Property ID: 8735915597
2012 Arcadia Rd, Birmingham, AL, 35214
Birmingham, AL
Money Down: $25,896
CoC Return: 20.56%
Monthly Cash Flow: $444
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,580
Closing Costs
$4,316
Total Down
$25,896
Investment Snapshot
Purchase Price
$107,900
Money Down
$25,896
Cash-on-Cash Return
20.56%
Rent
$1,228
Monthly Cash Flow
$444
Annual Cash Flow
$5,324
Debt Service / Mo
$574
Property Tax / Mo
$33
Insurance / Mo
$54
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,228
Payment Standard
$1,518
Rent
$1,228
Insurance
$54
Property Tax
$33
Management
$123
Utilities Allowance
$290
NOI (Monthly)
$1,018
Debt Service
$574
Cash Flow After Debt
$444
Quality Score: 66.60%
Confidence: 86.00%
This 3-bed ranch appears largely renovated and close to rent-ready: new flooring, painted interiors, functioning kitchen appliances, and ductless HVAC are positive indicators. Primary inspection risks from photos are lack of visible smoke/CO detectors and inability to verify GFCI protection and the main roof/water heater/electrical panel condition. Exterior vegetation near the foundation and an interior step/threshold trip hazard should be addressed. Most items are minor/repair or capital-only; with a short punchlist (install smoke/CO detectors, verify/label GFCIs, finish kitchen counters, address threshold trip, clear vegetation, confirm main roof and systems) this property is likely passable for an initial HCV/NSPIRE inspection within 2–4 weeks.
Section 8 Payment Standard
$1,518
Utility Allowance Total
$290
Guaranteed Section 8 Rent (PS - Utilities)
$1,228
Property Management
$123
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$107,900
Beds
3
Baths
1
Living Area
1,190 sqft
Lot Size
113,256 sqft
Year Built
1957
Days on Market
130
Capital Outlay
$25,896
Debt Service
$574
Property Tax / Mo
$33
Insurance / Mo
$54
Property Description
Awesome Certified Pre Owned Home For Sale in Birmingham! This home comes with a satisfactory home inspection, a written buyer satisfaction guarantee- love this home or we'll buy it back- and a free home warranty covering up to 25k in repairs/ replacements! $5,000 in closing costs credits offered! This charming ranch style home on a huge, private 2+ acre lot offers a modern living space on a quiet, tree-lined street. Enjoy stylish finishes throughout, including a contemporary kitchen with luxury appliances (doubel ovens!) updated flooring, plus the convenience of private parking. Large covered back porch perfect for cool weather sitting! Schedule a private tour by calling or texting us directly today!
Utility Allowances
Heating
$38
Property has central heating, and other appliances are gas-powered. 'N'Gas: Spire' is selected as a common provider in the area, using the 3-bedroom rate.
Cooling
$22
Property has Central Air. 'A/C: Alabama Power' is selected as the primary electric provider for Birmingham, using the 3-bedroom rate.
Water Heating
$35
Property details explicitly list a 'Gas Water Heater'. 'N'Gas: Spire' is selected for consistency, using the 3-bedroom rate.
Cooking
$15
Property details explicitly list a 'Gas Cooktop'. 'N'Gas: Spire' is selected for consistency, using the 3-bedroom rate.
Other Electric
$68
This covers general electricity for lights and tenant appliances. 'Lights, Ref, Etc.: Ala Power' is selected as the primary provider, using the 3-bedroom rate.
Water
$78
Property details indicate 'Public Water'. The 'Water: Birmingham' option is chosen based on the property's location, using the 3-bedroom rate.
Sewer
$0
Property listing indicates 'Sewer: Other'. Nearby property data suggests a septic system is likely. An allowance of $0 is applied as public sewer is not used.
Trash Collection
$20
As a single-family home, trash service is expected. 'Jefferson City (Once per week)' is the most appropriate regional option from the schedule.
Refrigerator
$8
The property listing does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned per the rules.
Range/Microwave
$6
The property listing does not explicitly state a microwave is provided, so it is assumed to be tenant-owned per the rules.
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$519
DP3 Annual Estimate$783
DP1 Monthly Equivalent$43
DP3 Monthly Equivalent$65
Replacement Value$54,900
Basis1,190 sqft / 1957
Nearby Houses
Photo unavailable
2060 Arcadia Rd
sold · 0.04 mi
Price: $200,000
3 bd / 3 ba · 1,682 sqft
Latest sale: $200,000 on May 24, 2022
Latest rent: —
Photo unavailable
2004 Arcadia Rd
sold · 0.07 mi
Price: $145,000
4 bd / 3 ba · 1,434 sqft
Latest sale: $145,000 on May 20, 2019
Latest rent: —
Photo unavailable
2000 Arcadia Rd
sold · 0.08 mi
Price: $115,500
4 bd / 2 ba · 1,476 sqft
Latest sale: $115,500 on Nov 06, 2020
Latest rent: —
Photo unavailable
2072 Arcadia Rd
sold · 0.09 mi
Price: $215,000
4 bd / 2 ba · 1,800 sqft
Latest sale: $215,000 on Jun 27, 2022
Latest rent: —
Photo unavailable
21 Hedgewood Dr
sold · 0.11 mi
Price: $172,500
4 bd / 2 ba · 1,985 sqft
Latest sale: $172,500 on Oct 20, 2021
Latest rent: $1,535 on Jul 28, 2023
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon-monoxide alarms in interior photos — requires immediate correction for NSPIRE compliance.
- Interior threshold/step between rooms (door to bedroom) presents a trip hazard that should be leveled or signed/modified.
- Vegetation/brush directly adjacent to structure and shed — increases moisture and pest risk; needs clearance.
Assumptions
- A functioning water heater and electrical service/panel exist but were not visible in provided photos.
- Main roof above the living spaces is intact; only porch/carport roofing is shown and appears in good condition.
- Smoke and carbon monoxide detectors are not present or not visible; assume none are installed in required locations until verified.
- GFCI protection in kitchen and bathroom is not visible in photos and should be assumed unverified.
- Listing statement of a satisfactory home inspection and the included home warranty is accurate, but specific items from that inspection are unknown.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $384 | $87,400 | $17,480 |
| 2023 | $384 | $87,400 | $8,740 |
| 2022 | $396 | $89,700 | $8,980 |
| 2021 | $294 | $69,300 | $6,940 |
| 2020 | $294 | $69,300 | $6,940 |
| 2019 | $294 | $69,300 | $6,940 |
| 2018 | $307 | $71,900 | $7,200 |
| 2017 | $307 | $71,900 | $7,200 |
| 2016 | $307 | $71,900 | $7,200 |
| 2015 | $297 | $70,000 | $7,000 |
| 2013 | $299 | $69,300 | $6,940 |
| 2012 | $709 | $69,300 | $13,860 |
| 2011 | $716 | $70,000 | $14,000 |
| 2010 | $716 | $70,000 | $14,000 |
| 2009 | $716 | $70,000 | $14,000 |
| 2008 | $726 | $71,000 | $14,200 |
| 2007 | $304 | $70,300 | $7,030 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-07-03 | Sold | $75,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-07-31 | Listed for rent | $1,350 | — |
Photo Gallery
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"year": 2016,
"market": {
"land": 32500,
"total": 71900,
"building": 39400
},
"assessment": {
"land": null,
"total": 7200,
"building": null
}
},
{
"tax": 297,
"year": 2015,
"market": {
"land": 32500,
"total": 70000,
"building": 37500
},
"assessment": {
"land": null,
"total": 7000,
"building": null
}
},
{
"tax": 299,
"year": 2013,
"market": {
"land": 32500,
"total": 69300,
"building": 36800
},
"assessment": {
"land": null,
"total": 6940,
"building": null
}
},
{
"tax": 709,
"year": 2012,
"market": {
"land": 32500,
"total": 69300,
"building": 36800
},
"assessment": {
"land": 6500,
"total": 13860,
"building": 7360
}
},
{
"tax": 716,
"year": 2011,
"market": {
"land": 32500,
"total": 70000,
"building": 37500
},
"assessment": {
"land": 6500,
"total": 14000,
"building": 7500
}
},
{
"tax": 716,
"year": 2010,
"market": {
"land": 32500,
"total": 70000,
"building": 37500
},
"assessment": {
"land": 6500,
"total": 14000,
"building": 7500
}
},
{
"tax": 716,
"year": 2009,
"market": {
"land": 32500,
"total": 70000,
"building": 37500
},
"assessment": {
"land": 6500,
"total": 14000,
"building": 7500
}
},
{
"tax": 726,
"year": 2008,
"market": {
"land": 32500,
"total": 71000,
"building": 38500
},
"assessment": {
"land": 6500,
"total": 14200,
"building": 7700
}
},
{
"tax": 304,
"year": 2007,
"market": {
"land": 32500,
"total": 70300,
"building": 37800
},
"assessment": {
"land": 3250,
"total": 7030,
"building": 3780
}
}
],
"property_history": [
{
"date": "2026-02-10",
"price": 107900,
"listing": {
"status": "for_sale",
"list_date": "2025-10-09T15:43:58Z",
"list_price": 107900,
"listing_id": "2987194843",
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"last_status_change_date": "2025-10-09T15:43:58Z"
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"event_name": "Price Changed",
"price_sqft": 90.67226890756302,
"source_name": "GreaterAlabamaMLS",
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},
{
"date": "2025-12-04",
"price": 109900,
"listing": {
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"list_date": "2025-10-09T15:43:58Z",
"list_price": 107900,
"listing_id": "2987194843",
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{
"date": "2025-11-21",
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"listing": {
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"list_price": 107900,
"listing_id": "2987194843",
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{
"date": "2025-11-19",
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"list_price": 107900,
"listing_id": "2987194843",
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"last_status_change_date": "2025-10-09T15:43:58Z"
},
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"price_change": -4000,
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},
{
"date": "2025-11-12",
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"list_price": 107900,
"listing_id": "2987194843",
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{
"date": "2025-10-09",
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"listing": {
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"listing_id": "2987194843",
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"last_status_change_date": "2025-10-09T15:43:58Z"
},
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"days_after_listed": null,
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"price_change_percentage": "+108.17%"
},
{
"date": "2024-07-03",
"price": 60000,
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"source_name": "Public Record",
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}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Final",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Dec 9, 2020",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
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},
"property_id": "8735915597",
"generated_at": "2026-02-16T02:56:36.485006Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 66.6
},
"utility_allowance": {
"zip_code": "35214",
"home_photo": "https://ap.rdcpix.com/be068f8383a839156c45b20c87d72e12l-m3136846212s-w1280.jpg",
"rent_price": 1228.0,
"loan_amount": 86320.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2012-Arcadia-Rd_Birmingham_AL_35214_M87359-15597",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 107900.0,
"loan_term_years": 30,
"annual_cash_flow": 12215.88,
"mortgage_monthly": 574.29,
"payment_standard": 1518.0,
"total_amount_out": 21580.0,
"additional_photos": [
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],
"down_payment_rate": 0.2,
"insurance_monthly": 54.25,
"monthly_cash_flow": 1017.99,
"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, and other appliances are gas-powered. 'N'Gas: Spire' is selected as a common provider in the area, using the 3-bedroom rate.",
"utility": "Heating",
"allowance": 38
},
{
"note": "Property has Central Air. 'A/C: Alabama Power' is selected as the primary electric provider for Birmingham, using the 3-bedroom rate.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Property details explicitly list a 'Gas Water Heater'. 'N'Gas: Spire' is selected for consistency, using the 3-bedroom rate.",
"utility": "Water Heating",
"allowance": 35
},
{
"note": "Property details explicitly list a 'Gas Cooktop'. 'N'Gas: Spire' is selected for consistency, using the 3-bedroom rate.",
"utility": "Cooking",
"allowance": 15
},
{
"note": "This covers general electricity for lights and tenant appliances. 'Lights, Ref, Etc.: Ala Power' is selected as the primary provider, using the 3-bedroom rate.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property details indicate 'Public Water'. The 'Water: Birmingham' option is chosen based on the property's location, using the 3-bedroom rate.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property listing indicates 'Sewer: Other'. Nearby property data suggests a septic system is likely. An allowance of $0 is applied as public sewer is not used.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "As a single-family home, trash service is expected. 'Jefferson City (Once per week)' is the most appropriate regional option from the schedule.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property listing does not explicitly state a refrigerator is provided, so it is assumed to be tenant-owned per the rules.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property listing does not explicitly state a microwave is provided, so it is assumed to be tenant-owned per the rules.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.57,
"down_payment_amount": 21580.0,
"property_tax_annual": 395.52,
"property_tax_monthly": 32.96,
"property_tax_increase": 0.03,
"utility_allowance_total": 290.0,
"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": 5324.41,
"property_management_monthly": 122.8,
"monthly_cash_flow_after_debt": 443.7,
"cash_on_cash_return_after_debt": 0.25
},
"section8_assessment": {
"runs": [
{
"summary": "This 3-bed ranch appears largely renovated and close to rent-ready: new flooring, painted interiors, functioning kitchen appliances, and ductless HVAC are positive indicators. Primary inspection risks from photos are lack of visible smoke/CO detectors and inability to verify GFCI protection and the main roof/water heater/electrical panel condition. Exterior vegetation near the foundation and an interior step/threshold trip hazard should be addressed. Most items are minor/repair or capital-only; with a short punchlist (install smoke/CO detectors, verify/label GFCIs, finish kitchen counters, address threshold trip, clear vegetation, confirm main roof and systems) this property is likely passable for an initial HCV/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 72.0,
"rationale": "Interior appears recently refreshed: new vinyl-plank flooring throughout, painted walls, functional doors and closet doors. Kitchen has appliances (range and refrigerator) and painted cabinets but shows unfinished counters/island and some cabinet wear; small cosmetic scuffs and dirt visible in bedrooms and bathroom. Exterior covered porch/deck is intact with painted boards and railings; some yard maintenance needed. Missing minor finish items (countertop, cabinet touch-up, some outlet/cover plate attention) — easy-to-fix, capital-only items. No widespread rot or collapsed surfaces visible in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "No smoke detectors or carbon-monoxide alarms are visible in interior photos (critical HUD/NSPIRE requirement) and none are shown on the porch ceilings; interior bedrooms show windows that look large enough for egress. Entry door has a visible deadbolt. No obvious exposed high-voltage wiring or electrical panel shown; outlets appear present but GFCI receptacles are not visible in the kitchen or bath photos. Bathroom and kitchen finishes appear sanitary with no visible active leaks, standing water, collapsed ceilings or severe mold. There is a small interior change in floor elevation at the door/threshold (trip hazard) and a loose TV cable on a wall. Because smoke/CO detection and GFCI presence cannot be verified from photos, there is a moderate NSPIRE risk pending inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 65.0,
"rationale": "Ductless mini-split indoor units are visible in living/dining areas indicating recent HVAC installation (positive for heating/cooling). Kitchen appliances (range and refrigerator) are present; water heater and electrical service/panel are not shown in photos. Porch and attached carport roofing/awning appear intact; main roof condition is not visible so assumed serviceable but unverified. Plumbing fixtures (sink, toilet, tub/shower) are present and appear functional in photos, but hot water availability not verifiable. Overall systems show evidence of recent upgrades (HVAC, flooring) but several major system components are unconfirmed from images which reduces score."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 70.0,
"rationale": "Large private 2+ acre lot with mature trees and a covered porch/carport and storage shed. Porch decking, railings and overhead metal roof/covering look structurally sound in photos. Siding and exterior trim show age but no obvious large holes or structural failure visible. Vegetation is close to the structure and shed; overgrowth at foundation edge could create moisture/pest risk if not controlled. Driveway/parking area is present but unpaved in spots; property generally shows modest deferred yard maintenance rather than structural exterior failure."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"No visible smoke detectors or carbon-monoxide alarms in interior photos — requires immediate correction for NSPIRE compliance.",
"Interior threshold/step between rooms (door to bedroom) presents a trip hazard that should be leveled or signed/modified.",
"Vegetation/brush directly adjacent to structure and shed — increases moisture and pest risk; needs clearance."
],
"confidence": 0.7,
"assumptions": [
"A functioning water heater and electrical service/panel exist but were not visible in provided photos.",
"Main roof above the living spaces is intact; only porch/carport roofing is shown and appears in good condition.",
"Smoke and carbon monoxide detectors are not present or not visible; assume none are installed in required locations until verified.",
"GFCI protection in kitchen and bathroom is not visible in photos and should be assumed unverified.",
"Listing statement of a satisfactory home inspection and the included home warranty is accurate, but specific items from that inspection are unknown."
],
"overall_score": 72.0,
"rubric_version": "nspt-2026-01"
},
{
"summary": "Likely passable with moderate pre-inspection work. The house shows recent cosmetic updates (new flooring, painted walls), functioning appliances and mini‑split HVAC heads, and an intact covered porch and yard. Primary NSPIRE risks are lack of visible smoke/CO detectors, possible missing GFCI at kitchen, a hanging cable/wire and an interior step/threshold trip hazard, and vegetation close to the structure. These are fixable in a short timeframe, so the property is generally rent-ready within ~30 days if the listed issues are corrected and unseen systems (electrical panel, water heater, roof) check out on a quick service inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs (cosmetic and deferred maintenance)",
"score": 75.0,
"rationale": "Interior appears recently updated with new vinyl plank flooring and fresh paint; cosmetic wear on cabinets/island (unfinished butcher-block top), scuffs on doors, dirt/debris in corners. Kitchen appliances (large range and refrigerator) are present but island/counter finish needs completion. Exterior porch/deck is intact and painted. Overall visible issues are primarily cosmetic and easy-to-fix carpentry/finish work; missing trim/thresholds and some minor cleaning/paint work reduce score modestly."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (smoke/CO, egress, electrical hazards, trip/fall)",
"score": 60.0,
"rationale": "No smoke detectors or CO alarms are visible in the photos (inspectors expect at least a smoke alarm on each level and in/near bedrooms). Entry door shows a deadbolt. Bedrooms appear to have egress windows. A loose hanging cable/wire on a bedroom wall and an interior step/threshold with exposed wood at a rear entry present trip/electrical hazard potential. GFCI outlets are not visible at kitchen sink area and may be missing. No visible severe water intrusion, sagging ceilings, or active stains in photos. These items represent moderate NSPIRE risk that should be corrected before inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical Condition (HVAC, plumbing, electrical, roof, water heater)",
"score": 70.0,
"rationale": "Mini‑split wall HVAC heads are visible in living/dining — indicates functional heating/cooling likely present (positive for inspection). Kitchen shows a working gas range and a refrigerator. Plumbing fixtures (sink, tub/shower, toilet) appear present and intact in photos. Water heater and electrical panel are not shown. Roof is not fully visible; covered porch metal awning looks serviceable. No visible signs of major leaks or failing systems in photos, but unseen components (panel, water heater, roof covering) require verification. Overall systems appear functional but not fully documented."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site (siding, foundation, walkways, yard, drainage)",
"score": 65.0,
"rationale": "Large 2+ acre lot with mature trees; yard appears mostly maintained but slightly overgrown near edges. Siding looks older but intact in photos; covered porch and carport are present. Walkway/drive areas show patched concrete and some vegetation encroachment. Storage shed and playset visible; shed appears weathered. Vegetation growing close to structure could impact drainage and pest risk. No visible foundation cracking or severe exterior deterioration in pictures, but proximity of plants and limited roof view lower score."
},
{
"key": "rental_history_activity",
"label": "Rental History / Recent 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": [
"No visible smoke detectors or CO alarm in photos (required by NSPIRE).",
"Potential missing GFCI protection at kitchen/bath sinks (not visible).",
"Loose hanging cable/wire on bedroom wall (possible electrical/trip hazard).",
"Interior threshold/step at rear entry shows exposed unfinished wood and a trip hazard.",
"Vegetation and brush close to house and shed—risk for moisture, pests, and drainage issues."
],
"confidence": 0.7,
"assumptions": [
"Listing statement of a 'satisfactory home inspection' and included home warranty are accurate and indicate no major hidden hazards; however supporting documentation was not provided.",
"Mini‑split HVAC units visible in photos are operational and sized for the home; no separate central furnace is required.",
"Water heater and electrical service are present and functional though not visible in provided photos.",
"Roof beyond the porch awning is assumed in fair condition (no visible interior water stains or ceiling damage), but final determination requires roof inspection.",
"No active pest infestation, severe mold, or concealed structural failure exists beyond what is visible in photos."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 3-bed ranch shows mostly cosmetic/updating needs with functioning core items visible (mini-split HVAC, kitchen range and fridge, intact bathroom). Primary inspection risks are missing/uncertain smoke & CO alarms, an exposed cable, and an apparent lack of handrail on exterior steps; GFCI and electrical-panel/water-heater status are not documented. With corrective items (install/verify smoke & CO alarms, secure exposed wiring, add/repair handrail, confirm/label GFCI and water heater, finish kitchen counters) the property is likely to pass an initial HCV/NSPIRE inspection within 2–6 weeks. Current overall readiness: moderate — minor to moderate repairs required before or immediately after initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 72.0,
"rationale": "Interior shows recent vinyl plank flooring and paint but visible surface wear, scuffs, dirty baseboards and some minor trim damage. Kitchen cabinets and appliances largely present (range and fridge visible) but countertops/island appear unfinished (temporary wood). Bathroom fixtures present but vanity base shows damage. Exterior deck and covered porch are intact and recently painted; small set of porch steps show wear. Overall mostly cosmetic and finish repairs; no obvious large-scale structural deterioration in photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 54.0,
"rationale": "Visible safety items of concern: no smoke detectors or CO alarms visible in photos (likely required), an exposed/loose low-voltage/electrical cable on a bedroom wall, and exterior porch steps appear to lack a handrail. Outlet covers are present in most rooms but GFCI locations (kitchen/bath) are not confirmed. Windows appear adequate for egress visually but measurements not provided. No visible active leaks, collapsed ceilings, or severe mold. These unconfirmed/visible deficiencies create moderate NSPIRE risk and likely require correction prior to inspection or on re-inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 62.0,
"rationale": "A ductless mini-split unit(s) is installed (visible in living area), indicating functioning heating/cooling likely present. Kitchen range (gas) and refrigerator are pictured. Plumbing fixtures (sink, toilet, tub/shower) appear intact. No water heater, electrical service/panel, or main furnace shown; their condition is unknown. Roof condition of main house not clearly visible from photos; porch/carport roofing appears intact. Given visible working appliances and mini-split but several unseen critical components, moderate score assigned—systems likely functional but need verification (panel, water heater, hot water, GFCI)."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Large private lot (2+ acres). Siding and exterior appear intact from photos; carport and storage shed present (shed appears weathered/partially open). Yard is overgrown in places and could use cleanup; no standing water visible. Deck/covered porch structure looks solid and recently painted. Walk surfaces near house are uneven/grass-covered — routine site cleanup and shed removal/repair recommended but no apparent severe foundation or envelope failure from photos."
},
{
"key": "rental_history_activity",
"label": "Rental History (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in living/bedroom areas (NSPIRE failure item).",
"Exposed/loose cable/wiring visible on bedroom wall (electrical hazard requiring correction).",
"Porch steps appear to lack a secure handrail — potential unsafe stairs / code issue.",
"Unfinished kitchen countertops/island (functional risk for tenant use and could hide appliance connections)."
],
"confidence": 0.72,
"assumptions": [
"Smoke detectors and carbon monoxide alarms are not installed or not visible in photos; assume not present until verified.",
"Ductless mini-split(s) visible are operational and provide heating/cooling for the home.",
"Electric service/panel condition and location were not shown; assume panel exists and is serviceable but needs verification.",
"Water heater and hot water availability are not shown in photos; assume present but unverified.",
"Kitchen appliances (range and refrigerator) pictured are functional but countertops/island are unfinished and will need completion.",
"Exterior foundation and main roof show no obvious failures in photos; assume no major structural movement unless a detailed inspection indicates otherwise.",
"Bedroom windows appear to provide egress but sizes/clearances not measured; assume acceptable unless proven otherwise.",
"No visible severe mold, active leaks, collapsed ceilings, or standing water were observed in provided photos."
],
"overall_score": 65.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2012 Arcadia Rd, Birmingham, AL, 35214",
"aggregate": {
"summary": "This 3-bed ranch appears largely renovated and close to rent-ready: new flooring, painted interiors, functioning kitchen appliances, and ductless HVAC are positive indicators. Primary inspection risks from photos are lack of visible smoke/CO detectors and inability to verify GFCI protection and the main roof/water heater/electrical panel condition. Exterior vegetation near the foundation and an interior step/threshold trip hazard should be addressed. Most items are minor/repair or capital-only; with a short punchlist (install smoke/CO detectors, verify/label GFCIs, finish kitchen counters, address threshold trip, clear vegetation, confirm main roof and systems) this property is likely passable for an initial HCV/NSPIRE inspection within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 73.0,
"rationale": "Interior appears recently refreshed: new vinyl-plank flooring throughout, painted walls, functional doors and closet doors. Kitchen has appliances (range and refrigerator) and painted cabinets but shows unfinished counters/island and some cabinet wear; small cosmetic scuffs and dirt visible in bedrooms and bathroom. Exterior covered porch/deck is intact with painted boards and railings; some yard maintenance needed. Missing minor finish items (countertop, cabinet touch-up, some outlet/cover plate attention) — easy-to-fix, capital-only items. No widespread rot or collapsed surfaces visible in photos."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 68.3,
"rationale": "Large private 2+ acre lot with mature trees and a covered porch/carport and storage shed. Porch decking, railings and overhead metal roof/covering look structurally sound in photos. Siding and exterior trim show age but no obvious large holes or structural failure visible. Vegetation is close to the structure and shed; overgrowth at foundation edge could create moisture/pest risk if not controlled. Driveway/parking area is present but unpaved in spots; property generally shows modest deferred yard maintenance rather than structural exterior failure."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": "Section 8 / NSPIRE safety & code risks",
"score": 58.0,
"rationale": "No smoke detectors or carbon-monoxide alarms are visible in interior photos (critical HUD/NSPIRE requirement) and none are shown on the porch ceilings; interior bedrooms show windows that look large enough for egress. Entry door has a visible deadbolt. No obvious exposed high-voltage wiring or electrical panel shown; outlets appear present but GFCI receptacles are not visible in the kitchen or bath photos. Bathroom and kitchen finishes appear sanitary with no visible active leaks, standing water, collapsed ceilings or severe mold. There is a small interior change in floor elevation at the door/threshold (trip hazard) and a loose TV cable on a wall. Because smoke/CO detection and GFCI presence cannot be verified from photos, there is a moderate NSPIRE risk pending inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof, water heater)",
"score": 65.7,
"rationale": "Ductless mini-split indoor units are visible in living/dining areas indicating recent HVAC installation (positive for heating/cooling). Kitchen appliances (range and refrigerator) are present; water heater and electrical service/panel are not shown in photos. Porch and attached carport roofing/awning appear intact; main roof condition is not visible so assumed serviceable but unverified. Plumbing fixtures (sink, toilet, tub/shower) are present and appear functional in photos, but hot water availability not verifiable. Overall systems show evidence of recent upgrades (HVAC, flooring) but several major system components are unconfirmed from images which reduces score."
}
],
"red_flags": [
"No visible smoke detectors or carbon-monoxide alarms in interior photos — requires immediate correction for NSPIRE compliance.",
"Interior threshold/step between rooms (door to bedroom) presents a trip hazard that should be leveled or signed/modified.",
"Vegetation/brush directly adjacent to structure and shed — increases moisture and pest risk; needs clearance."
],
"confidence": 0.86,
"assumptions": [
"A functioning water heater and electrical service/panel exist but were not visible in provided photos.",
"Main roof above the living spaces is intact; only porch/carport roofing is shown and appears in good condition.",
"Smoke and carbon monoxide detectors are not present or not visible; assume none are installed in required locations until verified.",
"GFCI protection in kitchen and bathroom is not visible in photos and should be assumed unverified.",
"Listing statement of a satisfactory home inspection and the included home warranty is accurate, but specific items from that inspection are unknown."
],
"score_method": "mean_of_criteria",
"overall_score": 66.6,
"rubric_version": "nspt-2026-01",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8735915597"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.