Property ID: 8811401875
1105 Rainbow Dr NE, Birmingham, AL, 35215
Birmingham, AL
Money Down: $31,200
CoC Return: 12.61%
Monthly Cash Flow: $328
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$26,000
Closing Costs
$5,200
Total Down
$31,200
Investment Snapshot
Purchase Price
$130,000
Money Down
$31,200
Cash-on-Cash Return
12.61%
Rent
$1,291
Monthly Cash Flow
$328
Annual Cash Flow
$3,933
Debt Service / Mo
$692
Property Tax / Mo
$64
Insurance / Mo
$78
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,291
Payment Standard
$1,738
Rent
$1,291
Insurance
$78
Property Tax
$64
Management
$129
Utilities Allowance
$447
NOI (Monthly)
$1,020
Debt Service
$692
Cash Flow After Debt
$328
Quality Score: 73.60%
Confidence: 89.00%
Based on exterior photos and the listing text, this brick single‑story rental appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with routine checks and minor fixes. Strengths: newer-looking roof, intact brick envelope, updated interior per listing, tenant-occupied. Key unknowns that could affect passability are presence/placement of smoke/CO detectors, GFCI protection, interior electrical panel condition, and confirmation of working HVAC/hot water. Overall the property presents low-to-moderate inspection risk and should be rent-ready within 30 days assuming standard interior maintenance and installation/verification of required detectors and any missing minor items.
Section 8 Payment Standard
$1,738
Utility Allowance Total
$447
Guaranteed Section 8 Rent (PS - Utilities)
$1,291
Property Management
$129
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$130,000
Beds
3
Baths
2
Living Area
1,392 sqft
Lot Size
13,068 sqft
Year Built
1966
Days on Market
34
Capital Outlay
$31,200
Debt Service
$692
Property Tax / Mo
$64
Insurance / Mo
$78
Property Description
OWNER OCCUPANT OR INVESTOR OPPORTUNITY. Turnkey property with tenant-occupied, income-producing property offered as part of a portfolio of 4 properties, or available for individual purchase. This full brick 1-story home located in a quite neighborhood, features 3 bedrooms and 2 bathrooms with almost 1,400 sqft of living space. Updated kitchen, hall bath, master bath, laundry room, large bonus room with walk in closet that could be a needed 4th bedroom/office. This home also feature a fabulous screened in porch and fenced back yard. Currently leased for $1,300, lease end 03/30/2026. Do not disturb tenant. Showings by appointment only.
Utility Allowances
Heating
$38
Property has natural gas heating. Selected the 'N'Gas: Spire' option as a common provider, yielding a $38 allowance.
Cooking
$21
Property has an electric stove. Selected the 'Elec: Ala Power' option as a common provider, yielding a $21 allowance.
Water Heating
$35
Property has a gas water heater. Selected the 'N'Gas: Spire' option as a common provider, yielding a $35 allowance.
Cooling
$22
Property has electric central air. Selected the 'A/C: Alabama Power' option as a common provider, yielding a $22 allowance.
Other Electric
$68
This covers general electricity usage. Selected the 'Lights, Ref, Etc.: Ala Power' option as a common provider, yielding a $68 allowance.
Water
$78
Property has public water in Birmingham. Selected the 'Water: Birmingham' option, yielding a $78 allowance.
Sewer
$151
Property is connected to public sewer. The schedule provides a fixed allowance of $151 for a 3-bedroom unit.
Trash Collection
$20
Inferred for a single-family home. Selected 'Jefferson City (Once per week)' as a reasonable default for Jefferson County, yielding a $20 allowance.
Refrigerator
$8
The property info does not state a refrigerator is included. Allowance for a tenant-owned appliance is $8.
Range/Microwave
$6
The property info does not state a microwave is included. Allowance for a tenant-owned appliance is $6.
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$783
DP3 Annual Estimate$1,090
DP1 Monthly Equivalent$65
DP3 Monthly Equivalent$91
Replacement Value$99,500
Basis1,392 sqft / 1966
Nearby Houses
Photo unavailable
1109 Kawanda Ln
sold · 0.02 mi
Price: $165,000
3 bd / 2 ba · 1,674 sqft
Latest sale: $165,000 on Sep 08, 2022
Latest rent: —
Photo unavailable
1105 Kawanda Ln
sold · 0.03 mi
Price: $20,940
3 bd / 2 ba · 1,107 sqft
Latest sale: $20,940 on Nov 07, 2025
Latest rent: —
Photo unavailable
1114 Rainbow Dr NE
off_market · 0.03 mi
Price: $1,265
3 bd / 2 ba · 1,025 sqft
Latest sale: $44,000 on Feb 22, 2017
Latest rent: $1,260 on Aug 09, 2024
Photo unavailable
224 Cheyenne Dr
sold · 0.03 mi
Price: $145,000
3 bd / 2 ba · 1,025 sqft
Latest sale: $145,000
Latest rent: —
Photo unavailable
228 Cheyenne Blvd
sold · 0.03 mi
Price: $104,900
3 bd / 2 ba · 1,026 sqft
Latest sale: $104,900 on Sep 18, 2020
Latest rent: $1,095 on Nov 19, 2024
Photo unavailable
1108 Kawanda Ln
sold · 0.06 mi
Price: $83,000
3 bd / 2 ba · 1,323 sqft
Latest sale: $83,000 on May 30, 2023
Latest rent: $795 on Sep 18, 2017
Photo unavailable
1104 Cheyenne Blvd
sold · 0.06 mi
Price: $104,500
3 bd / 2 ba · 1,340 sqft
Latest sale: $104,500 on Mar 10, 2021
Latest rent: —
Photo unavailable
1121 Rainbow Dr NE
sold · 0.06 mi
Price: $97,500
3 bd / 2 ba · 1,431 sqft
Latest sale: $97,500 on Sep 04, 2020
Latest rent: —
Photo unavailable
1116 Cheyenne Blvd
sold · 0.06 mi
Price: $100,000
3 bd / 2 ba · 1,025 sqft
Latest sale: $100,000 on Oct 04, 2024
Latest rent: $1,295 on Oct 30, 2024
Photo unavailable
1100 Kawanda Ln
sold · 0.06 mi
Price: $99,000
3 bd / 2 ba · 1,053 sqft
Latest sale: $99,000 on Nov 13, 2020
Latest rent: —
Photo unavailable
1127 Kawanda Ln
sold · 0.07 mi
Price: $100,000
3 bd / 2 ba · 1,399 sqft
Latest sale: $100,000 on Dec 17, 2024
Latest rent: —
Photo unavailable
217 Cheyenne Blvd
sold · 0.07 mi
Price: $152,900
3 bd / 2 ba · 1,602 sqft
Latest sale: $152,900 on Mar 21, 2022
Latest rent: —
Photo unavailable
1131 Kawanda Ln
sold · 0.08 mi
Price: $88,900
3 bd / 1 ba · 1,008 sqft
Latest sale: $88,900 on Dec 04, 2018
Latest rent: $885 on Dec 06, 2018
Photo unavailable
209 Cheyenne Blvd
sold · 0.09 mi
Price: $86,370
3 bd / 2 ba · 1,527 sqft
Latest sale: $86,370 on Sep 06, 2024
Latest rent: $1,590 on May 11, 2023
Photo unavailable
1105 Cheyenne Blvd
sold · 0.09 mi
Price: $89,500
3 bd / 2 ba · 1,370 sqft
Latest sale: $89,500 on Jun 29, 2018
Latest rent: $1,350 on Nov 20, 2023
Photo unavailable
1128 Cheyenne Blvd
sold · 0.09 mi
Price: $144,250
4 bd / 2 ba · 1,992 sqft
Latest sale: $144,250 on Sep 15, 2025
Latest rent: $950 on Oct 22, 2020
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior is in generally good condition consistent with the listing statement of 'updated kitchen' and 'updated baths'.
- Tenant occupancy indicates functioning HVAC, hot water, and basic plumbing; no evidence of active leaks or utility shutoffs.
- Roof shingles visible in photos are relatively new and not leaking.
- Smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in photos and are assumed not verified — these would need to be confirmed or installed.
- No major unseen structural issues (foundation movement, severe mold, collapsed ceilings) exist because exterior does not show indicators of those failures.
- Driveway, porch steps, and porch rise are below thresholds that would require handrails; if interior/exterior rises exceed code, handrails may be needed.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $748 | $113,100 | $22,620 |
| 2023 | $804 | $120,700 | $12,080 |
| 2022 | $705 | $107,200 | $10,720 |
| 2021 | $376 | $61,800 | $6,180 |
| 2020 | $347 | $57,800 | $5,780 |
| 2019 | $347 | $57,800 | $5,780 |
| 2018 | $290 | $49,900 | $5,000 |
| 2017 | $290 | $49,900 | $5,000 |
| 2016 | $290 | $49,900 | $5,000 |
| 2015 | $290 | $49,900 | $5,000 |
| 2013 | $262 | $47,400 | $4,740 |
| 2012 | $306 | $53,700 | $5,370 |
| 2011 | $403 | $67,600 | $6,760 |
| 2010 | $403 | $67,600 | $6,760 |
| 2009 | $403 | $67,600 | $6,760 |
| 2008 | $411 | $68,800 | $6,880 |
| 2007 | $405 | $68,000 | $6,800 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2024-05-08 | Sold | $117,000 |
| 2021-02-26 | Sold | $87,500 |
| 2004-01-02 | Sold | $68,900 |
Photo Gallery
Show raw JSON (debug)
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"total": 57800,
"building": 44200
},
"assessment": {
"land": null,
"total": 5780,
"building": null
}
},
{
"tax": 290,
"year": 2018,
"market": {
"land": 13600,
"total": 49900,
"building": 36300
},
"assessment": {
"land": null,
"total": 5000,
"building": null
}
},
{
"tax": 290,
"year": 2017,
"market": {
"land": 13600,
"total": 49900,
"building": 36300
},
"assessment": {
"land": null,
"total": 5000,
"building": null
}
},
{
"tax": 290,
"year": 2016,
"market": {
"land": 13600,
"total": 49900,
"building": 36300
},
"assessment": {
"land": null,
"total": 5000,
"building": null
}
},
{
"tax": 290,
"year": 2015,
"market": {
"land": 13600,
"total": 49900,
"building": 36300
},
"assessment": {
"land": null,
"total": 5000,
"building": null
}
},
{
"tax": 262,
"year": 2013,
"market": {
"land": 13600,
"total": 47400,
"building": 33800
},
"assessment": {
"land": null,
"total": 4740,
"building": null
}
},
{
"tax": 306,
"year": 2012,
"market": {
"land": 13600,
"total": 53700,
"building": 40100
},
"assessment": {
"land": 1360,
"total": 5370,
"building": 4010
}
},
{
"tax": 403,
"year": 2011,
"market": {
"land": 26800,
"total": 67600,
"building": 40800
},
"assessment": {
"land": 2680,
"total": 6760,
"building": 4080
}
},
{
"tax": 403,
"year": 2010,
"market": {
"land": 26800,
"total": 67600,
"building": 40800
},
"assessment": {
"land": 2680,
"total": 6760,
"building": 4080
}
},
{
"tax": 403,
"year": 2009,
"market": {
"land": 26800,
"total": 67600,
"building": 40800
},
"assessment": {
"land": 2680,
"total": 6760,
"building": 4080
}
},
{
"tax": 411,
"year": 2008,
"market": {
"land": 26800,
"total": 68800,
"building": 42000
},
"assessment": {
"land": 2680,
"total": 6880,
"building": 4200
}
},
{
"tax": 405,
"year": 2007,
"market": {
"land": 26800,
"total": 68000,
"building": 41200
},
"assessment": {
"land": 2680,
"total": 6800,
"building": 4120
}
}
],
"property_history": [
{
"date": "2026-01-13",
"price": 130000,
"listing": {
"status": "for_sale",
"list_date": "2026-01-13T00:54:33Z",
"list_price": 130000,
"listing_id": "2990217064",
"last_update_date": "2026-02-16T02:02:00Z",
"last_status_change_date": "2026-01-13T00:54:33Z"
},
"event_name": "Listed",
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"source_name": "GreaterAlabamaMLS",
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"source_listing_id": "21440650",
"price_change_percentage": "+11.11%"
},
{
"date": "2024-05-08",
"price": 117000,
"listing": {
"status": "sold",
"list_date": "2024-04-09T14:34:52Z",
"list_price": 120000,
"listing_id": "2965937513",
"last_update_date": "2024-05-10T12:00:18Z",
"last_status_change_date": "2024-05-10T12:20:24Z"
},
"event_name": "Sold",
"price_sqft": 84.05172413793103,
"source_name": "GreaterAlabamaMLS",
"price_change": -3000,
"days_after_listed": "29 days",
"source_listing_id": "21382130",
"price_change_percentage": "-2.50%"
},
{
"date": "2024-04-09",
"price": 120000,
"listing": {
"status": "sold",
"list_date": "2024-04-09T14:34:52Z",
"list_price": 120000,
"listing_id": "2965937513",
"last_update_date": "2024-05-10T12:00:18Z",
"last_status_change_date": "2024-05-10T12:20:24Z"
},
"event_name": "Listed",
"price_sqft": 86.20689655172414,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21382130",
"price_change_percentage": "+37.14%"
},
{
"date": "2021-02-26",
"price": 87500,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Sold",
"price_sqft": 62.85919540229885,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": "-23.85%"
},
{
"date": "2021-02-15",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Relisted",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2021-02-13",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Listing removed",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2021-02-08",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Relisted",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2021-02-03",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Listing removed",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2021-01-26",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Listing removed",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2021-01-25",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Relisted",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2021-01-20",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Listing removed",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "245 days",
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2020-10-27",
"price": 99900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Price Changed",
"price_sqft": 71.76724137931035,
"source_name": "GreaterAlabamaMLS",
"price_change": -6000,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2020-09-10",
"price": 105900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Price Changed",
"price_sqft": 76.07758620689656,
"source_name": "GreaterAlabamaMLS",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2020-07-17",
"price": 109900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Price Changed",
"price_sqft": 78.95114942528735,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": null
},
{
"date": "2020-05-20",
"price": 114900,
"listing": {
"status": "sold",
"list_date": "2020-05-20T18:59:05Z",
"list_price": 99900,
"listing_id": "2916421166",
"last_update_date": "2021-03-02T02:50:36Z",
"last_status_change_date": "2021-02-27T03:21:26Z"
},
"event_name": "Listed",
"price_sqft": 82.54310344827586,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "883768",
"price_change_percentage": "+66.76%"
},
{
"date": "2003-12-30",
"price": 68900,
"listing": {
"status": "sold",
"list_date": "2003-08-22T07:00:00Z",
"list_price": 64900,
"listing_id": "542550791",
"last_update_date": "2003-12-31T22:59:12Z",
"last_status_change_date": "2003-12-30T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 4000,
"days_after_listed": "130 days",
"source_listing_id": "214177",
"price_change_percentage": "+6.16%"
},
{
"date": "2003-08-22",
"price": 64900,
"listing": {
"status": "sold",
"list_date": "2003-08-22T07:00:00Z",
"list_price": 64900,
"listing_id": "542550791",
"last_update_date": "2003-12-31T22:59:12Z",
"last_status_change_date": "2003-12-30T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "214177",
"price_change_percentage": "+41.39%"
},
{
"date": "1979-10-01",
"price": 45900,
"listing": null,
"event_name": "Sold",
"price_sqft": 32.974137931034484,
"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": "Issued",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Sep 8, 2003",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8811401875",
"generated_at": "2026-02-16T03:03:53.780169Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 73.6
},
"utility_allowance": {
"zip_code": "35215",
"home_photo": "https://ap.rdcpix.com/333f55308fc0464a631e369f6eb3b1bel-m2917774564s-w1280.jpg",
"rent_price": 1291.0,
"loan_amount": 104000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1105-Rainbow-Dr-NE_Birmingham_AL_35215_M88114-01875",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 130000.0,
"loan_term_years": 30,
"annual_cash_flow": 12235.86,
"mortgage_monthly": 691.91,
"payment_standard": 1738.0,
"total_amount_out": 26000.0,
"additional_photos": [
"https://ap.rdcpix.com/333f55308fc0464a631e369f6eb3b1bel-m331065896s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 78.04,
"monthly_cash_flow": 1019.65,
"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 natural gas heating. Selected the 'N'Gas: Spire' option as a common provider, yielding a $38 allowance.",
"utility": "Heating",
"allowance": 38
},
{
"note": "Property has an electric stove. Selected the 'Elec: Ala Power' option as a common provider, yielding a $21 allowance.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property has a gas water heater. Selected the 'N'Gas: Spire' option as a common provider, yielding a $35 allowance.",
"utility": "Water Heating",
"allowance": 35
},
{
"note": "Property has electric central air. Selected the 'A/C: Alabama Power' option as a common provider, yielding a $22 allowance.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "This covers general electricity usage. Selected the 'Lights, Ref, Etc.: Ala Power' option as a common provider, yielding a $68 allowance.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Property has public water in Birmingham. Selected the 'Water: Birmingham' option, yielding a $78 allowance.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property is connected to public sewer. The schedule provides a fixed allowance of $151 for a 3-bedroom unit.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Inferred for a single-family home. Selected 'Jefferson City (Once per week)' as a reasonable default for Jefferson County, yielding a $20 allowance.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "The property info does not state a refrigerator is included. Allowance for a tenant-owned appliance is $8.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property info does not state a microwave is included. Allowance for a tenant-owned appliance is $6.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.47,
"down_payment_amount": 26000.0,
"property_tax_annual": 770.44,
"property_tax_monthly": 64.2,
"property_tax_increase": 0.03,
"utility_allowance_total": 447.0,
"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": 3932.88,
"property_management_monthly": 129.1,
"monthly_cash_flow_after_debt": 327.74,
"cash_on_cash_return_after_debt": 0.15
},
"section8_assessment": {
"runs": [
{
"summary": "Based on exterior photos and the listing text, this brick single‑story rental appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with routine checks and minor fixes. Strengths: newer-looking roof, intact brick envelope, updated interior per listing, tenant-occupied. Key unknowns that could affect passability are presence/placement of smoke/CO detectors, GFCI protection, interior electrical panel condition, and confirmation of working HVAC/hot water. Overall the property presents low-to-moderate inspection risk and should be rent-ready within 30 days assuming standard interior maintenance and installation/verification of required detectors and any missing minor items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 80.0,
"rationale": "Exterior photos show a well-kept full-brick one-story with an apparently recently replaced roof, intact windows and shutters, and an intact front porch. Listing states 'updated kitchen, hall bath, master bath, laundry room' and 'turnkey' and tenant-occupied, which supports a relatively move-in condition. Visible deferred maintenance is limited to yard cleanup (leaf litter, some debris) and minor cosmetic wear on porch/trim. No major cosmetic failures, missing structural elements, or collapsed features visible. Missing interior photos prevent confirmation of some small cosmetic items (paint, outlet covers), so a small deduction applied."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No life‑threatening hazards are visible from exterior photos: no collapsed ceilings, no visible standing water, no obvious exposed wiring, and the foundation and roofline appear even. However, critical NSPIRE items (smoke and carbon monoxide detectors, GFCI outlets, interior electrical panel condition, hot water, and bedroom egress window compliance) cannot be verified from photos. The listing indicates active tenancy and updated baths/kitchen which lowers immediate risk, but unknown detector presence and lack of interior inspection reduce score. Exterior shows a tree close to the roof and a utility/marker pole leaning near the yard which are potential safety/maintenance concerns but not immediate inspection killers."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 70.0,
"rationale": "Visible systems evidence is limited: roof shingles appear new or in good condition (positive), and the property is currently leased (suggesting functioning HVAC, plumbing, and hot water). An electrical meter and service conduit are visible on the side of the house but interior panel condition is unknown. No visible sagging, major roof failure, or drainage collapse noted. Because HVAC, water heater, electrical panel and plumbing operation cannot be visually confirmed, a conservative score is used despite the positive indicators."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and curb appeal",
"score": 75.0,
"rationale": "Brick exterior appears intact with no visible large cracks; windows and shutters are present and the screened porch and fenced backyard are positive features. Driveway is serviceable though aged; yard needs cleanup (leaf and debris accumulation). Large mature trees are close to the house which increases potential for roof/leaf/culprit drainage issues over time. No visible evidence of infestation or major foundation exposure, but foliage and debris near foundation warrant routine clearance."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Interior is in generally good condition consistent with the listing statement of 'updated kitchen' and 'updated baths'.",
"Tenant occupancy indicates functioning HVAC, hot water, and basic plumbing; no evidence of active leaks or utility shutoffs.",
"Roof shingles visible in photos are relatively new and not leaking.",
"Smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in photos and are assumed not verified — these would need to be confirmed or installed.",
"No major unseen structural issues (foundation movement, severe mold, collapsed ceilings) exist because exterior does not show indicators of those failures.",
"Driveway, porch steps, and porch rise are below thresholds that would require handrails; if interior/exterior rises exceed code, handrails may be needed."
],
"overall_score": 74.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the property appears largely turnkey for Section 8/NSPIRE inspection with a recent-looking roof, intact brick exterior, and listing-reported interior updates. Major safety or structural red flags are not visible in photos. Primary inspection risks remain unknown interior items: smoke/CO detector placement, GFCI outlets, plumbing/hot water function, and full electrical condition. With modest interior verification and small repairs (detector installation, outlet/GFCI checks, minor trim/paint, yard cleanup), this property is likely to pass an initial HCV inspection within 1–4 weeks after any minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show a well-kept full-brick single-story with a recently replaced-looking shingle roof, intact windows, and an intact front porch. Visible deferred maintenance is limited to cosmetic issues: leaf accumulation in yard, minor driveway cracking/staining, weathering/peeling paint on trim/columns, and general porch/landscaping cleanup. Listing states updated kitchen and baths which reduces interior repair risk. Missing appliances are not visible and tenant-occupied status suggests appliances present. Overall, mostly minor/cosmetic repairs expected; no visible major interior structural damage from provided images."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk (NSPIRE)",
"score": 70.0,
"rationale": "No obvious life‑threatening hazards visible: no collapsed ceilings, no standing water, no exposed wiring observed on exterior, and entry door appears solid. Electrical meter and service appear present. Because interior photos are not provided, presence and placement of smoke/CO detectors, GFCI protection, and egress window clearances cannot be visually confirmed; listing updates suggest these may be addressed but cannot be guaranteed. Trees close to the house and exterior trim wear are noted but not immediate code failures. Conservative deduction applied for unknowns (smoke/CO, GFCI, outlet covers, egress)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 70.0,
"rationale": "Roof appears recently reroofed and in good condition from exterior photos. Electrical service and meter are present. No obvious HVAC or water heater failures visible in photos; an exterior condenser is likely present near the side of the house (partially visible near trash cans) and the listing indicates tenant-occupied/upgraded interiors, which implies functioning heating/cooling and plumbing. Because interior inspection and mechanical system documentation are unavailable, moderate uncertainty remains for plumbing, water heater, and full electrical condition, so a cautious score is used."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Brick exterior and foundation appear intact with no visible large cracks or settlement in provided images. Front porch and columns are standing and usable. The property has a fenced backyard and screened porch (per listing). Driveway shows typical age-related cracking and staining. Yard needs cleanup; large trees are close to the house which may create future roof/gutter/roots maintenance needs but present no immediate visible failure. No evidence of infestation or significant exterior neglect in photos."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior has functioning smoke detectors and CO detectors are installed where required or will be installed prior to inspection (not visible in photos).",
"Kitchen and bathrooms are updated and contain necessary fixtures and appliances (listing states updated; tenant-occupied suggests appliances present).",
"Central HVAC and hot water are present and operational (likely given tenant occupancy and regional expectations; a condenser appears near the side in photos).",
"No active roof leaks or interior water intrusion despite limited interior photo access—roof appears recently replaced from exterior photos.",
"Electrical panel is intact and not presenting exposed wiring hazards (meter and service visible exteriorly).",
"Bedrooms have required egress windows (not pictured but typical for a 1966 1‑story home that has been maintained/updated)."
],
"overall_score": 78.0,
"rubric_version": "1.0"
},
{
"summary": "Based on exterior photos and the listing, this full-brick 3 bed / 2 bath ranch appears generally sound and likely to pass an initial HCV/NSPIRE inspection after a standard pre-move-in check. The roof and exterior brickwork look good, and the listing reports updated kitchen and baths and an active lease, which support a turnkey designation. Unknown interior items (smoke/CO detectors, GFCI outlets, hot water, interior electrical/plumbing conditions, and egress window compliance) create inspection risk that should be confirmed during an inspection. Expected work to reach full compliance would likely be minor (install/verify detectors, GFCIs, address cosmetic trim/paint, driveway/yard cleanup). Overall readiness: minor repairs; likely rent-ready within 30 days with quick interior verification and minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.0,
"rationale": "Exterior photos show a full-brick single-story home with generally intact brickwork, a recently shingled roof (no obvious sag or missing shingles), and a maintained front porch. Minor deferred maintenance visible: peeling/aged paint on porch columns/trim, stained driveway, some yard debris and leaf buildup. Listing states updated kitchen and baths and tenant-occupied turnkey condition which supports a higher score. No interior photos to confirm flooring, drywall or appliance condition; missing appliances cannot be confirmed but listing describes tenant-occupied income-producing property. Overall condition appears good with mainly cosmetic items and typical turnover cleaning/repairs expected."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code compliance risk",
"score": 70.0,
"rationale": "No immediate life-threatening hazards visible from exterior: no collapsed ceilings, no visible major foundation movement, no standing water, and entry appears secure. However most NSPIRE safety items (smoke/CO detectors, GFCI outlets, egress window compliance, intact handrails, plumbing hot water, presence/function of smoke/CO detectors) cannot be confirmed from exterior photos. Electrical meter is present and exterior wiring appears typical; a support/utility pole and cables near the side are visible but not evidently damaged. Because critical safety items are unverified, score is reduced to reflect inspection risk despite lack of visible hazards."
},
{
"key": "systems_mechanical",
"label": "Major systems (roof, HVAC, electrical, plumbing)",
"score": 72.0,
"rationale": "Roof shingles appear recent and in good visual condition with no obvious leaks or sagging. An exterior meter and what appears to be an outdoor HVAC pad/unit (near right side) are present in photos, suggesting central HVAC and active electrical service. Plumbing, water heater, and interior systems cannot be visually confirmed; listing indicates tenant-occupied with updated bathrooms which implies functioning plumbing and hot water. Because interior/system verification is not possible from photos, moderate score assigned but roof and exterior system indicators are positive."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Brick exterior appears structurally sound; windows and shutters intact (some cosmetic wear). Driveway shows cracking and staining; yard has leaf litter and needs basic maintenance. Fenced backyard and screened porch are mentioned in listing (not clearly visible in supplied photos) which are positives for tenant use and safety. Large mature trees are close to the house which increases risk of limb damage and debris on roof but no immediate damage visible. Overall exterior/site is serviceable with routine maintenance recommended."
}
],
"red_flags": [],
"confidence": 0.55,
"assumptions": [
"Listing statement that property is 'tenant-occupied' and 'turnkey' is accurate and indicates functioning kitchen/bath systems.",
"Roof appearance in photos reflects a recently replaced or well-maintained roof with no active leaks.",
"An outdoor HVAC condenser or pad is present and functional (inferred from side-of-house equipment visible near trash cans).",
"Smoke and carbon monoxide detectors, GFCI protection and other interior safety items are not visible in photos and therefore not confirmed.",
"No major hidden structural issues (foundation failure, collapsed ceilings, severe mold) exist because there are no exterior visual indicators of such conditions; this is an inference and would need interior verification.",
"Fenced backyard and screened porch mentioned in listing are present as stated, though not fully visible in provided photos."
],
"overall_score": 79.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1105 Rainbow Dr NE, Birmingham, AL, 35215",
"aggregate": {
"summary": "Based on exterior photos and the listing text, this brick single‑story rental appears largely turnkey and likely to pass an initial HCV/NSPIRE inspection with routine checks and minor fixes. Strengths: newer-looking roof, intact brick envelope, updated interior per listing, tenant-occupied. Key unknowns that could affect passability are presence/placement of smoke/CO detectors, GFCI protection, interior electrical panel condition, and confirmation of working HVAC/hot water. Overall the property presents low-to-moderate inspection risk and should be rent-ready within 30 days assuming standard interior maintenance and installation/verification of required detectors and any missing minor items.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repair needs",
"score": 77.7,
"rationale": "Exterior photos show a well-kept full-brick one-story with an apparently recently replaced roof, intact windows and shutters, and an intact front porch. Listing states 'updated kitchen, hall bath, master bath, laundry room' and 'turnkey' and tenant-occupied, which supports a relatively move-in condition. Visible deferred maintenance is limited to yard cleanup (leaf litter, some debris) and minor cosmetic wear on porch/trim. No major cosmetic failures, missing structural elements, or collapsed features visible. Missing interior photos prevent confirmation of some small cosmetic items (paint, outlet covers), so a small deduction applied."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site, and curb appeal",
"score": 75.0,
"rationale": "Brick exterior appears intact with no visible large cracks; windows and shutters are present and the screened porch and fenced backyard are positive features. Driveway is serviceable though aged; yard needs cleanup (leaf and debris accumulation). Large mature trees are close to the house which increases potential for roof/leaf/culprit drainage issues over time. No visible evidence of infestation or major foundation exposure, but foliage and debris near foundation warrant routine clearance."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No life‑threatening hazards are visible from exterior photos: no collapsed ceilings, no visible standing water, no obvious exposed wiring, and the foundation and roofline appear even. However, critical NSPIRE items (smoke and carbon monoxide detectors, GFCI outlets, interior electrical panel condition, hot water, and bedroom egress window compliance) cannot be verified from photos. The listing indicates active tenancy and updated baths/kitchen which lowers immediate risk, but unknown detector presence and lack of interior inspection reduce score. Exterior shows a tree close to the roof and a utility/marker pole leaning near the yard which are potential safety/maintenance concerns but not immediate inspection killers."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 70.7,
"rationale": "Visible systems evidence is limited: roof shingles appear new or in good condition (positive), and the property is currently leased (suggesting functioning HVAC, plumbing, and hot water). An electrical meter and service conduit are visible on the side of the house but interior panel condition is unknown. No visible sagging, major roof failure, or drainage collapse noted. Because HVAC, water heater, electrical panel and plumbing operation cannot be visually confirmed, a conservative score is used despite the positive indicators."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Interior is in generally good condition consistent with the listing statement of 'updated kitchen' and 'updated baths'.",
"Tenant occupancy indicates functioning HVAC, hot water, and basic plumbing; no evidence of active leaks or utility shutoffs.",
"Roof shingles visible in photos are relatively new and not leaking.",
"Smoke detectors, carbon monoxide alarms, and GFCI outlets are not visible in photos and are assumed not verified — these would need to be confirmed or installed.",
"No major unseen structural issues (foundation movement, severe mold, collapsed ceilings) exist because exterior does not show indicators of those failures.",
"Driveway, porch steps, and porch rise are below thresholds that would require handrails; if interior/exterior rises exceed code, handrails may be needed."
],
"score_method": "mean_of_criteria",
"overall_score": 73.6,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8811401875"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.