unit shows functioning kitchen appliances, present smoke alarm, covered electrical panel, intact flooring and fresh paint/carpet. Primary concerns are an older water heater with surface rust, trees very close to the roof (maintenance/safety risk), and lack of photographic confirmation of the HVAC equipment and CO alarm. Expect minor repairs and verification of mechanicals; likely rent-ready within 2–4 weeks with standard turnover work.
Section 8 Payment Standard
$1,870
Utility Allowance Total
$515
Guaranteed Section 8 Rent (PS - Utilities)
$1,355
Property Management
$136
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$128,000
Beds
3
Baths
1
Living Area
1,155 sqft
Lot Size
—
Year Built
1982
Days on Market
354
Capital Outlay
$30,720
Debt Service
$681
Property Tax / Mo
$116
Insurance / Mo
$71
Property Description
NEW ROOF! Nestled in a quiet and convenient location, this 3-bedroom, 1-bath home is full of charm and potential! Perfect for first-time buyers, downsizers, or investors, this cozy property features a functional layout with a bright and welcoming living space. Whether youre looking to add your personal touch or move right in, this home is a fantastic opportunity at an affordable price! Schedule your showing today!
Utility Allowances
Heating
$93
Property has 'Central (HEAT)' and 'Forced Air' with an electric water heater, indicating an all-electric system. 'Ala Power' is selected as the most prevalent provider and the most expensive electric option.
Cooling
$22
Property has 'Central Air'. 'Ala Power' is assumed as the electric provider, consistent with other appliances.
Cooking
$21
Property listing specifies a 'Stove-Electric'. 'Ala Power' is assumed as the electric provider.
Water Heating
$56
Property listing explicitly states 'Electric (WTRHTR)'. 'Ala Power' is assumed as the electric provider.
Other Electric
$68
Standard allowance for general electric use (lights, outlets). 'Ala Power' is assumed as the service provider.
Sewer
$151
Property listing states 'Sewer: Connected'. The allowance is a fixed rate from the schedule for the corresponding bedroom count.
Water
$78
Property has 'Public Water' and is located in Birmingham. 'Water: Birmingham' is the most logical and expensive provider option on the schedule.
Trash Collection
$20
Property is in Jefferson County. 'Jefferson City' is selected as no specific 'Birmingham' option exists and this is a reasonable default for the county.
Refrigerator
$0
The property listing indicates a refrigerator is provided by the landlord, so the tenant allowance for this utility is $0.
Range/Microwave
$6
A stove is provided, but a microwave is not explicitly listed. An allowance for a tenant-owned microwave is included based on the schedule's fixed rate.
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$706
DP3 Annual Estimate$1,005
DP1 Monthly Equivalent$59
DP3 Monthly Equivalent$84
Replacement Value$87,000
Basis1,155 sqft / 1982
Nearby Houses
Photo unavailable
1919 E Lawson Dr
sold · 0.07 mi
Price: $240,000
4 bd / 3 ba · 2,453 sqft
Latest sale: $240,000 on May 23, 2022
Latest rent: —
Photo unavailable
4653 Bonnett Cir
sold · 0.08 mi
Price: $221,000
2 bd / 2 ba · 1,458 sqft
Latest sale: $221,000 on Sep 19, 2025
Latest rent: —
Photo unavailable
1800 Lyle Dr
sold · 0.08 mi
Price: $115,000
3 bd / 2 ba · 1,326 sqft
Latest sale: $115,000 on May 18, 2020
Latest rent: $1,545 on Apr 21, 2025
Photo unavailable
1813 Lyle Dr
sold · 0.10 mi
Price: $183,000
3 bd / 3 ba · 1,394 sqft
Latest sale: $183,000 on Aug 18, 2023
Latest rent: —
Photo unavailable
4640 Bonnett Cir
sold · 0.11 mi
Price: $130,000
2 bd / 2 ba · 1,466 sqft
Latest sale: $130,000 on Jul 13, 2018
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing assertion 'NEW ROOF' is true (no invasive roof inspection performed); photos show shingles intact but with debris.
- Central HVAC is present and operational (supply vents/registers visible) though the HVAC unit is not photographed; system operation not verified.
- Hot water is available and the water heater functions but may be nearing end of life based on visible rust/staining.
- Bedroom windows provide required egress (windows visible in photos appear adequate but exact measurements not available).
- No active insect infestation, hidden mold, or concealed water intrusion beyond what is visible in photos.
- Kitchen and bathroom outlets shown are representative of the property (GFCI in bathroom present; kitchen GFCI not confirmed).
- Exterior foundation and underfloor conditions are typical for this build and show no major unseen structural movement (no signs in photos).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,352 | $142,800 | $28,560 |
| 2023 | $1,352 | $135,000 | $27,000 |
| 2022 | $1,218 | $121,600 | $24,320 |
| 2021 | $953 | $95,200 | $19,040 |
| 2020 | $909 | $90,800 | $18,160 |
| 2019 | $909 | $90,800 | $18,160 |
| 2018 | $799 | $79,800 | $15,960 |
| 2017 | $777 | $77,600 | $15,520 |
| 2016 | $303 | $71,100 | $7,120 |
| 2015 | $323 | $75,200 | $7,520 |
| 2013 | $323 | $74,100 | $7,420 |
| 2012 | $323 | $74,090 | $7,409 |
| 2011 | $707 | $69,100 | $13,820 |
| 2010 | $298 | $69,100 | $6,910 |
| 2009 | $602 | $69,100 | $6,910 |
| 2008 | $304 | $70,400 | $7,040 |
| 2007 | $300 | $69,500 | $6,950 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2016-06-21 | Sold | $82,000 |
| 2011-01-04 | Sold | $79,900 |
| 2007-02-06 | Sold | $92,000 |
| 1999-12-21 | Sold | $70,900 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2023-11-09 | Listed for rent | $1,225 | — |
| 2018-04-21 | Listed for rent | $850 | — |
Photo Gallery
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"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 73.2
},
"utility_allowance": {
"zip_code": "35235",
"home_photo": "https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b2396087719s-w1280.jpg",
"rent_price": 1355.0,
"loan_amount": 102400.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1833-Dry-Creek-Cir_Birmingham_AL_35235_M84222-56383",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 128000.0,
"loan_term_years": 30,
"annual_cash_flow": 12385.94,
"mortgage_monthly": 681.27,
"payment_standard": 1870.0,
"total_amount_out": 25600.0,
"additional_photos": [
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b2236833193s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b2513703634s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b4082719355s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b3947902875s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b337361991s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b1709021944s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b1556778536s-w1280.jpg",
"https://ap.rdcpix.com/2ae6db48b5fc16d5bbc0c952fbbe4805l-b919843258s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 71.29,
"monthly_cash_flow": 1032.16,
"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 (HEAT)' and 'Forced Air' with an electric water heater, indicating an all-electric system. 'Ala Power' is selected as the most prevalent provider and the most expensive electric option.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has 'Central Air'. 'Ala Power' is assumed as the electric provider, consistent with other appliances.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property listing specifies a 'Stove-Electric'. 'Ala Power' is assumed as the electric provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property listing explicitly states 'Electric (WTRHTR)'. 'Ala Power' is assumed as the electric provider.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Standard allowance for general electric use (lights, outlets). 'Ala Power' is assumed as the service provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property listing states 'Sewer: Connected'. The allowance is a fixed rate from the schedule for the corresponding bedroom count.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Property has 'Public Water' and is located in Birmingham. 'Water: Birmingham' is the most logical and expensive provider option on the schedule.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property is in Jefferson County. 'Jefferson City' is selected as no specific 'Birmingham' option exists and this is a reasonable default for the county.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property listing indicates a refrigerator is provided by the landlord, so the tenant allowance for this utility is $0.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "A stove is provided, but a microwave is not explicitly listed. An allowance for a tenant-owned microwave is included based on the schedule's fixed rate.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.48,
"down_payment_amount": 25600.0,
"property_tax_annual": 1392.56,
"property_tax_monthly": 116.05,
"property_tax_increase": 0.03,
"utility_allowance_total": 515.0,
"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": 4210.7,
"property_management_monthly": 135.5,
"monthly_cash_flow_after_debt": 350.89,
"cash_on_cash_return_after_debt": 0.16
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 3BR/1BA single-family home appears in generally good cosmetic condition and is likely to pass an initial HCV/NSPIRE inspection after addressing minor items. The unit shows functioning kitchen appliances, present smoke alarm, covered electrical panel, intact flooring and fresh paint/carpet. Primary concerns are an older water heater with surface rust, trees very close to the roof (maintenance/safety risk), and lack of photographic confirmation of the HVAC equipment and CO alarm. Expect minor repairs and verification of mechanicals; likely rent-ready within 2–4 weeks with standard turnover work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently painted with new-looking carpet in bedrooms and intact flooring in living/kitchen. Kitchen appliances are present (stove, microwave, dishwasher, refrigerator) but lower cabinet faces show wear/chipping and counters are older tile — cosmetic but serviceable. Bathroom fixtures look functional. Minor cosmetic patching visible near laundry/utility ceiling and cabinet trim needs repaint/repair. No visible collapsed surfaces or exposed subfloor."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 82.0,
"rationale": "A mounted smoke alarm is visible in the living area. Outlets have covers and a GFCI-style outlet is visible at the bathroom sink area. Electrical panel is present and covered (photo). No visible exposed live wiring, no visible mold, no standing water, and windows are present in bedrooms (egress appears likely). Carbon monoxide detector is not visible in photos (likely not required if all-electric). Trees are close to the roof which may create future risks; no loose/absent handrails or collapsed ceilings observed in the images."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Water heater, electrical panel and dryer/washer hookups are visible in a utility room; the water heater shows surface rust/staining and appears older which suggests near-term replacement risk. Roof is advertised as 'NEW ROOF' (listing) and exterior shingles appear intact in photos though debris covers parts of roof. HVAC equipment is not photographed (no furnace/condensing unit shown), but supply vents/registers are visible — assumed central HVAC is present; this is an assumption and should be confirmed. Plumbing fixtures appear intact; hot water presumed available but not verified."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 68.0,
"rationale": "Siding and exterior walls appear intact with no obvious foundation cracks in provided photos. The lot is steep and wooded; several large trees are immediately adjacent to the house and overhang the roof (risk for falling limbs and drainage of debris onto roof). Front yard/approach shows uneven ground; no clear exterior stairs, guardrail or walkway conditions are shown. Vegetation and grade suggest potential drainage/runoff management should be checked."
},
{
"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": [],
"confidence": 0.7,
"assumptions": [
"Listing assertion 'NEW ROOF' is true (no invasive roof inspection performed); photos show shingles intact but with debris.",
"Central HVAC is present and operational (supply vents/registers visible) though the HVAC unit is not photographed; system operation not verified.",
"Hot water is available and the water heater functions but may be nearing end of life based on visible rust/staining.",
"Bedroom windows provide required egress (windows visible in photos appear adequate but exact measurements not available).",
"No active insect infestation, hidden mold, or concealed water intrusion beyond what is visible in photos.",
"Kitchen and bathroom outlets shown are representative of the property (GFCI in bathroom present; kitchen GFCI not confirmed).",
"Exterior foundation and underfloor conditions are typical for this build and show no major unseen structural movement (no signs in photos)."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "Overall this 3BR/1BA house appears rent-ready with mostly cosmetic repairs and a few verification items needed for NSPIRE compliance. Major systems appear present (water heater, electrical panel, HVAC vents) and appliances are supplied. Key inspection risks to verify and correct: confirm kitchen countertop GFCI protection, confirm/fit a secure deadbolt on main entry if missing, test HVAC and hot water system, and address water heater condition if leaking. Exterior tree proximity to roof and missing gutters/clearance are maintenance risks but not immediate disqualifiers. With 1–3 small repairs and functional verification the property is likely to pass an initial HCV inspection within 14–30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior is largely clean and recently updated (new-looking carpet, hardwood, fresh paint). Kitchen appliances (range, microwave, dishwasher, refrigerator) are present; cabinets show paint/chip wear and need cosmetic touch-up. Minor wall scuffs, baseboard paint wear, and cabinet trim repair expected. Laundry area shows floor opening for dryer/vent and cosmetic stains around water heater. No evidence of collapsed finishes or exposed subfloor. These are mostly cosmetic or small capital repairs that should be completed within 1–2 weeks of prepping for tenancy."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "Smoke alarm visible above doorway (present). Bathroom has GFCI receptacle at sink. Electrical panel cover present in utility room. Bedroom windows appear typical for egress based on photos. However: no obvious kitchen countertop GFCI is visible (outlets above backsplash appear standard), the main entry deadbolt is not visible from photos, and trees sit very close to the roof (roof debris/limb risk). Water heater shows surface rust/staining but no active leak in photos. No visible exposed high-voltage wiring inside living spaces, though a surface conduit is visible in the utility area. These issues are potential NSPIRE inspection items (kitchen GFCI and secure entry lock) and should be verified/fixed prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Photos show a water heater and supply/drain connections; the heater has rust staining at the base that suggests age but no visible active leak. Ceiling/room vents are visible indicating central HVAC exists (no condenser photo to confirm); assume functioning but should be tested. Electrical panel is present and appears intact. Listing states 'NEW ROOF' and roof shows no obvious sagging in exterior photo; trees close to the roof increase maintenance risk. Plumbing fixtures (kitchen sink, bathroom fixtures) appear present and in place. Recommend on-site verification of HVAC operation, water heater pressure relief/drainage, and a short electrical/GFCI check."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding appears intact and home sits on a sloped/wooded lot. No visible large foundation cracks or sagging. Trees are very near the roof line and overhang which increases roof maintenance risk (debris, storm damage potential) and may require trimming. No visible active erosion or standing water in photos, but lot slope suggests water management/gutter functionality should be confirmed. Driveway/entry not fully shown; front access appears at grade but steps/handrails not visible in photos and should be verified if present."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent Occupancy (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing claim 'NEW ROOF' is taken as likely true though photos show pine debris; no active roof sagging was observed.",
"Central HVAC is present and operational (supply/return vents visible); no outdoor condenser photos available.",
"Water heater is electric (no gas shutoff or gas piping visible) and not actively leaking despite rust staining; may be near end of service life.",
"Kitchen countertop GFCI is not visible in photos; assume not present unless GFCI breaker is installed (not verifiable by photos).",
"Main entry deadbolt is not visible in exterior photo; assume absent until confirmed.",
"Interior photos represent the general condition of all living areas; areas not pictured (attic, crawlspace, roof valleys, exterior foundation) have no visible severe defects but require on-site inspection to confirm."
],
"overall_score": 75.0,
"rubric_version": "ns-preset-2026-02"
},
{
"summary": "Overall this 3-bed/1-bath single-family home is likely to pass an initial HCV/NSPIRE inspection after minor repairs and functional checks. Interior condition is good — appliances present, finishes sound, and smoke detector visible. Primary areas to verify and remediate before leasing: test HVAC operation, inspect/pressure-test/likely service or replace the aging water heater (visible corrosion), confirm GFCI and smoke/CO detector installation and operation in required locations, verify main entry has a secure deadbolt, and clear tree debris from roof/trim to reduce risk of damage. Expect to be rent-ready within ~2–4 weeks if systems are operational and only minor items are addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 80.0,
"rationale": "Interior appears recently painted and cleaned; new-looking carpet in bedrooms and finished hardwood in living area. Kitchen has full set of appliances (stove, microwave, dishwasher, refrigerator) though lower cabinet faces show wear and need minor cosmetic repair/paint. Bathroom fixtures present and intact. Laundry area has hookups but no washer/dryer present (not an inspection fail). Minor touch-ups (cabinet repair, scuff/paint spots, door thresholds) required. Exterior siding and trim appear serviceable. Overall no major visible deferred maintenance inside that would prevent tenancy."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "Smoke detector visible in living room. Bedrooms show windows that appear to provide egress (not measured). Electrical panel is present and appears closed. No obvious exposed live wiring in living spaces; a coax/low-voltage cable is visible but not a hazard. GFCI protection presence at kitchen sink is indeterminate from photos; bathroom outlet appears to be a protected device but needs verification. Hot water heater is present. No visible mold, collapsed ceilings, major trip hazards, or active standing water. Items to verify before inspection: presence/operation of CO detector (if required), proper deadbolt on main entry, GFCI operation in kitchen/bath, and smoke detectors in all sleeping areas/levels."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Plumbing, Electrical, Roof, Water Heater)",
"score": 70.0,
"rationale": "Central HVAC vents visible (supply/return grilles), but heating/cooling equipment is not photographed — HVAC operational status must be tested. Listing claims 'NEW ROOF' but roof photos show debris/needles and the condition beneath debris cannot be confirmed; new roof claim is a positive note but verify install date. Water heater is present (Rheem) but shows rust/staining around tank base and connections — indicates age/corrosion and should be pressure/inspection-tested (possible near-term replacement). Electrical panel is present and appears intact; branch wiring conduit visible and appears enclosed. Overall systems present but need functional verification and likely service on older water heater and routine HVAC check."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 65.0,
"rationale": "Siding and exterior walls appear intact. Lot is on a slope/wooded ravine with many mature trees very close to the house and roofline — creates debris accumulation (seen on roof) and risk of limb damage; trees will require ongoing maintenance/limb removal to satisfy long-term safety. Yard and approach look unpaved/uneven; no visible retaining-wall failure or major foundation cracks in photos, but slope and drainage should be evaluated (downhill heavily wooded). Driveway/parking not shown. Vegetation and tree proximity represent the main exterior risk."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5yr)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Large mature trees and overhanging limbs adjacent to the roof and siding — increased risk of roof damage and debris accumulation.",
"Water heater shows visible rust/staining at base and connections — potential imminent leak or failure; recommend replacement or full service before tenancy.",
"Roof surface shows heavy debris/needles in photos (despite listing claim of new roof) — requires cleaning and close inspection to confirm no missing shingles or damaged flashing."
],
"confidence": 0.7,
"assumptions": [
"Central HVAC exists and is the primary heating/cooling system (supply/return vents visible); operational status not shown and must be tested.",
"Listing 'NEW ROOF' is true or recently replaced; photos show debris on roof but no visible active leaks — roof condition assumed serviceable but verify installation date and warranty.",
"Water heater is electric (no visible gas flue) but shows corrosion; assumption is no active large leak at time of photos though tank shows staining that may indicate future failure.",
"Bedrooms have code-compliant egress windows (size/clearance not measured in photos).",
"Main entry has a functioning lockset; presence of deadbolt not confirmed and should be verified/installed if missing.",
"GFCI protection at kitchen and bathroom is not clearly verifiable from photos — assumed likely present in bathroom but must be confirmed and tested.",
"No evidence of severe mold, major structural movement, or active roof leaks from the provided photos; hidden issues could exist and would lower score if found."
],
"overall_score": 77.0,
"rubric_version": "2026-02-16-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1833 Dry Creek Cir, Birmingham, AL, 35235",
"aggregate": {
"summary": "Overall this 3BR/1BA single-family home appears in generally good cosmetic condition and is likely to pass an initial HCV/NSPIRE inspection after addressing minor items. The unit shows functioning kitchen appliances, present smoke alarm, covered electrical panel, intact flooring and fresh paint/carpet. Primary concerns are an older water heater with surface rust, trees very close to the roof (maintenance/safety risk), and lack of photographic confirmation of the HVAC equipment and CO alarm. Expect minor repairs and verification of mechanicals; likely rent-ready within 2–4 weeks with standard turnover work.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 77.7,
"rationale": "Interior appears recently painted with new-looking carpet in bedrooms and intact flooring in living/kitchen. Kitchen appliances are present (stove, microwave, dishwasher, refrigerator) but lower cabinet faces show wear/chipping and counters are older tile — cosmetic but serviceable. Bathroom fixtures look functional. Minor cosmetic patching visible near laundry/utility ceiling and cabinet trim needs repaint/repair. No visible collapsed surfaces or exposed subfloor."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 67.7,
"rationale": "Siding and exterior walls appear intact with no obvious foundation cracks in provided photos. The lot is steep and wooded; several large trees are immediately adjacent to the house and overhang the roof (risk for falling limbs and drainage of debris onto roof). Front yard/approach shows uneven ground; no clear exterior stairs, guardrail or walkway conditions are shown. Vegetation and grade suggest potential drainage/runoff management should be checked."
},
{
"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": "Safety / Code Compliance Risk",
"score": 74.0,
"rationale": "A mounted smoke alarm is visible in the living area. Outlets have covers and a GFCI-style outlet is visible at the bathroom sink area. Electrical panel is present and covered (photo). No visible exposed live wiring, no visible mold, no standing water, and windows are present in bedrooms (egress appears likely). Carbon monoxide detector is not visible in photos (likely not required if all-electric). Trees are close to the roof which may create future risks; no loose/absent handrails or collapsed ceilings observed in the images."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Water heater, electrical panel and dryer/washer hookups are visible in a utility room; the water heater shows surface rust/staining and appears older which suggests near-term replacement risk. Roof is advertised as 'NEW ROOF' (listing) and exterior shingles appear intact in photos though debris covers parts of roof. HVAC equipment is not photographed (no furnace/condensing unit shown), but supply vents/registers are visible — assumed central HVAC is present; this is an assumption and should be confirmed. Plumbing fixtures appear intact; hot water presumed available but not verified."
}
],
"red_flags": [],
"confidence": 0.95,
"assumptions": [
"Listing assertion 'NEW ROOF' is true (no invasive roof inspection performed); photos show shingles intact but with debris.",
"Central HVAC is present and operational (supply vents/registers visible) though the HVAC unit is not photographed; system operation not verified.",
"Hot water is available and the water heater functions but may be nearing end of life based on visible rust/staining.",
"Bedroom windows provide required egress (windows visible in photos appear adequate but exact measurements not available).",
"No active insect infestation, hidden mold, or concealed water intrusion beyond what is visible in photos.",
"Kitchen and bathroom outlets shown are representative of the property (GFCI in bathroom present; kitchen GFCI not confirmed).",
"Exterior foundation and underfloor conditions are typical for this build and show no major unseen structural movement (no signs in photos)."
],
"score_method": "mean_of_criteria",
"overall_score": 73.2,
"rubric_version": "nsPIRE-v1.0-2026-02",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8422256383"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.