Property ID: 8529075095
5138 Martin Dr, Adamsville, AL, 35005
Adamsville, AL
Money Down: $31,080
CoC Return: 7.69%
Monthly Cash Flow: $199
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,900
Closing Costs
$5,180
Total Down
$31,080
Investment Snapshot
Purchase Price
$129,500
Money Down
$31,080
Cash-on-Cash Return
7.69%
Rent
$1,190
Monthly Cash Flow
$199
Annual Cash Flow
$2,389
Debt Service / Mo
$689
Property Tax / Mo
$104
Insurance / Mo
$79
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,190
Payment Standard
$1,584
Rent
$1,190
Insurance
$79
Property Tax
$104
Management
$119
Utilities Allowance
$394
NOI (Monthly)
$888
Debt Service
$689
Cash Flow After Debt
$199
Quality Score: 70.10%
Confidence: 90.00%
Based on exterior photos and the listing, this 3BR/2BA home appears mostly turn-key from the outside with a good metal roof, an apparent functioning HVAC unit, intact siding and foundation, and a large fenced yard. Primary issues are cosmetic (peeling porch paint, worn railings, weathered screened porch) and a handful of inspection-risk unknowns (smoke/CO detectors, GFCI, bedroom egress and interior system verification). With minor repairs and standard life-safety verifications (install/confirm detectors, GFCI outlets, address handrail/guard spacing, touch-up/replace decayed porch boards), the property is likely to pass an initial HCV/NSPIRE inspection within 30 days. Recent rental history is a positive indicator of prior leasing.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$394
Guaranteed Section 8 Rent (PS - Utilities)
$1,190
Property Management
$119
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$129,500
Beds
3
Baths
2
Living Area
1,320 sqft
Lot Size
43,560 sqft
Year Built
1961
Days on Market
181
Capital Outlay
$31,080
Debt Service
$689
Property Tax / Mo
$104
Insurance / Mo
$79
Property Description
This cozy 3 bedroom, 2 bathroom home features granite counter tops, fresh modern paint, luxury flooring, and updated fixtures throughout! This property also includes a huge deck, a covered porch, a fully fenced yard and flat lot!
Utility Allowances
Heating
$93
Selected 'Elec Heat: Ala Power' for a 3-bedroom unit. Property details specify 'Central' heating. Electric was chosen for consistency with the electric water heater and stove, and it is the most expensive option among the available fuel types (Electric, Natural Gas, Propane).
Cooling
$22
Selected 'A/C: Alabama Power' for a 3-bedroom unit. The property is equipped with 'Central Air', an electric utility. Alabama Power is the primary regional provider.
Cooking
$21
Selected 'Elec: Ala Power' for a 3-bedroom unit. Property photos show an electric stove, and Alabama Power is the consistent electric provider choice.
Water Heating
$56
Selected 'Elec: Ala Power' for a 3-bedroom unit, as property details explicitly state 'Electric (WTRHTR)' for the water heater.
Water
$100
Selected 'Water: Graysville' for a 3-bedroom unit. Property has 'Public Water'. Graysville is a neighboring city to Adamsville, and this option was chosen based on likely service area jurisdiction.
Sewer
$0
Property details specify it uses a 'Septic Tank', so no public sewer allowance is applicable.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' for a 3-bedroom unit. As Adamsville is in Jefferson County and not explicitly listed, this was the most appropriate general option.
Other Electric
$68
Selected 'Lights, Ref, Etc.: Ala Power' for a 3-bedroom unit. This covers general electric use for lights and other plug-in appliances, using the consistent regional provider.
Refrigerator
$8
The property description does not mention a refrigerator being provided. Per the rules, this allowance for a tenant-owned appliance is included.
Range/Microwave
$6
The property description does not mention a microwave being provided. Per the rules, this allowance for a tenant-owned microwave is included.
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$793
DP3 Annual Estimate$1,095
DP1 Monthly Equivalent$66
DP3 Monthly Equivalent$91
Replacement Value$111,000
Basis1,320 sqft / 1961
Nearby Houses
Photo unavailable
5198 Martin Dr
sold · 0.15 mi
Price: $13,000
— bd / — ba
Latest sale: $13,000 on Dec 02, 2020
Latest rent: —
Photo unavailable
5060 Oak Leaf Cir
sold · 0.21 mi
Price: $9,000
3 bd / 2 ba · 1,156 sqft
Latest sale: $9,000
Latest rent: —
Photo unavailable
5088 Oak Leaf Cir
sold · 0.21 mi
Price: $114,000
4 bd / 2 ba · 1,481 sqft
Latest sale: $114,000 on Jun 22, 2020
Latest rent: —
Photo unavailable
5056 Oak Leaf Cir
sold · 0.23 mi
Price: $95,000
3 bd / 1 ba · 1,008 sqft
Latest sale: $95,000 on Nov 06, 2019
Latest rent: —
Photo unavailable
5092 Oak Leaf Cir
sold · 0.23 mi
Price: $127,500
3 bd / 2 ba · 2,458 sqft
Latest sale: $127,500 on Jun 29, 2023
Latest rent: $1,125 on Jun 11, 2019
Photo unavailable
2528 Oak Leaf Ln
for_sale · 0.27 mi
Price: $129,900
3 bd / 2 ba · 1,368 sqft
Latest sale: $95,500 on Jul 26, 2018
Latest rent: $935 on Aug 06, 2019
Photo unavailable
2531 Oak Leaf Ln
sold · 0.28 mi
Price: $167,253
3 bd / 1 ba · 1,008 sqft
Latest sale: $167,253 on Dec 17, 2021
Latest rent: $1,170 on Sep 06, 2021
Risk and Criteria Detail
Red Flags
- success
- Porch/guardrail condition: weathered railings and lattice may not meet guard height/opening requirements and could be cited as unsafe rails/handrails.
- Unverified life-safety devices: smoke and CO detectors not visible in photos and must be confirmed; missing detectors would fail inspection.
- Localized standing water / low spot in yard near front entry — indicates drainage that should be corrected to avoid pooling and potential trip/slip or pest issues.
- Evidence of foundation patching and block repair visible on the exterior — recommend verifying for prior movement or moisture intrusion during inspection.
Assumptions
- Interior photographs not provided; assume listing statement about updated interior (granite counters, new flooring, updated fixtures) is accurate unless proven otherwise.
- Smoke and carbon monoxide detectors, GFCI outlets, water heater and interior HVAC operation are not visible — assumed present but require verification; absence would require minor corrective work.
- No major hidden structural issues (significant foundation movement or roof failure) exist beyond visible minor foundation patching and typical settling for a 1961 home; inference based on even roof line and lack of sagging.
- Windows shown (some jalousie/older styles) will meet bedroom egress or will be addressed if required; assume bedrooms have an egress-sized window but this must be confirmed at inspection.
- The exterior HVAC unit pictured is functional and provides heating/cooling; if nonfunctional, replacement would be a major repair but the photo suggests a relatively new unit.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,212 | $126,500 | $25,300 |
| 2023 | $1,074 | $107,200 | $21,440 |
| 2022 | $1,170 | $116,800 | $23,360 |
| 2021 | $831 | $83,000 | $16,600 |
| 2020 | $845 | $84,400 | $16,340 |
| 2019 | $800 | $79,900 | $15,980 |
| 2018 | $287 | $68,000 | $6,800 |
| 2017 | $287 | $68,000 | $6,800 |
| 2016 | $287 | $68,000 | $6,800 |
| 2013 | $287 | $59,300 | $5,940 |
| 2011 | $696 | $68,000 | $13,600 |
| 2010 | $671 | $65,500 | $13,100 |
| 2009 | $280 | $65,500 | $6,550 |
| 2008 | $287 | $66,900 | $6,690 |
| 2007 | $267 | $62,900 | $6,290 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-01-28 | Sold | $97,000 |
| 2019-07-03 | Sold | $12,500 |
| 2015-02-19 | Sold | $14,000 |
| 2010-12-02 | Sold | $14,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-01-18 | Listed for rent | $1,200 | — |
| 2022-03-31 | Listed for rent | $1,050 | — |
| 2021-12-03 | Listed for rent | $1,100 | — |
| 2020-01-11 | Listed for rent | $930 | — |
Photo Gallery
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"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -3600,
"days_after_listed": null,
"source_listing_id": "445846",
"price_change_percentage": null
},
{
"date": "2009-11-04",
"price": 53500,
"listing": {
"status": "off_market",
"list_date": "2009-11-04T07:00:00Z",
"list_price": 24900,
"listing_id": "513252831",
"last_update_date": "2010-06-24T21:29:01Z",
"last_status_change_date": "2010-06-24T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "445846",
"price_change_percentage": "+18.89%"
},
{
"date": "1995-01-13",
"price": 45000,
"listing": null,
"event_name": "Sold",
"price_sqft": 34.09090909090909,
"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": "Issued",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Dec 17, 2019",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8529075095",
"generated_at": "2026-02-16T01:38:48.184964Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 70.1
},
"utility_allowance": {
"zip_code": "35005",
"home_photo": "https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m1996384609s-w1280.jpg",
"rent_price": 1190.0,
"loan_amount": 103600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5138-Martin-Dr_Adamsville_AL_35005_M85290-75095",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 129500.0,
"loan_term_years": 30,
"annual_cash_flow": 10659.64,
"mortgage_monthly": 689.25,
"payment_standard": 1584.0,
"total_amount_out": 25900.0,
"additional_photos": [
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m2385445894s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m1996384609s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m4212151591s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m1161483411s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m2408256922s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m381508353s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m3392914086s-w1280.jpg",
"https://ap.rdcpix.com/8921da41513751b3f3a7602649da0724l-m2931062253s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 78.67,
"monthly_cash_flow": 888.3,
"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 3-bedroom unit. Property details specify 'Central' heating. Electric was chosen for consistency with the electric water heater and stove, and it is the most expensive option among the available fuel types (Electric, Natural Gas, Propane).",
"utility": "Heating",
"allowance": 93
},
{
"note": "Selected 'A/C: Alabama Power' for a 3-bedroom unit. The property is equipped with 'Central Air', an electric utility. Alabama Power is the primary regional provider.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Selected 'Elec: Ala Power' for a 3-bedroom unit. Property photos show an electric stove, and Alabama Power is the consistent electric provider choice.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Selected 'Elec: Ala Power' for a 3-bedroom unit, as property details explicitly state 'Electric (WTRHTR)' for the water heater.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Selected 'Water: Graysville' for a 3-bedroom unit. Property has 'Public Water'. Graysville is a neighboring city to Adamsville, and this option was chosen based on likely service area jurisdiction.",
"utility": "Water",
"allowance": 100
},
{
"note": "Property details specify it uses a 'Septic Tank', so no public sewer allowance is applicable.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 3-bedroom unit. As Adamsville is in Jefferson County and not explicitly listed, this was the most appropriate general option.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 3-bedroom unit. This covers general electric use for lights and other plug-in appliances, using the consistent regional provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "The property description does not mention a refrigerator being provided. Per the rules, this allowance for a tenant-owned appliance is included.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property description does not mention a microwave being provided. Per the rules, this allowance for a tenant-owned microwave is included.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.41,
"down_payment_amount": 25900.0,
"property_tax_annual": 1248.36,
"property_tax_monthly": 104.03,
"property_tax_increase": 0.03,
"utility_allowance_total": 394.0,
"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": 2388.6,
"property_management_monthly": 119.0,
"monthly_cash_flow_after_debt": 199.05,
"cash_on_cash_return_after_debt": 0.09
},
"section8_assessment": {
"runs": [
{
"summary": "Based on exterior photos and the listing, this 3BR/2BA home appears mostly turn-key from the outside with a good metal roof, an apparent functioning HVAC unit, intact siding and foundation, and a large fenced yard. Primary issues are cosmetic (peeling porch paint, worn railings, weathered screened porch) and a handful of inspection-risk unknowns (smoke/CO detectors, GFCI, bedroom egress and interior system verification). With minor repairs and standard life-safety verifications (install/confirm detectors, GFCI outlets, address handrail/guard spacing, touch-up/replace decayed porch boards), the property is likely to pass an initial HCV/NSPIRE inspection within 30 days. Recent rental history is a positive indicator of prior leasing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show generally intact siding, a recently replaced metal roof, and a structurally sound porch and foundation visually. Visible deferred maintenance is primarily cosmetic: peeling paint on porch floor/steps, weathered railings/lattice, worn screened porch framing, and landscaping debris. Listing states interior updates (granite, new flooring, fresh paint) which, if accurate, reduce interior repair needs. No visible collapsed surfaces or exposed subflooring. Missing or unknown interior-appliance status cannot be confirmed from photos; absence would be a moderate, not catastrophic, deduction."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No interior photos to confirm smoke/CO detectors, GFCI, or egress in bedrooms. Exterior entry door appears secure; there is a functioning external lock and intact doors/windows. Porch guardrails and screening show wear; some lattice/rail sections may not meet required 36\" guard/4\" opening rules without repair. No obvious exposed high-voltage wiring or active roof leaks visible. A small standing puddle near the front suggests localized drainage but not widespread standing water. Because life-safety items (detectors, GFCI, egress) are unverified, assign a moderate risk score; these are typically easy fixes if missing but are inspection items."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Photos show an exterior HVAC unit that appears recently installed or in good condition (caged pad), and a metal roof which looks serviceable — both positive indicators. The foundation and crawl/garage access appear intact with some patching visible on the block foundation. Plumbing, water heater, electrical panel, and interior HVAC operation are not visible; absence of evidence lowers certainty. No visible chimney/fire damage or obvious major roof issues. Overall systems appear functional but unverified internally."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 72.0,
"rationale": "Large, mostly flat lot with chain-link fencing and a fully fenced yard as advertised. Walkways and yard are serviceable; some low spots collect water and there is surface debris near screened porch. Siding appears aged but intact; stone/block foundation shows some patching. Covered front and rear porches are present but need cosmetic and minor structural attention (paint, wood rot areas). No evidence of infestation or large-scale exterior neglect. Driveway/parking not clearly shown but access appears adequate."
},
{
"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": [
"Porch/guardrail condition: weathered railings and lattice may not meet guard height/opening requirements and could be cited as unsafe rails/handrails.",
"Unverified life-safety devices: smoke and CO detectors not visible in photos and must be confirmed; missing detectors would fail inspection.",
"Localized standing water / low spot in yard near front entry — indicates drainage that should be corrected to avoid pooling and potential trip/slip or pest issues.",
"Evidence of foundation patching and block repair visible on the exterior — recommend verifying for prior movement or moisture intrusion during inspection."
],
"confidence": 0.7,
"assumptions": [
"Interior photographs not provided; assume listing statement about updated interior (granite counters, new flooring, updated fixtures) is accurate unless proven otherwise.",
"Smoke and carbon monoxide detectors, GFCI outlets, water heater and interior HVAC operation are not visible — assumed present but require verification; absence would require minor corrective work.",
"No major hidden structural issues (significant foundation movement or roof failure) exist beyond visible minor foundation patching and typical settling for a 1961 home; inference based on even roof line and lack of sagging.",
"Windows shown (some jalousie/older styles) will meet bedroom egress or will be addressed if required; assume bedrooms have an egress-sized window but this must be confirmed at inspection.",
"The exterior HVAC unit pictured is functional and provides heating/cooling; if nonfunctional, replacement would be a major repair but the photo suggests a relatively new unit."
],
"overall_score": 71.0,
"rubric_version": "2026-02-hud-nspire-v1"
},
{
"summary": "Overall the property appears in good rentable condition for a Section 8 HCV initial inspection with mostly cosmetic exterior repairs and a few code verifications needed. Strengths: intact metal roof, recent exterior HVAC unit, fenced flat yard, covered front and rear porches, and listing-reported interior updates. Items likely required before inspection: verify/install smoke and CO detectors, confirm GFCI protection in kitchen and baths, confirm bedroom egress windows meet size/egress, add/repair handrails and ensure porch guardrails meet height/spacing, repair/re-screen rear porch and repaint/replace front porch decking. Estimated work: minor to moderate (mostly quick safety fixes and cosmetic porch repairs); likely rent-ready within 2–4 weeks once interior detector/GFCI/egress issues are resolved.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 75.0,
"rationale": "Exterior photos show generally intact siding, a recently painted front door, and updated-looking exterior HVAC equipment. Cosmetic deferred maintenance: peeling paint on porch decking and trim, lattice railings with chipped paint, and a screened rear porch that shows weathering and some rotten/missing screen framing. Stone/block foundation has cosmetic patching but no obvious large cracks. Listing claims interior updates (granite counters, modern paint, luxury flooring) but interiors were not photographed; assumed cosmetically updated. Missing minor items (porch paint/replace lattice, screen porch repairs) — mostly easy-to-fix capital items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible in exterior photos: no collapsed ceilings, no standing water immediately against the foundation, no exposed high-voltage wiring. Overhead utility line is present but appears intact. Front porch has railings but lattice style may not meet guardrail height/spacing requirements; front steps may lack a secure handrail on one side. Bedroom egress (size of windows) cannot be confirmed from exterior photos — some windows are older jalousie style which sometimes fail egress requirements. No visible smoke/CO detectors (interior not shown). GFCI presence in kitchen/baths cannot be confirmed. Because of unknowns for detectors, egress, and interior electrical/GFCI, there is moderate NSPIRE risk that will require quick interior checks/possible corrections."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical",
"score": 72.0,
"rationale": "Exterior shows a recently installed/modern HVAC condenser with protective cage — suggests heating/cooling system present and likely serviced recently. Roof is standing seam metal and visually intact (low risk for immediate leaks). Foundation is masonry block with some patched areas but no clear severe movement in photos. Water heater and main electrical panel not visible (assumed present). Drainage around house appears generally okay though yard low spots/puddling visible in front yard; recommend plumber/HVAC/water heater verification and electrical panel check. Overall systems appear functional but interior verification required."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Large, flat fenced yard and usable covered front porch and large rear screened porch offer tenant amenities. Chain-link fencing looks serviceable. Some exterior wood (screen porch framing, porch deck) shows weathering and paint failure; screened porch requires repair or re-screening. Yard has low spot/puddling near driveway area — potential drainage improvement recommended to prevent standing water. Siding and roof appear intact; curb appeal moderate. No visible infestation or severe vegetation overgrowth."
},
{
"key": "rental_history_activity",
"label": "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": 0.75,
"assumptions": [
"Interior photos were not provided; the listing statement about 'fresh modern paint, luxury flooring, updated fixtures, granite countertops' is assumed accurate and interior is in generally good cosmetic condition.",
"HVAC condenser visible at rear is recently installed and operational; heating/cooling supply indoors assumed functional but not verified.",
"Water heater, interior electrical panel, smoke and CO detectors, and GFCI outlets are present but their operational status and compliance are unknown and assumed to require verification.",
"Windows in some bedrooms may be older (jalousie/slider) and could fail egress sizing; assume at least one bedroom egress is adequate but others may need confirmation.",
"Foundation shows patched block areas but no major movement or sagging evident in photos; assumed structurally stable pending an in-person inspection.",
"No evidence of active roof leaks in photos; metal roof assumed serviceable.",
"Minor standing/puddled water in yard indicates some drainage low spots but not definitive evidence of ongoing foundation water intrusion.",
"Front porch lattice railings may not meet guardrail height/strength requirements and may need upgrading to meet NSPIRE standards."
],
"overall_score": 76.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this property appears to be in the 'minor repairs' category for Section 8/NSPIRE readiness. The metal roof and visible HVAC unit are strong positives and the large fenced yard is an asset. Observable deficiencies are cosmetic and medium-effort exterior repairs: peeling paint and worn porch decking/railings, weathered screened porch framing, and some dated windows/trim. Key NSPIRE items that cannot be confirmed from photos — smoke/CO detectors, GFCI protection, hot water availability, bedroom egress windows, and interior electrical/plumbing conditions — should be verified but are reasonably likely to be present given the listing notes about updates. With 1-4 small repairs/verification steps (install/confirm detectors, repair/secure porch boards, touch-up paint, address minor screened-porch rot) this house would likely pass an initial HCV/NSPIRE inspection within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 70.0,
"rationale": "Exterior photos show a generally sound single-family home with fresh paint called out in the listing and intact siding and a recently installed-looking metal roof. Observable deferred items are peeling paint on the front porch decking and railings, weathered/partially deteriorated screened porch framing, and overgrown/shrub beds that need cleanup. Windows are older (jalousie style in places) which may be serviceable but look dated. No severe visible interior or exterior structural failure in photos. Missing interior-appliance condition not visible; listing suggests updates inside which reduces penalty for absent appliance photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No immediate life-threatening hazards visible: roof appears intact, no collapsed ceilings or standing water shown, and exterior electrical service and meter are present and appear typical. Porch has guardrails but paint/boards are worn (possible trip/splinter hazards). Screened porch has weathered framing and may have loose members. Smoke/CO detectors, GFCI outlets, and bathroom/kitchen fixtures are not visible in photos — assume installed based on listing updates but these must be verified. Bedroom egress windows cannot be confirmed from photos. Overall modest NSPIRE risk due to unverifiable interior items and some exterior trip/rot issues."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, roof, plumbing, electrical)",
"score": 70.0,
"rationale": "Metal roof appears serviceable and likely recently replaced or in good condition. A packaged HVAC unit is visible at the side of the house and appears new/modern (positive indicator). Electrical meter and conduit are present; panel condition not visible. Water heater and interior plumbing fixtures not shown. Foundation and crawl/basement walls appear intact though there are patched areas on block foundation. Based on visible systems (good roof and visible new HVAC) major systems risk is moderate-low but plumbing/electrical details need verification."
},
{
"key": "exterior_site",
"label": "Exterior envelope, yard and site condition",
"score": 70.0,
"rationale": "Large, fenced, flat yard with chain-link perimeter - good for livability and safety. Walkways are minimal; there is some minor surface pooling/mud near the front (small puddle in a photo) but no evidence of significant standing water against the foundation. Siding and stone skirt are intact; screened rear porch and some exterior trim show wear and will need repairs/paint. Driveway/parking not shown in detail. Site shows no visible infestation or heavy neglect."
},
{
"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": 0.6,
"assumptions": [
"Interior has been updated as the listing states (granite counters, fresh paint, luxury flooring), so interior surfaces are in good condition unless otherwise noted.",
"Smoke detectors and carbon monoxide alarms are either present or will be installed prior to inspection given the recent rental history and listing claims.",
"Interior plumbing fixtures, hot water heater, and kitchen/bath fixtures are functional (not visible in photos but assumed based on listing).",
"Electrical service is intact and the electrical panel is code compliant; no exposed live wiring is present beyond normal meter/conduit seen in photos.",
"Visible HVAC unit at the side of the house is operational (appears recently installed).",
"Foundation block patches are cosmetic repairs only with no active foundation movement; no major structural settlement is visible in photos.",
"Bedroom windows provide egress or will be addressed if necessary; egress cannot be confirmed from exterior images.",
"No severe hidden mold, asbestos, or pest infestation present that would create an immediate inspection failure; severe interior hazards would be discovered only on internal inspection.",
"Front porch and screened porch require cosmetic/repair work (paint, some replacement boards) but are not structurally failed."
],
"overall_score": 74.0,
"rubric_version": "ns_prep_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5138 Martin Dr, Adamsville, AL, 35005",
"aggregate": {
"summary": "Based on exterior photos and the listing, this 3BR/2BA home appears mostly turn-key from the outside with a good metal roof, an apparent functioning HVAC unit, intact siding and foundation, and a large fenced yard. Primary issues are cosmetic (peeling porch paint, worn railings, weathered screened porch) and a handful of inspection-risk unknowns (smoke/CO detectors, GFCI, bedroom egress and interior system verification). With minor repairs and standard life-safety verifications (install/confirm detectors, GFCI outlets, address handrail/guard spacing, touch-up/replace decayed porch boards), the property is likely to pass an initial HCV/NSPIRE inspection within 30 days. Recent rental history is a positive indicator of prior leasing.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.3,
"rationale": "Exterior photos show generally intact siding, a recently replaced metal roof, and a structurally sound porch and foundation visually. Visible deferred maintenance is primarily cosmetic: peeling paint on porch floor/steps, weathered railings/lattice, worn screened porch framing, and landscaping debris. Listing states interior updates (granite, new flooring, fresh paint) which, if accurate, reduce interior repair needs. No visible collapsed surfaces or exposed subflooring. Missing or unknown interior-appliance status cannot be confirmed from photos; absence would be a moderate, not catastrophic, deduction."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.7,
"rationale": "Large, mostly flat lot with chain-link fencing and a fully fenced yard as advertised. Walkways and yard are serviceable; some low spots collect water and there is surface debris near screened porch. Siding appears aged but intact; stone/block foundation shows some patching. Covered front and rear porches are present but need cosmetic and minor structural attention (paint, wood rot areas). No evidence of infestation or large-scale exterior neglect. Driveway/parking not clearly shown but access appears adequate."
},
{
"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": 65.0,
"rationale": "No interior photos to confirm smoke/CO detectors, GFCI, or egress in bedrooms. Exterior entry door appears secure; there is a functioning external lock and intact doors/windows. Porch guardrails and screening show wear; some lattice/rail sections may not meet required 36\" guard/4\" opening rules without repair. No obvious exposed high-voltage wiring or active roof leaks visible. A small standing puddle near the front suggests localized drainage but not widespread standing water. Because life-safety items (detectors, GFCI, egress) are unverified, assign a moderate risk score; these are typically easy fixes if missing but are inspection items."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.7,
"rationale": "Photos show an exterior HVAC unit that appears recently installed or in good condition (caged pad), and a metal roof which looks serviceable — both positive indicators. The foundation and crawl/garage access appear intact with some patching visible on the block foundation. Plumbing, water heater, electrical panel, and interior HVAC operation are not visible; absence of evidence lowers certainty. No visible chimney/fire damage or obvious major roof issues. Overall systems appear functional but unverified internally."
}
],
"red_flags": [
"Porch/guardrail condition: weathered railings and lattice may not meet guard height/opening requirements and could be cited as unsafe rails/handrails.",
"Unverified life-safety devices: smoke and CO detectors not visible in photos and must be confirmed; missing detectors would fail inspection.",
"Localized standing water / low spot in yard near front entry — indicates drainage that should be corrected to avoid pooling and potential trip/slip or pest issues.",
"Evidence of foundation patching and block repair visible on the exterior — recommend verifying for prior movement or moisture intrusion during inspection."
],
"confidence": 0.9,
"assumptions": [
"Interior photographs not provided; assume listing statement about updated interior (granite counters, new flooring, updated fixtures) is accurate unless proven otherwise.",
"Smoke and carbon monoxide detectors, GFCI outlets, water heater and interior HVAC operation are not visible — assumed present but require verification; absence would require minor corrective work.",
"No major hidden structural issues (significant foundation movement or roof failure) exist beyond visible minor foundation patching and typical settling for a 1961 home; inference based on even roof line and lack of sagging.",
"Windows shown (some jalousie/older styles) will meet bedroom egress or will be addressed if required; assume bedrooms have an egress-sized window but this must be confirmed at inspection.",
"The exterior HVAC unit pictured is functional and provides heating/cooling; if nonfunctional, replacement would be a major repair but the photo suggests a relatively new unit."
],
"score_method": "mean_of_criteria",
"overall_score": 70.1,
"rubric_version": "2026-02-hud-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8529075095"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.