Property ID: 8674613121
5121 Forestwood Rd, Adamsville, AL, 35005
Adamsville, AL
Money Down: $24,768
CoC Return: 11.88%
Monthly Cash Flow: $245
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,640
Closing Costs
$4,128
Total Down
$24,768
Investment Snapshot
Purchase Price
$103,200
Money Down
$24,768
Cash-on-Cash Return
11.88%
Rent
$993
Monthly Cash Flow
$245
Annual Cash Flow
$2,944
Debt Service / Mo
$549
Property Tax / Mo
$35
Insurance / Mo
$65
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$993
Payment Standard
$1,265
Rent
$993
Insurance
$65
Property Tax
$35
Management
$99
Utilities Allowance
$272
NOI (Monthly)
$795
Debt Service
$549
Cash Flow After Debt
$245
Quality Score: 64.00%
Confidence: 95.00%
This HUD-owned 2BR/1BA cottage is cosmetically in good condition with intact roof, functioning-looking kitchen and bath fixtures, and an installed HVAC condenser. Primary risks for an initial HCV/NSPIRE inspection are missing/unknown life-safety items (smoke/CO detectors, GFCI), uncertainty about bedroom egress (some jalousie/smaller windows), and utilities likely being winterized per the listing. Systems are present but require functional verification (water heater, electrical panel, HVAC operation). With installation of detectors, verification/repair of egress if needed, securing the HVAC pad, and re-activation of utilities (de-winterize), the property is likely rentable within ~30 days.
Section 8 Payment Standard
$1,265
Utility Allowance Total
$272
Guaranteed Section 8 Rent (PS - Utilities)
$993
Property Management
$99
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$103,200
Beds
2
Baths
1
Living Area
920 sqft
Lot Size
76,666 sqft
Year Built
1950
Days on Market
118
Capital Outlay
$24,768
Debt Service
$549
Property Tax / Mo
$35
Insurance / Mo
$65
Property Description
Why rent when you can own this 2 bedroom 1 bath home? This is a great starter home or if you are downsizing. The house has a metal roof and large back and front yards. Property is owned by the US Dept. of HUD. Case Number 011-026100, IN (Insured), subject to appraisal. Seller makes no representations or warranties as to property condition. HUD homes are sold AS-IS. Equal Housing Opportunity. Right of Redemption may apply. Seller may contribute up to 3% for buyer's closing costs, upon buyer request. It is the buyer's responsibility to have the structure prepared (De-winterized) by a licensed and insured contractor/plumber prior to utility activation at buyer's expense during the inspection period. HUD DOES NOT GIVE KEYS TO BUYER AFTER CLOSING. IT IS THE BUYER'S RESPONSIBILITY TO CHANGE THE LOCKS.
Utility Allowances
heating
$35
Property has central heating and a gas water heater, indicating natural gas is the heating fuel. The 'Graysville' provider was chosen as it is a nearby area listed in the schedule.
cooling
$18
Property has central air conditioning, which is electric. 'Alabama Power' is the largest provider in the region and the most expensive schedule option.
cooking
$17
Property includes an 'Stove-Electric'. The 'Alabama Power' provider was selected for consistency with other electric utilities.
water_heating
$29
Property includes a 'Gas Water Heater'. The 'Graysville' provider was selected for consistency with the heating utility.
other_electric
$56
This covers general electric use for lights and outlets. 'Alabama Power' was selected for consistency with other electric utilities.
water
$83
Property has 'Public Water'. The 'Graysville' provider was selected as a proxy based on geographic proximity from the available schedule options.
sewer
$0
Property is listed as having a 'Septic Tank', so no public sewer allowance is provided.
trash_collection
$20
Trash collection is assumed. The 'Jefferson City (Once per week)' option was selected as a general county proxy since Adamsville is not explicitly listed.
refrigerator
$8
A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned and the corresponding allowance is included.
range_microwave
$6
A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned and the corresponding allowance is included.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$633
DP3 Annual Estimate$916
DP1 Monthly Equivalent$53
DP3 Monthly Equivalent$76
Replacement Value$75,600
Basis920 sqft / 1950
Nearby Houses
Photo unavailable
5129 Forestwood Rd
sold · 0.07 mi
Price: $249,900
3 bd / 2 ba · 1,968 sqft
Latest sale: $249,900 on Jun 22, 2022
Latest rent: —
Photo unavailable
5124 Forestwood Rd
sold · 0.08 mi
Price: $187,000
3 bd / 2 ba · 1,260 sqft
Latest sale: $187,000 on Dec 17, 2021
Latest rent: $1,095 on Feb 21, 2019
Photo unavailable
5125 Forestwood Rd
sold · 0.09 mi
Price: $169,000
3 bd / 2 ba · 1,584 sqft
Latest sale: $169,000 on Mar 30, 2021
Latest rent: —
Photo unavailable
5133 Forestwood Rd
sold · 0.10 mi
Price: $169,000
3 bd / 2 ba · 1,550 sqft
Latest sale: $169,000 on Aug 26, 2021
Latest rent: —
Photo unavailable
5113 Forestwood Rd
sold · 0.10 mi
Price: $236,500
4 bd / 2 ba · 1,812 sqft
Latest sale: $236,500 on Mar 14, 2025
Latest rent: —
Photo unavailable
1433 Parker Dr
sold · 0.15 mi
Price: $169,900
4 bd / 3 ba · 1,716 sqft
Latest sale: $169,900 on Jul 26, 2019
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms (life-safety requirement).
- Potential inadequate bedroom egress due to jalousie/narrow windows (possible inspection fail).
- Utilities likely winterized/off per listing — prevents verification of hot water, HVAC, and electrical operation prior to de-winterize.
- HVAC condenser sitting on cinderblocks (unstable installation; serviceability/safety concern).
- Pre-1978 original construction (1950) — possible lead-based paint risk requiring compliance actions if disturbed.
Assumptions
- Utilities are currently winterized/off (listing specifies buyer must de-winterize); functional checks for hot water, HVAC, and electrical were not possible from photos.
- No smoke detectors or CO alarms are installed (none visible in interior photos).
- Electrical panel condition, circuit labeling, and presence of required GFCI outlets are unknown (not shown in photos).
- Water heater exists somewhere in the structure but its condition and presence of hot water are unverified.
- Some windows appear to be jalousie or narrow sash; assume at least one sleeping room may have non-compliant egress until measured onsite.
- No significant interior mold, severe structural sagging, or collapsed ceilings present in visible photos; assume hidden issues are possible but not evident.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $403 | $95,000 | $9,500 |
| 2022 | $750 | $74,900 | $14,980 |
| 2021 | $571 | $57,000 | $11,400 |
| 2020 | $589 | $58,800 | $11,760 |
| 2019 | $564 | $56,300 | $11,260 |
| 2018 | $508 | $50,700 | $10,140 |
| 2017 | $507 | $50,600 | $10,120 |
| 2016 | $507 | $50,600 | $10,120 |
| 2015 | $507 | $50,600 | $10,120 |
| 2013 | $517 | $45,800 | $9,160 |
| 2012 | $517 | $50,120 | $10,024 |
| 2011 | $523 | $50,700 | $10,140 |
| 2010 | $523 | $50,700 | $10,140 |
| 2009 | $523 | $50,700 | $10,140 |
| 2008 | $531 | $51,500 | $10,300 |
| 2007 | $530 | $51,400 | $10,280 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-05-01 | Sold | $119,346 |
| 2023-06-12 | Sold | $125,000 |
| 2021-08-04 | Sold | $88,000 |
| 2021-03-30 | Sold | $57,500 |
Photo Gallery
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{
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{
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{
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"summary": "This HUD-owned 2BR/1BA cottage is cosmetically in good condition with intact roof, functioning-looking kitchen and bath fixtures, and an installed HVAC condenser. Primary risks for an initial HCV/NSPIRE inspection are missing/unknown life-safety items (smoke/CO detectors, GFCI), uncertainty about bedroom egress (some jalousie/smaller windows), and utilities likely being winterized per the listing. Systems are present but require functional verification (water heater, electrical panel, HVAC operation). With installation of detectors, verification/repair of egress if needed, securing the HVAC pad, and re-activation of utilities (de-winterize), the property is likely rentable within ~30 days.",
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"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior appear recently painted and floors/fixtures are in generally good cosmetic condition. Kitchen has a working-looking electric range and sink; bathroom vanity and toilet are present. No major visible drywall or ceiling damage. Minor exterior deferred maintenance: foundation block staining and small cracks visible, exterior trim and steps show wear, and the HVAC condenser is set on temporary cinderblocks. No refrigerator is shown. Overall primarily cosmetic and minor capital repairs anticipated."
},
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"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "Several NSPIRE safety items are not verifiable or absent in photos: no smoke detectors or CO alarm visible; GFCI outlets not visible in kitchen/bath; deadbolt on exterior doors not confirmed. Bedroom egress is uncertain because several windows are jalousie-style or smaller sash that may not meet egress opening requirements. Steps and handrails exist at entrances, reducing fall risk. No active water intrusion or collapsed elements visible. Because the property is HUD-owned and listing warns utilities are winterized, inspectors frequently find utilities off which will prevent functional checks (hot water, HVAC, appliances) until de-winterized."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 60.0,
"rationale": "Metal roof appears intact and in good visible condition. An HVAC condenser is installed on the side of the house (appears functional but mounted on cinderblocks rather than a permanent pad). Plumbing fixtures (kitchen sink, bathroom sink and toilet) are present, but listing indicates structure is winterized and utilities may be off so hot water operation and plumbing integrity are unverified. Electrical panel and distribution are not shown; visible outlets exist but GFCI presence is not confirmed. Water heater not visible. Overall systems are present but need functional verification and minor corrections to meet code best-practices."
},
{
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"label": "Exterior & Site",
"score": 70.0,
"rationale": "Large front and rear yards, paved driveway and generally maintained lawn. Siding/paint looks recently done. Foundation is concrete block with staining and some hairline cracking visible — repair/repointing may be required but no obvious major foundation displacement seen. Crawlspace vents/openings are present (visible open vents). Exterior stairs have railings. AC unit placement on cinderblocks and some soil adjacent to foundation merit minor site work. No evidence of standing water, major erosion, or active infestation in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (life-safety requirement).",
"Potential inadequate bedroom egress due to jalousie/narrow windows (possible inspection fail).",
"Utilities likely winterized/off per listing — prevents verification of hot water, HVAC, and electrical operation prior to de-winterize.",
"HVAC condenser sitting on cinderblocks (unstable installation; serviceability/safety concern).",
"Pre-1978 original construction (1950) — possible lead-based paint risk requiring compliance actions if disturbed."
],
"confidence": 0.6,
"assumptions": [
"Utilities are currently winterized/off (listing specifies buyer must de-winterize); functional checks for hot water, HVAC, and electrical were not possible from photos.",
"No smoke detectors or CO alarms are installed (none visible in interior photos).",
"Electrical panel condition, circuit labeling, and presence of required GFCI outlets are unknown (not shown in photos).",
"Water heater exists somewhere in the structure but its condition and presence of hot water are unverified.",
"Some windows appear to be jalousie or narrow sash; assume at least one sleeping room may have non-compliant egress until measured onsite.",
"No significant interior mold, severe structural sagging, or collapsed ceilings present in visible photos; assume hidden issues are possible but not evident."
],
"overall_score": 65.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears structurally intact and cosmetically updated in many areas, with functioning basic components visible (kitchen range, vanity, windows, HVAC unit present). Primary inspection risks are inability to verify systems because HUD listing indicates utilities are likely off and requires de-winterizing, absence of visible smoke/CO detectors, and potential bedroom egress issues from older/jalousie windows. These items are fixable, but will likely require 1–4 weeks of work (utility activation, detector installation, possible window/egress modifications, and HVAC verification) before passing an initial Housing Choice Voucher/NSPIRE inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior appear recently painted and generally clean; flooring, trim and cabinets cosmetic but serviceable. Kitchen has a working-looking electric range and sink/counter; refrigerator not shown (missing). Minor exterior concrete block discoloration and small step wear are visible. No collapsed ceilings, major drywall damage, or visible subfloor issues. Overall visible issues are primarily cosmetic and small repairs (paint touch-ups, stair treads, possibly a refrigerator)."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in any interior photos (NSPIRE requires functioning detectors). Bedrooms have multiple windows but several are jalousie-style or older style windows — operable area/egress compliance is uncertain and may fail an inspector if they do not meet egress/opening size. Entry doors have deadbolt not visible in photos; exterior stairs have handrails present. No exposed wiring or obvious electrical hazards seen. Because smoke/CO detectors and egress cannot be confirmed, there is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 50.0,
"rationale": "An HVAC condensing unit is present outside, but it is sited on concrete blocks rather than a proper pad; operational status is unknown. Listing (HUD) states buyer must de-winterize prior to utility activation, indicating utilities are likely off, so heating/cooling, water heater and plumbing function cannot be verified. Roof is metal and visually intact. Electrical panel and water heater are not shown. Because critical systems cannot be confirmed operational and HVAC mounting is non-ideal, score is moderate."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Exterior siding and metal roof appear in good, intact condition. Yard and driveway are maintained; walkways and front/back porch present with railings. Foundation concrete block is intact with vent openings visible; some staining and low-level masonry wear but no visible major foundation cracks or sagging. Crawlspace/window well openings at foundation are low and may need covers/securement. No visible standing water or major site drainage failures in photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in listing photos (NSPIRE failure risk).",
"Utilities likely off / property listed 'de-winterize' — major systems unverified (HVAC, hot water, plumbing, electrical).",
"Bedroom windows include older/jalousie-style units that may not provide required egress.",
"Outdoor HVAC unit sitting on stacked blocks (improper support) — potential service/installation issue.",
"Low/uncovered foundation/crawlspace openings that may allow pests or moisture entry."
],
"confidence": 0.66,
"assumptions": [
"Utilities are currently off or winterized per HUD listing; heating, cooling, water heater and plumbing were not tested.",
"No smoke or carbon monoxide detectors exist in the unit unless hidden from photos.",
"The exterior HVAC unit is present but may not be operational and is mounted on concrete blocks rather than a code-grade pad.",
"Bathroom contains necessary shower/tub (not shown) and hot water source exists but could not be verified.",
"Bedroom windows include a mix of jalousie and double-hung styles; some jalousies may not meet egress opening area requirements.",
"Crawlspace/foundation vent/window openings are currently unsecured or have minimal covers as seen in photos."
],
"overall_score": 64.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 2BR/1BA HUD property appears cosmetically sound and largely habitable after basic capital work (smoke/CO detectors, kitchen fridge, secure AC pad, GFCI protection). The listing indicates utilities are winterized which prevents verification of electrical, plumbing, hot water and HVAC operation — this is the main barrier to an immediate HCV/NSPIRE pass. Expect minor-to-moderate items to remedy; likely rentable after 1–4 weeks once utilities are activated and a few safety items are corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior appears recently painted with intact flooring and updated-looking bathroom vanity; kitchen has a working range and sink but no refrigerator visible. Exterior paint and metal roof appear in good condition. Minor deferred items: cosmetic wear on exterior foundation, front/back steps show light wear, exterior AC pad is temporary (concrete blocks). These are mostly cosmetic or capital items and should be easy to remedy."
},
{
"key": "safety_code",
"label": "Safety & code compliance risk",
"score": 55.0,
"rationale": "Handrails are present on entries and interior surfaces look intact. However, no smoke detectors or CO detectors are visible in photos (required), and no GFCI device is evident at kitchen sink (potential fail). Bedroom windows appear large but several windows use horizontal louver/jalousie style — egress compliance not confirmed and must be measured. Utilities are likely winterized/off (listing note), preventing verification of hot water and some plumbing/safety functions. No obvious exposed wiring or collapsed structure observed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 50.0,
"rationale": "An exterior HVAC condensing unit is present but sits on stacked blocks (not a permanent pad); operation not verified. Metal roof appears intact with no visible active leaks. Water heater and electrical panel not shown; listing note indicates buyer must de-winterize (utilities likely off) so plumbing, hot water and electrical operation cannot be confirmed. Because systems cannot be verified, there is moderate risk until utilities/systems are tested."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Metal roof and painted siding look serviceable. Foundation masonry blocks show staining but no clear major cracks or displacement in photos. Driveway is paved and yard is maintained. Crawlspace vents/openings are visible and should be screened/secured to limit pests. The AC unit on blocks and an awning with support wires are minor site concerns."
}
],
"red_flags": [
"Utilities likely winterized / no verified hot water or powered systems (prevents inspector confirmation)",
"No visible smoke detectors or CO alarms (NSPIRE failure if absent/ non-functional)",
"No visible GFCI protection near kitchen sink (potential code/NSPIRE issue)",
"HVAC condensing unit set on stacked blocks (not on permanent pad) — installation/safety concern",
"Open/unscreened crawlspace vents and low skirting could allow pests / moisture entry"
],
"confidence": 0.65,
"assumptions": [
"Utilities are currently winterized/off as stated in listing; systems (HVAC, water heater, electrical) were not tested during photo documentation.",
"HVAC condensing unit is present and likely connected but operation unknown; unit is on temporary blocks rather than a permanent pad.",
"No smoke detectors or carbon monoxide alarms were visible in the photos; assume they are not installed or not active.",
"No electrical panel or water heater photos were provided; assume these items are present but need in-person verification.",
"Bedroom windows appear adequate in size for egress but some are jalousie/slot style; final egress compliance requires measurement.",
"No obvious active roof leak, severe mold, structural sagging, or collapsed ceiling was visible in the provided photos."
],
"overall_score": 63.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5121 Forestwood Rd, Adamsville, AL, 35005",
"aggregate": {
"summary": "This HUD-owned 2BR/1BA cottage is cosmetically in good condition with intact roof, functioning-looking kitchen and bath fixtures, and an installed HVAC condenser. Primary risks for an initial HCV/NSPIRE inspection are missing/unknown life-safety items (smoke/CO detectors, GFCI), uncertainty about bedroom egress (some jalousie/smaller windows), and utilities likely being winterized per the listing. Systems are present but require functional verification (water heater, electrical panel, HVAC operation). With installation of detectors, verification/repair of egress if needed, securing the HVAC pad, and re-activation of utilities (de-winterize), the property is likely rentable within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior and exterior appear recently painted and floors/fixtures are in generally good cosmetic condition. Kitchen has a working-looking electric range and sink; bathroom vanity and toilet are present. No major visible drywall or ceiling damage. Minor exterior deferred maintenance: foundation block staining and small cracks visible, exterior trim and steps show wear, and the HVAC condenser is set on temporary cinderblocks. No refrigerator is shown. Overall primarily cosmetic and minor capital repairs anticipated."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 71.7,
"rationale": "Large front and rear yards, paved driveway and generally maintained lawn. Siding/paint looks recently done. Foundation is concrete block with staining and some hairline cracking visible — repair/repointing may be required but no obvious major foundation displacement seen. Crawlspace vents/openings are present (visible open vents). Exterior stairs have railings. AC unit placement on cinderblocks and some soil adjacent to foundation merit minor site work. No evidence of standing water, major erosion, or active infestation in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 55.0,
"rationale": "Several NSPIRE safety items are not verifiable or absent in photos: no smoke detectors or CO alarm visible; GFCI outlets not visible in kitchen/bath; deadbolt on exterior doors not confirmed. Bedroom egress is uncertain because several windows are jalousie-style or smaller sash that may not meet egress opening requirements. Steps and handrails exist at entrances, reducing fall risk. No active water intrusion or collapsed elements visible. Because the property is HUD-owned and listing warns utilities are winterized, inspectors frequently find utilities off which will prevent functional checks (hot water, HVAC, appliances) until de-winterized."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 53.3,
"rationale": "Metal roof appears intact and in good visible condition. An HVAC condenser is installed on the side of the house (appears functional but mounted on cinderblocks rather than a permanent pad). Plumbing fixtures (kitchen sink, bathroom sink and toilet) are present, but listing indicates structure is winterized and utilities may be off so hot water operation and plumbing integrity are unverified. Electrical panel and distribution are not shown; visible outlets exist but GFCI presence is not confirmed. Water heater not visible. Overall systems are present but need functional verification and minor corrections to meet code best-practices."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (life-safety requirement).",
"Potential inadequate bedroom egress due to jalousie/narrow windows (possible inspection fail).",
"Utilities likely winterized/off per listing — prevents verification of hot water, HVAC, and electrical operation prior to de-winterize.",
"HVAC condenser sitting on cinderblocks (unstable installation; serviceability/safety concern).",
"Pre-1978 original construction (1950) — possible lead-based paint risk requiring compliance actions if disturbed."
],
"confidence": 0.95,
"assumptions": [
"Utilities are currently winterized/off (listing specifies buyer must de-winterize); functional checks for hot water, HVAC, and electrical were not possible from photos.",
"No smoke detectors or CO alarms are installed (none visible in interior photos).",
"Electrical panel condition, circuit labeling, and presence of required GFCI outlets are unknown (not shown in photos).",
"Water heater exists somewhere in the structure but its condition and presence of hot water are unverified.",
"Some windows appear to be jalousie or narrow sash; assume at least one sleeping room may have non-compliant egress until measured onsite.",
"No significant interior mold, severe structural sagging, or collapsed ceilings present in visible photos; assume hidden issues are possible but not evident."
],
"score_method": "mean_of_criteria",
"overall_score": 64.0,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8674613121"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.