Property ID: 8806514962
2610 Avenue I, Birmingham, AL, 35218
Birmingham, AL
Money Down: $28,776
CoC Return: 2.05%
Monthly Cash Flow: $49
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,980
Closing Costs
$4,796
Total Down
$28,776
Investment Snapshot
Purchase Price
$119,900
Money Down
$28,776
Cash-on-Cash Return
2.05%
Rent
$987
Monthly Cash Flow
$49
Annual Cash Flow
$590
Debt Service / Mo
$638
Property Tax / Mo
$127
Insurance / Mo
$74
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$987
Payment Standard
$1,617
Rent
$987
Insurance
$74
Property Tax
$127
Management
$99
Utilities Allowance
$630
NOI (Monthly)
$687
Debt Service
$638
Cash Flow After Debt
$49
Quality Score: 60.30%
Confidence: 78.00%
This 1935 single-family shows solid bones: a 2023 roof, intact hardwood floors, clean interior paint, and a functional-feeling kitchen with appliances present. Primary inspection risk is mechanical — seller documentation shows a quote to install a new HVAC unit (seller offering partial contribution), which strongly suggests the heating/AC is not currently operational. Several NSPIRE safety items are not visible in photos (smoke/CO alarms, GFCI outlets) and the front steps have only one handrail. With a working HVAC installed, addition of proper smoke/CO detectors, GFCIs where required, and a few minor exterior and safety fixes, the home would likely pass an initial Housing Choice Voucher/NSPIRE inspection within 30–60 days. As-is there is a moderate risk of initial inspection failure because of the likely missing/failed heating system and absent documented detectors.
Section 8 Payment Standard
$1,617
Utility Allowance Total
$630
Guaranteed Section 8 Rent (PS - Utilities)
$987
Property Management
$99
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$119,900
Beds
4
Baths
1.5
Living Area
1,466 sqft
Lot Size
7,405 sqft
Year Built
1935
Days on Market
30
Capital Outlay
$28,776
Debt Service
$638
Property Tax / Mo
$127
Insurance / Mo
$74
Property Description
This 4-bedroom, 1.5-bath home in Ensley is full of potential and priced to sell. Conveniently located near the interstate, it offers easy access for commuting, shopping, and everyday needs. The roof was installed in 2023, and the home features real pine and oak hardwood floors throughout, adding character and long-term value. With a solid layout and plenty of space, this property is perfect for a buyer looking to add value through updates or an investor seeking a strong rental opportunity. En Route Heating & Cooling has given us a quote/invoice to install new HVAC unit for $5,491. Seller will contribute $3,000 towards this cost with acceptable offer. Market rent is estimated between $1,525-$1,600 per month, making this a great option for building long-term income. Whether you're looking for your next project or a home you can customize to your style, this one is worth a look. Schedule your showing today and see the potential for yourself!
Utility Allowances
Heating
$119
Property has Central Heat. Fuel type is not specified, but other major systems (cooling, water heater) are electric, suggesting an all-electric home. 'Alabama Power' is chosen as the most likely provider for Birmingham.
Cooking
$26
Stove fuel type is not specified. An electric stove is assumed based on other electric systems (cooling, water heating) and an electric dryer hookup. 'Alabama Power' is the most likely provider.
Water Heating
$71
Property information explicitly states an electric water heater. 'Alabama Power' is chosen as the most likely provider.
Cooling
$28
Property information explicitly states electric cooling. 'Alabama Power' is the most likely provider.
Other Electric (Lights & Refrigerator)
$87
This is a standard utility for lights and general electrical use. 'Alabama Power' is the most likely provider for the area.
Refrigerator (tenant-owned)
$8
A refrigerator is not explicitly listed as provided by the landlord. Per instructions, this allowance is included for a tenant-owned appliance.
Microwave (tenant-owned)
$6
A microwave is not explicitly listed as provided by the landlord. Per instructions, this allowance is included for a tenant-owned appliance.
Water
$88
The property is stated to use 'Public Water', and it is located in Birmingham. The 'Water: Birmingham' schedule item was selected.
Sewer
$177
The property is stated to have a 'Sewer Connected' utility, which corresponds to the fixed sewer allowance.
Trash Collection
$20
As a single-family home, the tenant is typically responsible for trash collection. Lacking a specific 'Birmingham' option, 'Jefferson City' was selected as the most appropriate default for a property in Jefferson County.
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$730
DP3 Annual Estimate$1,038
DP1 Monthly Equivalent$61
DP3 Monthly Equivalent$86
Replacement Value$91,300
Basis1,466 sqft / 1935
Nearby Houses
Photo unavailable
2614 Avenue I
sold · 0.01 mi
Price: $23,000
4 bd / 2 ba · 1,976 sqft
Latest sale: $23,000 on Feb 28, 2017
Latest rent: $950 on Jan 15, 2018
Photo unavailable
2618 Avenue I
off_market · 0.03 mi
Price: $62,500
3 bd / 1 ba · 1,470 sqft
Latest sale: $53,900
Latest rent: —
Photo unavailable
2613 Avenue H
sold · 0.03 mi
Price: $38,500
3 bd / 1 ba · 1,398 sqft
Latest sale: $38,500 on Sep 23, 2022
Latest rent: $595 on Feb 26, 2019
Photo unavailable
2517 Avenue H
sold · 0.06 mi
Price: $160,000
3 bd / 2 ba · 1,596 sqft
Latest sale: $160,000 on Apr 15, 2024
Latest rent: —
Photo unavailable
2519 Avenue I
for_sale · 0.07 mi
Price: $134,999
3 bd / 2 ba · 1,248 sqft
Latest sale: $39,900 on Dec 04, 2024
Latest rent: —
Photo unavailable
2608 Avenue J
sold · 0.07 mi
Price: $21,000
3 bd / 1 ba · 1,176 sqft
Latest sale: $21,000 on Jan 20, 2022
Latest rent: —
Photo unavailable
2612 Avenue H
sold · 0.07 mi
Price: $85,000
4 bd / 2 ba · 1,727 sqft
Latest sale: $85,000 on Feb 04, 2025
Latest rent: $950 on Nov 13, 2020
Photo unavailable
2513 Avenue I
sold · 0.07 mi
Price: $54,000
3 bd / 2 ba · 1,008 sqft
Latest sale: $54,000 on Feb 03, 2025
Latest rent: $1,300 on Apr 03, 2025
Photo unavailable
2506 Avenue I
sold · 0.08 mi
Price: $88,000
3 bd / 1 ba · 1,104 sqft
Latest sale: $88,000 on Jun 03, 2022
Latest rent: $1,100 on Jan 22, 2026
Photo unavailable
2715 Avenue H
sold · 0.09 mi
Price: $30,000
3 bd / 1 ba · 1,501 sqft
Latest sale: $30,000 on May 21, 2024
Latest rent: $1,280 on Jul 21, 2025
Photo unavailable
2718 Avenue I
for_sale · 0.09 mi
Price: $34,900
3 bd / 1 ba · 1,551 sqft
Latest sale: $66,000
Latest rent: —
Photo unavailable
2722 Avenue I
for_sale · 0.10 mi
Price: $108,000
4 bd / 1 ba · 1,578 sqft
Latest sale: $107,250 on Aug 19, 2025
Latest rent: $1,000 on Aug 27, 2025
Photo unavailable
2623 Avenue J
sold · 0.12 mi
Price: $40,000
3 bd / 1 ba · 1,540 sqft
Latest sale: $40,000 on Aug 15, 2025
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible operational HVAC / listing shows quote to install new unit (likely fails heating requirement).
- No visible smoke detectors or carbon monoxide alarms in photos (NSPIRE fail if missing).
- Ceiling rippling / staining in living area — possible prior water intrusion that needs verification.
- Only one handrail on front steps; missing/insufficient handrail may be cited depending on local code/risers.
- House built 1935 — peeling exterior paint at eaves could be lead-based paint hazard unless tested/abated.
Assumptions
- The listing note and invoice/quote for a new HVAC means the current HVAC is non-operational or insufficient; assume heating/AC needs replacement or repair.
- No smoke detectors or CO alarms are present or installed to standard locations unless they are behind blinds or otherwise out of photo frame.
- GFCI protection at kitchen sink and bathroom outlets is not present or not visible; assume verification/installation required.
- No interior electrical panel condition or deficiencies were visible in photos; assume panel is present but unverified.
- No active roof leaks are present due to a 2023 roof replacement, but ceiling ripples/stains indicate prior leakage that appears repaired cosmetically.
- Appliances shown (stove and refrigerator) are present and operable, but condition/function should be verified at inspection.
- Bedrooms have adequate egress windows although exact measurements are not confirmed from photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,483 | $102,300 | $20,460 |
| 2023 | $1,483 | $102,300 | $20,460 |
| 2022 | $1,115 | $76,900 | $15,380 |
| 2021 | $1,115 | $76,900 | $15,380 |
| 2020 | $1,115 | $76,900 | $15,380 |
| 2019 | $1,115 | $76,900 | $15,380 |
| 2018 | $400 | $65,100 | $6,520 |
| 2017 | $400 | $65,100 | $6,520 |
| 2016 | $400 | $65,100 | $6,520 |
| 2015 | $400 | $65,100 | $6,520 |
| 2013 | $379 | $64,100 | $6,420 |
| 2012 | $378 | $64,100 | $6,410 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-09-26 | Sold | $88,000 |
| 2021-08-09 | Sold | $54,000 |
| 2018-01-19 | Sold | $8,600 |
| 2005-01-21 | Sold | $63,500 |
| 2004-07-22 | Sold | $26,500 |
| 2003-10-29 | Sold | $50,973 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2021-11-05 | Listed for rent | $1,000 | — |
| 2019-02-22 | Listed for rent | $795 | — |
| 2018-07-13 | Listed for rent | $695 | — |
Photo Gallery
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"list_date": "2022-03-24T04:28:05Z",
"list_price": 1100,
"listing_id": "2936420658",
"last_update_date": "2022-01-20T23:30:49Z",
"last_status_change_date": "2022-03-24T04:28:05Z"
},
"event_name": "Listing removed",
"price_sqft": 0.7503410641200545,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1302898",
"price_change_percentage": null
},
{
"date": "2021-08-09",
"price": 54000,
"listing": null,
"event_name": "Sold",
"price_sqft": 36.834924965893585,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2005-01-19",
"price": 63500,
"listing": {
"status": "sold",
"list_date": "2004-10-22T07:00:00Z",
"list_price": 69900,
"listing_id": "542437559",
"last_update_date": "2005-01-20T22:02:02Z",
"last_status_change_date": "2005-01-19T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -6400,
"days_after_listed": "89 days",
"source_listing_id": "247797",
"price_change_percentage": "-9.16%"
},
{
"date": "2004-10-22",
"price": 69900,
"listing": {
"status": "sold",
"list_date": "2004-10-22T07:00:00Z",
"list_price": 69900,
"listing_id": "542437559",
"last_update_date": "2005-01-20T22:02:02Z",
"last_status_change_date": "2005-01-19T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "247797",
"price_change_percentage": "+163.77%"
},
{
"date": "2004-07-19",
"price": 26500,
"listing": {
"status": "sold",
"list_date": "2004-06-01T07:00:00Z",
"list_price": 29500,
"listing_id": "542525671",
"last_update_date": "2004-07-21T01:23:44Z",
"last_status_change_date": "2004-07-19T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -3000,
"days_after_listed": "48 days",
"source_listing_id": "236078",
"price_change_percentage": "-10.17%"
},
{
"date": "2004-06-01",
"price": 29500,
"listing": {
"status": "sold",
"list_date": "2004-06-01T07:00:00Z",
"list_price": 29500,
"listing_id": "542525671",
"last_update_date": "2004-07-21T01:23:44Z",
"last_status_change_date": "2004-07-19T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "236078",
"price_change_percentage": "-17.83%"
},
{
"date": "1995-01-10",
"price": 35900,
"listing": null,
"event_name": "Sold",
"price_sqft": 24.488403819918144,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1979-03-19",
"price": 28450,
"listing": null,
"event_name": "Sold",
"price_sqft": 19.406548431105048,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Sep 15, 2004",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "May 23, 1995",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "May 23, 1995",
"permit_project_type_1": "Hvac",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8806514962",
"generated_at": "2026-02-16T03:19:43.116069Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 60.3
},
"utility_allowance": {
"zip_code": "35218",
"home_photo": "https://ap.rdcpix.com/ef7eec69a14ad57c7a7940126ad7c4acl-m3031922548s-w1280.jpg",
"rent_price": 987.0,
"loan_amount": 95920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2610-Avenue-I_Birmingham_AL_35218_M88065-14962",
"bedroom_count": 4,
"interest_rate": 0.07,
"purchase_price": 119900.0,
"loan_term_years": 30,
"annual_cash_flow": 8248.11,
"mortgage_monthly": 638.16,
"payment_standard": 1617.0,
"total_amount_out": 23980.0,
"additional_photos": [
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"https://ap.rdcpix.com/ef7eec69a14ad57c7a7940126ad7c4acl-m2857263670s-w1280.jpg",
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"https://ap.rdcpix.com/ef7eec69a14ad57c7a7940126ad7c4acl-m3382834563s-w1280.jpg",
"https://ap.rdcpix.com/ef7eec69a14ad57c7a7940126ad7c4acl-m1727448429s-w1280.jpg",
"https://ap.rdcpix.com/ef7eec69a14ad57c7a7940126ad7c4acl-m457734293s-w1280.jpg",
"https://ap.rdcpix.com/ef7eec69a14ad57c7a7940126ad7c4acl-m2574682047s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 73.67,
"monthly_cash_flow": 687.34,
"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 Heat. Fuel type is not specified, but other major systems (cooling, water heater) are electric, suggesting an all-electric home. 'Alabama Power' is chosen as the most likely provider for Birmingham.",
"utility": "Heating",
"allowance": 119
},
{
"note": "Stove fuel type is not specified. An electric stove is assumed based on other electric systems (cooling, water heating) and an electric dryer hookup. 'Alabama Power' is the most likely provider.",
"utility": "Cooking",
"allowance": 26
},
{
"note": "Property information explicitly states an electric water heater. 'Alabama Power' is chosen as the most likely provider.",
"utility": "Water Heating",
"allowance": 71
},
{
"note": "Property information explicitly states electric cooling. 'Alabama Power' is the most likely provider.",
"utility": "Cooling",
"allowance": 28
},
{
"note": "This is a standard utility for lights and general electrical use. 'Alabama Power' is the most likely provider for the area.",
"utility": "Other Electric (Lights & Refrigerator)",
"allowance": 87
},
{
"note": "A refrigerator is not explicitly listed as provided by the landlord. Per instructions, this allowance is included for a tenant-owned appliance.",
"utility": "Refrigerator (tenant-owned)",
"allowance": 8
},
{
"note": "A microwave is not explicitly listed as provided by the landlord. Per instructions, this allowance is included for a tenant-owned appliance.",
"utility": "Microwave (tenant-owned)",
"allowance": 6
},
{
"note": "The property is stated to use 'Public Water', and it is located in Birmingham. The 'Water: Birmingham' schedule item was selected.",
"utility": "Water",
"allowance": 88
},
{
"note": "The property is stated to have a 'Sewer Connected' utility, which corresponds to the fixed sewer allowance.",
"utility": "Sewer",
"allowance": 177
},
{
"note": "As a single-family home, the tenant is typically responsible for trash collection. Lacking a specific 'Birmingham' option, 'Jefferson City' was selected as the most appropriate default for a property in Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.34,
"down_payment_amount": 23980.0,
"property_tax_annual": 1527.49,
"property_tax_monthly": 127.29,
"property_tax_increase": 0.03,
"utility_allowance_total": 630.0,
"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": 590.21,
"property_management_monthly": 98.7,
"monthly_cash_flow_after_debt": 49.18,
"cash_on_cash_return_after_debt": 0.02
},
"section8_assessment": {
"runs": [
{
"summary": "This 1935 single-family shows solid bones: a 2023 roof, intact hardwood floors, clean interior paint, and a functional-feeling kitchen with appliances present. Primary inspection risk is mechanical — seller documentation shows a quote to install a new HVAC unit (seller offering partial contribution), which strongly suggests the heating/AC is not currently operational. Several NSPIRE safety items are not visible in photos (smoke/CO alarms, GFCI outlets) and the front steps have only one handrail. With a working HVAC installed, addition of proper smoke/CO detectors, GFCIs where required, and a few minor exterior and safety fixes, the home would likely pass an initial Housing Choice Voucher/NSPIRE inspection within 30–60 days. As-is there is a moderate risk of initial inspection failure because of the likely missing/failed heating system and absent documented detectors.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Interior photos show clean, recently painted rooms, intact hardwood floors, functional-looking kitchen cabinets and counter, and presence of stove and refrigerator — all reduce capital work. Exterior porch and masonry look solid. Visible minor issues: peeling paint at eaves, some ceiling surface rippling/staining (cosmetic or prior water intrusion), and worn front steps/handrail on one side only. Overall mostly cosmetic and moderate repairs; missing or replacement HVAC (see systems) lowers turnkey readiness but is primarily a mechanical/capital item rather than cosmetic."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 45.0,
"rationale": "Several NSPIRE safety items cannot be confirmed from photos: no smoke detectors or CO alarms visible, no GFCI outlets visible at kitchen sink, and no clear evidence of properly located smoke/CO devices. Exterior front steps only have a single metal handrail on the right — stairs may require a second/continuous handrail depending on local code. Ceiling ripple/staining may indicate prior water intrusion (needs verification). Entry door has a security screen and deadbolt appears present. No exposed wiring or obvious electrical hazards seen. HVAC/heating appears to be non-operational or removed (seller quote for new unit), which would be an inspection failure if heating is not functioning at move-in. These unknowns and the likely absent/failed heating system produce moderate-to-high NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/electrical/plumbing)",
"score": 40.0,
"rationale": "Roof is recently replaced (2023) — strong positive. However listing states a quote/invoice to install a new HVAC unit with seller contribution, which indicates the heating/cooling system likely needs replacement or is non-operational now; lack of an operational heating system is a major systems failure for NSPIRE. No water heater, furnace, or exterior condenser shown; plumbing fixtures seen (kitchen sink) but hot water availability not confirmed. Electrical appears intact with floor vents and receptacles visible, and no exposed wiring in photos, but the main panel location/condition and GFCI presence are not shown. Overall: roof good, but HVAC deficiency drives the lower score."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 70.0,
"rationale": "Exterior brick porch and siding appear generally intact and the lot/driveway are serviceable. Driveway is gravel and usable. No obvious foundation sagging or large cracks shown, and no standing water observed. Some paint peeling on eaves and minor trim decay visible — would need scraping/paint. Landscaping is overgrown near foundation in spots which could be cleared. No visible infestation evidence. Overall exterior is serviceable with moderate maintenance needed."
},
{
"key": "rental_history_activity",
"label": "Recent rental / occupancy evidence (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"No visible operational HVAC / listing shows quote to install new unit (likely fails heating requirement).",
"No visible smoke detectors or carbon monoxide alarms in photos (NSPIRE fail if missing).",
"Ceiling rippling / staining in living area — possible prior water intrusion that needs verification.",
"Only one handrail on front steps; missing/insufficient handrail may be cited depending on local code/risers.",
"House built 1935 — peeling exterior paint at eaves could be lead-based paint hazard unless tested/abated."
],
"confidence": 0.65,
"assumptions": [
"The listing note and invoice/quote for a new HVAC means the current HVAC is non-operational or insufficient; assume heating/AC needs replacement or repair.",
"No smoke detectors or CO alarms are present or installed to standard locations unless they are behind blinds or otherwise out of photo frame.",
"GFCI protection at kitchen sink and bathroom outlets is not present or not visible; assume verification/installation required.",
"No interior electrical panel condition or deficiencies were visible in photos; assume panel is present but unverified.",
"No active roof leaks are present due to a 2023 roof replacement, but ceiling ripples/stains indicate prior leakage that appears repaired cosmetically.",
"Appliances shown (stove and refrigerator) are present and operable, but condition/function should be verified at inspection.",
"Bedrooms have adequate egress windows although exact measurements are not confirmed from photos."
],
"overall_score": 58.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "This 1935 single-family home shows good cosmetic condition, sound roof (installed 2023), solid hardwood floors, and functioning kitchen appliances — making it a reasonable rental candidate. The primary barriers to a clean initial Section 8 / NSPIRE pass are life-safety and mechanical: no smoke detectors are visible in the photos and the listing indicates the HVAC needs replacement (seller has a quote and partial credit). Those two items (installing code-compliant smoke detectors and a working heating system) are inspection-critical and must be addressed before an HCV inspection will likely pass. Other items are mostly cosmetic or easy fixes (handrail verification, minor exterior paint). With prioritized work (install/repair HVAC, install required smoke/CO detectors if needed, verify plumbing/hot water and electrical panel access) the property should be rent-ready in roughly 30–60 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Interior and exterior appear generally clean and recently painted. Hardwood floors look in good condition, kitchen has range and refrigerator present, cabinets and counters functional. Minor cosmetic ceiling undulations/staining visible in living room (possible previous leak but not actively collapsed). Exterior has some peeling paint on eaves and minor landscaping/driveway wear. Missing or aging HVAC is noted in listing (treated more under systems), but appliances are present so missing-appliance penalty is minimal."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 35.0,
"rationale": "Multiple NSPIRE safety items are not documented or visible: no smoke detectors visible in photos (likely required), no carbon monoxide alarm visible (unknown if required), and listing indicates an HVAC replacement quote (suggesting current heating/cooling may be non‑operational) — a lack of heating is an immediate inspection fail. Egress windows appear present in bedroom photos but window sizes/locks not fully verified. No exposed live wiring or obvious loose/failed guardrails observed. Overall, absent/uncertain life-safety devices and likely nonworking HVAC create a moderate-high risk of initial fail."
},
{
"key": "systems_mechanical",
"label": "Major Systems / Mechanical",
"score": 40.0,
"rationale": "Roof reported replaced in 2023 (positive). Forced-air floor vents are visible but listing references a quoted full HVAC replacement and seller contribution, indicating the heating/AC system likely needs replacement or is not reliably functional. Plumbing, water heater and electrical service are not photographed; no visible active leaks, no visible electrical hazards, and vents/grills suggest existing ducting. Because the HVAC is likely non-functional (a major system), this criterion is downgraded despite a good roof and otherwise intact interior."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior brick porch and siding appear structurally intact; new roof (2023) reported. Driveway is usable (gravel), yard is level with no visible standing water, foundation vents visible. Some paint peeling at eaves and vegetation close to foundation, but no visible foundation movement, sagging, or severe envelope damage in photos. Front steps have a handrail on one side and short brick guards; appears serviceable but should be verified for handrail height/security."
},
{
"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": [
"No visible smoke detectors in interior photos — life-safety item required by NSPIRE.",
"Listing indicates HVAC replacement needed -> likely no functional heating/AC (inspection-failing if no heat).",
"Ceiling undulations/staining in living room suggest prior water intrusion; cause should be investigated to rule out active leaks or ceiling structural damage."
],
"confidence": 0.7,
"assumptions": [
"Listing note that 'En Route Heating & Cooling has given a quote/invoice to install new HVAC' indicates the current HVAC is likely non-functional or unreliable; assume HVAC not inspection-ready.",
"No smoke detectors or CO alarms are visible in the supplied interior photos; assume none are installed or they are not in the required locations.",
"Plumbing, hot water, and sewer connections exist and function at least minimally (no photos present to confirm); assume working but recommend verification.",
"Electrical service appears intact (outlets, floor registers), but the electrical panel location and condition are unknown; assume standard functioning service unless disclosed otherwise.",
"Bedrooms have windows that likely provide egress based on photos, but exact dimensions and opening hardware are not measured — assume acceptable unless local code measurement fails.",
"Seller contribution toward HVAC does not mean the unit has been installed — assume replacement is not yet completed.",
"No evidence of termite/infestation, active mold, or major structural movement in photos; assume none obvious but recommend inspection."
],
"overall_score": 60.0,
"rubric_version": "nsplire-v1-photo-2026-02"
},
{
"summary": "This 4BR/1.5BA bungalow is generally in good cosmetic condition with a recently replaced roof and intact hardwood floors. The property appears rent-ready after minor interior touch-ups, verification/installation of required smoke/CO detectors and GFCIs, and likely replacement/installation of a central HVAC unit (listing references a quote and seller contribution). No visible structural failure, standing water, or active electrical hazards were noted in photos. Expect a moderate inspection risk primarily due to mechanical system (HVAC) and missing/unknown safety devices; with ~2–4 weeks of targeted work (HVAC scheduling aside), it is likely to pass an initial HCV/NSPIRE inspection once detectors and any small code items are addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 74.0,
"rationale": "Interior and exterior photos show generally sound finishes: restored/polished hardwood floors, painted brick fireplace and built-ins, painted exterior brick porch and fresh-looking porch floor. Kitchen cabinets and counters are older but serviceable; stove and refrigerator are present. Minor cosmetic issues visible: ceiling surface undulations in living area (plaster/paint), peeling paint at some eaves/trim, and general touch-up needed. Missing or aging HVAC (see systems) reduces turnkey readiness but is a systems item rather than pure cosmetic. Overall mostly cosmetic and minor repairs; moderate prep and touch-ups expected."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 62.0,
"rationale": "No obvious exposed wiring, open electrical hazards, standing water, or collapsed ceilings visible. Windows in bedrooms and living areas appear adequate for egress. Exterior steps have a handrail on one side; steps are low-rise but handrail condition should be checked. Critical unknowns: smoke alarms and carbon monoxide detectors are not visible in photos (NSPIRE requires smoke alarms in/near sleeping areas and on each level); GFCI protection at kitchen sink not confirmed from photos. There are slight ceiling bulges in living area (possible past water intrusion) that should be verified. Given those unknowns and the likely need to install/verify alarms and GFCIs, risk is moderate."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Electrical / Plumbing / Roof)",
"score": 58.0,
"rationale": "Roof reported replaced in 2023 (positive, reduces roof-leak risk). Floor vents visible indicating central HVAC distribution, but the listing explicitly references a quote to install a new HVAC unit with seller contribution — this implies the current HVAC is likely non-operational or near end-of-life and will likely require replacement (major cost/inspection item). Electrical panel and water heater are not shown; no visible active electrical hazards in living areas. Plumbing fixtures (kitchen sink, faucet) appear intact; bathrooms were not photographed so plumbing/hot water cannot be fully confirmed. Because of probable HVAC replacement and unknowns on electrical panel and water heater, score reflects moderate system risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "Exterior brick porch, siding, and foundation vents look intact with no visible major foundation cracks. Long driveway and yard appear usable; no visible standing water or drainage problems in photos. Some peeling paint at eaves and trim, and vegetation near foundation should be trimmed. Chimney present but appears intact from photos. Overall exterior shows surface-level deferred maintenance rather than structural failure."
},
{
"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": [
"Probable HVAC non-functional or absent (listing explicitly references a quote to install new HVAC) — will cause inspection failure if no working heat/AC where required.",
"No visible smoke detectors or CO alarms in photos — missing required alarms is an immediate NSPIRE fail.",
"Ceiling undulations in living area suggesting past water intrusion (needs verification) — potential for hidden moisture or repair.",
"Peeling paint on exterior trim on a 1935-built house (potential lead-based paint risk) — requires evaluation and safe remediation if disturbed during repairs."
],
"confidence": 0.7,
"assumptions": [
"Listing note about a quote to install a new HVAC unit indicates the existing HVAC is likely non-operational or inadequate; the assessment assumes HVAC replacement is required or highly recommended.",
"No smoke detectors or carbon monoxide alarms are visible in the interior photos; assume they are either missing or not documented and would need verification/installation to meet NSPIRE.",
"Electrical panel, water heater, and GFCI receptacles are not shown; assume they exist but require inspection and potential minor remediation (GFCI installation at kitchen/bath as needed).",
"Bathrooms were not photographed; assume basic plumbing fixtures exist and function, but hot water and toilet condition must be verified.",
"Ceiling surface undulations are assumed to be minor plaster/paint defects or past repaired leaks; no active leak was observed in photos, and the 2023 roof replacement reduces likelihood of active roof leaks.",
"Exterior peeling paint on trim could be lead-based paint risk because house was built in 1935; assume lead-risk protocols may apply and should be evaluated before tenant occupancy."
],
"overall_score": 68.0,
"rubric_version": "nsPIRE-2026-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2610 Avenue I, Birmingham, AL, 35218",
"aggregate": {
"summary": "This 1935 single-family shows solid bones: a 2023 roof, intact hardwood floors, clean interior paint, and a functional-feeling kitchen with appliances present. Primary inspection risk is mechanical — seller documentation shows a quote to install a new HVAC unit (seller offering partial contribution), which strongly suggests the heating/AC is not currently operational. Several NSPIRE safety items are not visible in photos (smoke/CO alarms, GFCI outlets) and the front steps have only one handrail. With a working HVAC installed, addition of proper smoke/CO detectors, GFCIs where required, and a few minor exterior and safety fixes, the home would likely pass an initial Housing Choice Voucher/NSPIRE inspection within 30–60 days. As-is there is a moderate risk of initial inspection failure because of the likely missing/failed heating system and absent documented detectors.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 73.0,
"rationale": "Interior photos show clean, recently painted rooms, intact hardwood floors, functional-looking kitchen cabinets and counter, and presence of stove and refrigerator — all reduce capital work. Exterior porch and masonry look solid. Visible minor issues: peeling paint at eaves, some ceiling surface rippling/staining (cosmetic or prior water intrusion), and worn front steps/handrail on one side only. Overall mostly cosmetic and moderate repairs; missing or replacement HVAC (see systems) lowers turnkey readiness but is primarily a mechanical/capital item rather than cosmetic."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 76.0,
"rationale": "Exterior brick porch and siding appear generally intact and the lot/driveway are serviceable. Driveway is gravel and usable. No obvious foundation sagging or large cracks shown, and no standing water observed. Some paint peeling on eaves and minor trim decay visible — would need scraping/paint. Landscaping is overgrown near foundation in spots which could be cleared. No visible infestation evidence. Overall exterior is serviceable with moderate maintenance needed."
},
{
"key": "rental_history_activity",
"label": "Recent rental / occupancy evidence (last 5 years) - bonus",
"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": 47.3,
"rationale": "Several NSPIRE safety items cannot be confirmed from photos: no smoke detectors or CO alarms visible, no GFCI outlets visible at kitchen sink, and no clear evidence of properly located smoke/CO devices. Exterior front steps only have a single metal handrail on the right — stairs may require a second/continuous handrail depending on local code. Ceiling ripple/staining may indicate prior water intrusion (needs verification). Entry door has a security screen and deadbolt appears present. No exposed wiring or obvious electrical hazards seen. HVAC/heating appears to be non-operational or removed (seller quote for new unit), which would be an inspection failure if heating is not functioning at move-in. These unknowns and the likely absent/failed heating system produce moderate-to-high NSPIRE risk."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof/HVAC/electrical/plumbing)",
"score": 46.0,
"rationale": "Roof is recently replaced (2023) — strong positive. However listing states a quote/invoice to install a new HVAC unit with seller contribution, which indicates the heating/cooling system likely needs replacement or is non-operational now; lack of an operational heating system is a major systems failure for NSPIRE. No water heater, furnace, or exterior condenser shown; plumbing fixtures seen (kitchen sink) but hot water availability not confirmed. Electrical appears intact with floor vents and receptacles visible, and no exposed wiring in photos, but the main panel location/condition and GFCI presence are not shown. Overall: roof good, but HVAC deficiency drives the lower score."
}
],
"red_flags": [
"No visible operational HVAC / listing shows quote to install new unit (likely fails heating requirement).",
"No visible smoke detectors or carbon monoxide alarms in photos (NSPIRE fail if missing).",
"Ceiling rippling / staining in living area — possible prior water intrusion that needs verification.",
"Only one handrail on front steps; missing/insufficient handrail may be cited depending on local code/risers.",
"House built 1935 — peeling exterior paint at eaves could be lead-based paint hazard unless tested/abated."
],
"confidence": 0.78,
"assumptions": [
"The listing note and invoice/quote for a new HVAC means the current HVAC is non-operational or insufficient; assume heating/AC needs replacement or repair.",
"No smoke detectors or CO alarms are present or installed to standard locations unless they are behind blinds or otherwise out of photo frame.",
"GFCI protection at kitchen sink and bathroom outlets is not present or not visible; assume verification/installation required.",
"No interior electrical panel condition or deficiencies were visible in photos; assume panel is present but unverified.",
"No active roof leaks are present due to a 2023 roof replacement, but ceiling ripples/stains indicate prior leakage that appears repaired cosmetically.",
"Appliances shown (stove and refrigerator) are present and operable, but condition/function should be verified at inspection.",
"Bedrooms have adequate egress windows although exact measurements are not confirmed from photos."
],
"score_method": "mean_of_criteria",
"overall_score": 60.3,
"rubric_version": "ns_prep_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8806514962"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.