Property ID: 8445118075
2228 22nd Ave N, Birmingham, AL, 35234
Birmingham, AL
Money Down: $18,000
CoC Return: 4.26%
Monthly Cash Flow: $64
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$15,000
Closing Costs
$3,000
Total Down
$18,000
Investment Snapshot
Purchase Price
$75,000
Money Down
$18,000
Cash-on-Cash Return
4.26%
Rent
$687
Monthly Cash Flow
$64
Annual Cash Flow
$767
Debt Service / Mo
$399
Property Tax / Mo
$101
Insurance / Mo
$54
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$687
Payment Standard
$1,122
Rent
$687
Insurance
$54
Property Tax
$101
Management
$69
Utilities Allowance
$435
NOI (Monthly)
$463
Debt Service
$399
Cash Flow After Debt
$64
Quality Score: 64.40%
Confidence: 92.00%
Exterior photos show a generally maintained older bungalow with mostly cosmetic and minor maintenance needs. Major visible structural failures are not evident, but key NSPIRE items cannot be confirmed because the unit is tenant-occupied (smoke/CO detectors, interior egress windows, HVAC, electrical panel). Potential inspection risks include security bars on windows/doors (egress risk if not quick-release), lack of a porch handrail, and large trees overhanging the roof. Likely outcome: with a focused interior check and minor fixes (install/verify alarms, ensure egress, add handrail if required), the property is likely to pass a Housing Choice Voucher inspection within 30 days; however interior mechanical checks are required to confirm.
Section 8 Payment Standard
$1,122
Utility Allowance Total
$435
Guaranteed Section 8 Rent (PS - Utilities)
$687
Property Management
$69
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$75,000
Beds
2
Baths
1
Living Area
1,184 sqft
Lot Size
6,970 sqft
Year Built
1935
Days on Market
182
Capital Outlay
$18,000
Debt Service
$399
Property Tax / Mo
$101
Insurance / Mo
$54
Property Description
Ready to add to your rental portfolio? Check out this investment property! Long term tenant in place (6+ years). No showings until contract in place. Please DO NOT DISTURB TENANT.
Utility Allowances
Heating
$76
Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. The property has central heating, and other major appliances are electric, making electric heat the most likely type. 'Alabama Power' was chosen as the most common regional provider and the most expensive electric option per the rules.
Cooling
$18
Selected 'A/C: Alabama Power' for a 2-bedroom unit. The property is listed as having 'Central Air'. 'Alabama Power' was chosen for consistency and as the most expensive option.
Cooking
$17
Selected 'Elec: Ala Power' for a 2-bedroom unit. The property includes an 'Electric Oven' and 'Stove-Electric'.
Water Heating
$46
Selected 'Elec: Ala Power' for a 2-bedroom unit. The property includes an 'Electric Water Heater'.
Other Electric
$56
Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit to cover general electricity costs for lighting and other appliances. 'Alabama Power' was chosen for consistency.
Refrigerator
$8
Selected the fixed allowance for a tenant-owned refrigerator for a 2-bedroom unit, as one is not listed as provided with the property.
Water
$69
Selected 'Water: Birmingham' for a 2-bedroom unit. The property has public water and is located in Birmingham.
Sewer
$125
Selected the fixed sewer allowance for a 2-bedroom unit. The property is listed as having a sewer connection.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. This is the most appropriate generic option as Birmingham is in Jefferson County and a specific 'Birmingham' rate is not available on the schedule.
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$516
DP3 Annual Estimate$784
DP1 Monthly Equivalent$43
DP3 Monthly Equivalent$65
Replacement Value$49,600
Basis1,184 sqft / 1935
Nearby Houses
Photo unavailable
2212 22nd Ave N
sold · 0.03 mi
Price: $42,500
3 bd / 1 ba · 1,170 sqft
Latest sale: $42,500 on Jul 03, 2025
Latest rent: —
Photo unavailable
2220 21st Ave N Lot 0
for_sale · 0.07 mi
Price: $75,000
— bd / — ba
Latest sale: $235,000
Latest rent: —
Photo unavailable
2313 22nd Ave N
sold · 0.07 mi
Price: $380,000
16 bd / 8 ba
Latest sale: $380,000 on Jul 15, 2020
Latest rent: —
Photo unavailable
2300 21st Ave N
sold · 0.08 mi
Price: $1,360,000
32 bd / 16 ba
Latest sale: $1,360,000 on Nov 19, 2024
Latest rent: $875 on Jun 27, 2023
Photo unavailable
2124 Stouts Rd
sold · 0.08 mi
Price: $10,050
3 bd / 1 ba · 1,372 sqft
Latest sale: $10,050 on Jan 24, 2020
Latest rent: —
Photo unavailable
2200 Stouts Rd
sold · 0.09 mi
Price: $19,000
4 bd / 2 ba · 1,634 sqft
Latest sale: $19,000 on Apr 23, 2020
Latest rent: —
Photo unavailable
2032 Stouts Rd
sold · 0.10 mi
Price: $408,000
20 bd / 10 ba
Latest sale: $408,000 on Mar 24, 2021
Latest rent: $675 on Oct 13, 2021
Photo unavailable
2032 Stouts Rd Apt G
off_market · 0.10 mi
Price: $795
2 bd / 1 ba · 860 sqft
Latest sale: —
Latest rent: $795 on May 21, 2025
Photo unavailable
2032 Stouts Rd Apt E
off_market · 0.10 mi
Price: $795
2 bd / 1 ba · 860 sqft
Latest sale: —
Latest rent: $795 on May 21, 2025
Photo unavailable
2032 Stouts Rd Apt H
off_market · 0.10 mi
Price: $795
2 bd / 1 ba · 860 sqft
Latest sale: —
Latest rent: $795 on May 21, 2025
Photo unavailable
2032 Stouts Rd Apt J
off_market · 0.10 mi
Price: $795
2 bd / 1 ba · 860 sqft
Latest sale: —
Latest rent: $795 on Jun 04, 2025
Photo unavailable
2032 Stouts Rd Apt F
off_market · 0.10 mi
Price: $795
2 bd / 1 ba · 860 sqft
Latest sale: —
Latest rent: $795 on Jun 05, 2025
Risk and Criteria Detail
Red Flags
- success
- Security bars on windows and barred front door — potential egress failure if not quick-release.
- No visible smoke / CO detectors from exterior photos (interior not accessible) — could cause inspection fail.
- Front porch steps appear to lack a handrail — potential code/inspection issue.
- Large mature trees close to and overhanging roof — risk of roof damage and debris.
- Tenant-occupied; limits ability to inspect interior systems and life-safety items prior to purchase/rehab.
Assumptions
- Interior condition, presence and operation of smoke and CO detectors, condition of HVAC, water heater, plumbing, electrical panel, and appliances cannot be seen due to tenant occupancy; assumed typical for an occupied long-term rental (mixed condition).
- Security bars on windows/doors are present and may or may not have quick-release mechanisms — assumed many older rentals lack quick-release unless specified.
- Roof is assumed serviceable because no sagging or missing large sections are visible in photos, but age-related wear is possible given the 1935 construction date.
- No major active leaks, collapsed ceilings, or foundation movement are present (none visible); if interior photos were available these could change assessment.
- No external HVAC condenser seen in photos; HVAC may be window units or located at rear/side not pictured.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,177 | $81,200 | $16,240 |
| 2023 | $1,177 | $81,200 | $16,240 |
| 2022 | $1,335 | $92,100 | $18,420 |
| 2021 | $590 | $40,700 | $8,140 |
| 2020 | $590 | $40,700 | $8,140 |
| 2019 | $224 | $40,700 | $7,660 |
| 2018 | $182 | $34,500 | $3,460 |
| 2017 | $182 | $34,500 | $3,460 |
| 2016 | $182 | $34,500 | $3,460 |
| 2015 | $162 | $31,600 | $3,160 |
| 2013 | $155 | $31,100 | $3,120 |
| 2012 | $173 | $33,950 | $3,395 |
| 2011 | $176 | $34,500 | $3,450 |
| 2010 | $176 | $34,500 | $3,450 |
| 2009 | $176 | $34,500 | $3,450 |
| 2008 | $182 | $35,400 | $3,540 |
| 2007 | $178 | $34,800 | $3,480 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2019-02-27 | Sold | $15,750 |
Photo Gallery
Show raw JSON (debug)
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"land": 4900,
"total": 40700,
"building": 35800
},
"assessment": {
"land": null,
"total": 8140,
"building": null
}
},
{
"tax": 224,
"year": 2019,
"market": {
"land": 4900,
"total": 40700,
"building": 35800
},
"assessment": {
"land": null,
"total": 7660,
"building": null
}
},
{
"tax": 182,
"year": 2018,
"market": {
"land": 4900,
"total": 34500,
"building": 29600
},
"assessment": {
"land": null,
"total": 3460,
"building": null
}
},
{
"tax": 182,
"year": 2017,
"market": {
"land": 4900,
"total": 34500,
"building": 29600
},
"assessment": {
"land": null,
"total": 3460,
"building": null
}
},
{
"tax": 182,
"year": 2016,
"market": {
"land": 4900,
"total": 34500,
"building": 29600
},
"assessment": {
"land": null,
"total": 3460,
"building": null
}
},
{
"tax": 162,
"year": 2015,
"market": {
"land": 4900,
"total": 31600,
"building": 26700
},
"assessment": {
"land": null,
"total": 3160,
"building": null
}
},
{
"tax": 155,
"year": 2013,
"market": {
"land": 4900,
"total": 31100,
"building": 26200
},
"assessment": {
"land": null,
"total": 3120,
"building": null
}
},
{
"tax": 173,
"year": 2012,
"market": {
"land": 4850,
"total": 33950,
"building": 29100
},
"assessment": {
"land": 485,
"total": 3395,
"building": 2910
}
},
{
"tax": 176,
"year": 2011,
"market": {
"land": 4900,
"total": 34500,
"building": 29600
},
"assessment": {
"land": 490,
"total": 3450,
"building": 2960
}
},
{
"tax": 176,
"year": 2010,
"market": {
"land": 4900,
"total": 34500,
"building": 29600
},
"assessment": {
"land": 490,
"total": 3450,
"building": 2960
}
},
{
"tax": 176,
"year": 2009,
"market": {
"land": 4900,
"total": 34500,
"building": 29600
},
"assessment": {
"land": 490,
"total": 3450,
"building": 2960
}
},
{
"tax": 182,
"year": 2008,
"market": {
"land": 4900,
"total": 35400,
"building": 30500
},
"assessment": {
"land": 490,
"total": 3540,
"building": 3050
}
},
{
"tax": 178,
"year": 2007,
"market": {
"land": 4900,
"total": 34800,
"building": 29900
},
"assessment": {
"land": 490,
"total": 3480,
"building": 2990
}
}
],
"property_history": [
{
"date": "2025-08-18",
"price": 75000,
"listing": {
"status": "for_sale",
"list_date": "2025-08-18T20:49:36Z",
"list_price": 75000,
"listing_id": "2985458181",
"last_update_date": "2026-02-16T01:26:17Z",
"last_status_change_date": "2025-08-18T20:49:36Z"
},
"event_name": "Listed",
"price_sqft": 63.3445945945946,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21428517",
"price_change_percentage": "+376.19%"
},
{
"date": "2019-02-27",
"price": 15750,
"listing": {
"status": "sold",
"list_date": "2019-03-02T03:11:38Z",
"list_price": 15750,
"listing_id": "642797851",
"last_update_date": "2019-03-02T03:07:06Z",
"last_status_change_date": "2019-03-02T03:11:38Z"
},
"event_name": "Sold",
"price_sqft": 12.171561051004637,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "6 days",
"source_listing_id": "841991",
"price_change_percentage": "$0"
},
{
"date": "2019-02-21",
"price": 15750,
"listing": {
"status": "sold",
"list_date": "2019-03-02T03:11:38Z",
"list_price": 15750,
"listing_id": "642797851",
"last_update_date": "2019-03-02T03:07:06Z",
"last_status_change_date": "2019-03-02T03:11:38Z"
},
"event_name": "Listed",
"price_sqft": 12.171561051004637,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "841991",
"price_change_percentage": "-68.50%"
},
{
"date": "2003-10-03",
"price": 50000,
"listing": null,
"event_name": "Sold",
"price_sqft": 42.229729729729726,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 22, 2004",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Jan 6, 2004",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8445118075",
"generated_at": "2026-02-16T03:40:21.306277Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 64.4
},
"utility_allowance": {
"zip_code": "35234",
"home_photo": "https://ap.rdcpix.com/81b01544f592ff83582c744a1f95a1c4l-b1377369439s-w1280.jpg",
"rent_price": 687.0,
"loan_amount": 60000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2228-22nd-Ave-N_Birmingham_AL_35234_M84451-18075",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 75000.0,
"loan_term_years": 30,
"annual_cash_flow": 5557.29,
"mortgage_monthly": 399.18,
"payment_standard": 1122.0,
"total_amount_out": 15000.0,
"additional_photos": [
"https://ap.rdcpix.com/81b01544f592ff83582c744a1f95a1c4l-b977203782s-w1280.jpg",
"https://ap.rdcpix.com/81b01544f592ff83582c744a1f95a1c4l-b2990501438s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 54.17,
"monthly_cash_flow": 463.11,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Elec Heat: Ala Power' for a 2-bedroom unit. The property has central heating, and other major appliances are electric, making electric heat the most likely type. 'Alabama Power' was chosen as the most common regional provider and the most expensive electric option per the rules.",
"utility": "Heating",
"allowance": 76
},
{
"note": "Selected 'A/C: Alabama Power' for a 2-bedroom unit. The property is listed as having 'Central Air'. 'Alabama Power' was chosen for consistency and as the most expensive option.",
"utility": "Cooling",
"allowance": 18
},
{
"note": "Selected 'Elec: Ala Power' for a 2-bedroom unit. The property includes an 'Electric Oven' and 'Stove-Electric'.",
"utility": "Cooking",
"allowance": 17
},
{
"note": "Selected 'Elec: Ala Power' for a 2-bedroom unit. The property includes an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 46
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 2-bedroom unit to cover general electricity costs for lighting and other appliances. 'Alabama Power' was chosen for consistency.",
"utility": "Other Electric",
"allowance": 56
},
{
"note": "Selected the fixed allowance for a tenant-owned refrigerator for a 2-bedroom unit, as one is not listed as provided with the property.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "Selected 'Water: Birmingham' for a 2-bedroom unit. The property has public water and is located in Birmingham.",
"utility": "Water",
"allowance": 69
},
{
"note": "Selected the fixed sewer allowance for a 2-bedroom unit. The property is listed as having a sewer connection.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 2-bedroom unit. This is the most appropriate generic option as Birmingham is in Jefferson County and a specific 'Birmingham' rate is not available on the schedule.",
"utility": "Trash Collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.37,
"down_payment_amount": 15000.0,
"property_tax_annual": 1212.31,
"property_tax_monthly": 101.03,
"property_tax_increase": 0.03,
"utility_allowance_total": 435.0,
"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": 767.11,
"property_management_monthly": 68.7,
"monthly_cash_flow_after_debt": 63.93,
"cash_on_cash_return_after_debt": 0.05
},
"section8_assessment": {
"runs": [
{
"summary": "Exterior photos show a generally maintained older bungalow with mostly cosmetic and minor maintenance needs. Major visible structural failures are not evident, but key NSPIRE items cannot be confirmed because the unit is tenant-occupied (smoke/CO detectors, interior egress windows, HVAC, electrical panel). Potential inspection risks include security bars on windows/doors (egress risk if not quick-release), lack of a porch handrail, and large trees overhanging the roof. Likely outcome: with a focused interior check and minor fixes (install/verify alarms, ensure egress, add handrail if required), the property is likely to pass a Housing Choice Voucher inspection within 30 days; however interior mechanical checks are required to confirm.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show a maintained-but-aged 1935 bungalow: intact siding/brick porch columns, serviceable concrete driveway/walk, chain-link yard fence, and an intact porch slab. Visible issues are mostly cosmetic or minor maintenance (exterior paint/weathering, yard cleanup, decorative clutter on porch). No collapsed or missing structural elements are visible. Interior condition, appliances, and flooring cannot be confirmed due to tenant occupancy; missing appliances would be moderate negatives but are not seen in photos. Overall the property appears to need only minor repairs/cosmetic work to be rent-ready."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "Several NSPIRE safety items are uncertain or potentially noncompliant from photos. Security bars on windows and a barred entry door are visible — these can create egress issues for bedrooms if not quick-release (potential Section 8 fail). No smoke/CO detectors are visible from exterior photos (interior unknown). The front porch steps appear to lack a handrail, which can be a code requirement depending on riser count and may fail inspection. No exposed electrical wiring is visible externally and the structure shows no obvious active roof leaks or sagging. Because critical life-safety items (egress, detectors, handrail) cannot be confirmed and some visible features are potential hazards, score is moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof, HVAC, Electrical, Plumbing)",
"score": 60.0,
"rationale": "Roofline and eaves visible in photos appear generally intact with no obvious sagging or missing sections, suggesting no immediate major roof failure. No external HVAC condenser is visible in photos (could be window units or interior system), and no water heater or meter/panel locations are shown — these are unknown. No visible external plumbing leaks or standing water. Electrical panel condition and presence of GFCI outlets cannot be confirmed. Given the age of the home (1935) and lack of interior/system visibility, there is moderate uncertainty and inspection risk that requires interior/system checks."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Yard is fenced, walkways and driveway are generally serviceable though show minor cracking and wear. The chain-link fence/gate provides security but is not a code concern for habitability. Large mature trees overhang the roof and are close to the structure — this is a site risk (debris, potential roof damage) but not an immediate fail. No visible standing water, severe erosion, or foundation displacement is seen from exterior angles provided. Some yard cleanup and trimming recommended."
}
],
"red_flags": [
"Security bars on windows and barred front door — potential egress failure if not quick-release.",
"No visible smoke / CO detectors from exterior photos (interior not accessible) — could cause inspection fail.",
"Front porch steps appear to lack a handrail — potential code/inspection issue.",
"Large mature trees close to and overhanging roof — risk of roof damage and debris.",
"Tenant-occupied; limits ability to inspect interior systems and life-safety items prior to purchase/rehab."
],
"confidence": 0.6,
"assumptions": [
"Interior condition, presence and operation of smoke and CO detectors, condition of HVAC, water heater, plumbing, electrical panel, and appliances cannot be seen due to tenant occupancy; assumed typical for an occupied long-term rental (mixed condition).",
"Security bars on windows/doors are present and may or may not have quick-release mechanisms — assumed many older rentals lack quick-release unless specified.",
"Roof is assumed serviceable because no sagging or missing large sections are visible in photos, but age-related wear is possible given the 1935 construction date.",
"No major active leaks, collapsed ceilings, or foundation movement are present (none visible); if interior photos were available these could change assessment.",
"No external HVAC condenser seen in photos; HVAC may be window units or located at rear/side not pictured."
],
"overall_score": 67.0,
"rubric_version": "2026-02-NSPIRE-1.0"
},
{
"summary": "Moderately turnkey property with an occupied long-term tenant. Exterior appears intact with mostly cosmetic deferred maintenance (driveway cracks, yard cleanup). Key NSPIRE inspection risks are unknown interior items (smoke/CO detectors, GFCI, hot water) and visible exterior security bars that may impede emergency egress unless they have quick-release. No obvious structural collapse or active standing water seen, but HVAC/electrical/plumbing conditions are unverified from photos. Likely to require minor repairs and verification of smoke/CO detectors, egress hardware, and handrail compliance before passing an initial HCV/NSPIRE inspection — overall likely rent-ready within 30 days if interior systems are functional and egress/handrail issues are addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Exterior photos show an intact bungalow with siding and brick porch columns in generally fair condition. Cosmetic deferred maintenance is evident (worn yard, cracked/concrete driveway, clutter on porch). No visible collapsed surfaces or major exterior structural failure. Missing interior details (flooring, kitchen condition) prevent a higher score but missing appliances are not visible from photos — should be considered moderate, easy-to-fix items. Overall appears rent-ready with minor repairs and cleaning likely required."
},
{
"key": "safety_code",
"label": "Safety & code compliance (NSPIRE risks)",
"score": 55.0,
"rationale": "No interior photos to confirm smoke/CO detectors, GFCI outlets or hot water; those are unknown. Several security bars on windows and doors are visible which can create egress risk under NSPIRE unless they have quick-release mechanisms — this is an inspection risk. Front porch steps appear to lack a handrail which could be a code failure depending on riser count. No obvious exposed wiring or active water intrusion visible from exterior. Because of the unknown status of detectors, egress hardware, and interior electrical/plumbing, this presents a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, plumbing, electrical)",
"score": 60.0,
"rationale": "Roof appears intact from the provided angles with no visible sagging or open penetrations; gutters appear present. No exterior HVAC compressor or heat source is visible in photos (could be rear or central inside), so HVAC presence/condition is unknown. No visible evidence of active roof leaks, standing water, or foundation failure from exterior pictures. Electrical panel and water heater are not visible for assessment. Given the age (1935) some systems may be older; without interior/system photos, estimate moderate condition with likely small repairs or service needed."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 70.0,
"rationale": "Chain-link fence, concrete driveway and walkways are functional but show cracking and wear. Siding and porch brick columns appear serviceable. Large shade trees are very close to the roofline which is a maintenance and potential roof-damage risk. Yard is slightly overgrown and decorative clutter is present but no signs of infestation or severe neglect in photos. Overall typical for an older rental property and repairable with routine maintenance."
}
],
"red_flags": [
"Security bars on windows and doors visible — potential emergency-egress failure if no quick-release mechanism.",
"Front porch steps appear to lack a handrail — possible code failure depending on step height.",
"Large tree(s) overhanging and adjacent to roof — elevated risk for roof damage and debris, potential for concealed roof issues.",
"No interior/system visibility: smoke/CO detectors, HVAC, water heater and electrical panel condition are unverified (could be inspection fails if missing or nonfunctional).",
"Property is tenant-occupied (DO NOT DISTURB) which may delay inspection and repair access."
],
"confidence": 0.65,
"assumptions": [
"Interior photos and system access were not provided. I assume interior surfaces (walls/ceilings/floors) are not severely damaged because no exterior signs of major structural failure are present.",
"Listing statement 'long term tenant (6+ years)' is accurate and indicates active rental within the last 5 years; rental history metadata in snapshot was incomplete and overridden by listing text.",
"Smoke detectors, carbon monoxide alarms, GFCI protection, water heater, HVAC, and electrical panel condition are unknown — assumed present but unverified and therefore potential inspection items.",
"Security bars on windows/doors exist as shown and may or may not have emergency release mechanisms; assume they lack quick-release unless confirmed otherwise (inspection risk).",
"No visible active roof leaks, collapsed ceilings, standing water, or exposed subfloor observed in exterior photos — assume none present unless interior inspection reveals otherwise."
],
"overall_score": 64.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on exterior photos and the listing text, the property appears to be in generally fair condition for a 1935 bungalow with primarily cosmetic and moderate repair needs. The largest inspection risks are unknown/hidden mechanicals (HVAC, water heater, electrical panel) and safety compliance items that cannot be confirmed from exterior photos (smoke/CO detectors, interior egress, GFCI outlets). Security bars on windows and the absence of visible handrails raise egress and fall-hazard concerns that could fail an initial NSPIRE inspection unless mitigated or shown to be compliant. If mechanical systems are functional and interior safety devices are present, the home could be brought to rent-ready status within about 30 days; if systems need replacement or egress bars are non-compliant, time and cost increase.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 75.0,
"rationale": "Exterior photos show an intact exterior envelope, porch and brick columns in fair condition, chain-link fence and concrete driveway with minor cracking, and general cosmetic clutter on the porch and yard. No visible collapsed or missing components. Based on exterior-only images, most issues appear cosmetic or minor maintenance items (paint/trim touch-up, driveway crack repair, porch cleaning). Missing interior observations (appliances, flooring, cabinetry) prevent a higher score but there is no sign of severe deferred maintenance from the street view."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety and code risks",
"score": 50.0,
"rationale": "Moderate NSPIRE risk. Positive: no visible active roof collapse, standing water, or large structural failure. Concerns: security bars on windows and doors (may impede emergency egress if non-release), lack of visible handrail on front steps (possible trip/fall/hazard depending on riser count), no visible smoke/CO detectors (interior not shown), and typical unknowns for GFCI presence and plumbing/hot water status. No obvious exposed wiring on exterior, but multiple exterior lights and cameras/fixtures suggest electrical work that should be inspected. Because interior and mechanical details are not shown, safety compliance cannot be confirmed and represents an inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 55.0,
"rationale": "Moderate score due to lack of visible evidence for key systems. Roof appears intact from photos with no visible sag or large missing shingles, which is positive. However there is no clearly visible exterior HVAC condenser or obvious central HVAC equipment in the yard/front (could be located out of view), and no interior photos to confirm heating/cooling, water heater, or electrical panel condition. Given the 1935 construction date, mechanicals may be older. Systems replacement/repair is plausible; an in-person inspection is needed to confirm."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site conditions",
"score": 70.0,
"rationale": "Yard and site are maintained at a basic level: chain-link fence intact, concrete driveway present (some cracking), mature trees providing shade. Siding appears intact and porch structure looks level with brick piers. Tree proximity to the house suggests possible root/roof debris issues long-term, but no immediate evidence of foundation failure or major drainage/erosion problems in the photos. Overall acceptable for rental with routine upkeep."
}
],
"red_flags": [
"Window and door security bars present — potential egress hazard if bars do not have quick-release mechanism.",
"No visible central HVAC condenser or exterior heating/cooling equipment in photos — heating/cooling system not confirmed.",
"No evidence of smoke or carbon monoxide detectors visible from exterior imagery (interior not shown) — likely NSPIRE deficiency if missing.",
"Front steps appear to lack a handrail — potential fall hazard depending on number of risers and local code/NSPIRE interpretation."
],
"confidence": 0.62,
"assumptions": [
"Interior condition (floors, walls, ceilings, appliances, smoke detectors, CO alarms, GFCI, plumbing fixtures, hot water) is unknown and not shown in photos; assumed neither catastrophic nor fully upgraded.",
"Listing statement 'Long term tenant in place (6+ years)' is taken as evidence of recent rental activity (rental_history_activity = 100) despite metadata showing missing records.",
"No visible exterior HVAC condenser in the front photos; HVAC equipment may be located out of view (side or rear). Systems mechanical score assumes plausible wear due to age (1935) but no visible catastrophic failure.",
"Security bars on windows and doors are present; assumed they may or may not have an interior quick-release mechanism—treated as a potential egress hazard until verified.",
"Roof appears visually intact from street-level photos; assumed no active major leaks but interior ceilings were not inspected.",
"Foundation and major structural elements show no visible severe distress from exterior photos; severe hidden issues cannot be ruled out without interior inspection."
],
"overall_score": 63.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2228 22nd Ave N, Birmingham, AL, 35234",
"aggregate": {
"summary": "Exterior photos show a generally maintained older bungalow with mostly cosmetic and minor maintenance needs. Major visible structural failures are not evident, but key NSPIRE items cannot be confirmed because the unit is tenant-occupied (smoke/CO detectors, interior egress windows, HVAC, electrical panel). Potential inspection risks include security bars on windows/doors (egress risk if not quick-release), lack of a porch handrail, and large trees overhanging the roof. Likely outcome: with a focused interior check and minor fixes (install/verify alarms, ensure egress, add handrail if required), the property is likely to pass a Housing Choice Voucher inspection within 30 days; however interior mechanical checks are required to confirm.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.3,
"rationale": "Exterior photos show a maintained-but-aged 1935 bungalow: intact siding/brick porch columns, serviceable concrete driveway/walk, chain-link yard fence, and an intact porch slab. Visible issues are mostly cosmetic or minor maintenance (exterior paint/weathering, yard cleanup, decorative clutter on porch). No collapsed or missing structural elements are visible. Interior condition, appliances, and flooring cannot be confirmed due to tenant occupancy; missing appliances would be moderate negatives but are not seen in photos. Overall the property appears to need only minor repairs/cosmetic work to be rent-ready."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Yard is fenced, walkways and driveway are generally serviceable though show minor cracking and wear. The chain-link fence/gate provides security but is not a code concern for habitability. Large mature trees overhang the roof and are close to the structure — this is a site risk (debris, potential roof damage) but not an immediate fail. No visible standing water, severe erosion, or foundation displacement is seen from exterior angles provided. Some yard cleanup and trimming recommended."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "Several NSPIRE safety items are uncertain or potentially noncompliant from photos. Security bars on windows and a barred entry door are visible — these can create egress issues for bedrooms if not quick-release (potential Section 8 fail). No smoke/CO detectors are visible from exterior photos (interior unknown). The front porch steps appear to lack a handrail, which can be a code requirement depending on riser count and may fail inspection. No exposed electrical wiring is visible externally and the structure shows no obvious active roof leaks or sagging. Because critical life-safety items (egress, detectors, handrail) cannot be confirmed and some visible features are potential hazards, score is moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof, HVAC, Electrical, Plumbing)",
"score": 58.3,
"rationale": "Roofline and eaves visible in photos appear generally intact with no obvious sagging or missing sections, suggesting no immediate major roof failure. No external HVAC condenser is visible in photos (could be window units or interior system), and no water heater or meter/panel locations are shown — these are unknown. No visible external plumbing leaks or standing water. Electrical panel condition and presence of GFCI outlets cannot be confirmed. Given the age of the home (1935) and lack of interior/system visibility, there is moderate uncertainty and inspection risk that requires interior/system checks."
}
],
"red_flags": [
"Security bars on windows and barred front door — potential egress failure if not quick-release.",
"No visible smoke / CO detectors from exterior photos (interior not accessible) — could cause inspection fail.",
"Front porch steps appear to lack a handrail — potential code/inspection issue.",
"Large mature trees close to and overhanging roof — risk of roof damage and debris.",
"Tenant-occupied; limits ability to inspect interior systems and life-safety items prior to purchase/rehab."
],
"confidence": 0.92,
"assumptions": [
"Interior condition, presence and operation of smoke and CO detectors, condition of HVAC, water heater, plumbing, electrical panel, and appliances cannot be seen due to tenant occupancy; assumed typical for an occupied long-term rental (mixed condition).",
"Security bars on windows/doors are present and may or may not have quick-release mechanisms — assumed many older rentals lack quick-release unless specified.",
"Roof is assumed serviceable because no sagging or missing large sections are visible in photos, but age-related wear is possible given the 1935 construction date.",
"No major active leaks, collapsed ceilings, or foundation movement are present (none visible); if interior photos were available these could change assessment.",
"No external HVAC condenser seen in photos; HVAC may be window units or located at rear/side not pictured."
],
"score_method": "mean_of_criteria",
"overall_score": 64.4,
"rubric_version": "2026-02-NSPIRE-1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8445118075"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.