Property ID: 8766496414
405 Blackmon Cir, Adamsville, AL, 35005
Adamsville, AL
Money Down: $26,880
CoC Return: 14.61%
Monthly Cash Flow: $327
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$22,400
Closing Costs
$4,480
Total Down
$26,880
Investment Snapshot
Purchase Price
$112,000
Money Down
$26,880
Cash-on-Cash Return
14.61%
Rent
$1,118
Monthly Cash Flow
$327
Annual Cash Flow
$3,926
Debt Service / Mo
$596
Property Tax / Mo
$27
Insurance / Mo
$56
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,118
Payment Standard
$1,584
Rent
$1,118
Insurance
$56
Property Tax
$27
Management
$112
Utilities Allowance
$466
NOI (Monthly)
$923
Debt Service
$596
Cash Flow After Debt
$327
Quality Score: 65.40%
Confidence: 92.00%
Overall this 3-bed/2-bath home appears moderately rent-ready for a Housing Choice Voucher tenant after a short list of repairs and verifications. The primary items to address before an initial Section 8/NSPIRE inspection are: verify and/or install smoke and CO detectors, inspect and reinforce the elevated deck/guardrail and its supports, correct any drainage/erosion issues near the foundation, and confirm HVAC, water heater and GFCI protection are present and functional. Most work is minor-to-moderate; with these items addressed the property is likely to pass inspection within 2–6 weeks.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$466
Guaranteed Section 8 Rent (PS - Utilities)
$1,118
Property Management
$112
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$112,000
Beds
3
Baths
2
Living Area
1,247 sqft
Lot Size
16,988 sqft
Year Built
1955
Days on Market
140
Capital Outlay
$26,880
Debt Service
$596
Property Tax / Mo
$27
Insurance / Mo
$56
Property Description
This cozy 3 bedroom, 2 bath home is tucked away on a quiet street and is the perfect spot for first-time buyers or anyone looking for a little extra space. Sitting on just under a half acre, it gives you privacy while still being close to everything you need. Upstairs you'll find the primary bedroom and full bath, along with a versatile office space that could easily serve as an additional bedroom or hobby room. Downstairs offers two additional bedrooms and another full bath-ideal for family, guests, or even a roommate setup. Out back, enjoy the spacious deck that's perfect for morning coffee or weekend barbecues. The two-car covered carport connects right to the deck, making it easy to bring in groceries or stay dry on rainy days. This home has the right mix of charm, comfort, and function. Don't wait-schedule your showing today before it's gone!
Utility Allowances
heating
$42
Property information specifies 'Natural Gas' for heating. The 'Graysville' service option was chosen as it's a neighboring city and the more expensive option, following ambiguity rules.
cooling
$22
Property has 'Central Air'. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.
water_heating
$56
Property data specifies an 'Electric Water Heater'. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.
cooking
$21
Property data specifies an 'Electric Oven'. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.
other_electric
$68
This allowance covers general electricity for lights and outlets. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.
refrigerator
$0
The property information lists a 'Refrigerator' as an included appliance, so it is not tenant-owned.
range_microwave
$6
A microwave is not explicitly mentioned as provided by the landlord, so it is assumed to be tenant-owned.
water
$100
Property has 'Public Water'. 'Graysville' is a neighboring city, and this water service option is more expensive than the general 'Birmingham' rate, chosen per ambiguity rules.
sewer
$151
Property data indicates it is 'Sewer Connected'. The allowance is based on the fixed rate for a 3-bedroom unit.
trash_collection
$0
The property is in Adamsville. The schedule lists 'Graysville ISCL' with a $0 allowance, which is the most geographically relevant option. This suggests the service is not a separate tenant-paid utility.
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$537
DP3 Annual Estimate$806
DP1 Monthly Equivalent$45
DP3 Monthly Equivalent$67
Replacement Value$59,000
Basis1,247 sqft / 1955
Nearby Houses
Photo unavailable
2807 Crestlane Dr
sold · 0.06 mi
Price: $199,900
3 bd / 2 ba · 1,534 sqft
Latest sale: $199,900 on Dec 16, 2022
Latest rent: —
Photo unavailable
412 Blackmon Cir
sold · 0.06 mi
Price: $102,000
2 bd / 2 ba · 1,368 sqft
Latest sale: $102,000 on Jun 18, 2021
Latest rent: —
Photo unavailable
304 Blackmon Cir
sold · 0.07 mi
Price: $92,500
3 bd / 1 ba · 1,218 sqft
Latest sale: $92,500 on Nov 18, 2019
Latest rent: —
Photo unavailable
2728 Margaret Ln
sold · 0.09 mi
Price: $118,750
3 bd / 2 ba
Latest sale: $118,750 on Jun 21, 2016
Latest rent: —
Photo unavailable
505 Blackmon Cir
sold · 0.09 mi
Price: $247,000
4 bd / 2 ba · 2,024 sqft
Latest sale: $247,000 on Dec 08, 2023
Latest rent: —
Photo unavailable
504 Blackmon Cir
off_market · 0.11 mi
Price: $110,000
4 bd / 1 ba · 1,371 sqft
Latest sale: $59,800 on Aug 29, 2018
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Elevated deck: guardrail and supporting posts appear weathered and require inspection/reinforcement — potential unsafe stairs/broken handrails hazard.
- Soil erosion/exposed foundation block at rear/side — potential foundation moisture/movement risk.
- No visible smoke detectors or CO alarms in photos — will fail NSPIRE if not present and working.
Assumptions
- Smoke and carbon monoxide detectors are not visible in photos; assume none are verified and installation may be required.
- A central HVAC system exists (thermostat visible) but equipment condition is not photographed — assume operational but recommend functional verification and service.
- Water heater and hot water supply are present but not shown; assumed functional until proven otherwise.
- Electric range/stove is present (seen); refrigerator is not shown and may not be included.
- Interior bathrooms exist and are functional per listing text, but plumbing fixtures and hot water delivery have not been photographed and should be verified.
- No severe hidden structural issues are visible; however, the exposed foundation and deck supports may indicate localized movement or deferred maintenance and should be inspected.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $314 | $73,300 | $7,340 |
| 2023 | $314 | $73,300 | $7,340 |
| 2022 | $303 | $71,100 | $7,120 |
| 2021 | $204 | $51,400 | $5,140 |
| 2020 | $204 | $51,400 | $5,140 |
| 2019 | $204 | $51,400 | $5,140 |
| 2018 | $499 | $49,800 | $9,960 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2017-10-27 | Sold | $52,500 |
Photo Gallery
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"home_photo": "https://ap.rdcpix.com/81c327416078ec640ddac0bd9ce5e12el-m1453600526s-w1280.jpg",
"rent_price": 1118.0,
"loan_amount": 89600.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/405-Blackmon-Cir_Adamsville_AL_35005_M87664-96414",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 112000.0,
"loan_term_years": 30,
"annual_cash_flow": 11079.48,
"mortgage_monthly": 596.11,
"payment_standard": 1584.0,
"total_amount_out": 22400.0,
"additional_photos": [
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"https://ap.rdcpix.com/81c327416078ec640ddac0bd9ce5e12el-m2765320810s-w1280.jpg",
"https://ap.rdcpix.com/81c327416078ec640ddac0bd9ce5e12el-m978710517s-w1280.jpg",
"https://ap.rdcpix.com/81c327416078ec640ddac0bd9ce5e12el-m715750308s-w1280.jpg",
"https://ap.rdcpix.com/81c327416078ec640ddac0bd9ce5e12el-m2085626050s-w1280.jpg",
"https://ap.rdcpix.com/81c327416078ec640ddac0bd9ce5e12el-m146146292s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 55.96,
"monthly_cash_flow": 923.29,
"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 information specifies 'Natural Gas' for heating. The 'Graysville' service option was chosen as it's a neighboring city and the more expensive option, following ambiguity rules.",
"utility": "heating",
"allowance": 42
},
{
"note": "Property has 'Central Air'. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.",
"utility": "cooling",
"allowance": 22
},
{
"note": "Property data specifies an 'Electric Water Heater'. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.",
"utility": "water_heating",
"allowance": 56
},
{
"note": "Property data specifies an 'Electric Oven'. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.",
"utility": "cooking",
"allowance": 21
},
{
"note": "This allowance covers general electricity for lights and outlets. 'Alabama Power' is the assumed primary electric provider and is the most expensive option on the schedule.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "The property information lists a 'Refrigerator' as an included appliance, so it is not tenant-owned.",
"utility": "refrigerator",
"allowance": 0
},
{
"note": "A microwave is not explicitly mentioned as provided by the landlord, so it is assumed to be tenant-owned.",
"utility": "range_microwave",
"allowance": 6
},
{
"note": "Property has 'Public Water'. 'Graysville' is a neighboring city, and this water service option is more expensive than the general 'Birmingham' rate, chosen per ambiguity rules.",
"utility": "water",
"allowance": 100
},
{
"note": "Property data indicates it is 'Sewer Connected'. The allowance is based on the fixed rate for a 3-bedroom unit.",
"utility": "sewer",
"allowance": 151
},
{
"note": "The property is in Adamsville. The schedule lists 'Graysville ISCL' with a $0 allowance, which is the most geographically relevant option. This suggests the service is not a separate tenant-paid utility.",
"utility": "trash_collection",
"allowance": 0
}
],
"cash_on_cash_return": 0.49,
"down_payment_amount": 22400.0,
"property_tax_annual": 323.42,
"property_tax_monthly": 26.95,
"property_tax_increase": 0.03,
"utility_allowance_total": 466.0,
"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": 3926.15,
"property_management_monthly": 111.8,
"monthly_cash_flow_after_debt": 327.18,
"cash_on_cash_return_after_debt": 0.18
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 3-bed/2-bath home appears moderately rent-ready for a Housing Choice Voucher tenant after a short list of repairs and verifications. The primary items to address before an initial Section 8/NSPIRE inspection are: verify and/or install smoke and CO detectors, inspect and reinforce the elevated deck/guardrail and its supports, correct any drainage/erosion issues near the foundation, and confirm HVAC, water heater and GFCI protection are present and functional. Most work is minor-to-moderate; with these items addressed the property is likely to pass inspection within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "House is generally intact and cosmetically acceptable in photos: painted cabinets, intact flooring, working-looking stove, and overall neat interior. Exterior siding and metal roof appear in good condition. Major visible repair items are limited to cosmetic updates, driveway/gravel grading, and the large elevated deck which shows weathering and needs maintenance/possible reinforcement. Missing refrigerator is not shown and would be an easy-to-fix item. No obvious interior water stains or collapsed ceilings observed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 60.0,
"rationale": "No smoke detectors or CO alarms are visible in photos (could be present but not shown) — this is a common HUD NSPIRE fail if absent. Exterior stairs and small front steps appear serviceable; front steps have only 1–2 risers so handrail not required, but the large exterior stair to the deck has a railing visible. The elevated deck guard/rail appears aged and uses lattice which may not meet guard strength/spindle spacing requirements; underside support members appear weathered and should be inspected for secure attachments. Overhead service wires and the meter are present and not obviously damaged in images. No visible active roof leaks, major mold, exposed live wiring, or collapsed ceilings observed in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Metal roof looks in good condition (newer appearance). A thermostat is visible inside indicating a central heating/cooling system likely exists; HVAC equipment and water heater are not pictured so condition is assumed serviceable but unverified. Electrical service and meter are present; interior electrical outlets are visible but GFCI locations at kitchen sink not clearly identifiable in photos. Plumbing fixtures in kitchen look functional; bathrooms not shown. Drainage generally slopes away from front, but rear shows some soil cut/erosion near foundation which could affect drainage and moisture control."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 60.0,
"rationale": "Property sits on a sloped lot with a long driveway and covered carport; surface drainage appears mixed (some paved, some gravel) but generally functional. The foundation is exposed painted block at rear and there is visible erosion/soil cut along one side near the foundation which could indicate settling/soil erosion risk. The large elevated deck and supporting structure under it show weathering and incomplete skirting — supports and ledger/connections should be inspected. Yard appears free of heavy debris or standing water in photos."
}
],
"red_flags": [
"Elevated deck: guardrail and supporting posts appear weathered and require inspection/reinforcement — potential unsafe stairs/broken handrails hazard.",
"Soil erosion/exposed foundation block at rear/side — potential foundation moisture/movement risk.",
"No visible smoke detectors or CO alarms in photos — will fail NSPIRE if not present and working."
],
"confidence": 0.6,
"assumptions": [
"Smoke and carbon monoxide detectors are not visible in photos; assume none are verified and installation may be required.",
"A central HVAC system exists (thermostat visible) but equipment condition is not photographed — assume operational but recommend functional verification and service.",
"Water heater and hot water supply are present but not shown; assumed functional until proven otherwise.",
"Electric range/stove is present (seen); refrigerator is not shown and may not be included.",
"Interior bathrooms exist and are functional per listing text, but plumbing fixtures and hot water delivery have not been photographed and should be verified.",
"No severe hidden structural issues are visible; however, the exposed foundation and deck supports may indicate localized movement or deferred maintenance and should be inspected."
],
"overall_score": 66.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This property is broadly in fair, rentable condition with a sound roof and intact siding, working kitchen appliances visible, and generally intact interior finishes. The highest inspection risks are missing/undocumented smoke and CO detectors, deck guardrail and elevated-deck structural/handrail concerns, possible inadequate GFCI protection in the kitchen, and drainage/soil exposure near the foundation. These are mostly repair/maintenance items; with targeted fixes (install smoke/CO alarms, add/repair guardrails and stairs, secure exterior wiring, install GFCI outlets, correct drainage) the home should pass an HCV/NSPIRE initial inspection in under 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Overall cosmetic condition appears fair — painted interior, intact hardwood floors with wear, functional-looking kitchen cabinets and countertops. A working electric range is present (reduces penalty for missing appliances). Exterior vinyl siding and metal roof look serviceable. Primary visible repair items: weathered/unfinished deck structure (staining, exposed framing), minor exterior landscaping/gravel driveway repair, caulking/trim touch-ups and interior paint scuffs. No catastrophic visible interior damage."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code issues",
"score": 55.0,
"rationale": "Several NSPIRE safety items are uncertain or likely non-compliant from photos: no smoke detectors or carbon monoxide alarms visible in interior shots (required), kitchen outlet near sink does not show GFCI style, deck guard/rail and elevated deck underside show potential safety concerns (rail height and guard openings not verifiable), some exterior electrical/cable service wiring appears loosely secured at eaves. Bedroom egress windows look like typical double-hung units but egress compliance (size/clear opening) is not verifiable. Plumbing fixtures and ceilings appear intact. Overall moderate risk: safety issues appear fixable but would likely generate inspector notes."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 65.0,
"rationale": "Roof is metal and visually in good condition (low risk). An interior thermostat is visible implying heating/cooling equipment exists, but no exterior condenser or mechanicals are shown to confirm operational status. Electrical meter/service and a small interior panel are visible — panel appears older but intact. Visible plumbing fixtures (kitchen sink) present; water heater location not shown. No visible active leaks or ceiling stains. Systems appear functional but not fully verifiable from photos; moderate allowance made."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site conditions",
"score": 60.0,
"rationale": "Vinyl siding and painted concrete block foundation appear intact. Yard slopes steeply to the rear; there is evidence of soil exposure/erosion at foundation corners and concentrated paving/wet area at carport slab which suggests drainage could direct water toward the foundation. Large raised deck and carport are serviceable but the underside of the deck is exposed and framing posts/weathering are evident — potential for future deterioration if not sealed/trimmed. Overall exterior is functional but has drainage/erosion and elevated-deck maintenance issues that should be addressed."
}
],
"red_flags": [
"No visible smoke detectors and no visible CO alarms (NSPIRE failure if absent).",
"Elevated deck: potential guardrail/handrail noncompliance and exposed underside framing with weathering — safety/structural concern.",
"Soil erosion/exposed foundation at rear/corner and evidence of poor drainage near carport — risk to foundation if unaddressed.",
"Exterior wiring/service cable appears loosely secured at eaves (possible electrical hazard)."
],
"confidence": 0.65,
"assumptions": [
"No smoke detectors or CO alarms are installed or they were not visible in listing photos; assume none certified for inspection.",
"HVAC exists and is operable (thermostat visible) though condenser/furnace not pictured.",
"Water heater and main plumbing are present and functional but not visible in photos.",
"Kitchen range pictured is included and operational; refrigerator not pictured but missing fridge alone would be a moderate, not fatal, inspection issue.",
"Windows provide egress for bedrooms but exact clear-opening dimensions and security/function are unverified from photos.",
"Electrical panel is present and functional though older; full electrical inspection could reveal additional requirements.",
"Deck ledger/connection to house and fasteners not visible—structural ledger condition assumed typical for age and visible wear but not failing."
],
"overall_score": 63.0,
"rubric_version": "2026-NSPIRE-v1"
},
{
"summary": "Overall this single-family home appears mostly sound and could pass an initial HCV/NSPIRE inspection after addressing a handful of moderate issues. Strengths: intact metal roof, serviceable exterior siding, functional kitchen with range, solid interior floors and ceilings. Primary concerns: rear elevated deck guardrail/structure requires inspection and likely reinforcement or replacement; GFCI protection at kitchen sink not evident; smoke/CO detectors are not shown and must be installed/verified; exterior service wiring and low/drooping cable should be checked. Verify presence and condition of HVAC and water heater before leasing. With 1–4 contractor visits (electrical/GFCI, detectors, deck repairs, verify HVAC), the unit is likely to be rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior photos show functional kitchen (range and sink present), intact hardwood floors and ceilings, and generally clean cosmetic condition. Exterior siding and metal roof appear in good visual condition. Major visible repair need is the large elevated rear deck and under-structure: exposed posts/joists and lattice rail that appears weathered and may require reinforcement and new guardrails. Minor landscaping/gravel driveway patches and paint touch-ups needed. Missing or worn light fixtures, outlet covers or minor cosmetic items may be present but are easy fixes. Overall likely rent-ready after modest repairs and deck reinforcement within 1–3 weeks for interior items and up to 30 days for deck work."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 55.0,
"rationale": "Potential NSPIRE concerns: no smoke/CO detectors visible in photos (not shown), kitchen outlet near sink appears to be a standard receptacle (no visible GFCI), and the rear deck guardrail is lattice-style and may not meet guardrail height/strength requirements — potential fall hazard. Front door has a deadbolt. No obvious active roof leaks, collapsed ceilings, or visible severe mold. Overhead service lines and an exterior cable are visible and appear low/drooping — possible electrical/code concern that should be inspected. Working plumbing and hot water are assumed but not confirmed in photos. These items create moderate inspection risk; some are quick fixes (detectors, GFCI) while the deck railing/supports may require contractor work."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof/HVAC/electrical/plumbing)",
"score": 65.0,
"rationale": "Roof (metal) appears in good condition with no visible sagging or active leaks. Electrical panel appears present (small wall panel visible in kitchen area) and range is installed, but full electrical condition is unverified; exterior service drop should be checked. No central HVAC condenser or furnace is visible in listing photos; a wall heating unit is visible in an interior photo (suggesting heating exists). Water heater and AC presence/condition are not shown. Plumbing appears functional at the kitchen sink; no visible severe plumbing issues. Because key systems (HVAC, water heater) are not documented in photos, assign a moderate score pending system verification."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Property sits on a gently sloped lot with a paved driveway and metal carport; yard and access appear usable. Foundation (painted concrete block) shows no obvious major cracking or displacement in photos. Some soil erosion/grade near the rear deck and where the foundation is exposed should be monitored for drainage. The large rear deck and its supporting posts are exposed to grade/contact and show weathering. No obvious infestation, standing water, or collapsed elements visible. Overall site condition is serviceable but needs deck/support attention and minor grading/cleanup."
}
],
"red_flags": [
"Deck guardrail/handrail may be insufficient or unstable — potential fall hazard requiring repair/replacement",
"Electrical hazards: low/drooping exterior service cable and no visible GFCI protection at kitchen sink (both need electrician verification)",
"No smoke/CO detectors visible in photos — likely required before lease/inspection",
"Under-deck wood appears in contact with soil and weathered — rot/structural deterioration risk that needs evaluation"
],
"confidence": 0.65,
"assumptions": [
"Smoke and carbon monoxide detectors are not visible in listing photos and are assumed absent or not confirmed; these will need verification/installation.",
"A wall heater visible in a living-area photo provides heating; central AC condenser or complete HVAC system is not shown and must be verified operational.",
"Water heater is present but not photographed; hot water availability assumed but should be confirmed.",
"Electrical panel exists (small recessed panel visible in kitchen photo) and is assumed serviceable; full electrical safety testing required.",
"Bedrooms have egress-capable windows (not all bedroom photos shown); assume typical double-hung windows provide egress but this must be confirmed in inspection.",
"Kitchen sink plumbing appears functional from photos; no active leaks observed but plumbing fixtures should be tested during inspection.",
"Deck railings and supports are assumed to be weathered and potentially undersized based on photos; structural reinforcement is likely required."
],
"overall_score": 67.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "405 Blackmon Cir, Adamsville, AL, 35005",
"aggregate": {
"summary": "Overall this 3-bed/2-bath home appears moderately rent-ready for a Housing Choice Voucher tenant after a short list of repairs and verifications. The primary items to address before an initial Section 8/NSPIRE inspection are: verify and/or install smoke and CO detectors, inspect and reinforce the elevated deck/guardrail and its supports, correct any drainage/erosion issues near the foundation, and confirm HVAC, water heater and GFCI protection are present and functional. Most work is minor-to-moderate; with these items addressed the property is likely to pass inspection within 2–6 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 73.3,
"rationale": "House is generally intact and cosmetically acceptable in photos: painted cabinets, intact flooring, working-looking stove, and overall neat interior. Exterior siding and metal roof appear in good condition. Major visible repair items are limited to cosmetic updates, driveway/gravel grading, and the large elevated deck which shows weathering and needs maintenance/possible reinforcement. Missing refrigerator is not shown and would be an easy-to-fix item. No obvious interior water stains or collapsed ceilings observed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 63.3,
"rationale": "Property sits on a sloped lot with a long driveway and covered carport; surface drainage appears mixed (some paved, some gravel) but generally functional. The foundation is exposed painted block at rear and there is visible erosion/soil cut along one side near the foundation which could indicate settling/soil erosion risk. The large elevated deck and supporting structure under it show weathering and incomplete skirting — supports and ledger/connections should be inspected. Yard appears free of heavy debris or standing water in photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 56.7,
"rationale": "No smoke detectors or CO alarms are visible in photos (could be present but not shown) — this is a common HUD NSPIRE fail if absent. Exterior stairs and small front steps appear serviceable; front steps have only 1–2 risers so handrail not required, but the large exterior stair to the deck has a railing visible. The elevated deck guard/rail appears aged and uses lattice which may not meet guard strength/spindle spacing requirements; underside support members appear weathered and should be inspected for secure attachments. Overhead service wires and the meter are present and not obviously damaged in images. No visible active roof leaks, major mold, exposed live wiring, or collapsed ceilings observed in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Metal roof looks in good condition (newer appearance). A thermostat is visible inside indicating a central heating/cooling system likely exists; HVAC equipment and water heater are not pictured so condition is assumed serviceable but unverified. Electrical service and meter are present; interior electrical outlets are visible but GFCI locations at kitchen sink not clearly identifiable in photos. Plumbing fixtures in kitchen look functional; bathrooms not shown. Drainage generally slopes away from front, but rear shows some soil cut/erosion near foundation which could affect drainage and moisture control."
}
],
"red_flags": [
"Elevated deck: guardrail and supporting posts appear weathered and require inspection/reinforcement — potential unsafe stairs/broken handrails hazard.",
"Soil erosion/exposed foundation block at rear/side — potential foundation moisture/movement risk.",
"No visible smoke detectors or CO alarms in photos — will fail NSPIRE if not present and working."
],
"confidence": 0.92,
"assumptions": [
"Smoke and carbon monoxide detectors are not visible in photos; assume none are verified and installation may be required.",
"A central HVAC system exists (thermostat visible) but equipment condition is not photographed — assume operational but recommend functional verification and service.",
"Water heater and hot water supply are present but not shown; assumed functional until proven otherwise.",
"Electric range/stove is present (seen); refrigerator is not shown and may not be included.",
"Interior bathrooms exist and are functional per listing text, but plumbing fixtures and hot water delivery have not been photographed and should be verified.",
"No severe hidden structural issues are visible; however, the exposed foundation and deck supports may indicate localized movement or deferred maintenance and should be inspected."
],
"score_method": "mean_of_criteria",
"overall_score": 65.4,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8766496414"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.