Property ID: 8783585035
2713 Brookhaven Ave SW, Birmingham, AL, 35211
Birmingham, AL
Money Down: $23,976
CoC Return: 13.20%
Monthly Cash Flow: $264
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$19,980
Closing Costs
$3,996
Total Down
$23,976
Investment Snapshot
Purchase Price
$99,900
Money Down
$23,976
Cash-on-Cash Return
13.20%
Rent
$1,061
Monthly Cash Flow
$264
Annual Cash Flow
$3,164
Debt Service / Mo
$532
Property Tax / Mo
$97
Insurance / Mo
$63
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,061
Payment Standard
$1,584
Rent
$1,061
Insurance
$63
Property Tax
$97
Management
$106
Utilities Allowance
$523
NOI (Monthly)
$795
Debt Service
$532
Cash Flow After Debt
$264
Quality Score: 61.00%
Confidence: 86.00%
This tenant-occupied, professionally managed 3BR/1BA bungalow appears mostly structurally intact and is close to rent-ready, but several moderate NSPIRE risks exist. Primary concerns are aged roofing (porch eave/shingle wear), peeling exterior paint on a 1920 home (lead-paint potential), and metal/security bars on windows that may block emergency egress. An outdoor A/C unit is present (HVAC likely), and the presence of a current lease and management is a strong positive. Expect minor-to-moderate repairs and life-safety verifications (smoke/CO detectors, GFCI outlets, egress window compliance, roof repairs, paint remediation) before passing an initial HCV/NSPIRE inspection; estimated time to pass is ~2–6 weeks depending on interior condition and speed of remediation.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,061
Property Management
$106
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$99,900
Beds
3
Baths
1
Living Area
1,302 sqft
Lot Size
6,970 sqft
Year Built
1920
Days on Market
10
Capital Outlay
$23,976
Debt Service
$532
Property Tax / Mo
$97
Insurance / Mo
$63
Property Description
Attention Investors! This income-producing 3-bedroom, 1-bath home is currently tenant-occupied and professionally managed. The property is leased at $1,145/month, providing immediate cash flow. Complete documentation is available, including tenant ledger, lease agreement, and management records. A turnkey opportunity for investors seeking a stabilized rental with ongoing management in place.
Utility Allowances
Heating
$93
Property has central heating, but the fuel type is unspecified. Electric was chosen as the conservative (more expensive) option over natural gas, consistent with the electric water heater. Alabama Power is the assumed provider for Birmingham.
Cooling
$22
The property is listed as having 'Central Air,' which is electric. The allowance for Alabama Power, the major local provider, was selected.
Cooking
$21
No cooking appliance is listed as included. Electric was chosen as the more expensive and conservative fuel option. The allowance for Alabama Power was used.
Water Heating
$56
The property includes an 'Electric Water Heater'. The allowance for Alabama Power, the assumed primary electric provider, was selected.
Other Electric
$68
This allowance covers general electricity for lights and outlets. The 'Ala Power' option was selected as it is the major provider in Birmingham.
Refrigerator
$8
A refrigerator is not listed as a provided appliance. This allowance is for a tenant-owned appliance.
Range/Microwave
$6
A microwave is not listed as a provided appliance. This allowance is for a tenant-owned appliance.
Water
$78
The property is listed with 'Public Water' in the city of Birmingham. The 'Water: Birmingham' rate from the schedule was applied.
Sewer
$151
The property is listed as 'Sewer Connected.' The fixed sewer rate from the schedule was applied.
Trash Collection
$20
Trash collection is assumed for a single-family home. The 'Jefferson City' rate was chosen as the most applicable county-level option for Birmingham.
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$606
DP3 Annual Estimate$896
DP1 Monthly Equivalent$50
DP3 Monthly Equivalent$75
Replacement Value$68,200
Basis1,302 sqft / 1920
Nearby Houses
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3 bd / 1 ba · 2,106 sqft
Latest sale: $35,000 on Nov 06, 2025
Latest rent: —
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2529 Brookhaven Ave SW
sold · 0.05 mi
Price: $5,518
3 bd / 1 ba
Latest sale: $5,518 on Apr 18, 2023
Latest rent: —
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1712 26th St SW Lot 9
sold · 0.06 mi
Price: $7,000
— bd / — ba
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2729 Powderly Ave SW
for_sale · 0.08 mi
Price: $39,900
3 bd / 1 ba · 1,724 sqft
Latest sale: $60,500 on Jul 12, 2022
Latest rent: $875 on Feb 05, 2020
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1809 28th St SW
for_sale · 0.08 mi
Price: $78,000
3 bd / 1 ba · 1,510 sqft
Latest sale: $73,600
Latest rent: —
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2805 Snavely Ave SW
for_sale · 0.09 mi
Price: $175,000
4 bd / 2 ba · 2,033 sqft
Latest sale: $90,109 on Aug 04, 2023
Latest rent: $950 on Aug 06, 2013
Photo unavailable
1608 28th St SW
for_sale · 0.10 mi
Price: $140,000
3 bd / 2 ba · 1,650 sqft
Latest sale: $147,000 on Mar 24, 2023
Latest rent: —
Photo unavailable
2524 Powderly Ave SW
sold · 0.11 mi
Price: $19,000
2 bd / 1 ba · 884 sqft
Latest sale: $19,000 on Jul 02, 2019
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Peeling exterior paint on a home built in 1920 — potential lead-paint hazard requiring abatement or remediation.
- Roof shingle deterioration at porch eave and visible aged shingles — increased risk of leaks and potential failed roof areas.
- Metal/security bars on windows that may obstruct emergency egress (NSPIRE egress failure risk if not releasable).
Assumptions
- Interior condition, smoke/CO detectors, GFCI outlets, and appliance presence are not visible; assume tenant-occupied unit has basic appliances but life-safety devices may not be verified.
- The visible outdoor A/C condenser indicates an HVAC system is present and likely functioning, but heating functionality (furnace) and water-heater condition are unknown.
- Window metal/security bars are assumed to be fixed (non-easily releasable) based on appearance; their egress compliance is unknown and assumed to be a potential issue.
- No obvious major structural movement or collapsed elements are visible; assume foundation is serviceable given intact painted brick but detailed inspection would be required.
- Listing statement 'professionally managed' and rental history entries imply regular maintenance and documentation availability, which improves turnover readiness.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,129 | $77,900 | $15,580 |
| 2023 | $1,039 | $71,700 | $14,340 |
| 2022 | $816 | $56,300 | $11,260 |
| 2021 | $816 | $56,300 | $11,260 |
| 2020 | $883 | $60,900 | $12,180 |
| 2019 | $883 | $60,900 | $12,180 |
| 2018 | $746 | $51,500 | $10,300 |
| 2017 | $677 | $46,700 | $9,340 |
| 2016 | $746 | $51,500 | $10,300 |
| 2015 | $714 | $49,300 | $9,860 |
| 2013 | $622 | $49,500 | $9,900 |
| 2012 | $622 | $43,650 | $8,730 |
| 2011 | $700 | $49,300 | $9,860 |
| 2010 | $710 | $50,000 | $10,000 |
| 2009 | $710 | $50,000 | $10,000 |
| 2008 | $726 | $51,200 | $10,240 |
| 2007 | $721 | $50,800 | $10,160 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-12-13 | Sold | $86,000 |
| 2022-04-01 | Sold | $40,000 |
| 2001-04-24 | Sold | $12,600 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-04-23 | Listed for rent | $1,195 | — |
| 2023-10-13 | Listed for rent | $1,050 | — |
Photo Gallery
Show raw JSON (debug)
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"list_date": "2023-10-13T19:02:44Z",
"list_price": 995,
"listing_id": "2960536283",
"last_update_date": "2023-11-15T20:04:09Z",
"last_status_change_date": "2023-11-20T17:02:25Z"
},
"event_name": "Listed for rent",
"price_sqft": null,
"source_name": "Rently",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "4381422",
"price_change_percentage": null
},
{
"date": "2022-12-13",
"price": 86000,
"listing": null,
"event_name": "Sold",
"price_sqft": 66.05222734254993,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2022-04-01",
"price": 40000,
"listing": null,
"event_name": "Sold",
"price_sqft": 30.721966205837173,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8783585035",
"generated_at": "2026-02-16T02:45:43.819595Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 61.0
},
"utility_allowance": {
"zip_code": "35211",
"home_photo": "https://ap.rdcpix.com/70c6a881509145ea68c43035cd879cael-m738080374s-w1280.jpg",
"rent_price": 1061.0,
"loan_amount": 79920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2713-Brookhaven-Ave-SW_Birmingham_AL_35211_M87835-85035",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 99900.0,
"loan_term_years": 30,
"annual_cash_flow": 9544.93,
"mortgage_monthly": 531.71,
"payment_standard": 1584.0,
"total_amount_out": 19980.0,
"additional_photos": [
"https://ap.rdcpix.com/70c6a881509145ea68c43035cd879cael-m3368081302s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 62.58,
"monthly_cash_flow": 795.41,
"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, but the fuel type is unspecified. Electric was chosen as the conservative (more expensive) option over natural gas, consistent with the electric water heater. Alabama Power is the assumed provider for Birmingham.",
"utility": "Heating",
"allowance": 93
},
{
"note": "The property is listed as having 'Central Air,' which is electric. The allowance for Alabama Power, the major local provider, was selected.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "No cooking appliance is listed as included. Electric was chosen as the more expensive and conservative fuel option. The allowance for Alabama Power was used.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "The property includes an 'Electric Water Heater'. The allowance for Alabama Power, the assumed primary electric provider, was selected.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "This allowance covers general electricity for lights and outlets. The 'Ala Power' option was selected as it is the major provider in Birmingham.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "A refrigerator is not listed as a provided appliance. This allowance is for a tenant-owned appliance.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance. This allowance is for a tenant-owned appliance.",
"utility": "Range/Microwave",
"allowance": 6
},
{
"note": "The property is listed with 'Public Water' in the city of Birmingham. The 'Water: Birmingham' rate from the schedule was applied.",
"utility": "Water",
"allowance": 78
},
{
"note": "The property is listed as 'Sewer Connected.' The fixed sewer rate from the schedule was applied.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Trash collection is assumed for a single-family home. The 'Jefferson City' rate was chosen as the most applicable county-level option for Birmingham.",
"utility": "Trash Collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.48,
"down_payment_amount": 19980.0,
"property_tax_annual": 1162.87,
"property_tax_monthly": 96.91,
"property_tax_increase": 0.03,
"utility_allowance_total": 523.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.jcha.com/section-8-payment-standards"
],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 3164.41,
"property_management_monthly": 106.1,
"monthly_cash_flow_after_debt": 263.7,
"cash_on_cash_return_after_debt": 0.16
},
"section8_assessment": {
"runs": [
{
"summary": "This tenant-occupied, professionally managed 3BR/1BA bungalow appears mostly structurally intact and is close to rent-ready, but several moderate NSPIRE risks exist. Primary concerns are aged roofing (porch eave/shingle wear), peeling exterior paint on a 1920 home (lead-paint potential), and metal/security bars on windows that may block emergency egress. An outdoor A/C unit is present (HVAC likely), and the presence of a current lease and management is a strong positive. Expect minor-to-moderate repairs and life-safety verifications (smoke/CO detectors, GFCI outlets, egress window compliance, roof repairs, paint remediation) before passing an initial HCV/NSPIRE inspection; estimated time to pass is ~2–6 weeks depending on interior condition and speed of remediation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 70.0,
"rationale": "Exterior photos show intact structure but visible deferred maintenance: peeling paint on trim and fascia, overgrown shrubbery obscuring a front window, worn/aged roofing shingles at the porch eave, and a leaning/aged chain-link fence. No evidence of collapsed elements or exposed structural members. Property is tenant-occupied and marketed as professionally managed which suggests interior is maintained; missing interior appliance condition is unknown but not indicated as absent. Overall, mostly cosmetic and moderate-repair items that should be fixable within a relatively short rehab window."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risks",
"score": 55.0,
"rationale": "Visible risks include metal/security bars on front windows that could impede emergency egress if they are fixed (egress concern). Peeling exterior paint on a 1920 home raises potential lead-paint risk. Roof edge/shingle deterioration at the porch area increases risk for leaks. No exposed electrical wiring is visible and the service drop appears intact. Handrails/guardrail issues are not evident for the low porch wall, but interior smoke/CO detectors, GFCI outlets, and bedroom egress window compliance cannot be confirmed from photos. Given the visible egress-bar risk and paint/roof concerns plus unknowns for interior life-safety items, this is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 60.0,
"rationale": "An outdoor A/C condensing unit is visible at the side indicating HVAC presence (positive). Overhead electrical service is present but the electrical panel and wiring condition are not shown. Roof shingles appear aged and show localized deterioration at the porch eave — this elevates the risk of future leaks but does not demonstrate active collapse. Plumbing/water-heater condition cannot be assessed from exterior photos. Overall systems likely functional but showing age; moderate risk of near-term maintenance (roofing, possible HVAC service, plumbing/electrical unknown)."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 65.0,
"rationale": "Brick foundation/wall and siding appear generally intact. Paint is peeling on trim and some siding/wood elements. No standing water observed in photos, but gutters are not visible which could cause drainage problems during heavy rain. Driveway is gravel/dirt with minor trip surfaces; yard and fence need basic cleanup and repair. Vegetation near the house (large shrub) is encroaching on windows and should be trimmed. Overall the exterior is serviceable but needs maintenance and minor repairs."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Peeling exterior paint on a home built in 1920 — potential lead-paint hazard requiring abatement or remediation.",
"Roof shingle deterioration at porch eave and visible aged shingles — increased risk of leaks and potential failed roof areas.",
"Metal/security bars on windows that may obstruct emergency egress (NSPIRE egress failure risk if not releasable)."
],
"confidence": 0.55,
"assumptions": [
"Interior condition, smoke/CO detectors, GFCI outlets, and appliance presence are not visible; assume tenant-occupied unit has basic appliances but life-safety devices may not be verified.",
"The visible outdoor A/C condenser indicates an HVAC system is present and likely functioning, but heating functionality (furnace) and water-heater condition are unknown.",
"Window metal/security bars are assumed to be fixed (non-easily releasable) based on appearance; their egress compliance is unknown and assumed to be a potential issue.",
"No obvious major structural movement or collapsed elements are visible; assume foundation is serviceable given intact painted brick but detailed inspection would be required.",
"Listing statement 'professionally managed' and rental history entries imply regular maintenance and documentation availability, which improves turnover readiness."
],
"overall_score": 63.0,
"rubric_version": "2026-02-NSPIRE-1"
},
{
"summary": "Moderate inspection risk. Property is tenant-occupied and professionally managed (rental history positive), and major systems (HVAC condenser) are present, but visible issues — notably security bars on front windows (potential egress obstruction), worn/missing roof shingles, peeling trim paint (lead-risk potential given 1920 build), and vegetation/drainage concerns — create a moderate likelihood of NSPIRE deficiencies. With targeted fixes (remove or retrofit windows bars for egress compliance, repair/replace damaged roof shingles and fascia, install/verify smoke & CO detectors and GFCI protection, address exterior paint and drainage), the property should be rent-ready and pass an initial HCV inspection within 30–60 days. If window bars are non-compliant and cannot be made egress-capable quickly, the property would likely fail until corrected.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 60.0,
"rationale": "Exterior visible wear and deferred maintenance but no catastrophic failures shown. Observed issues: peeling paint on trim, worn/curling shingles at roof edges, older windows, missing/aged fascia/soffit paint and minor brick staining/damage on porch knee wall. Tenant-occupied and professionally managed reduces risk of neglected interior issues; missing appliances not observed/confirmed but not assumed to be a critical safety failure. These are mostly moderate, repair/maintenance items that are typically fixable within 30–60 days."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 45.0,
"rationale": "Visible safety concerns that could cause an initial NSPIRE/HCV fail: front windows appear to have fixed security/burglar bars (could impede emergency egress from habitable rooms/bedrooms). Roof shingles show deterioration that could lead to leaks. Smoke/CO detector presence and GFCI outlets are not visible in exterior photos (unknown). No obvious exposed wiring or collapsed structure visible externally. Because window egress obstruction and unknown life-safety detectors are serious NSPIRE issues, safety score is reduced to reflect likely inspection risks."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 60.0,
"rationale": "An exterior HVAC condensing unit is visible, indicating a cooling/heating system is present. No water heater, electrical panel, or plumbing fixtures are visible in photos. The roof shows shingle wear and may be near end-of-life (increasing risk of leaks that would affect systems). Given visible HVAC presence but roof wear and unknown ages/conditions of water heater, electrical panel and plumbing, score is moderate."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Yard and site are functional but unkempt: gravel parking/driveway, overgrown vegetation next to foundation, aging chain-link fence, and no gutters visible. Foundation/brick veneer appears generally intact with minor staining and a small vent/opening on front knee wall. No standing water visible in photos and no obvious major foundation movement or sagging. Vegetation against the structure and absent gutters suggest drainage concerns that should be addressed."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (5y)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Window security/burglar bars visible on front windows — potential egress obstruction and likely NSPIRE fail until addressed.",
"Worn/curled/missing roof shingles at eaves — risk of roof leaks; may trigger fail if active water intrusion is present.",
"Peeling exterior paint on trim (property built 1920) — potential lead-based paint hazard that requires evaluation/abatement for federal programs.",
"Vegetation/soil against foundation and lack of visible gutters — drainage that can lead to moisture intrusion and foundation issues if not corrected."
],
"confidence": 0.6,
"assumptions": [
"Interior photos not provided; interior conditions (floors, ceilings, plumbing fixtures, appliances, smoke/CO detectors, GFCI outlets) are unknown and assumed serviceable unless otherwise noted.",
"HVAC system exists (exterior condensing unit visible) and is assumed functional but age/maintenance history unknown.",
"Window security/burglar bars visible on front windows may extend to other windows/bedrooms; assume they are fixed and could impede egress unless removable quick-release hardware exists.",
"No obvious active leaks, collapsed ceilings, or major foundation movement visible from provided exterior photos; assume no catastrophic structural failure.",
"Appliances (stove, refrigerator) and interior safety devices (smoke/CO detectors) may be present but not visible; absence in photos is treated as unknown not as confirmed missing.",
"Lead-based paint risk is assumed due to year built (1920) and visible peeling paint on trim; further testing required to evaluate hazard."
],
"overall_score": 57.0,
"rubric_version": "1.0"
},
{
"summary": "The property is a mostly intact 1920 bungalow, tenant-occupied and professionally managed, which increases its turnkey profile. Exterior shows cosmetic deferred maintenance (peeling paint, trim, landscaping) and localized roof/soffit/fascia deterioration that creates a moderate inspection risk. An exterior HVAC unit is present which reduces heating system risk. Key NSPIRE items that cannot be verified from photos (smoke/CO detectors, bedroom egress windows, GFCI outlets, hot water) create moderate compliance exposure. Overall the home is likely rentable with targeted repairs and verification of safety systems; expect minor-to-moderate repairs and documentation tasks to pass an initial HCV/NSPIRE inspection (estimated time to pass: under 30 days if smoke detectors, egress, and limited roof repairs are handled promptly).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 70.0,
"rationale": "Exterior photos show an intact bungalow with cosmetic wear: peeling/aged paint on siding and painted brick, overgrown shrubbery encroaching on the porch, and general yard debris. Windows and porch appear aged but intact. Missing interior photos prevent verification of floors/cabinets/fixtures; listing indicates an occupied, professionally managed rental which reduces likelihood of severe interior deferred maintenance. Observed roof fascia and some shingle displacement at the eaves (see systems) modestly lowers the score. Most issues are cosmetic or capital repairs (paint, trim, landscaping, window maintenance) that are easy-to-fix within 1–3 weeks; roof edge repairs may take longer but are not full-roof replacement unless further damage is found."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risk",
"score": 55.0,
"rationale": "Visible safety concerns: displaced/loose fascia and worn shingles along the left eave create a plausible roof leak risk and possible falling debris — an inspection/failure risk if leaking. Exterior peeling paint on a 1920 house creates a potential lead-paint risk that triggers remediation requirements for NSPIRE if deteriorated paint exists on surfaces accessible to children. No interior photos to confirm required devices (smoke/CO detectors), GFCI outlets, bedroom egress windows, or presence of handrails on any steps. Overhead service drop is present but appears intact from photos (no visible exposed wiring). Chain-link fence is leaning and vegetation close to the foundation could create trip or pest issues. Because several NSPIRE items cannot be confirmed (smoke detectors, egress, GFCI), there is moderate compliance risk; these are potentially quick fixes if missing but would fail inspection until addressed. Classification: a mix of easy-to-fix (detectors, GFCI, trim) and inspection-fail items if confirmed missing (egress, active leak)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (roof, HVAC, electrical, plumbing)",
"score": 60.0,
"rationale": "An external HVAC condenser is visible at the side of the house, indicating a central system likely present and reducing heating/cooling risk. However, the roof shows localized displacement at the eaves/soffit and aged shingles — this raises the probability of water infiltration and short-term roof repairs. Chimney and masonry are painted but generally intact. Electrical service drop is visible overhead and appears connected; interior panel condition unknown. Plumbing, water heater, and hot water availability cannot be confirmed from photos. Overall, HVAC presence is a positive; roof condition and unknown interior systems create moderate mechanical risk. If the roof damage is limited to fascia/shingles it is a moderate repair; active roof leaks or old electrical would be higher-risk."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 65.0,
"rationale": "Yard and site are functional but somewhat neglected: gravel drive, patchy grass, overgrown shrub at porch, leaning/aged chain-link fence, and brush near the foundation. Siding and painted brick have visible wear and peeling paint. Foundation appears intact with no obvious major settlement or large visible cracks from photos. No standing water observed. Walkway/entry is level; no visible collapsed stairs or missing guardrails. These are primarily maintenance items rather than structural failures, but vegetation and fascia damage warrant attention to prevent future moisture issues."
},
{
"key": "rental_history_activity",
"label": "Recent 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": [
"Localized roof/soffit/fascia displacement at the eave — risk of water intrusion and a potential inspection fail if active leaks are present.",
"Peeling/deteriorated exterior paint on a 1920-built house — potential lead-based paint hazard triggering additional NSPIRE/lead remediation requirements.",
"Unable to verify presence/function of required smoke/CO detectors and bedroom egress windows from photos — missing devices/windows would cause inspection failure until corrected.",
"Vegetation/shrubbery touching the building and leaning fence that may contribute to moisture, pest access, or trip/hazard issues if not corrected."
],
"confidence": 0.6,
"assumptions": [
"Interior condition (floors, walls, ceilings, plumbing fixtures, appliances) is unknown; assume typical wear for an occupied, professionally managed rental but no catastrophic interior failure unless otherwise disclosed.",
"Smoke and carbon monoxide detectors, GFCI outlets, and hot water are not visible in photos; assume they may be present because property is tenant-occupied and professionally managed but must be verified before inspection.",
"HVAC is assumed operational because an exterior condenser unit is present; functionality not verified.",
"No active interior roof leaks were seen externally; assume roof deterioration is currently limited to eave/soffit/shingle displacement but could be deeper on inspection.",
"Foundation is assumed generally stable because no major settlement or large cracks are visible from exterior photos.",
"Listing documentation (lease, tenant ledger) and property management in place reduce administrative delays for voucher processing."
],
"overall_score": 63.0,
"rubric_version": "2026-02-16-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2713 Brookhaven Ave SW, Birmingham, AL, 35211",
"aggregate": {
"summary": "This tenant-occupied, professionally managed 3BR/1BA bungalow appears mostly structurally intact and is close to rent-ready, but several moderate NSPIRE risks exist. Primary concerns are aged roofing (porch eave/shingle wear), peeling exterior paint on a 1920 home (lead-paint potential), and metal/security bars on windows that may block emergency egress. An outdoor A/C unit is present (HVAC likely), and the presence of a current lease and management is a strong positive. Expect minor-to-moderate repairs and life-safety verifications (smoke/CO detectors, GFCI outlets, egress window compliance, roof repairs, paint remediation) before passing an initial HCV/NSPIRE inspection; estimated time to pass is ~2–6 weeks depending on interior condition and speed of remediation.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Deferred Maintenance",
"score": 66.7,
"rationale": "Exterior photos show intact structure but visible deferred maintenance: peeling paint on trim and fascia, overgrown shrubbery obscuring a front window, worn/aged roofing shingles at the porch eave, and a leaning/aged chain-link fence. No evidence of collapsed elements or exposed structural members. Property is tenant-occupied and marketed as professionally managed which suggests interior is maintained; missing interior appliance condition is unknown but not indicated as absent. Overall, mostly cosmetic and moderate-repair items that should be fixable within a relatively short rehab window."
},
{
"key": "exterior_site",
"label": "Exterior Envelope & Site",
"score": 65.0,
"rationale": "Brick foundation/wall and siding appear generally intact. Paint is peeling on trim and some siding/wood elements. No standing water observed in photos, but gutters are not visible which could cause drainage problems during heavy rain. Driveway is gravel/dirt with minor trip surfaces; yard and fence need basic cleanup and repair. Vegetation near the house (large shrub) is encroaching on windows and should be trimmed. Overall the exterior is serviceable but needs maintenance and minor repairs."
},
{
"key": "rental_history_activity",
"label": "Recent Rental Activity (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety & NSPIRE Code Risks",
"score": 51.7,
"rationale": "Visible risks include metal/security bars on front windows that could impede emergency egress if they are fixed (egress concern). Peeling exterior paint on a 1920 home raises potential lead-paint risk. Roof edge/shingle deterioration at the porch area increases risk for leaks. No exposed electrical wiring is visible and the service drop appears intact. Handrails/guardrail issues are not evident for the low porch wall, but interior smoke/CO detectors, GFCI outlets, and bedroom egress window compliance cannot be confirmed from photos. Given the visible egress-bar risk and paint/roof concerns plus unknowns for interior life-safety items, this is a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 60.0,
"rationale": "An outdoor A/C condensing unit is visible at the side indicating HVAC presence (positive). Overhead electrical service is present but the electrical panel and wiring condition are not shown. Roof shingles appear aged and show localized deterioration at the porch eave — this elevates the risk of future leaks but does not demonstrate active collapse. Plumbing/water-heater condition cannot be assessed from exterior photos. Overall systems likely functional but showing age; moderate risk of near-term maintenance (roofing, possible HVAC service, plumbing/electrical unknown)."
}
],
"red_flags": [
"Peeling exterior paint on a home built in 1920 — potential lead-paint hazard requiring abatement or remediation.",
"Roof shingle deterioration at porch eave and visible aged shingles — increased risk of leaks and potential failed roof areas.",
"Metal/security bars on windows that may obstruct emergency egress (NSPIRE egress failure risk if not releasable)."
],
"confidence": 0.86,
"assumptions": [
"Interior condition, smoke/CO detectors, GFCI outlets, and appliance presence are not visible; assume tenant-occupied unit has basic appliances but life-safety devices may not be verified.",
"The visible outdoor A/C condenser indicates an HVAC system is present and likely functioning, but heating functionality (furnace) and water-heater condition are unknown.",
"Window metal/security bars are assumed to be fixed (non-easily releasable) based on appearance; their egress compliance is unknown and assumed to be a potential issue.",
"No obvious major structural movement or collapsed elements are visible; assume foundation is serviceable given intact painted brick but detailed inspection would be required.",
"Listing statement 'professionally managed' and rental history entries imply regular maintenance and documentation availability, which improves turnover readiness."
],
"score_method": "mean_of_criteria",
"overall_score": 61.0,
"rubric_version": "2026-02-NSPIRE-1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8783585035"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.