Property ID: 8664809030

516 Lilac Dr, Birmingham, AL, 35215

Birmingham, AL

For Sale Feb 16, 2026 03:04 AM UTC Realtor Zillow Street View
Money Down: $26,376 CoC Return: 13.87% Monthly Cash Flow: $305
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,980
Closing Costs
$4,396
Total Down
$26,376
Primary property image

Investment Snapshot

Purchase Price
$109,900
Money Down
$26,376
Cash-on-Cash Return
13.87%
Rent
$1,209
Monthly Cash Flow
$305
Annual Cash Flow
$3,659
Debt Service / Mo
$585
Property Tax / Mo
$126
Insurance / Mo
$73

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$1,209
Payment Standard
$1,738
Rent
$1,209
Insurance
$73
Property Tax
$126
Management
$121
Utilities Allowance
$529
NOI (Monthly)
$890
Debt Service
$585
Cash Flow After Debt
$305

Quality Score: 71.20%

Confidence: 84.00%

Overall the property appears to be in good, mostly cosmetic condition with no visible life‑threatening hazards. It should be likely to pass an initial HCV/NSPIRE inspection after standard pre-inspection checks and confirmation of mechanicals (HVAC, water heater), GFCI presence in wet areas, and CO alarm requirements. Expected work before move‑in: install/confirm kitchen appliances if required, verify and install CO detector if needed, confirm GFCI outlets, and address minor floor/threshold/driveway repairs. With those items addressed the property should be rent‑ready within 1–4 weeks.

Section 8 Payment Standard
$1,738
Utility Allowance Total
$529
Guaranteed Section 8 Rent (PS - Utilities)
$1,209
Property Management
$121

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$109,900
Beds
3
Baths
2
Living Area
1,120 sqft
Lot Size
10,890 sqft
Year Built
1955
Days on Market
10
Capital Outlay
$26,376
Debt Service
$585
Property Tax / Mo
$126
Insurance / Mo
$73

Property Description

Welcome to 516 Lilac Drive in Birmingham. This charming one-story home offers 3 bedrooms and 2 full baths with a functional layout designed for comfortable everyday living. The home features spacious bedrooms, a practical floor plan, and great natural light throughout. Conveniently located near schools, shopping, and major roadways, this property provides easy access to everything you need while still being tucked into an established neighborhood. A great opportunity for homeowners or investors alike.

Utility Allowances

Elec: Ala Power (Cooking)
$21
The property is equipped with an 'Oven-Electric'. 'Elec: Ala Power' was chosen as Alabama Power is a major provider in the area and represents the most expensive electric cooking option, per guidelines for ambiguity.
Elec Heat: Ala Power (Heating)
$93
Property has central heat. An all-electric heating system is inferred from the 'Electric Water Heater' and 'Oven-Electric' mentioned in the listing. 'Elec Heat: Ala Power' was chosen for consistency and as the most expensive option.
A/C: Alabama Power (Cooling)
$22
Property has 'Central (COOL)' air conditioning. 'A/C: Alabama Power' was selected for consistency with other electric utilities and is the most expensive option on the schedule.
Elec: Ala Power (Water Heating)
$56
The listing explicitly states the property has an 'Electric (WTRHTR)'. 'Elec: Ala Power' was chosen, consistent with other electric utilities and as the most expensive option.
Lights, Ref, Etc.: Ala Power (Other Electric)
$68
This allowance covers general electricity for lights and outlets. 'Lights, Ref, Etc.: Ala Power' was chosen to be consistent with other assumed electric services and is the most expensive option.
Water: Birmingham
$78
The listing specifies 'Public Water' and the property is located in Birmingham. The 'Water: Birmingham' schedule item was used.
Sewer
$151
The property is listed as 'Sewer: Connected'. The fixed rate from the schedule for a 3-bedroom unit is applied.
Fairfield Inside City Limits (ISCL) (Trash Collection)
$40
Trash collection is required for a single-family home. Since the specific provider for Birmingham is not listed, the most expensive available option, 'Fairfield Inside City Limits (ISCL)', was chosen per guidelines.

Source References

Payment Standard Source
Effective Date: Jan 01, 2026
Utility Allowance Source
Effective Date: Jan 01, 2026

Insurance Quotes

Coverage Options

View Quote
DP1 Annual Estimate$718
DP3 Annual Estimate$1,023
DP1 Monthly Equivalent$60
DP3 Monthly Equivalent$85
Replacement Value$88,300
Basis1,120 sqft / 1955

Nearby Houses

Nearby house 1
Photo unavailable

512 Lilac Dr

sold · 0.01 mi
Price: $110,000
3 bd / 1 ba · 1,024 sqft
Latest sale: $110,000 on Jan 23, 2025
Latest rent: —
Photo unavailable

524 Lilac Dr

sold · 0.03 mi
Price: $44,000
3 bd / 1 ba · 1,040 sqft
Latest sale: $44,000 on Jun 18, 2020
Latest rent: $1,100 on Jan 07, 2022
Nearby house 3
Photo unavailable

504 Lilac Dr NW

sold · 0.04 mi
Price: $95,000
3 bd / 2 ba · 1,038 sqft
Latest sale: $95,000 on Oct 04, 2021
Latest rent: —
Nearby house 4
Photo unavailable

529 Lilac Dr

sold · 0.06 mi
Price: $160,000
3 bd / 2 ba · 1,334 sqft
Latest sale: $160,000 on Jun 23, 2023
Latest rent: $790 on Jul 18, 2020
Nearby house 5
Photo unavailable

1005 Catherine St

sold · 0.08 mi
Price: $92,670
3 bd / 1 ba · 1,070 sqft
Latest sale: $92,670 on Aug 07, 2024
Latest rent: $1,400 on Nov 13, 2024
Nearby house 6
Photo unavailable

513 Camellia Rd

off_market · 0.09 mi
Price: $174,997
4 bd / 2 ba · 2,244 sqft
Latest sale: $174,900 on Sep 04, 2025
Latest rent: —
Nearby house 7
Photo unavailable

517 Camellia Rd

sold · 0.09 mi
Price: $105,500
3 bd / 2 ba · 2,277 sqft
Latest sale: $105,500 on Sep 03, 2019
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Central HVAC system exists (supply/return registers visible) and is physically present though its operational status and age are not confirmed from photos.
  • Water heater and electrical panel are present on the property but were not photographed; their condition is unknown.
  • Kitchen appliances were not shown; assume at least stove/refrigerator may be missing or were removed for photos — treated as moderate capital items.
  • Smoke detector visible in photos; assume additional required detectors exist or will be installed, but carbon monoxide alarm presence cannot be confirmed.
  • Bedroom windows shown are assumed to meet local egress requirements but exact sash opening dimensions are unknown and should be verified.
  • No visible evidence of active roof leaks, major foundation movement, or severe mold; absence of interior attic/crawl photos means hidden issues could exist but none were inferred from visible condition.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,465 $105,300 $21,060
2023 $1,465 $101,100 $20,220
2022 $1,329 $91,700 $18,340
2021 $1,126 $77,700 $15,540
2020 $1,126 $77,700 $15,540
2019 $492 $77,700 $15,540
2018 $460 $73,400 $7,340
2017 $460 $73,400 $7,340
2016 $460 $73,400 $7,340
2015 $460 $73,400 $7,340
2013 $436 $72,400 $7,240
2012 $436 $72,400 $7,240
2011 $467 $76,900 $7,690
2010 $467 $76,900 $7,690
2009 $467 $76,900 $7,690
2008 $479 $78,600 $7,860
2007 $471 $77,500 $7,750

Sale History

DateEventPrice
2019-07-22 Sold $95,000
2007-08-08 Sold $83,000
2002-06-10 Sold $40,500
2001-11-13 Sold $50,995
1998-06-11 Sold $49,000

Rental History

DateEventPriceSource
2024-06-11 Listed for rent $1,200
2024-05-07 Listed for rent $1,200
2023-06-21 Listed for rent $1,200
2022-05-02 Listed for rent $1,100
2022-04-04 Listed for rent $1,175
2021-11-17 Listed for rent $1,240
2019-09-07 Listed for rent $1,080

Photo Gallery

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            "source_listing_id": "868115",
            "price_change_percentage": null
          },
          {
            "date": "2020-01-29",
            "price": 925,
            "listing": {
              "status": "off_market",
              "list_date": "2019-11-20T18:53:32Z",
              "list_price": 925,
              "listing_id": "2814992387",
              "last_update_date": "2020-02-19T14:00:58Z",
              "last_status_change_date": "2020-02-19T15:24:06Z"
            },
            "event_name": "Price Changed for rent",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": -25,
            "days_after_listed": null,
            "source_listing_id": "868115",
            "price_change_percentage": null
          },
          {
            "date": "2019-11-21",
            "price": 0,
            "listing": {
              "status": "off_market",
              "list_date": "2019-09-06T21:17:37Z",
              "list_price": 1080,
              "listing_id": "2633573300",
              "last_update_date": "2019-11-06T16:28:04Z",
              "last_status_change_date": "2019-11-21T03:34:10Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "861570",
            "price_change_percentage": null
          },
          {
            "date": "2019-11-20",
            "price": 950,
            "listing": {
              "status": "off_market",
              "list_date": "2019-11-20T18:53:32Z",
              "list_price": 925,
              "listing_id": "2814992387",
              "last_update_date": "2020-02-19T14:00:58Z",
              "last_status_change_date": "2020-02-19T15:24:06Z"
            },
            "event_name": "Listed for rent",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "868115",
            "price_change_percentage": null
          },
          {
            "date": "2019-09-06",
            "price": 1080,
            "listing": {
              "status": "off_market",
              "list_date": "2019-09-06T21:17:37Z",
              "list_price": 1080,
              "listing_id": "2633573300",
              "last_update_date": "2019-11-06T16:28:04Z",
              "last_status_change_date": "2019-11-21T03:34:10Z"
            },
            "event_name": "Listed for rent",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "861570",
            "price_change_percentage": null
          },
          {
            "date": "2019-07-22",
            "price": 95000,
            "listing": {
              "status": "sold",
              "list_date": "2019-10-11T14:10:55Z",
              "list_price": 114900,
              "listing_id": "2346253436",
              "last_update_date": "2019-10-11T13:30:35Z",
              "last_status_change_date": "2019-10-11T14:10:55Z"
            },
            "event_name": "Sold",
            "price_sqft": 80.50847457627118,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "850491",
            "price_change_percentage": null
          },
          {
            "date": "2007-08-06",
            "price": 83000,
            "listing": {
              "status": "sold",
              "list_date": "2007-06-09T07:00:00Z",
              "list_price": 82000,
              "listing_id": "542216003",
              "last_update_date": "2007-08-08T01:52:10Z",
              "last_status_change_date": "2007-08-06T07:00:00Z"
            },
            "event_name": "Sold",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 1000,
            "days_after_listed": "58 days",
            "source_listing_id": "345503",
            "price_change_percentage": "+1.22%"
          },
          {
            "date": "2007-06-09",
            "price": 82000,
            "listing": {
              "status": "sold",
              "list_date": "2007-06-09T07:00:00Z",
              "list_price": 82000,
              "listing_id": "542216003",
              "last_update_date": "2007-08-08T01:52:10Z",
              "last_status_change_date": "2007-08-06T07:00:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "345503",
            "price_change_percentage": null
          },
          {
            "date": "2007-03-31",
            "price": 87900,
            "listing": {
              "status": "off_market",
              "list_date": "2006-09-29T07:00:00Z",
              "list_price": 87900,
              "listing_id": "542328507",
              "last_update_date": "2007-04-01T12:00:00Z",
              "last_status_change_date": "2007-03-31T07:00:00Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": "183 days",
            "source_listing_id": "315325",
            "price_change_percentage": null
          },
          {
            "date": "2006-09-29",
            "price": 87900,
            "listing": {
              "status": "off_market",
              "list_date": "2006-09-29T07:00:00Z",
              "list_price": 87900,
              "listing_id": "542328507",
              "last_update_date": "2007-04-01T12:00:00Z",
              "last_status_change_date": "2007-03-31T07:00:00Z"
            },
            "event_name": "Listed",
            "price_sqft": null,
            "source_name": "GreaterAlabamaMLS",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "315325",
            "price_change_percentage": "+29.26%"
          },
          {
            "date": "2002-12-13",
            "price": 68000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 60.714285714285715,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          },
          {
            "date": "1998-06-11",
            "price": 49000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 43.75,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          },
          {
            "date": "1994-01-01",
            "price": 40000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 35.714285714285715,
            "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": "Applied",
            "permit_type_of_work": "Electrical permit",
            "permit_effective_date": "Aug 14, 2013",
            "permit_project_type_1": "Electrical work",
            "permit_project_type_2": null,
            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Issued",
            "permit_type_of_work": "Flood Plain Development Review",
            "permit_effective_date": "Aug 14, 2013",
            "permit_project_type_1": "Electrical work",
            "permit_project_type_2": null,
            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Final",
            "permit_type_of_work": "plumbing permit",
            "permit_effective_date": "Oct 21, 2002",
            "permit_project_type_1": "Bathroom remodel",
            "permit_project_type_2": "Home addition",
            "permit_project_type_3": "Plumbing"
          },
          {
            "project_name": null,
            "permit_status": "Complete",
            "permit_type_of_work": "Electrical permit",
            "permit_effective_date": "Aug 21, 2002",
            "permit_project_type_1": "Electrical work",
            "permit_project_type_2": "Home addition",
            "permit_project_type_3": "Kitchen remodel"
          },
          {
            "project_name": null,
            "permit_status": "Complete",
            "permit_type_of_work": "Building permit",
            "permit_effective_date": "Jun 25, 2002",
            "permit_project_type_1": "Home addition",
            "permit_project_type_2": null,
            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Applied",
            "permit_type_of_work": "Soil Erosion Control Permit",
            "permit_effective_date": "Jun 25, 2002",
            "permit_project_type_1": "Home addition",
            "permit_project_type_2": "Residential",
            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Issued",
            "permit_type_of_work": "Electrical permit",
            "permit_effective_date": "Jul 19, 1994",
            "permit_project_type_1": "Electrical work",
            "permit_project_type_2": null,
            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Complete",
            "permit_type_of_work": "Mechanical permit",
            "permit_effective_date": "Jul 19, 1994",
            "permit_project_type_1": "Hvac",
            "permit_project_type_2": "Mechanical work",
            "permit_project_type_3": null
          }
        ]
      }
    },
    "rmn_listing_attribution": false
  },
  "property_id": "8664809030",
  "generated_at": "2026-02-16T03:04:46.466865Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 71.2
  },
  "utility_allowance": {
    "zip_code": "35215",
    "home_photo": "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m3591950876s-w1280.jpg",
    "rent_price": 1209.0,
    "loan_amount": 87920.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/516-Lilac-Dr_Birmingham_AL_35215_M86648-09030",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 109900.0,
    "loan_term_years": 30,
    "annual_cash_flow": 10677.75,
    "mortgage_monthly": 584.93,
    "payment_standard": 1738.0,
    "total_amount_out": 21980.0,
    "additional_photos": [
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m2551410753s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m30352062s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m2445646005s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m1423473084s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m2886781494s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m888555443s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m2561720948s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m86417396s-w1280.jpg",
      "https://ap.rdcpix.com/54346b8248a26ab0ddf0c3787ac29715l-m2045118749s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 72.54,
    "monthly_cash_flow": 889.81,
    "property_tax_rate": 0.0060999999999999995,
    "_utility_allowance": {
      "sources": [
        "https://www.jcha.com/section-8-utility-allowances"
      ],
      "effective_date": "2026-01-01"
    },
    "utility_allowances": [
      {
        "note": "The property is equipped with an 'Oven-Electric'. 'Elec: Ala Power' was chosen as Alabama Power is a major provider in the area and represents the most expensive electric cooking option, per guidelines for ambiguity.",
        "utility": "Elec: Ala Power (Cooking)",
        "allowance": 21
      },
      {
        "note": "Property has central heat. An all-electric heating system is inferred from the 'Electric Water Heater' and 'Oven-Electric' mentioned in the listing. 'Elec Heat: Ala Power' was chosen for consistency and as the most expensive option.",
        "utility": "Elec Heat: Ala Power (Heating)",
        "allowance": 93
      },
      {
        "note": "Property has 'Central (COOL)' air conditioning. 'A/C: Alabama Power' was selected for consistency with other electric utilities and is the most expensive option on the schedule.",
        "utility": "A/C: Alabama Power (Cooling)",
        "allowance": 22
      },
      {
        "note": "The listing explicitly states the property has an 'Electric (WTRHTR)'. 'Elec: Ala Power' was chosen, consistent with other electric utilities and as the most expensive option.",
        "utility": "Elec: Ala Power (Water Heating)",
        "allowance": 56
      },
      {
        "note": "This allowance covers general electricity for lights and outlets. 'Lights, Ref, Etc.: Ala Power' was chosen to be consistent with other assumed electric services and is the most expensive option.",
        "utility": "Lights, Ref, Etc.: Ala Power (Other Electric)",
        "allowance": 68
      },
      {
        "note": "The listing specifies 'Public Water' and the property is located in Birmingham. The 'Water: Birmingham' schedule item was used.",
        "utility": "Water: Birmingham",
        "allowance": 78
      },
      {
        "note": "The property is listed as 'Sewer: Connected'. The fixed rate from the schedule for a 3-bedroom unit is applied.",
        "utility": "Sewer",
        "allowance": 151
      },
      {
        "note": "Trash collection is required for a single-family home. Since the specific provider for Birmingham is not listed, the most expensive available option, 'Fairfield Inside City Limits (ISCL)', was chosen per guidelines.",
        "utility": "Fairfield Inside City Limits (ISCL) (Trash Collection)",
        "allowance": 40
      }
    ],
    "cash_on_cash_return": 0.49,
    "down_payment_amount": 21980.0,
    "property_tax_annual": 1508.95,
    "property_tax_monthly": 125.75,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 529.0,
    "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": 3658.54,
    "property_management_monthly": 120.9,
    "monthly_cash_flow_after_debt": 304.88,
    "cash_on_cash_return_after_debt": 0.17
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Overall the property appears to be in good, mostly cosmetic condition with no visible life‑threatening hazards. It should be likely to pass an initial HCV/NSPIRE inspection after standard pre-inspection checks and confirmation of mechanicals (HVAC, water heater), GFCI presence in wet areas, and CO alarm requirements. Expected work before move‑in: install/confirm kitchen appliances if required, verify and install CO detector if needed, confirm GFCI outlets, and address minor floor/threshold/driveway repairs. With those items addressed the property should be rent‑ready within 1–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 78.0,
            "rationale": "Interior and exterior photos show a recently painted appearance, intact hardwood floors with surface wear/scratches, functioning doors/windows and installed light fixtures/ceiling fans. No collapsed ceilings, major drywall damage or visible water stains. Kitchen appliances are not shown — missing appliances would be an easy-to-fix, capital item; I treated them as a moderate deduction. Minor finish repairs (threshold trim, floor refinishing, touch-up paint) and driveway concrete cracking are the primary visible issues."
          },
          {
            "key": "safety_code",
            "label": "NSPIRE safety / code risk",
            "score": 70.0,
            "rationale": "No obvious life‑threatening hazards visible: no collapsed ceilings, exposed wiring, standing water, or broken stairs/handrails (handrails present at exterior steps). A smoke detector is visible in a bedroom/common area photo. Deadbolt and knob locks are visible on the front door. Uncertainties: carbon monoxide alarm not visible, GFCI protection in kitchen/baths not shown, and bedroom egress windows are horizontal sliders — likely acceptable but measurements unknown. Because no active hazards are visible, I scored cautiously positive but left room for typical NSPIRE checklist items to be confirmed by inspection."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems & mechanical condition",
            "score": 65.0,
            "rationale": "Supply/return registers are visible indicating central HVAC ducting, but no external A/C condenser, furnace, water heater or electrical panel photos were provided to confirm age or operation. Roof appears visually intact from photos with no sagging or obvious failure. Because mechanical equipment condition and hot water operation cannot be confirmed, I applied a moderate deduction for unknowns though no evidence of failure is seen."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site",
            "score": 72.0,
            "rationale": "Exterior siding and trim appear intact and recently painted; gutters/downspouts are present. Concrete driveway and parking area show cracking and staining; carport and secondary entry appear serviceable. A large tree sits close to the house which is a potential long‑term risk to foundation/roof but no visible foundation cracks or sagging were observed. Yard is tidy with a fenced yard visible — no visible infestation or severe neglect."
          },
          {
            "key": "rental_history_activity",
            "label": "Recent rental activity (last 5 years)",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Central HVAC system exists (supply/return registers visible) and is physically present though its operational status and age are not confirmed from photos.",
          "Water heater and electrical panel are present on the property but were not photographed; their condition is unknown.",
          "Kitchen appliances were not shown; assume at least stove/refrigerator may be missing or were removed for photos — treated as moderate capital items.",
          "Smoke detector visible in photos; assume additional required detectors exist or will be installed, but carbon monoxide alarm presence cannot be confirmed.",
          "Bedroom windows shown are assumed to meet local egress requirements but exact sash opening dimensions are unknown and should be verified.",
          "No visible evidence of active roof leaks, major foundation movement, or severe mold; absence of interior attic/crawl photos means hidden issues could exist but none were inferred from visible condition."
        ],
        "overall_score": 77.0,
        "rubric_version": "ns_p_v1.0"
      },
      {
        "summary": "Overall the property appears in generally good, mostly cosmetic condition and would likely pass an initial HCV/NSPIRE inspection after addressing standard checklist items (confirming smoke/CO detectors and GFCI outlets, verifying functioning HVAC and hot water, and installing or verifying required kitchen/bath protections). No visible life‑threatening hazards (collapsed ceilings, active leaks, exposed wiring) were observed; main unknowns are mechanical system condition and protective devices that must be verified on-site.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 78.0,
            "rationale": "Interior and exterior photos show a recently painted, clean interior, intact ceilings, hardwood floors in reusable condition and functioning doors/windows. Minor cosmetic wear on floors and small scuffs on trim are visible. Exterior siding and trim appear intact. Kitchen and bathrooms are not shown; appliances are not visible in photos (missing appliances would be a moderate, not catastrophic, deduction). Overall visible deferred maintenance is minor and mostly cosmetic."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance Risk",
            "score": 75.0,
            "rationale": "Observed positives: at least one ceiling smoke detector is visible, main entry door has both knob and secondary lock (deadbolt visible), interior stairs/steps have handrail at front, no exposed wiring or obvious trip hazards in photos, no visible mold or water stains, windows in bedrooms appear usable for egress. Unknown/assumed items: presence of CO detector (required in Alabama where fuel-burning appliances exist), GFCI protection in kitchen/baths, full smoke detector placement per NSPIRE, and condition of electrical panel. Because most visible life-safety items are present and no active hazards are visible, risk is moderate-low but some required devices and protections are unverified."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
            "score": 65.0,
            "rationale": "Visible forced-air vents and ceiling fans indicate a central heating/AC system likely present, but the actual HVAC equipment, water heater, and electrical panel were not pictured. Roofline appears straight with no obvious sagging or active leaks from exterior photos, but full roof condition and age are unverified. Plumbing fixtures, hot water availability, and electrical panel condition could not be confirmed from photos. Given property age (1955) and lack of system photos, score is conservative but not failing based on signs of recent interior updates."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 70.0,
            "rationale": "Yard is maintained, siding and trim look intact, gutters present, and steps/porch have railings. Driveway has cracking/patching visible but is functional (possible localized trip hazard). A large tree sits very close to the house which can present future root or roof risk (assumed minor now). Fence and carport present and appear serviceable. No visible evidence of infestation, major foundation displacement, or standing water in photos."
          },
          {
            "key": "rental_history_activity",
            "label": "Rental History (last 5 years) — bonus",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [],
        "confidence": 0.65,
        "assumptions": [
          "Interior photos show vents and ceiling fans; assume a central HVAC system exists but its operational status is unverified.",
          "Hot water heater and water heating function are present but were not photographed and must be verified operational.",
          "Smoke detector pictured represents at least one installed device; assume additional detectors (per NSPIRE) may be required in other locations.",
          "Carbon monoxide detector presence was not verified; assume none pictured and one may be required if fuel-burning appliances or attached garages exist.",
          "Electrical panel and GFCI protection in kitchen/baths were not shown; assume panel is intact and GFCI may need verification or installation.",
          "No bathrooms or kitchen photos provided; assume plumbing fixtures are present and in working order but require on-site functional checks.",
          "Roof appears intact from photos but full roof condition (shingles, flashing) and age are unverified.",
          "Foundation appears level in photos with no visible large cracks; assume no active foundation movement unless inspection finds otherwise.",
          "Appliances (stove, refrigerator) are not visible; if missing they will be moderate negative but not an inspection-failing safety hazard."
        ],
        "overall_score": 73.0,
        "rubric_version": "2026-02-HCV-NSPIRE-v1"
      },
      {
        "summary": "Photos and listing indicate a generally well‑maintained 3BR/2BA single‑story home with fresh interior finishes, intact exterior envelope, visible HVAC vents, and functioning fixtures. No visible life‑threatening hazards (no collapsed ceilings, no active leaks, no exposed live wiring). Key unknowns necessary for a definitive NSPIRE/Section 8 pass are operational verification of HVAC, water heater/hot water, electrical panel condition, GFCI protection in wet areas, carbon monoxide detector presence (if required), and the presence/function of kitchen appliances. With verification and minor fixes (appliances if missing, GFCI/CO if absent, small driveway and threshold repairs), this property is likely to pass an initial HCV inspection after 1–4 weeks of prep work.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition / Repairs",
            "score": 75.0,
            "rationale": "Interior photos show fresh paint, intact ceilings, working light fixtures and ceiling fans, and hardwood floors with only surface wear. Exterior siding and trim appear intact. No visible major cosmetic damage. Listing photos do not show kitchen appliances (stove/refrigerator) or bathrooms in detail — missing appliance(s) would be an easy-to-fix, capital item but reduce readiness moderately. Minor driveway cracking and scuffed baseboards noted. Overall condition looks solid with mostly cosmetic and appliance/fixture work likely needed."
          },
          {
            "key": "safety_code",
            "label": "Safety / Code Compliance Risk",
            "score": 70.0,
            "rationale": "Visible smoke detector in interior photos and entry door has both knob and a visible deadbolt. Windows appear to provide egress from bedrooms. No exposed wiring, no visible water stains or active leaks, handrails present at exterior steps. Unknown/Not visible: carbon monoxide detector, electrical service/panel condition, GFCI protection in kitchen/baths, and functional verification of hot water/ plumbing. Because life‑threatening hazards are not visible, but several code items are unverifiable from photos, assign moderate risk."
          },
          {
            "key": "systems_mechanical",
            "label": "Systems / Mechanical",
            "score": 60.0,
            "rationale": "Forced‑air vents visible in rooms indicating central HVAC and duct system present, but HVAC equipment and water heater are not shown — operational status unknown. Roof appears visually intact in photos (no sagging or obvious damage) but age of roof not verifiable. Electrical panel, water heater, and plumbing fixtures are not pictured so mechanical systems cannot be confirmed as fully functional. Given visible vents and generally maintained interior, assume systems present but require verification and likely minor servicing."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site",
            "score": 70.0,
            "rationale": "Exterior siding, windows, gutters and trim look intact and painted; carport and steps present with rails. Driveway shows cracking/patches that are a minor trip hazard. Large tree directly adjacent to the house could present future root or roof debris risk but no immediate damage visible. Perimeter fence present. Yard is maintained but not landscaped. No visible standing water or severe drainage issues in photos."
          },
          {
            "key": "rental_history_activity",
            "label": "Recent Rental Activity (last 5 years)",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [],
        "confidence": 0.7,
        "assumptions": [
          "Central forced‑air HVAC is present and connected because floor/wall vents are visible; operational status is assumed but not verified.",
          "Water heater and hot water are present but not shown; hot water availability is assumed but must be verified.",
          "Electrical panel condition and main service are not visible; assumed functional unless inspection shows otherwise.",
          "Kitchen appliances (stove, refrigerator) are not visible in photos; assume they may be missing or not included—this reduces readiness but is a capital (non-safety) fix.",
          "No visible mold, active leaks, or structural sagging were seen in provided photos; assume none present but recommend full internal inspection.",
          "Bedroom egress windows are present and appear adequate in size from photos, but measurements not confirmed.",
          "Carbon monoxide detector and GFCI outlets are not visible in photos and should be confirmed/installed if missing."
        ],
        "overall_score": 69.0,
        "rubric_version": "nsPIRE-v1.0-2026-02"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "516 Lilac Dr, Birmingham, AL, 35215",
    "aggregate": {
      "summary": "Overall the property appears to be in good, mostly cosmetic condition with no visible life‑threatening hazards. It should be likely to pass an initial HCV/NSPIRE inspection after standard pre-inspection checks and confirmation of mechanicals (HVAC, water heater), GFCI presence in wet areas, and CO alarm requirements. Expected work before move‑in: install/confirm kitchen appliances if required, verify and install CO detector if needed, confirm GFCI outlets, and address minor floor/threshold/driveway repairs. With those items addressed the property should be rent‑ready within 1–4 weeks.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Visible condition and repairs",
          "score": 77.0,
          "rationale": "Interior and exterior photos show a recently painted appearance, intact hardwood floors with surface wear/scratches, functioning doors/windows and installed light fixtures/ceiling fans. No collapsed ceilings, major drywall damage or visible water stains. Kitchen appliances are not shown — missing appliances would be an easy-to-fix, capital item; I treated them as a moderate deduction. Minor finish repairs (threshold trim, floor refinishing, touch-up paint) and driveway concrete cracking are the primary visible issues."
        },
        {
          "key": "exterior_site",
          "label": "Exterior envelope and site",
          "score": 70.7,
          "rationale": "Exterior siding and trim appear intact and recently painted; gutters/downspouts are present. Concrete driveway and parking area show cracking and staining; carport and secondary entry appear serviceable. A large tree sits close to the house which is a potential long‑term risk to foundation/roof but no visible foundation cracks or sagging were observed. Yard is tidy with a fenced yard visible — no visible infestation or severe neglect."
        },
        {
          "key": "rental_history_activity",
          "label": "Recent rental activity (last 5 years)",
          "score": 100.0,
          "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
        },
        {
          "key": "safety_code",
          "label": "NSPIRE safety / code risk",
          "score": 71.7,
          "rationale": "No obvious life‑threatening hazards visible: no collapsed ceilings, exposed wiring, standing water, or broken stairs/handrails (handrails present at exterior steps). A smoke detector is visible in a bedroom/common area photo. Deadbolt and knob locks are visible on the front door. Uncertainties: carbon monoxide alarm not visible, GFCI protection in kitchen/baths not shown, and bedroom egress windows are horizontal sliders — likely acceptable but measurements unknown. Because no active hazards are visible, I scored cautiously positive but left room for typical NSPIRE checklist items to be confirmed by inspection."
        },
        {
          "key": "systems_mechanical",
          "label": "Major systems & mechanical condition",
          "score": 63.3,
          "rationale": "Supply/return registers are visible indicating central HVAC ducting, but no external A/C condenser, furnace, water heater or electrical panel photos were provided to confirm age or operation. Roof appears visually intact from photos with no sagging or obvious failure. Because mechanical equipment condition and hot water operation cannot be confirmed, I applied a moderate deduction for unknowns though no evidence of failure is seen."
        }
      ],
      "red_flags": [],
      "confidence": 0.84,
      "assumptions": [
        "Central HVAC system exists (supply/return registers visible) and is physically present though its operational status and age are not confirmed from photos.",
        "Water heater and electrical panel are present on the property but were not photographed; their condition is unknown.",
        "Kitchen appliances were not shown; assume at least stove/refrigerator may be missing or were removed for photos — treated as moderate capital items.",
        "Smoke detector visible in photos; assume additional required detectors exist or will be installed, but carbon monoxide alarm presence cannot be confirmed.",
        "Bedroom windows shown are assumed to meet local egress requirements but exact sash opening dimensions are unknown and should be verified.",
        "No visible evidence of active roof leaks, major foundation movement, or severe mold; absence of interior attic/crawl photos means hidden issues could exist but none were inferred from visible condition."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 71.2,
      "rubric_version": "ns_p_v1.0",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "8664809030"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.