Property ID: 8647911111
404 Midway St, Birmingham, AL, 35228
Birmingham, AL
Money Down: $23,976
CoC Return: 11.01%
Monthly Cash Flow: $220
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$19,980
Closing Costs
$3,996
Total Down
$23,976
Investment Snapshot
Purchase Price
$99,900
Money Down
$23,976
Cash-on-Cash Return
11.01%
Rent
$1,061
Monthly Cash Flow
$220
Annual Cash Flow
$2,639
Debt Service / Mo
$532
Property Tax / Mo
$128
Insurance / Mo
$75
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,061
Payment Standard
$1,584
Rent
$1,061
Insurance
$75
Property Tax
$128
Management
$106
Utilities Allowance
$523
NOI (Monthly)
$752
Debt Service
$532
Cash Flow After Debt
$220
Quality Score: 75.00%
Confidence: 75.00%
Overall the property appears largely turnkey with mostly cosmetic and appliance-level repairs needed. The house shows fresh paint, intact roof, functioning HVAC indications, and serviceable bathroom/kitchen fixtures. Primary inspection risks are exposed electrical/unfinished utility work and an open stove cavity with damaged subfloor—these are repairable but are likely to trigger an NSPIRE deficiency until corrected. With targeted electrical corrections, installation of required kitchen appliances, and minor finish work, the unit should pass an initial HCV/Section 8 inspection within 1–4 weeks.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,061
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$99,900
Beds
3
Baths
1
Living Area
1,230 sqft
Lot Size
12,197 sqft
Year Built
1954
Days on Market
253
Capital Outlay
$23,976
Debt Service
$532
Property Tax / Mo
$128
Insurance / Mo
$75
Property Description
This fully renovated 3 bed, 1 bath home is a perfect turnkey addition to any investor's portfolio or a first time buyer! Recently passed Section 8 Inspection and ready for tenant. Featuring brand-new flooring, updated kitchen and bathroom, fresh paint, and modern systems, the property is completely rent-ready with no additional work needed. Ideal for attracting long-term tenants, this spacious home offers strong rental potential in a high-demand area. Whether you're just starting out or expanding your portfolio, this is a low-maintenance, high-return opportunity. Inquire today!
Utility Allowances
Heating
$93
Property has central heating. Fuel type was not specified, so electric was chosen as it's consistent with the electric water heater and is the most expensive option per instructions. Alabama Power is a major regional provider.
Cooling
$22
Property has central air conditioning. Alabama Power was selected as a major regional provider and the most expensive option.
Cooking
$21
Cooking fuel was not specified. Electric was assumed for consistency with other electric appliances and is the more expensive option between common providers (gas vs. electric). Alabama Power was chosen as the provider.
Water Heating
$56
Property information explicitly states 'Electric Water Heater'. Alabama Power was selected as the most likely provider.
Other Electric
$68
Allowance for lights and other miscellaneous electric use. Alabama Power was selected for consistency and as the most expensive option.
Water
$78
Property has public water. The 'Water: Birmingham' provider was selected based on the property's city address.
Sewer
$151
Property information states it is connected to a public sewer system. The allowance is a fixed value from the schedule for a 3-bedroom unit.
Trash Collection
$20
Trash collection was not specified. 'Jefferson City' was selected as a reasonable default for a property in Jefferson County.
Refrigerator
$8
Refrigerator is not listed as a provided appliance, so this allowance for a tenant-owned refrigerator is included per instructions.
Range/Microwave
$6
A microwave is not listed as a provided appliance, so this allowance for a tenant-owned microwave is included per instructions.
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$743
DP3 Annual Estimate$1,053
DP1 Monthly Equivalent$62
DP3 Monthly Equivalent$88
Replacement Value$95,000
Basis1,230 sqft / 1954
Nearby Houses
Photo unavailable
1320 Rayfield Dr
sold · 0.05 mi
Price: $9,120
2 bd / 1 ba · 815 sqft
Latest sale: $9,120
Latest rent: —
Photo unavailable
1325 Creel St
sold · 0.05 mi
Price: $65,700
3 bd / 2 ba · 1,187 sqft
Latest sale: $65,700
Latest rent: —
Photo unavailable
1305 Rayfield Dr
sold · 0.07 mi
Price: $25,900
2 bd / 1 ba · 720 sqft
Latest sale: $25,900 on Apr 10, 2019
Latest rent: $600 on Apr 13, 2018
Photo unavailable
1317 Woodward Rd
sold · 0.08 mi
Price: $22,632
2 bd / 1 ba · 672 sqft
Latest sale: $22,632
Latest rent: —
Photo unavailable
1309 Woodward Rd
for_sale · 0.09 mi
Price: $25,000
2 bd / 1 ba · 672 sqft
Latest sale: $19,500
Latest rent: —
Photo unavailable
508 Lovelin St
sold · 0.09 mi
Price: $60,000
3 bd / 1 ba · 1,298 sqft
Latest sale: $60,000
Latest rent: —
Photo unavailable
1329 Rayfield Dr
sold · 0.10 mi
Price: $44,000
3 bd / 1 ba
Latest sale: $44,000
Latest rent: —
Photo unavailable
216 Hardy St
sold · 0.11 mi
Price: $82,865
3 bd / 1 ba · 1,409 sqft
Latest sale: $82,865 on Dec 18, 2023
Latest rent: $1,650 on Jan 20, 2024
Photo unavailable
516 Midway St
for_sale · 0.12 mi
Price: $85,000
3 bd / 1 ba · 975 sqft
Latest sale: $30,000 on Jun 29, 1989
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Exposed electrical wiring / unfinished electrical enclosure visible in utility area (inspection-fail hazard).
- Open stove/range cavity with exposed subfloor and service connection visible (exposed subfloor / unfinished hookup).
- No visible CO detector in photos (if fuel-burning appliances present, CO detector likely required).
- Large tree with surface roots adjacent to foundation — potential long-term foundation/drainage risk.
Assumptions
- Listing statement that property 'recently passed Section 8 Inspection' is considered but not fully relied upon; evaluation is based primarily on photos supplied.
- No gas or water leaks are present since photos show no standing water or stains; any hidden leaks are not visible in provided images.
- HVAC and hot water systems are operational because vents and thermostat are present; full functionality not visually confirmed.
- Electrical panel and water heater exist in the utility area but are partially out of frame; exposed wiring in that area indicates incomplete or untidy work that must be remediated.
- Bedroom egress windows are assumed adequate from visible windows/rooms but exact dimensions and compliance were not measured from photos.
- No evidence of lead-paint hazards or severe mold was visible; older home (1954) may have lead-based paint risk but photos show mostly repainted surfaces.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,496 | $110,600 | $19,400 |
| 2023 | $1,496 | $99,800 | $18,140 |
| 2022 | $1,212 | $80,900 | $14,700 |
| 2021 | $1,130 | $75,400 | $13,700 |
| 2020 | $1,130 | $75,400 | $13,700 |
| 2019 | $1,130 | $75,400 | $13,700 |
| 2018 | $1,036 | $69,100 | $12,560 |
| 2017 | $1,036 | $69,100 | $12,560 |
| 2016 | $1,036 | $69,100 | $12,560 |
| 2015 | $1,036 | $69,100 | $12,560 |
| 2013 | $947 | $68,100 | $12,380 |
| 2012 | $418 | $68,080 | $6,808 |
| 2011 | $445 | $72,000 | $7,200 |
| 2010 | $445 | $72,000 | $7,200 |
| 2009 | $445 | $72,000 | $7,200 |
| 2008 | $456 | $73,600 | $7,360 |
| 2007 | $449 | $72,600 | $7,260 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-12-20 | Sold | $84,900 |
| 2013-06-27 | Sold | $15,500 |
| 2006-07-07 | Sold | $69,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-08-09 | Listed for rent | $1,100 | — |
| 2025-06-26 | Listed for rent | $1,200 | — |
| 2025-06-20 | Listed for rent | $1,200 | — |
| 2025-01-04 | Listed for rent | $1,255 | — |
| 2024-10-31 | Listed for rent | $1,150 | — |
| 2019-11-18 | Listed for rent | $750 | — |
| 2017-05-17 | Listed for rent | $750 | — |
| 2014-09-26 | Listed for rent | $750 | — |
| 2013-08-21 | Listed for rent | $750 | — |
Photo Gallery
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"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "561232",
"price_change_percentage": null
},
{
"date": "2013-05-28",
"price": 17900,
"listing": {
"status": "sold",
"list_date": "2013-04-18T07:00:00Z",
"list_price": 17900,
"listing_id": "564217519",
"last_update_date": "2013-06-28T21:48:20Z",
"last_status_change_date": "2013-06-27T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "561232",
"price_change_percentage": null
},
{
"date": "2013-05-13",
"price": 17900,
"listing": {
"status": "sold",
"list_date": "2013-04-18T07:00:00Z",
"list_price": 17900,
"listing_id": "564217519",
"last_update_date": "2013-06-28T21:48:20Z",
"last_status_change_date": "2013-06-27T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "25 days",
"source_listing_id": "561232",
"price_change_percentage": null
},
{
"date": "2013-04-18",
"price": 17900,
"listing": {
"status": "sold",
"list_date": "2013-04-18T07:00:00Z",
"list_price": 17900,
"listing_id": "564217519",
"last_update_date": "2013-06-28T21:48:20Z",
"last_status_change_date": "2013-06-27T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "561232",
"price_change_percentage": "-74.24%"
},
{
"date": "2006-07-07",
"price": 69500,
"listing": null,
"event_name": "Sold",
"price_sqft": 56.50406504065041,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8647911111",
"generated_at": "2026-02-16T03:36:24.196828Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 75.0
},
"utility_allowance": {
"zip_code": "35228",
"home_photo": "https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m1698376693s-w1280.jpg",
"rent_price": 1061.0,
"loan_amount": 79920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/404-Midway-St_Birmingham_AL_35228_M86479-11111",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 99900.0,
"loan_term_years": 30,
"annual_cash_flow": 9019.92,
"mortgage_monthly": 531.71,
"payment_standard": 1584.0,
"total_amount_out": 19980.0,
"additional_photos": [
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m3192330428s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m634180097s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m3989112953s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m1719635518s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m3326744377s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m1536920711s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m105681871s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m2015525993s-w1280.jpg",
"https://ap.rdcpix.com/9c527eda2a293f34f1871deb460d3e34l-m3486098902s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 74.83,
"monthly_cash_flow": 751.66,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property has central heating. Fuel type was not specified, so electric was chosen as it's consistent with the electric water heater and is the most expensive option per instructions. Alabama Power is a major regional provider.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Property has central air conditioning. Alabama Power was selected as a major regional provider and the most expensive option.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Cooking fuel was not specified. Electric was assumed for consistency with other electric appliances and is the more expensive option between common providers (gas vs. electric). Alabama Power was chosen as the provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property information explicitly states 'Electric Water Heater'. Alabama Power was selected as the most likely provider.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Allowance for lights and other miscellaneous electric use. Alabama Power was selected for consistency and as the most expensive option.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has public water. The 'Water: Birmingham' provider was selected based on the property's city address.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property information states it is connected to a public sewer system. The allowance is a fixed value from the schedule for a 3-bedroom unit.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash collection was not specified. 'Jefferson City' was selected as a reasonable default for a property in Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Refrigerator is not listed as a provided appliance, so this allowance for a tenant-owned refrigerator is included per instructions.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance, so this allowance for a tenant-owned microwave is included per instructions.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.45,
"down_payment_amount": 19980.0,
"property_tax_annual": 1540.88,
"property_tax_monthly": 128.41,
"property_tax_increase": 0.03,
"utility_allowance_total": 523.0,
"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": 2639.4,
"property_management_monthly": 106.1,
"monthly_cash_flow_after_debt": 219.95,
"cash_on_cash_return_after_debt": 0.13
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property appears largely turnkey with mostly cosmetic and appliance-level repairs needed. The house shows fresh paint, intact roof, functioning HVAC indications, and serviceable bathroom/kitchen fixtures. Primary inspection risks are exposed electrical/unfinished utility work and an open stove cavity with damaged subfloor—these are repairable but are likely to trigger an NSPIRE deficiency until corrected. With targeted electrical corrections, installation of required kitchen appliances, and minor finish work, the unit should pass an initial HCV/Section 8 inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior photos show generally clean, recently painted walls and new-looking laminate flooring in main living area. Kitchen and bathroom appear updated in parts, but kitchen has visible wear: missing range/oven (open cavity with flooring damage), cabinet wear and a damaged countertop edge, scuffed vinyl floor in service areas, and some baseboard scuffing. Bathroom tile and fixtures look serviceable but grout/cleanliness issues exist. These are mostly cosmetic and medium-effort repairs (appliance replacement, patch/finish flooring at range location, small cabinet/trim repairs). Missing range reduces score moderately but is not structural."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "Positive: smoke detector visible near living area ceiling, entry door has deadbolt, windows visible in sleeping areas (egress likely, but headroom/size not confirmed). Concerns: photo of utility/closet area shows exposed wiring / unfinished electrical enclosure which is a code/safety hazard and commonly a HUD/NSPIRE fail until corrected; kitchen countertop outlets visible appear to be standard (no clear GFCI identified); no CO detector is visible in photos; open cavity under range with exposed subfloor and possible exposed gas/electrical connection. No visible active water intrusion, collapsed ceilings, or severe mold in photos. Overall condition contains one inspection-fail level item (exposed wiring/open electrical) but otherwise passable after targeted repairs."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 68.0,
"rationale": "Evidence of central HVAC (ceiling vent, thermostat present) and functional plumbing fixtures (kitchen double sink, bathroom sink/tub). Roof appears recently shingled and in good visible condition from front exterior photo. Water heater and electrical panel are not fully shown; utility area with exposed wiring suggests recent or unfinished electrical work that needs contractor correction. No visible signs of active roof leaks, major plumbing leaks, or lack of heating. Deducted points for exposed electrical/unfinished utility work and unknown water heater condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior brick veneer appears intact; roof appears in good condition from photos; driveway and carport intact. Yard is overgrown but not obstructive; walkway and porch are present and flat. Large tree at front with visible surface roots close to foundation is a potential long-term risk to drainage/foundation but no visible foundation cracks or sagging seen in photos. No visible evidence of standing water, major erosion or pest infestation from the provided exterior photo."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Section 8 History (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Exposed electrical wiring / unfinished electrical enclosure visible in utility area (inspection-fail hazard).",
"Open stove/range cavity with exposed subfloor and service connection visible (exposed subfloor / unfinished hookup).",
"No visible CO detector in photos (if fuel-burning appliances present, CO detector likely required).",
"Large tree with surface roots adjacent to foundation — potential long-term foundation/drainage risk."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that property 'recently passed Section 8 Inspection' is considered but not fully relied upon; evaluation is based primarily on photos supplied.",
"No gas or water leaks are present since photos show no standing water or stains; any hidden leaks are not visible in provided images.",
"HVAC and hot water systems are operational because vents and thermostat are present; full functionality not visually confirmed.",
"Electrical panel and water heater exist in the utility area but are partially out of frame; exposed wiring in that area indicates incomplete or untidy work that must be remediated.",
"Bedroom egress windows are assumed adequate from visible windows/rooms but exact dimensions and compliance were not measured from photos.",
"No evidence of lead-paint hazards or severe mold was visible; older home (1954) may have lead-based paint risk but photos show mostly repainted surfaces."
],
"overall_score": 74.0,
"rubric_version": "2026-02-hud-nspire-v1"
},
{
"summary": "Overall the property appears largely turnkey for Housing Choice Voucher tenancy with fresh paint, updated flooring in parts of the unit, functioning plumbing fixtures, and evidence the property recently passed a Section 8 inspection. Primary remaining issues visible in photos are a missing range/stove and a utility area with exposed wiring that should be verified and corrected (or demonstrated as already boxed and safe). No structural sagging, active roof failure, collapsed ceilings, or visible severe mold were observed. With confirmation/repair of the utility wiring and installation of the cooktop/range (if required by the owner), the house should be rent-ready and likely to pass an initial HCV inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears recently painted and floors largely replaced; bathroom and kitchen fixtures present and functional in photos. Visible wear: kitchen has a removed/missing range (gap under hood), some cabinet damage and scuffed vinyl tile in kitchen/dining. Cosmetic scratches and baseboard scuffs in living areas. No visible structural cracking, sagging, or major water damage. Missing range/appliance and cabinet repairs reduce score moderately but overall property presents as a light–to–moderate repair workload (cosmetic + appliance replacement)."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 78.0,
"rationale": "Positive indicators: front door appears secure with a deadbolt, at least one ceiling smoke detector is visible in the living room photo, bathroom has a window for ventilation/egress, and bedrooms/windows appear typical for egress. Concerns: a photo of the utility/closet area shows exposed wiring / a cluster of electrical components that could be an inspector concern unless boxed/covered; GFCI protection for kitchen/bath outlets is not clearly visible; no CO alarm is visible in photos (may be required). Listing states property recently passed a Section 8 inspection which supports overall compliance, but the exposed wiring photo is an inspection risk until verified corrected/enclosed."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Evidence of mechanical systems: thermostat on wall and ceiling fans indicate functioning HVAC distribution; roof shingles visible from front appear in reasonable condition. Plumbing fixtures (kitchen sink, bathroom sink, tub/shower) are present and appear intact. Unknowns: water heater and furnace/AC equipment are not pictured, electrical panel cover presence and condition uncertain (exposed wiring visible in utility area). The missing range and the visible utility wiring lower the mechanical rating due to potential need for immediates repairs or verification of serviceability."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior brick shell and roof appear intact with no visible sagging or active roof leaks. Driveway and carport present; front concrete porch is serviceable. Yard is somewhat overgrown but free of standing water or obvious trip hazards in photos. Chain link fence visible at side; no visible infestation or foundation displacement. Some tree proximity to roof exists (large tree in front yard) which is a maintenance consideration but not an immediate inspection failure."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Section 8 Activity (bonus)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Electrical hazards: visible exposed wiring / open electrical area in utility/closet photo that requires verification and remediation (covers, junction boxes, secure wiring)."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that the property 'recently passed Section 8 Inspection' is accurate and aligns with rental_history_last_5y (last event 2025-08-09).",
"HVAC equipment (furnace/AC) and water heater are present and functional though not shown in photos; thermostat and ceiling registers imply working HVAC distribution.",
"Electrical panel is present and operational; the visible wiring in the utility photo represents either an open work area or exposed splices that should be enclosed — this is assumed repairable rather than indicative of a full system failure.",
"Bedrooms have adequate egress windows (not individually pictured) consistent with a 1954 single‑story layout and listing claim of passed Section 8 inspection.",
"Smoke detector(s) are installed (one is visible) and batteries/functionality are assumed but should be verified in each sleeping area; CO detector is not visible and may be required.",
"GFCI protection for kitchen/bath outlets is not clearly visible — assume either present but not shown or required to be installed for final inspection.",
"Missing range/stove is an appliance replacement issue and not a safety failure if electrical/gas connections are safe and capped."
],
"overall_score": 75.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this property appears largely turnkey for Housing Choice Voucher tenancy. Listing and rental history indicate a recent Section 8 pass. Visible issues are minor: missing range/stove (appliance), an open cavity/exposed subfloor under the stove location, and exposed wiring in the utility area that should be corrected. Core systems appear present (central HVAC indicated), roof and exterior brick are serviceable, and interior cosmetic updates are complete. Likely to pass an initial HCV/NSPIRE inspection after minor corrections (secure/cover wiring, replace/secure subfloor at stove, provide or document stove hookup and verify GFCI/CO detectors).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently painted with new/laminate flooring in primary areas and updated bath fixtures. Observable deferred items: missing range/stove and open cavity/subfloor at the appliance location, scuffed vinyl tile in dining/kitchen, some cabinet wear and edge damage. Overall cosmetic condition is good-to-fair; missing appliance and localized cabinet/subfloor repairs reduce the score moderately."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 80.0,
"rationale": "Visible working smoke detector in living area and a secure entry door with deadbolt. No collapsed ceilings, visible active leaks, or severe mold in photos. Concerns: exposed wiring/utility area visible through a doorway (requires cover/repair) and GFCI/CO detector presence not documented in photos. Bedrooms/egress windows not shown but likely present in a 3-bed unit. Given listing claim of a recent Section 8 pass, overall safety/compliance risk is moderate-low but requires minor verification/repairs."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 80.0,
"rationale": "Thermostat and ceiling vents/fans visible — indicates central HVAC likely present. Roof appears shingled and in serviceable condition from front elevation. No water heater or furnace photos provided. Electrical panel/utility area present but shows exposed wiring that needs remediation. Plumbing fixtures (double-kitchen sink, bathroom fixtures) appear functional. Systems appear operational but some verification (HVAC run test, water heater age/operation, electrical panel covers) is recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 85.0,
"rationale": "Brick exterior and roofline look intact from the front; driveway and carport are serviceable. Yard is overgrown and will need basic maintenance; large mature tree near the house could pose leaf/debris/roof risk over time. No visible foundation cracking, standing water, or major siding damage in photos."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Section 8 Activity",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Exposed wiring/electrical conductors visible in utility/washer area — potential electrical hazard that must be remedied.",
"Exposed subfloor/unfinished floor area at the missing stove location that requires repair or covering before tenancy."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that the property 'recently passed Section 8 Inspection' is accurate and reflects a passed HCV/NSPIRE-style inspection within the last 12 months.",
"Central HVAC is present and operational (thermostat and ceiling vents are visible); no visible heating absence.",
"Water heater and main electrical panel are functional though not fully visible in listing photos.",
"Bedrooms have code-compliant egress windows typical for this floorplan (not explicitly shown in photos).",
"No active roof leaks or major foundation movement exist beyond what is visible in photos (front roofline appears intact).",
"Kitchen missing range/stove is an appliance omission; it does not indicate a gas venting defect or active gas leak unless discovered during inspection.",
"Observed dark grout and tile are cosmetic/tidiness issues rather than indicators of severe mold or continuing water intrusion."
],
"overall_score": 85.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "404 Midway St, Birmingham, AL, 35228",
"aggregate": {
"summary": "Overall the property appears largely turnkey with mostly cosmetic and appliance-level repairs needed. The house shows fresh paint, intact roof, functioning HVAC indications, and serviceable bathroom/kitchen fixtures. Primary inspection risks are exposed electrical/unfinished utility work and an open stove cavity with damaged subfloor—these are repairable but are likely to trigger an NSPIRE deficiency until corrected. With targeted electrical corrections, installation of required kitchen appliances, and minor finish work, the unit should pass an initial HCV/Section 8 inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show generally clean, recently painted walls and new-looking laminate flooring in main living area. Kitchen and bathroom appear updated in parts, but kitchen has visible wear: missing range/oven (open cavity with flooring damage), cabinet wear and a damaged countertop edge, scuffed vinyl floor in service areas, and some baseboard scuffing. Bathroom tile and fixtures look serviceable but grout/cleanliness issues exist. These are mostly cosmetic and medium-effort repairs (appliance replacement, patch/finish flooring at range location, small cabinet/trim repairs). Missing range reduces score moderately but is not structural."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 81.7,
"rationale": "Exterior brick veneer appears intact; roof appears in good condition from photos; driveway and carport intact. Yard is overgrown but not obstructive; walkway and porch are present and flat. Large tree at front with visible surface roots close to foundation is a potential long-term risk to drainage/foundation but no visible foundation cracks or sagging seen in photos. No visible evidence of standing water, major erosion or pest infestation from the provided exterior photo."
},
{
"key": "rental_history_activity",
"label": "Recent Rental / Section 8 History (bonus)",
"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": 72.7,
"rationale": "Positive: smoke detector visible near living area ceiling, entry door has deadbolt, windows visible in sleeping areas (egress likely, but headroom/size not confirmed). Concerns: photo of utility/closet area shows exposed wiring / unfinished electrical enclosure which is a code/safety hazard and commonly a HUD/NSPIRE fail until corrected; kitchen countertop outlets visible appear to be standard (no clear GFCI identified); no CO detector is visible in photos; open cavity under range with exposed subfloor and possible exposed gas/electrical connection. No visible active water intrusion, collapsed ceilings, or severe mold in photos. Overall condition contains one inspection-fail level item (exposed wiring/open electrical) but otherwise passable after targeted repairs."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition",
"score": 72.7,
"rationale": "Evidence of central HVAC (ceiling vent, thermostat present) and functional plumbing fixtures (kitchen double sink, bathroom sink/tub). Roof appears recently shingled and in good visible condition from front exterior photo. Water heater and electrical panel are not fully shown; utility area with exposed wiring suggests recent or unfinished electrical work that needs contractor correction. No visible signs of active roof leaks, major plumbing leaks, or lack of heating. Deducted points for exposed electrical/unfinished utility work and unknown water heater condition."
}
],
"red_flags": [
"Exposed electrical wiring / unfinished electrical enclosure visible in utility area (inspection-fail hazard).",
"Open stove/range cavity with exposed subfloor and service connection visible (exposed subfloor / unfinished hookup).",
"No visible CO detector in photos (if fuel-burning appliances present, CO detector likely required).",
"Large tree with surface roots adjacent to foundation — potential long-term foundation/drainage risk."
],
"confidence": 0.75,
"assumptions": [
"Listing statement that property 'recently passed Section 8 Inspection' is considered but not fully relied upon; evaluation is based primarily on photos supplied.",
"No gas or water leaks are present since photos show no standing water or stains; any hidden leaks are not visible in provided images.",
"HVAC and hot water systems are operational because vents and thermostat are present; full functionality not visually confirmed.",
"Electrical panel and water heater exist in the utility area but are partially out of frame; exposed wiring in that area indicates incomplete or untidy work that must be remediated.",
"Bedroom egress windows are assumed adequate from visible windows/rooms but exact dimensions and compliance were not measured from photos.",
"No evidence of lead-paint hazards or severe mold was visible; older home (1954) may have lead-based paint risk but photos show mostly repainted surfaces."
],
"score_method": "mean_of_criteria",
"overall_score": 75.0,
"rubric_version": "2026-02-hud-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8647911111"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.