Property ID: 8533125710
1210 12th Ave N, Birmingham, AL, 35204
Birmingham, AL
Money Down: $30,000
CoC Return: 4.01%
Monthly Cash Flow: $100
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Investment Snapshot
Purchase Price
$125,000
Money Down
$30,000
Cash-on-Cash Return
4.01%
Rent
$1,013
Monthly Cash Flow
$100
Annual Cash Flow
$1,202
Debt Service / Mo
$665
Property Tax / Mo
$83
Insurance / Mo
$63
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,013
Payment Standard
$1,573
Rent
$1,013
Insurance
$63
Property Tax
$83
Management
$101
Utilities Allowance
$560
NOI (Monthly)
$765
Debt Service
$665
Cash Flow After Debt
$100
Quality Score: 71.40%
Confidence: 88.00%
Overall the house appears largely renovated and likely to pass an initial HCV/NSPIRE inspection after a short punch-list: confirm/repair HVAC if needed, install/verify smoke and CO detectors, add/repair required handrails on the front steps, address trip hazards on concrete steps, and confirm GFCI coverage and electrical panel condition. Major systems were reportedly replaced with permits in 2022 which reduces risk. Expected time-to-rent readiness: minor repairs and safety items 1–4 weeks if HVAC is present; up to 30–60 days if HVAC replacement or additional electrical work is required.
Section 8 Payment Standard
$1,573
Utility Allowance Total
$560
Guaranteed Section 8 Rent (PS - Utilities)
$1,013
Property Management
$101
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,000
Beds
4
Baths
2
Living Area
1,879 sqft
Lot Size
5,663 sqft
Year Built
1920
Days on Market
52
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$83
Insurance / Mo
$63
Property Description
Looking for plenty of indoor space and a huge front porch? This property is a great fit for both first-time owner-occupants and investors. Qualifying owner-occupants can take advantage of 100% financing programs, while investors can rest easy knowing the numbers solidly meet the 1% rule-all in a four-bedroom home with room to spread out. The heavy lifting is already done: all four bedrooms, two bathrooms, and the kitchen are fully renovated. Big-ticket items were replaced in 2022, including permitted electrical, plumbing, roof, HVAC, and windows. Just a few cosmetic finishing touches are needed. Located in Fountain Heights, with nearly two dozen new homes recently built or currently under construction nearby, this classic Craftsman bungalow offers a front-porch view of downtown Birmingham. About a mile from Uptown, Topgolf, and the Coca-Cola Amphitheater, with quick access to major roads and interstates. Owner will install a new HVAC system with an acceptable offer.
Utility Allowances
Natural Gas - Heating
$49
Property data specifies 'Gas Heat'. 'N'Gas: Spire' was selected as the most likely provider for Birmingham.
Electric - Cooling
$28
Property has central A/C. 'A/C: Alabama Power' was selected as the primary electric provider for Birmingham.
Electric - Cooking
$26
Property includes a 'Convection Oven', indicating electric cooking. 'Elec: Ala Power' was selected as the primary electric provider.
Electric - Water Heating
$71
Property data specifies an 'Electric (WTRHTR)' water heater. 'Elec: Ala Power' was selected as the primary electric provider.
Electric - Other (Lights, etc.)
$87
Allowance for general electric use. 'Lights, Ref, Etc.: Ala Power' was selected as the primary electric provider.
Water
$88
Property has 'Public Water' and is located in Birmingham. The 'Water: Birmingham' schedule was used.
Sewer
$177
Property has 'Connected' sewer. The schedule provides a single fixed rate for sewer.
Trash Collection
$20
Property is in Birmingham (Jefferson County). 'Jefferson City (Once per week)' was selected as the most applicable option from the schedule.
Tenant-Supplied Refrigerator
$8
A refrigerator is not listed as included; this allowance is for a tenant-provided appliance based on the 'refrigerator' schedule item.
Tenant-Supplied Range/Microwave
$6
A microwave is not listed as included; this allowance is for a tenant-provided appliance based on the 'range_microwave' schedule item.
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$62,600
Basis1,879 sqft / 1920
Nearby Houses
Photo unavailable
1169 13th St N
sold · 0.08 mi
Price: $34,000
3 bd / 1 ba · 2,070 sqft
Latest sale: $34,000
Latest rent: —
Photo unavailable
1167 13th St N
sold · 0.08 mi
Price: $45,000
— bd / — ba
Latest sale: $45,000
Latest rent: —
Photo unavailable
1159 13th St N
sold · 0.08 mi
Price: $45,000
5 bd / 2 ba · 3,143 sqft
Latest sale: $45,000
Latest rent: —
Photo unavailable
13th St Lot 1151
for_sale · 0.10 mi
Price: $39,900
— bd / — ba
Latest sale: —
Latest rent: —
Photo unavailable
1230 12th Ct Land Lot Vacant
sold · 0.11 mi
Price: $45,000
— bd / — ba
Latest sale: $45,000
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Missing/undetectable smoke and carbon monoxide detectors in photos (NSPIRE requirement).
- Exterior front steps lack a continuous handrail on both sides and have cracked/uneven concrete — trip/safety hazard.
- Ambiguity about HVAC: listing both claims a 2022 HVAC replacement and offers a new HVAC with acceptable offer — HVAC condition must be verified.
- No visual confirmation of GFCI outlets in bathrooms/kitchen or of electrical panel condition.
Assumptions
- Listing is accurate that permitted electrical, plumbing, roof and windows work was completed in 2022.
- An operational central HVAC system may be present (vent grille visible) but the listing's comment that owner will install a new HVAC introduces ambiguity; plan for verification or replacement.
- Kitchen appliances (stove, refrigerator) are not shown and likely not included/present; absence assumed until confirmed.
- Smoke detectors, CO detectors, and GFCI outlets are not visible in photos and should be assumed absent/unverified until inspected.
- No significant concealed structural damage (foundation movement, roof leaks, or hidden mold) is present based on exterior/interior photos and absence of visible stains or sagging; however older houses can have unseen issues so a full inspection is recommended.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $970 | $66,900 | $13,380 |
| 2023 | $970 | $66,900 | $13,380 |
| 2022 | $471 | $32,500 | $6,500 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-26 | Listed | $125,000 |
| 2025-09-03 | Listing removed | $0 |
| 2025-08-16 | Price Changed | $125,000 |
| 2025-04-25 | Price Changed | $140,000 |
| 2025-04-17 | Price Changed | $145,000 |
| 2025-03-17 | Listed | $148,000 |
| 2024-08-23 | Listing removed | $0 |
| 2024-03-29 | Listed | $150,000 |
| 2023-10-24 | Listing removed | $0 |
| 2023-08-14 | Price Changed | $143,000 |
| 2023-07-27 | Price Changed | $160,000 |
| 2023-07-22 | Price Changed | $170,000 |
| 2023-07-18 | Price Changed | $171,000 |
| 2023-07-07 | Price Changed | $172,000 |
| 2023-06-22 | Price Changed | $173,000 |
| 2023-06-09 | Price Changed | $174,000 |
| 2023-05-16 | Listed | $175,000 |
| 2014-12-23 | Listing removed | $16,999 |
| 2014-05-21 | Price Changed | $16,999 |
| 2013-09-18 | Listed | $18,000 |
| 2003-12-05 | Listing removed | $27,000 |
| 2003-05-05 | Listed | $27,000 |
| 2000-11-15 | Sold | $188,100 |
Photo Gallery
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{
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{
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{
"date": "2023-06-22",
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{
"date": "2023-06-09",
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{
"date": "2023-05-16",
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{
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"days_after_listed": "461 days",
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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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{
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{
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"processing_status": {
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"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1210-12th-Ave-N_Birmingham_AL_35204_M85331-25710",
"bedroom_count": 4,
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"purchase_price": 125000.0,
"loan_term_years": 30,
"annual_cash_flow": 9185.8,
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"payment_standard": 1573.0,
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],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property data specifies 'Gas Heat'. 'N'Gas: Spire' was selected as the most likely provider for Birmingham.",
"utility": "Natural Gas - Heating",
"allowance": 49
},
{
"note": "Property has central A/C. 'A/C: Alabama Power' was selected as the primary electric provider for Birmingham.",
"utility": "Electric - Cooling",
"allowance": 28
},
{
"note": "Property includes a 'Convection Oven', indicating electric cooking. 'Elec: Ala Power' was selected as the primary electric provider.",
"utility": "Electric - Cooking",
"allowance": 26
},
{
"note": "Property data specifies an 'Electric (WTRHTR)' water heater. 'Elec: Ala Power' was selected as the primary electric provider.",
"utility": "Electric - Water Heating",
"allowance": 71
},
{
"note": "Allowance for general electric use. 'Lights, Ref, Etc.: Ala Power' was selected as the primary electric provider.",
"utility": "Electric - Other (Lights, etc.)",
"allowance": 87
},
{
"note": "Property has 'Public Water' and is located in Birmingham. The 'Water: Birmingham' schedule was used.",
"utility": "Water",
"allowance": 88
},
{
"note": "Property has 'Connected' sewer. The schedule provides a single fixed rate for sewer.",
"utility": "Sewer",
"allowance": 177
},
{
"note": "Property is in Birmingham (Jefferson County). 'Jefferson City (Once per week)' was selected as the most applicable option from the schedule.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "A refrigerator is not listed as included; this allowance is for a tenant-provided appliance based on the 'refrigerator' schedule item.",
"utility": "Tenant-Supplied Refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as included; this allowance is for a tenant-provided appliance based on the 'range_microwave' schedule item.",
"utility": "Tenant-Supplied Range/Microwave",
"allowance": 6
}
],
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"property_tax_monthly": 83.26,
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"utility_allowance_total": 560.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
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],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 1202.17,
"property_management_monthly": 101.3,
"monthly_cash_flow_after_debt": 100.18,
"cash_on_cash_return_after_debt": 0.05
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the house appears largely renovated and likely to pass an initial HCV/NSPIRE inspection after a short punch-list: confirm/repair HVAC if needed, install/verify smoke and CO detectors, add/repair required handrails on the front steps, address trip hazards on concrete steps, and confirm GFCI coverage and electrical panel condition. Major systems were reportedly replaced with permits in 2022 which reduces risk. Expected time-to-rent readiness: minor repairs and safety items 1–4 weeks if HVAC is present; up to 30–60 days if HVAC replacement or additional electrical work is required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show recent cosmetic renovations: new-look LVP flooring, fresh paint, new bathroom fixtures and tub/shower surrounds. Listing states kitchen and baths fully renovated and major systems permitted/replaced in 2022. Observable deferred items are cosmetic finishing (paint touch-ups, transition/threshold piece visible in living area), worn/peeling paint on exterior stairs, and the listing/photos do not show kitchen appliances (stove/fridge) — missing appliances reduce turnkey score moderately but are not an inspection-fail by themselves. Overall the property appears mostly renovated with only finish carpentry/painting and minor concrete/step repairs needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 65.0,
"rationale": "No visible smoke or CO detectors in interior photos (required). Exterior front steps from sidewalk do not have a handrail on the right side and the concrete steps show cracks and uneven surfaces — trip/handrail issues are common NSPIRE points. Porch guardrail is present but metal horizontal rails may need verification of height and infill spacing. No exposed wiring, active leaks, collapsed ceilings, or visible major structural distress in photos. Permitted electrical work in 2022 increases likelihood that outlets/GFCIs and panels meet code, but GFCIs and panel access are not visible to confirm. Safety issues observed are correctable (install detectors, add/repair handrail, fix step surface)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 80.0,
"rationale": "Listing asserts major systems were replaced with permits in 2022 (electrical, plumbing, roof, HVAC, windows). Interior shows modern vents/returns and ceiling/hallway grille consistent with central HVAC ducting. However the listing also notes the owner will install a new HVAC system with an acceptable offer, creating ambiguity about current HVAC condition. No visible water damage, active leaks, or sagging ceilings; bathrooms show new fixtures and modern tub/shower. Electrical panel, water heater, and hot water availability are not pictured; permitted 2022 work lowers risk but cannot be visually confirmed. Overall systems likely in good condition but HVAC needs confirmation/commissioning before move-in."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior photos show a solid roof profile, replaced windows, and generally intact siding and stone foundation visible at the porch. Front porch and stairs have surface wear/peeling paint and cracked concrete steps that create trip hazards and need cosmetic/concrete patching; the sidewalk approaches are uneven. Yard slopes toward the house slightly but no obvious standing water, severe erosion, or major foundation displacement is visible. Large tree close to the house may present future root or roof debris risk; recommend routine trimming. Overall exterior is serviceable but needs minor safety/finish work."
}
],
"red_flags": [
"Missing/undetectable smoke and carbon monoxide detectors in photos (NSPIRE requirement).",
"Exterior front steps lack a continuous handrail on both sides and have cracked/uneven concrete — trip/safety hazard.",
"Ambiguity about HVAC: listing both claims a 2022 HVAC replacement and offers a new HVAC with acceptable offer — HVAC condition must be verified.",
"No visual confirmation of GFCI outlets in bathrooms/kitchen or of electrical panel condition."
],
"confidence": 0.75,
"assumptions": [
"Listing is accurate that permitted electrical, plumbing, roof and windows work was completed in 2022.",
"An operational central HVAC system may be present (vent grille visible) but the listing's comment that owner will install a new HVAC introduces ambiguity; plan for verification or replacement.",
"Kitchen appliances (stove, refrigerator) are not shown and likely not included/present; absence assumed until confirmed.",
"Smoke detectors, CO detectors, and GFCI outlets are not visible in photos and should be assumed absent/unverified until inspected.",
"No significant concealed structural damage (foundation movement, roof leaks, or hidden mold) is present based on exterior/interior photos and absence of visible stains or sagging; however older houses can have unseen issues so a full inspection is recommended."
],
"overall_score": 73.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 4-bed bungalow appears largely renovated and close to Section 8 / HCV ready thanks to recent permitted electrical, plumbing, roof and window work. Main items to resolve before likely passing an initial NSPIRE inspection: confirm and/or install a functioning HVAC system, install/verify required smoke and CO detectors, confirm GFCI protection in kitchen and baths, and repair/level the front concrete steps to eliminate trip hazards. With those items addressed (and a quick cosmetic touch-up), the property is likely rent-ready within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 75.0,
"rationale": "Interior rooms, bathrooms and kitchen appear recently renovated (new vinyl plank, fresh paint, new tub/shower and vanity). Observable minor cosmetic defects include a patched/unfinished floor area, scuffed baseboards and exterior paint wear on porch and steps. Front concrete steps show surface cracking and wear but no collapse. No major structural deterioration visible. Missing or unpictured kitchen appliances may be required but are not a major structural issue. Overall mostly cosmetic finishing and minor repairs remain."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 60.0,
"rationale": "No smoke detectors or CO alarms are visible in the photos (NSPIRE requires working smoke detectors on each level and in/near sleeping areas; CO detectors required where fuel-burning appliances or attached garages present). Entry door has a knob lock; no visible deadbolt — seller should provide secure locking hardware. No exposed wiring or obvious electrical hazards in photos; outlets and cover plates present. Bedroom windows appear to provide egress but exact dimensions not verified. Front steps are uneven and present a trip hazard; porch guardrail exists. GFCI in kitchen/bath not visibly identified. Given the absence of visible detectors and the unclear status of GFCI/CO protection, there is moderate safety risk that must be addressed prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical",
"score": 65.0,
"rationale": "Listing states roof, permitted electrical, plumbing and windows were replaced in 2022 which supports a healthy systems baseline (no visible roof defects). However listing also notes the owner will install a new HVAC with an acceptable offer — photos show air return/grille but no outdoor condenser or clear functioning HVAC system is confirmed. Water heater and electrical panel are not shown but plumbing fixtures appear new and functional. Because HVAC status is uncertain (could be not installed/operational at time of initial tenancy), systems risk is moderate."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Exterior envelope appears generally sound: siding and windows look replaced, masonry foundation/stone piers appear intact with no obvious major cracks. Front porch and columns are intact though paint is worn in places. Concrete walkway and front steps show cracking and uneven surfaces (trip hazard). Yard slopes toward sides but no standing water visible in images. Vegetation close to foundation should be cleared. Overall the exterior is serviceable but needs minor repairs/cleanup."
}
],
"red_flags": [
"No visible/verified functioning HVAC system (owner states new HVAC will be installed with acceptable offer).",
"No visible smoke detectors or carbon monoxide alarms in photos (required for NSPIRE/HCV).",
"Front concrete steps are cracked/uneven creating a trip hazard and potential immediate safety citation if not repaired."
],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: roof, permitted electrical, plumbing and windows were replaced in 2022 and those systems/panels are intact and code-compliant.",
"Water heater exists and is operational even though not shown in photos.",
"Bedroom windows meet egress size requirements based on appearance in photos and floor plan.",
"Electrical panel and branch wiring were updated in 2022 (no visible exposed wiring in photos).",
"HVAC is not reliably present/operational at time of listing: owner stated they will install a new HVAC with an acceptable offer; photos show return grille but no confirmed working system.",
"Kitchen appliances are not visible in listing photos and may be absent; lack of appliances will moderately affect readiness but is not a fail by itself."
],
"overall_score": 68.0,
"rubric_version": "2026-02-hcv-nspire-v1"
},
{
"summary": "Property appears largely renovated and close to Section 8 / NSPIRE ready: permitted 2022 work on major systems is claimed and interior finishes and bathrooms look new. Primary concerns for an initial HCV inspection are missing/uncertain smoke and carbon-monoxide detectors, exterior stair handrail(s) and cracked front steps (trip hazard), and ambiguity around the HVAC replacement/offering. These are fixable within a short timeframe (1–4 weeks for detectors and handrails; HVAC service if required could take longer). Expect a likely pass if detectors and handrails are installed and HVAC is confirmed operational prior to inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs (cosmetic / deferred maintenance)",
"score": 80.0,
"rationale": "Interior photos show recent full renovations to bedrooms, bathrooms and new-looking flooring and fixtures. Kitchen claimed renovated in listing (no full kitchen photo provided) but no visible major interior cosmetic defects. Exterior paint and porch steps show wear and chipping; front concrete steps have surface cracking and paint loss. Some small finish repairs and appliance installations (stove/fridge not visible) are likely required but these are cosmetic/capital items rather than structural. Overall condition indicates mostly completed renovation with only minor remaining repairs and finishing."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (smoke/CO, egress, wiring, handrails, plumbing)",
"score": 65.0,
"rationale": "Many key safety items appear addressed by the 2022 permitted scope described in the listing (electrical/plumbing/windows/roof). Bedrooms have windows for egress. No obvious exposed wiring, major water intrusion, or collapsed ceilings visible. However: smoke detectors and carbon-monoxide detectors are not visible in provided photos (CO required given visible gas meter at front). Exterior front stairs from sidewalk to porch lack a continuous handrail on at least one side (potential unsafe stair condition / trip/fall hazard) and front concrete steps are cracked creating a trip hazard. GFCI presence in bathrooms / kitchen not visually confirmed. Because several required safety devices are not shown, this raises NSPIRE risk despite good interior finishes."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, electrical, plumbing, water heater)",
"score": 75.0,
"rationale": "Listing states permitted replacements in 2022 for roof, electrical, plumbing, HVAC and windows. Roof and windows appear in good visual condition in exterior photos. Interior shows functioning plumbing fixtures and modern bath fixtures. HVAC evidence is mixed: register/vent and thermostat are visible, supporting presence of ductwork, and listing claims HVAC replaced in 2022; however the listing also states the owner 'will install a new HVAC system with an acceptable offer,' which creates ambiguity about operability. No visible electrical panel or water heater in photos to confirm. Given the permitted work claim and visual signs of recent renovation, systems likely in service but HVAC operability and panel/GFCI details need confirmation on inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior envelope (siding, foundation stonework, roofline) appears intact with recent paint and replacement windows. Yard slopes toward the street; no obvious standing water in photos but grading near front has erosion/patchy turf. Front concrete walkway and steps show cracking and paint deterioration creating trip hazards. Porch guardrail is present, though horizontal bar style and partial handrail configuration may require review for code height/strength and stair handrail continuity. No visible major foundation cracking or active roof failure; chimney appears intact."
}
],
"red_flags": [
"Unconfirmed/absent smoke detectors and carbon-monoxide alarms (CO required due to visible gas meter) — NSPIRE fail if not installed.",
"Exterior front stairs/walkway lack a continuous handrail on at least one side and front concrete steps are cracked — unsafe stairs/trip hazard that can trigger inspection deficiencies.",
"Ambiguity about HVAC operability — listing says HVAC replaced in 2022 but also offers to install a new system with an acceptable offer; heating/cooling system operability must be confirmed before inspection."
],
"confidence": 0.7,
"assumptions": [
"Listing statement that electrical, plumbing, roof, HVAC and windows were replaced in 2022 was completed as permitted work unless otherwise noted; visual evidence supports roof and windows replacement.",
"An active heating/cooling system is present and ducting/registers/thermostat visible indicate HVAC equipment exists; the owner statement about installing a new system is considered an upgrade option rather than evidence of no current system.",
"Smoke and carbon-monoxide alarms are not visible in photos; assume they are not yet installed or not clearly visible and therefore must be verified/installed prior to inspection.",
"Kitchen appliances (stove, refrigerator) are not visible in the provided photos; treat missing appliances as moderate capital items that reduce turnkey readiness but not as immediate safety failures.",
"No obvious structural sagging, foundation movement, roof leaks, or major water intrusion were observed in photos; assume none are present unless discovered during a physical inspection."
],
"overall_score": 73.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1210 12th Ave N, Birmingham, AL, 35204",
"aggregate": {
"summary": "Overall the house appears largely renovated and likely to pass an initial HCV/NSPIRE inspection after a short punch-list: confirm/repair HVAC if needed, install/verify smoke and CO detectors, add/repair required handrails on the front steps, address trip hazards on concrete steps, and confirm GFCI coverage and electrical panel condition. Major systems were reportedly replaced with permits in 2022 which reduces risk. Expected time-to-rent readiness: minor repairs and safety items 1–4 weeks if HVAC is present; up to 30–60 days if HVAC replacement or additional electrical work is required.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 76.7,
"rationale": "Interior photos show recent cosmetic renovations: new-look LVP flooring, fresh paint, new bathroom fixtures and tub/shower surrounds. Listing states kitchen and baths fully renovated and major systems permitted/replaced in 2022. Observable deferred items are cosmetic finishing (paint touch-ups, transition/threshold piece visible in living area), worn/peeling paint on exterior stairs, and the listing/photos do not show kitchen appliances (stove/fridge) — missing appliances reduce turnkey score moderately but are not an inspection-fail by themselves. Overall the property appears mostly renovated with only finish carpentry/painting and minor concrete/step repairs needed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior photos show a solid roof profile, replaced windows, and generally intact siding and stone foundation visible at the porch. Front porch and stairs have surface wear/peeling paint and cracked concrete steps that create trip hazards and need cosmetic/concrete patching; the sidewalk approaches are uneven. Yard slopes toward the house slightly but no obvious standing water, severe erosion, or major foundation displacement is visible. Large tree close to the house may present future root or roof debris risk; recommend routine trimming. Overall exterior is serviceable but needs minor safety/finish work."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 63.3,
"rationale": "No visible smoke or CO detectors in interior photos (required). Exterior front steps from sidewalk do not have a handrail on the right side and the concrete steps show cracks and uneven surfaces — trip/handrail issues are common NSPIRE points. Porch guardrail is present but metal horizontal rails may need verification of height and infill spacing. No exposed wiring, active leaks, collapsed ceilings, or visible major structural distress in photos. Permitted electrical work in 2022 increases likelihood that outlets/GFCIs and panels meet code, but GFCIs and panel access are not visible to confirm. Safety issues observed are correctable (install detectors, add/repair handrail, fix step surface)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 73.3,
"rationale": "Listing asserts major systems were replaced with permits in 2022 (electrical, plumbing, roof, HVAC, windows). Interior shows modern vents/returns and ceiling/hallway grille consistent with central HVAC ducting. However the listing also notes the owner will install a new HVAC system with an acceptable offer, creating ambiguity about current HVAC condition. No visible water damage, active leaks, or sagging ceilings; bathrooms show new fixtures and modern tub/shower. Electrical panel, water heater, and hot water availability are not pictured; permitted 2022 work lowers risk but cannot be visually confirmed. Overall systems likely in good condition but HVAC needs confirmation/commissioning before move-in."
}
],
"red_flags": [
"Missing/undetectable smoke and carbon monoxide detectors in photos (NSPIRE requirement).",
"Exterior front steps lack a continuous handrail on both sides and have cracked/uneven concrete — trip/safety hazard.",
"Ambiguity about HVAC: listing both claims a 2022 HVAC replacement and offers a new HVAC with acceptable offer — HVAC condition must be verified.",
"No visual confirmation of GFCI outlets in bathrooms/kitchen or of electrical panel condition."
],
"confidence": 0.88,
"assumptions": [
"Listing is accurate that permitted electrical, plumbing, roof and windows work was completed in 2022.",
"An operational central HVAC system may be present (vent grille visible) but the listing's comment that owner will install a new HVAC introduces ambiguity; plan for verification or replacement.",
"Kitchen appliances (stove, refrigerator) are not shown and likely not included/present; absence assumed until confirmed.",
"Smoke detectors, CO detectors, and GFCI outlets are not visible in photos and should be assumed absent/unverified until inspected.",
"No significant concealed structural damage (foundation movement, roof leaks, or hidden mold) is present based on exterior/interior photos and absence of visible stains or sagging; however older houses can have unseen issues so a full inspection is recommended."
],
"score_method": "mean_of_criteria",
"overall_score": 71.4,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8533125710"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.