Property ID: 8513779611
1520 17th Way SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $20,880
CoC Return: 19.22%
Monthly Cash Flow: $334
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,400
Closing Costs
$3,480
Total Down
$20,880
Investment Snapshot
Purchase Price
$87,000
Money Down
$20,880
Cash-on-Cash Return
19.22%
Rent
$1,075
Monthly Cash Flow
$334
Annual Cash Flow
$4,014
Debt Service / Mo
$463
Property Tax / Mo
$107
Insurance / Mo
$63
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,075
Payment Standard
$1,584
Rent
$1,075
Insurance
$63
Property Tax
$107
Management
$108
Utilities Allowance
$509
NOI (Monthly)
$798
Debt Service
$463
Cash Flow After Debt
$334
Quality Score: 69.80%
Confidence: 91.00%
This 3 BR/1 BA rental appears generally rent-ready with mostly cosmetic repairs and a few code-level items to address. Recent 2025 system upgrades (electrical grounding, new water heater, AC cage) substantially reduce system risk. Primary inspection risks are missing/uncertain smoke and CO detectors, likely lack of GFCI outlets at kitchen/bath, minor ceiling damage near a vent that should be confirmed repaired, and site drainage/driveway issues. With targeted fixes (install/verify smoke & CO detectors, install GFCI outlets where required, correct any remaining water intrusion, clean/repair the stove, address minor trim/paint and yard drainage) the property is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$509
Guaranteed Section 8 Rent (PS - Utilities)
$1,075
Property Management
$108
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$87,000
Beds
3
Baths
1
Living Area
864 sqft
Lot Size
8,712 sqft
Year Built
1955
Days on Market
16
Capital Outlay
$20,880
Debt Service
$463
Property Tax / Mo
$107
Insurance / Mo
$63
Property Description
Investor Special | Package Opportunity This 3-bedroom, 1-bath single-family home offers 864 square feet of functional living space and is a solid addition to any rental or investment portfolio. Recent improvements in 2025 include an AC cage installation, upgraded electrical system with proper grounding, new LVP flooring in the kitchen, and a new water heater complete with an expansion tank, drain pan, and drain line. The property sits on a level lot and features a simple, efficient layout ideal for long-term rental use. Conveniently located with quick access to local amenities and major routes. This property is part of a 4-property investment package and is being marketed as a portfolio opportunity.
Utility Allowances
Heating
$93
Property has central heat. The fuel is assumed to be electric as both the water heater and cooking range are electric. The chosen provider is 'Elec Heat: Ala Power' as it is a primary provider in the area.
Sewer
$151
Property is listed as 'Sewer Connected'.
Water
$78
Property has 'Public Water' and is located in Birmingham. The 'Water: Birmingham' option was selected.
Other Electric
$68
This covers general electricity for lights and appliances. The landlord-provided refrigerator is included in this category per the schedule description 'Lights, Ref, Etc.' The 'Ala Power' option was chosen as the most likely provider.
Water Heating
$56
Property has an explicit 'Electric Water Heater'. The 'Elec: Ala Power' option was selected as the most likely provider.
Cooling
$22
Property has 'Central Air', which is electric. The 'A/C: Alabama Power' option was selected as the most likely provider.
Cooking
$21
Property has an 'Electric Oven'. The 'Elec: Ala Power' option was selected as the most likely provider.
Trash Collection
$20
The property is in Birmingham. As no specific 'Birmingham' option is available, the 'Jefferson City (Once per week)' option was selected as the most appropriate county-level service.
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$610
DP3 Annual Estimate$901
DP1 Monthly Equivalent$51
DP3 Monthly Equivalent$75
Replacement Value$69,400
Basis864 sqft / 1955
Nearby Houses
Photo unavailable
1532 17th Way SW
sold · 0.03 mi
Price: $50,000
2 bd / 1 ba · 1,280 sqft
Latest sale: $50,000 on Feb 29, 2024
Latest rent: $1,075 on May 16, 2024
Photo unavailable
1537 Mims St SW
sold · 0.06 mi
Price: $51,000
3 bd / 1 ba · 925 sqft
Latest sale: $51,000 on Aug 29, 2022
Latest rent: $725 on Jun 19, 2018
Photo unavailable
1500 Elm St SW
sold · 0.08 mi
Price: $5,000
3 bd / 1 ba
Latest sale: $5,000 on Dec 04, 2020
Latest rent: —
Photo unavailable
1545 Mims St SW
sold · 0.08 mi
Price: $105,000
3 bd / 2 ba · 1,418 sqft
Latest sale: $105,000 on Jul 29, 2019
Latest rent: —
Photo unavailable
1428 Mims St SW
sold · 0.10 mi
Price: $11,000
4 bd / 2 ba · 1,614 sqft
Latest sale: $11,000 on Feb 19, 2019
Latest rent: —
Photo unavailable
1421 Mims St SW
sold · 0.10 mi
Price: $160,000
3 bd / 2 ba · 1,554 sqft
Latest sale: $160,000 on Jan 29, 2024
Latest rent: $750 on Sep 12, 2017
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms in photos (code requirement).
- No clearly visible GFCI protection at kitchen counter or bathroom (likely NSPIRE fail item).
- Minor ceiling damage/staining near kitchen vent - indicates past or potential water intrusion requiring confirmation of repair.
- Poor driveway/yard drainage and standing/muddy spots could create trip hazards and water intrusion issues if not addressed.
Assumptions
- Seller listing statement is accurate: electrical system was upgraded and properly grounded in 2025 (electrical panel accessible and compliant).
- The new water heater and expansion tank described in the listing are installed and operational as stated; visible expansion tank supports this.
- Exterior HVAC unit is functional and was protected by the newly installed cage; HVAC provides heating as well as cooling (central system).
- Smoke detectors, CO alarms and GFCI outlets are not present or not visible in photos and therefore must be assumed absent until verified.
- No hidden severe structural issues exist beneath visible finishes; photos show no sagging or major foundation movement—if an in-person inspection finds otherwise score would drop significantly.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,247 | $86,000 | $17,200 |
| 2023 | $1,247 | $86,000 | $17,200 |
| 2022 | $967 | $66,700 | $13,340 |
| 2021 | $967 | $66,700 | $13,340 |
| 2020 | $967 | $66,700 | $13,340 |
| 2019 | $967 | $66,700 | $13,340 |
| 2018 | $841 | $58,000 | $11,600 |
| 2017 | $841 | $58,000 | $11,600 |
| 2016 | $841 | $58,000 | $11,600 |
| 2015 | $841 | $58,000 | $11,600 |
| 2013 | $846 | $53,100 | $10,620 |
| 2012 | $846 | $59,820 | $11,964 |
| 2011 | $857 | $60,600 | $12,120 |
| 2010 | $857 | $60,600 | $12,120 |
| 2009 | $857 | $60,600 | $12,120 |
| 2008 | $875 | $61,900 | $12,380 |
| 2007 | $730 | $51,500 | $10,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-08-11 | Sold | $60,000 |
| 2007-01-09 | Sold | $47,000 |
| 2003-05-07 | Sold | $24,075 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2026-02-12 | Listed for rent | $1,250 | — |
| 2026-01-22 | Listed for rent | $995 | — |
| 2025-07-15 | Listed for rent | $995 | — |
| 2025-05-16 | Listed for rent | $995 | — |
Photo Gallery
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{
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{
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{
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{
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{
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{
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"days_after_listed": "505 days",
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{
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"bedroom_count": 3,
"interest_rate": 0.07,
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{
"note": "Property has central heat. The fuel is assumed to be electric as both the water heater and cooking range are electric. The chosen provider is 'Elec Heat: Ala Power' as it is a primary provider in the area.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property is listed as 'Sewer Connected'.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Property has 'Public Water' and is located in Birmingham. The 'Water: Birmingham' option was selected.",
"utility": "Water",
"allowance": 78
},
{
"note": "This covers general electricity for lights and appliances. The landlord-provided refrigerator is included in this category per the schedule description 'Lights, Ref, Etc.' The 'Ala Power' option was chosen as the most likely provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has an explicit 'Electric Water Heater'. The 'Elec: Ala Power' option was selected as the most likely provider.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Property has 'Central Air', which is electric. The 'A/C: Alabama Power' option was selected as the most likely provider.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property has an 'Electric Oven'. The 'Elec: Ala Power' option was selected as the most likely provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "The property is in Birmingham. As no specific 'Birmingham' option is available, the 'Jefferson City (Once per week)' option was selected as the most appropriate county-level service.",
"utility": "Trash Collection",
"allowance": 20
}
],
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"down_payment_amount": 17400.0,
"property_tax_annual": 1284.41,
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"utility_allowance_total": 509.0,
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"_fetched_payment_standard": {
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},
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"section8_assessment": {
"runs": [
{
"summary": "This 3 BR/1 BA rental appears generally rent-ready with mostly cosmetic repairs and a few code-level items to address. Recent 2025 system upgrades (electrical grounding, new water heater, AC cage) substantially reduce system risk. Primary inspection risks are missing/uncertain smoke and CO detectors, likely lack of GFCI outlets at kitchen/bath, minor ceiling damage near a vent that should be confirmed repaired, and site drainage/driveway issues. With targeted fixes (install/verify smoke & CO detectors, install GFCI outlets where required, correct any remaining water intrusion, clean/repair the stove, address minor trim/paint and yard drainage) the property is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 72.0,
"rationale": "Interior appears serviceable with mostly cosmetic issues: new LVP in kitchen, intact cabinets, intact hardwoods in living/bedrooms but scuffed. Ceiling texture has minor damage near a kitchen vent; baseboards and trim show wear. Appliances present (stove and refrigerator) but stove shows surface rust and may need cleaning/repair—presence of appliances reduces penalty. Exterior paint and small areas of siding need maintenance. Overall items are mostly minor repairs and cosmetic; no pervasive deferred structural failure visible."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 55.0,
"rationale": "Listing indicates electrical upgrade and AC cage; those reduce some electrical risk. However, no smoke detectors or CO alarms are visible in photos (required), and no GFCI-protected outlet is clearly visible at kitchen countertop or in bathroom (likely inspector will require). Bedroom windows appear present for egress but not verified for required size. Entry door has a security bar but presence of a working deadbolt not clearly visible. Minor ceiling staining/damage near kitchen vent suggests a past leak that should be confirmed repaired. No obvious exposed wiring or collapsed structures observed."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanicals",
"score": 80.0,
"rationale": "Listing states 2025 upgrades: electrical system properly grounded, AC cage installed, new water heater with expansion tank, drain pan and drain line. Photos corroborate an exterior AC unit and the presence of an expansion tank/water-heater components in the kitchen area. No visible signs of roof sagging, major plumbing leaks, or failed systems. Electrical panel not shown (assessed by listing claim). Given seller-reported recent system upgrades, mechanicals appear in good condition but require verification during inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 65.0,
"rationale": "House sits on a painted block foundation that appears intact with no large visible cracks. Siding and paint show wear and need maintenance. Carport and steps are present; handrail exists but is basic. Yard and driveway are uneven with a stump and areas of standing water/muddy parking (drainage concern). Windows appear older (single-pane). No obvious infestation or major exterior structural failures visible in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos (code requirement).",
"No clearly visible GFCI protection at kitchen counter or bathroom (likely NSPIRE fail item).",
"Minor ceiling damage/staining near kitchen vent - indicates past or potential water intrusion requiring confirmation of repair.",
"Poor driveway/yard drainage and standing/muddy spots could create trip hazards and water intrusion issues if not addressed."
],
"confidence": 0.78,
"assumptions": [
"Seller listing statement is accurate: electrical system was upgraded and properly grounded in 2025 (electrical panel accessible and compliant).",
"The new water heater and expansion tank described in the listing are installed and operational as stated; visible expansion tank supports this.",
"Exterior HVAC unit is functional and was protected by the newly installed cage; HVAC provides heating as well as cooling (central system).",
"Smoke detectors, CO alarms and GFCI outlets are not present or not visible in photos and therefore must be assumed absent until verified.",
"No hidden severe structural issues exist beneath visible finishes; photos show no sagging or major foundation movement—if an in-person inspection finds otherwise score would drop significantly."
],
"overall_score": 69.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 3BR/1BA house is a mostly serviceable small rental with important 2025 system upgrades (electrical grounding and new water heater) and visible HVAC equipment. Interior cosmetics and some small repairs are required (ceiling patch, appliance replacement/cleaning, baseboard/trim work, minor floor and cabinet repairs). Main inspection risks are absence of visible smoke/CO detectors, unverified GFCIs, a ceiling opening that needs repair/verification for leaks, and site drainage at the carport. With targeted repairs (install detectors, GFCI checks, ceiling repair, replace/clean stove, correct drainage) the unit is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks. Overall readiness: minor-to-moderate repairs; rent‑ready with short turn.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Interior is largely intact with recent cosmetic improvements (new LVP in kitchen, cabinets in place). Visible issues: rust/staining on stove, scuffed baseboards, one ceiling area with missing finish/patch (kitchen near vent), cabinet door off/left open, worn hardwood in living/bedrooms and some surface damage in floors. Appliances present (stove and refrigerator) but stove appears old and rusty and may need service or replacement. These are mostly moderate, easy-to-fix items and cosmetic repairs; no evidence of large-scale deferred structural rehab inside."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risks",
"score": 70.0,
"rationale": "No obvious exposed wiring and listing states electrical was upgraded and properly grounded in 2025 (positive). Entry has an iron security gate and interior doors appear secure. Bedroom windows appear adequate for egress in photos. However: no smoke detectors or CO alarm visible in photos (required), kitchen/bath GFCI presence not shown, there is a ceiling opening/finish damage near a ceiling vent (possible prior leak) that requires verification, and site shows puddling/poor drainage at carport which can create slip/standing water hazard. Plumbing fixtures and a new water heater are noted, suggesting hot water is provided. Overall some NSPIRE items need verification and small corrective work (install/verify detectors, GFCIs, repair ceiling)."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Listing documents key system work in 2025: electrical upgrade with proper grounding and a new water heater with expansion tank/drain pan/drain line — these materially reduce major-system failure risk. An exterior AC condenser is present and an AC cage was installed. Thermostat visible inside. Roof is not shown to be leaking; no interior widespread water stains. Because major systems have documented recent work and components are visible, system risk is moderate-to-low; verification of HVAC operation and electrical panel condition on inspection is still recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Exterior shows older siding with weathered paint, a concrete block foundation that appears intact (painted), and an attached carport with open underside and some surface cracking in the carport slab. Yard has stump/debris, areas of bare soil and poor surface drainage near the carport (visible puddling/mud) which could cause ingress/erosion. Steps and a metal handrail are present; handrail appears serviceable but the approach/landing shows wear. No visible major foundation movement or obvious roof sag in the provided photos, but exterior cosmetic and drainage repairs are needed."
},
{
"key": "rental_history_activity",
"label": "Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarm in photos (NSPIRE requirement).",
"Ceiling opening/finish damage above kitchen area — possible active or prior water intrusion that requires verification and repair.",
"Standing water / poor drainage at carport and driveway area (visible puddling and bare soil) which can create slip hazards and long-term moisture issues.",
"Stove shows rust/age and may be in poor condition — potential appliance replacement or repair needed prior to rental."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that electrical was upgraded with proper grounding in 2025 is accurate and the electrical panel is in acceptable condition (not visible in photos).",
"New water heater (with expansion tank/drain pan/drain) noted in listing is installed and operational; therefore working hot water is assumed.",
"The HVAC condensing unit visible outside is functional and provides heating/cooling (thermostat present), but full operation should be verified on-site.",
"Windows pictured provide adequate bedroom egress (sizes appear typical), and glazing/frames are serviceable though exact dimensions were not measured.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they are not installed or not properly located unless documentation is provided.",
"No active major roof leak exists beyond the small ceiling finish damage shown; ceiling damage represents a localized issue rather than a full roof failure (requires verification).",
"No significant hidden structural issues (foundation movement, major sagging) exist beyond what is visible in the exterior photos."
],
"overall_score": 73.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 3-bed/1-bath home is likely to pass an initial HCV/NSPIRE inspection after a short set of targeted repairs. Strengths: recent electrical upgrade, new water heater (with drain pan and expansion tank), and an operational-seeming HVAC condensing unit. Primary items to address before inspection are installing/verifying smoke and CO alarms, providing GFCI protection in kitchen/bath, cleaning/servicing the range, minor paint/trim work, and fixing any loose railings or trip hazards on exterior steps/walkways. No major structural or life-safety failures are visible in photos; with these moderate fixes the property should be rent-ready within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "House shows mostly cosmetic wear and limited deferred maintenance. New LVP in kitchen, cabinets intact, hardwood floors present with surface wear, and kitchen fixtures (sink/cabinets) appear serviceable. Appliances are present but the range is old and dirty (likely serviceable but should be cleaned/inspected) and refrigerator is older — replacement recommended but not required for inspection pass. Minor drywall/paint touch-ups, baseboard repairs and cabinet adjustments visible. No large-scale demolition or structural cosmetic collapse evident. Overall items are easy-to-fix or capital-repair level and should be completed within a short turnover period."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 65.0,
"rationale": "Key safety systems largely addressed: listing states an electrical upgrade with proper grounding (reduces major electrical risk) and there is a thermostat and visible HVAC condensing unit. However several NSPIRE/code concerns are either not visible or likely need attention: smoke detectors/CO alarms are not visible in photos (will likely need verification/installation), kitchen and bathroom GFCI outlets are not visible and the visible kitchen outlet appears standard — GFCI likely required, especially near sink. Bedroom egress windows appear present but exact clear openings cannot be measured from photos. Entry has a security gate and lock; deadbolt presence unclear. Ceiling and walls show minor cracks and a small ceiling corner crack near the kitchen which appears non-structural. No obvious exposed live wiring or collapsed ceilings were observed. Overall moderate inspection risk due to likely missing GFCI and unverified smoke/CO alarms."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Listing documents recent important system upgrades in 2025: AC cage installed (external unit present in photos), electrical upgrade with proper grounding, and a new water heater with expansion tank, drain pan and drain line (photo shows tank/expansion). Thermostat visible. These are significant positives that lower mechanical failure risk. Roof and attic condition not fully visible but roofline appears straight with no visible sag. Plumbing fixtures in bathroom and kitchen appear intact; hot water system new. Given visible evidence and listing claims, major systems appear functional or recently addressed; remaining checks (confirm HVAC operation, test electrical panel, verify water heater piping/drain) are recommended but likely passable."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior shows painted siding and a painted block foundation that appears intact with no obvious major cracks. Carport and entry stairs exist with metal handrail; handrail appears present though base anchorage should be verified for stability. Yard shows minor neglect (stump, uneven patches, chalk markings on carport concrete), and site drainage under carport appears to collect water/soils — recommend grading improvements and clearing debris. Walkway to front is intact but uneven. Overall envelope looks serviceable, but exterior site cleanup and minor repairs (stump removal, grade/drainage improvements, patch concrete where needed) should be completed for tenant safety and curb appeal."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Missing or unverified smoke and carbon monoxide detectors (required by NSPIRE) — not visible in photos",
"Kitchen and bathroom GFCI protection not visible / likely missing (code requirement and common inspection fail)",
"Exterior drainage/soil accumulation under carport and near foundation — potential trip/mositure risk and should be remediated"
],
"confidence": 0.75,
"assumptions": [
"Listing accuracy: the seller's statements about a 2025 electrical upgrade, AC cage installation and a new water heater are correct and reflect work completed to code.",
"Smoke and carbon monoxide alarms are not visible in photos and are assumed to be absent or unverified; they will need verification/installation.",
"GFCI protection in kitchen and bathroom is not evident in photos and is assumed to be missing until confirmed.",
"Windows provide minimum egress in bedrooms based on visible size, but measurements were not available; final egress compliance will require measurement confirmation.",
"Roof and attic not fully visible — absence of visible sag or stains leads to assumption of no active major leaks, but a direct roof/attic inspection is recommended.",
"Electrical panel condition is assumed acceptable due to listing note of an upgraded electrical system; however panel labeling and breakers should be confirmed during inspection.",
"No active mold, termite damage, or severe foundation movement was visible in images; large hidden defects cannot be ruled out but none are apparent."
],
"overall_score": 73.0,
"rubric_version": "2026-02-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1520 17th Way SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "This 3 BR/1 BA rental appears generally rent-ready with mostly cosmetic repairs and a few code-level items to address. Recent 2025 system upgrades (electrical grounding, new water heater, AC cage) substantially reduce system risk. Primary inspection risks are missing/uncertain smoke and CO detectors, likely lack of GFCI outlets at kitchen/bath, minor ceiling damage near a vent that should be confirmed repaired, and site drainage/driveway issues. With targeted fixes (install/verify smoke & CO detectors, install GFCI outlets where required, correct any remaining water intrusion, clean/repair the stove, address minor trim/paint and yard drainage) the property is likely to pass an initial HCV/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 70.7,
"rationale": "Interior appears serviceable with mostly cosmetic issues: new LVP in kitchen, intact cabinets, intact hardwoods in living/bedrooms but scuffed. Ceiling texture has minor damage near a kitchen vent; baseboards and trim show wear. Appliances present (stove and refrigerator) but stove shows surface rust and may need cleaning/repair—presence of appliances reduces penalty. Exterior paint and small areas of siding need maintenance. Overall items are mostly minor repairs and cosmetic; no pervasive deferred structural failure visible."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 65.0,
"rationale": "House sits on a painted block foundation that appears intact with no large visible cracks. Siding and paint show wear and need maintenance. Carport and steps are present; handrail exists but is basic. Yard and driveway are uneven with a stump and areas of standing water/muddy parking (drainage concern). Windows appear older (single-pane). No obvious infestation or major exterior structural failures visible in photos."
},
{
"key": "rental_history_activity",
"label": "Recent rental history (last 5 years) - bonus",
"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 risks",
"score": 63.3,
"rationale": "Listing indicates electrical upgrade and AC cage; those reduce some electrical risk. However, no smoke detectors or CO alarms are visible in photos (required), and no GFCI-protected outlet is clearly visible at kitchen countertop or in bathroom (likely inspector will require). Bedroom windows appear present for egress but not verified for required size. Entry door has a security bar but presence of a working deadbolt not clearly visible. Minor ceiling staining/damage near kitchen vent suggests a past leak that should be confirmed repaired. No obvious exposed wiring or collapsed structures observed."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanicals",
"score": 78.3,
"rationale": "Listing states 2025 upgrades: electrical system properly grounded, AC cage installed, new water heater with expansion tank, drain pan and drain line. Photos corroborate an exterior AC unit and the presence of an expansion tank/water-heater components in the kitchen area. No visible signs of roof sagging, major plumbing leaks, or failed systems. Electrical panel not shown (assessed by listing claim). Given seller-reported recent system upgrades, mechanicals appear in good condition but require verification during inspection."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in photos (code requirement).",
"No clearly visible GFCI protection at kitchen counter or bathroom (likely NSPIRE fail item).",
"Minor ceiling damage/staining near kitchen vent - indicates past or potential water intrusion requiring confirmation of repair.",
"Poor driveway/yard drainage and standing/muddy spots could create trip hazards and water intrusion issues if not addressed."
],
"confidence": 0.91,
"assumptions": [
"Seller listing statement is accurate: electrical system was upgraded and properly grounded in 2025 (electrical panel accessible and compliant).",
"The new water heater and expansion tank described in the listing are installed and operational as stated; visible expansion tank supports this.",
"Exterior HVAC unit is functional and was protected by the newly installed cage; HVAC provides heating as well as cooling (central system).",
"Smoke detectors, CO alarms and GFCI outlets are not present or not visible in photos and therefore must be assumed absent until verified.",
"No hidden severe structural issues exist beneath visible finishes; photos show no sagging or major foundation movement—if an in-person inspection finds otherwise score would drop significantly."
],
"score_method": "mean_of_criteria",
"overall_score": 69.8,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8513779611"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.