Property ID: 8846639010
5717 Quincy Ct, Birmingham, AL, 35228
Birmingham, AL
Money Down: $14,760
CoC Return: 29.50%
Monthly Cash Flow: $363
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$12,300
Closing Costs
$2,460
Total Down
$14,760
Investment Snapshot
Purchase Price
$61,500
Money Down
$14,760
Cash-on-Cash Return
29.50%
Rent
$888
Monthly Cash Flow
$363
Annual Cash Flow
$4,354
Debt Service / Mo
$327
Property Tax / Mo
$63
Insurance / Mo
$46
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$888
Payment Standard
$1,265
Rent
$888
Insurance
$46
Property Tax
$63
Management
$89
Utilities Allowance
$377
NOI (Monthly)
$690
Debt Service
$327
Cash Flow After Debt
$363
Quality Score: 71.80%
Confidence: 85.00%
This 2BR/1BA single-family appears largely turnkey for Section 8 with recent updates (interior paint, countertops, windows, hot water heater, sewer line, metal roof). Primary inspection risks are missing kitchen appliances (range/refrigerator), likely lack of GFCI-protected kitchen outlets, and no visible HVAC equipment in photos (operability should be confirmed). Exterior, foundation, and roof appear sound. With installation of required appliances, verification/installation of GFCI(s) and CO detector if needed, and confirmation that heating is operational, the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.
Section 8 Payment Standard
$1,265
Utility Allowance Total
$377
Guaranteed Section 8 Rent (PS - Utilities)
$888
Property Management
$89
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$61,500
Beds
2
Baths
1
Living Area
720 sqft
Lot Size
9,148 sqft
Year Built
1952
Days on Market
93
Capital Outlay
$14,760
Debt Service
$327
Property Tax / Mo
$63
Insurance / Mo
$46
Property Description
Move-in Ready and Perfect for Investors! This charming home has had meaningful updates, including a new hot water heater, kitchen flooring, windows, and PVC sewer line to the street (all completed in 2019). In 2025, it received fresh interior paint and new countertops, giving it an updated, clean feel throughout. With low-maintenance features like a metal roof and vinyl siding, this property makes an excellent addition to any rental portfolio. Area rents typically range from $700-$800, offering strong investment potential. Whether you're looking to expand your holdings or purchase a reliable income-producing property, this home is ready to go!
Utility Allowances
Heating: N'Gas: Spire
$31
Property has central heating. A 2003 gas permit suggests a gas line is available. 'Spire' is selected as a major local provider for natural gas.
Cooking: N'Gas: Mulga
$16
Cooking fuel is not specified. Natural gas is assumed due to the likely presence of a gas line. 'Mulga' is selected as it is the most expensive natural gas option on the schedule, per instructions.
Water Heating: Elec: Ala Power
$46
Property details explicitly state 'Electric Water Heater' and a new one was installed in 2019. 'Ala Power' is selected as a major regional provider.
Cooling
$0
Property details explicitly state 'Cooling Features: No Air'.
Other Electric: Lights, Ref, Etc.: Ala Power
$56
This covers baseline electricity usage. 'Ala Power' is selected for consistency as a major regional provider.
Water: Birmingham
$69
Property details state 'Water Source: Public Water'. The 'Birmingham' water option is selected based on the property's city.
Sewer
$125
Property details state 'Sewer: Connected'. The allowance is based on the fixed rate for a 2-bedroom unit from the schedule.
Trash Collection: Jefferson City (Once per week)
$20
Trash collection is assumed for a single-family home. 'Jefferson City' is selected as the most logical option for a property in Birmingham within Jefferson County, as 'Birmingham' is not an explicit option.
Refrigerator (Tenant-Owned)
$8
A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned.
Range/Microwave (Tenant-Owned)
$6
A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned.
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$428
DP3 Annual Estimate$679
DP1 Monthly Equivalent$36
DP3 Monthly Equivalent$57
Replacement Value$41,000
Basis720 sqft / 1952
Nearby Houses
Photo unavailable
5701 Quincy Ct
sold · 0.05 mi
Price: $26,000
3 bd / 1 ba · 720 sqft
Latest sale: $26,000 on Oct 24, 2018
Latest rent: —
Photo unavailable
5809 Court Q
sold · 0.07 mi
Price: $65,000
3 bd / 2 ba · 1,205 sqft
Latest sale: $65,000 on Apr 02, 2024
Latest rent: $1,200 on Apr 20, 2024
Photo unavailable
5800 Court Q
for_sale · 0.08 mi
Price: $115,000
3 bd / 1 ba · 1,024 sqft
Latest sale: $20,000 on Mar 07, 2019
Latest rent: —
Photo unavailable
5814 Court Q
sold · 0.10 mi
Price: $27,000
3 bd / 1 ba
Latest sale: $27,000 on Mar 07, 2016
Latest rent: —
Photo unavailable
5616 Court Q
sold · 0.11 mi
Price: $72,174
3 bd / 1 ba · 990 sqft
Latest sale: $72,174 on May 30, 2025
Latest rent: $895 on Mar 18, 2020
Photo unavailable
5825 Court Q
sold · 0.11 mi
Price: $23,000
2 bd / 1 ba · 720 sqft
Latest sale: $23,000 on Nov 19, 2021
Latest rent: $825 on May 13, 2022
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Listing is accurate: hot water heater replaced in 2019 and is functional.
- Metal roof and vinyl siding referenced in listing are in good condition as shown in exterior photos.
- Heating/AC system exists and is operable, but the unit(s) are not visible in photos; if absent or non-operational this will increase required repairs.
- No active roof leaks, severe mold, or hidden water intrusion beyond what is visible in photos.
- Electrical service is functional; the panel shown is intact and breakers operate normally (no visible hazardous wiring).
- Missing stove and refrigerator are intentional (not stolen/damaged) and will need to be provided prior to tenant move-in.
- Smoke detector seen is functional; additional detectors may be required in bedrooms per local code/NSPIRE placement.
- Kitchen outlets visible are standard outlets and likely not GFCI-protected — GFCI installation may be required to pass inspection.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $733 | $50,600 | $10,120 |
| 2023 | $733 | $50,600 | $10,120 |
| 2022 | $568 | $39,200 | $7,840 |
| 2021 | $568 | $39,200 | $7,840 |
| 2020 | $568 | $39,200 | $7,840 |
| 2019 | $568 | $39,200 | $7,840 |
| 2018 | $507 | $35,000 | $7,000 |
| 2017 | $507 | $35,000 | $7,000 |
| 2016 | $507 | $35,000 | $7,000 |
| 2015 | $484 | $33,400 | $6,680 |
| 2013 | $473 | $30,200 | $6,040 |
| 2012 | $473 | $33,000 | $6,600 |
| 2011 | $544 | $38,100 | $7,620 |
| 2010 | $650 | $45,700 | $9,140 |
| 2009 | $650 | $45,700 | $9,140 |
| 2008 | $769 | $54,300 | $10,860 |
| 2007 | $725 | $51,100 | $10,220 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2001-08-20 | Sold | $21,635 |
| 2000-09-01 | Sold | $8,000 |
Photo Gallery
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"price_sqft": 85.41666666666667,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21436852",
"price_change_percentage": null
},
{
"date": "2025-01-22",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2024-12-06T20:30:46Z",
"list_price": 68000,
"listing_id": "2975890945",
"last_update_date": "2024-12-07T01:12:26Z",
"last_status_change_date": "2025-01-22T07:54:32Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "47 days",
"source_listing_id": "21404384",
"price_change_percentage": null
},
{
"date": "2024-12-06",
"price": 68000,
"listing": {
"status": "off_market",
"list_date": "2024-12-06T20:30:46Z",
"list_price": 68000,
"listing_id": "2975890945",
"last_update_date": "2024-12-07T01:12:26Z",
"last_status_change_date": "2025-01-22T07:54:32Z"
},
"event_name": "Listed",
"price_sqft": 94.44444444444444,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21404384",
"price_change_percentage": null
},
{
"date": "2024-01-17",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2023-07-18T03:04:54Z",
"list_price": 71800,
"listing_id": "2957786792",
"last_update_date": "2023-12-13T20:52:35Z",
"last_status_change_date": "2024-01-17T07:54:49Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "183 days",
"source_listing_id": "1360049",
"price_change_percentage": null
},
{
"date": "2023-09-08",
"price": 71800,
"listing": {
"status": "off_market",
"list_date": "2023-07-18T03:04:54Z",
"list_price": 71800,
"listing_id": "2957786792",
"last_update_date": "2023-12-13T20:52:35Z",
"last_status_change_date": "2024-01-17T07:54:49Z"
},
"event_name": "Price Changed",
"price_sqft": 99.72222222222223,
"source_name": "GreaterAlabamaMLS",
"price_change": -700,
"days_after_listed": null,
"source_listing_id": "1360049",
"price_change_percentage": null
},
{
"date": "2023-07-18",
"price": 72500,
"listing": {
"status": "off_market",
"list_date": "2023-07-18T03:04:54Z",
"list_price": 71800,
"listing_id": "2957786792",
"last_update_date": "2023-12-13T20:52:35Z",
"last_status_change_date": "2024-01-17T07:54:49Z"
},
"event_name": "Listed",
"price_sqft": 100.69444444444444,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1360049",
"price_change_percentage": "+173.58%"
},
{
"date": "1980-12-17",
"price": 26500,
"listing": null,
"event_name": "Sold",
"price_sqft": 36.80555555555556,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1978-08-01",
"price": 24950,
"listing": null,
"event_name": "Sold",
"price_sqft": 34.65277777777778,
"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": "Oct 2, 2003",
"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": "Building permit",
"permit_effective_date": "Mar 14, 2002",
"permit_project_type_1": "Doors and windows",
"permit_project_type_2": "Siding",
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Building permit",
"permit_effective_date": "Jun 4, 1997",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Jan 13, 1997",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8846639010",
"generated_at": "2026-02-16T03:34:14.473904Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 71.8
},
"utility_allowance": {
"zip_code": "35228",
"home_photo": "https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m495912131s-w1280.jpg",
"rent_price": 888.0,
"loan_amount": 49200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/5717-Quincy-Ct_Birmingham_AL_35228_M88466-39010",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 61500.0,
"loan_term_years": 30,
"annual_cash_flow": 8281.91,
"mortgage_monthly": 327.33,
"payment_standard": 1265.0,
"total_amount_out": 12300.0,
"additional_photos": [
"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m2977758638s-w1280.jpg",
"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m2263191478s-w1280.jpg",
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"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m3136307233s-w1280.jpg",
"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m3480711105s-w1280.jpg",
"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m2277579865s-w1280.jpg",
"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m3783503603s-w1280.jpg",
"https://ap.rdcpix.com/d4d0da60564736de75b0ad080c19bc32l-m1906071230s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 46.12,
"monthly_cash_flow": 690.16,
"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. A 2003 gas permit suggests a gas line is available. 'Spire' is selected as a major local provider for natural gas.",
"utility": "Heating: N'Gas: Spire",
"allowance": 31
},
{
"note": "Cooking fuel is not specified. Natural gas is assumed due to the likely presence of a gas line. 'Mulga' is selected as it is the most expensive natural gas option on the schedule, per instructions.",
"utility": "Cooking: N'Gas: Mulga",
"allowance": 16
},
{
"note": "Property details explicitly state 'Electric Water Heater' and a new one was installed in 2019. 'Ala Power' is selected as a major regional provider.",
"utility": "Water Heating: Elec: Ala Power",
"allowance": 46
},
{
"note": "Property details explicitly state 'Cooling Features: No Air'.",
"utility": "Cooling",
"allowance": 0
},
{
"note": "This covers baseline electricity usage. 'Ala Power' is selected for consistency as a major regional provider.",
"utility": "Other Electric: Lights, Ref, Etc.: Ala Power",
"allowance": 56
},
{
"note": "Property details state 'Water Source: Public Water'. The 'Birmingham' water option is selected based on the property's city.",
"utility": "Water: Birmingham",
"allowance": 69
},
{
"note": "Property details state 'Sewer: Connected'. The allowance is based on the fixed rate for a 2-bedroom unit from the schedule.",
"utility": "Sewer",
"allowance": 125
},
{
"note": "Trash collection is assumed for a single-family home. 'Jefferson City' is selected as the most logical option for a property in Birmingham within Jefferson County, as 'Birmingham' is not an explicit option.",
"utility": "Trash Collection: Jefferson City (Once per week)",
"allowance": 20
},
{
"note": "A refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "Refrigerator (Tenant-Owned)",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "Range/Microwave (Tenant-Owned)",
"allowance": 6
}
],
"cash_on_cash_return": 0.67,
"down_payment_amount": 12300.0,
"property_tax_annual": 754.99,
"property_tax_monthly": 62.92,
"property_tax_increase": 0.03,
"utility_allowance_total": 377.0,
"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": 4353.96,
"property_management_monthly": 88.8,
"monthly_cash_flow_after_debt": 362.83,
"cash_on_cash_return_after_debt": 0.35
},
"section8_assessment": {
"runs": [
{
"summary": "This 2BR/1BA single-family appears largely turnkey for Section 8 with recent updates (interior paint, countertops, windows, hot water heater, sewer line, metal roof). Primary inspection risks are missing kitchen appliances (range/refrigerator), likely lack of GFCI-protected kitchen outlets, and no visible HVAC equipment in photos (operability should be confirmed). Exterior, foundation, and roof appear sound. With installation of required appliances, verification/installation of GFCI(s) and CO detector if needed, and confirmation that heating is operational, the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior shows fresh paint (2025) and new countertops; flooring appears in good condition (hardwood in living, vinyl in kitchen). Cabinets are older but intact. No major cosmetic damage visible. Missing kitchen appliances (range and refrigerator) and a few scuffs at baseboards are present — missing appliances reduce readiness moderately but are not a structural failure. Porch/steps look serviceable though wood is weathered in places. Overall turnkey with minor cosmetic and appliance items to address before move-in."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 72.0,
"rationale": "A smoke detector is visible in the living area and the entry door has a security/storm door; electrical panel cover is present. No exposed wiring, obvious trip hazards, or missing guardrails observed. Kitchen outlets shown do not appear to be GFCI-protected near the sink (NSPIRE typically requires GFCI in kitchens/baths) which is an inspection risk. Carbon monoxide detector is not visible (may be required if gas appliances present). Bedroom egress windows appear standard. No signs of active leaks, major mold, or structural sagging in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Positive notes from listing: new hot water heater (2019) and PVC sewer to street (2019); metal roof and vinyl siding reported which reduce roof/leak risk. Electrical panel is present but age/condition unknown. No visible HVAC equipment or registers are shown in photos — HVAC presence and operability are not documented, which reduces the system score because heating/cooling must be functional for inspection. Plumbing fixtures and washer/dryer hookups are visible; water heater assumed functional per listing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 82.0,
"rationale": "Vinyl siding and metal roof appear in good condition. Foundation/cinderblock skirting looks intact and painted. Front porch and railing present; handrail available on stairs. Driveway is cracked and uneven in places but not an immediate life-safety issue. Yard is generally clear; some tree debris/logs visible at rear that should be removed. Overall exterior shows normal wear but no major envelope failures visible."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing is accurate: hot water heater replaced in 2019 and is functional.",
"Metal roof and vinyl siding referenced in listing are in good condition as shown in exterior photos.",
"Heating/AC system exists and is operable, but the unit(s) are not visible in photos; if absent or non-operational this will increase required repairs.",
"No active roof leaks, severe mold, or hidden water intrusion beyond what is visible in photos.",
"Electrical service is functional; the panel shown is intact and breakers operate normally (no visible hazardous wiring).",
"Missing stove and refrigerator are intentional (not stolen/damaged) and will need to be provided prior to tenant move-in.",
"Smoke detector seen is functional; additional detectors may be required in bedrooms per local code/NSPIRE placement.",
"Kitchen outlets visible are standard outlets and likely not GFCI-protected — GFCI installation may be required to pass inspection."
],
"overall_score": 75.0,
"rubric_version": "2026-02-hud-nspire-v1"
},
{
"summary": "Overall the property appears to be in good, mostly turnkey condition with several recent system updates (hot water heater, PVC sewer, windows, interior paint). Main items to verify before a Housing Choice Voucher/NSPIRE inspection are the presence and operation of a heating/cooling system, GFCI protection in kitchen/bath, and presence/function of CO detector if fuel-burning appliances exist. Missing kitchen appliances (stove/fridge) and some driveway/step finish work are easy-to-fix items. Likely rent-ready within 30 days with verification and minor repairs.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 75.0,
"rationale": "Exterior and interior appear recently updated (fresh paint, new countertops, new windows noted in listing). Kitchen cabinets and flooring are intact but show age; flooring and cabinetry are serviceable. Missing range and refrigerator (photos show hookups but no appliances) — reduces readiness moderately. Porch/steps and railings present but could use minor finish work. No visible major deferred maintenance."
},
{
"key": "safety_code",
"label": "Safety & code compliance risk",
"score": 72.0,
"rationale": "A smoke detector is visible in the living area and entry door has two locks (knob + apparent deadbolt). No exposed wiring and electrical panel is present and covered. Bedroom egress windows look adequate from photos. However GFCI protection at kitchen counters is not clearly identified and no carbon monoxide alarm is visible (CO required only if fuel-burning appliances present). Heating system is not visible in photos (needs verification). Overall safety risk appears moderate but some items require verification before inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 65.0,
"rationale": "Listing states hot water heater replaced in 2019 and PVC sewer to street replaced in 2019; metal roof and vinyl siding are recent/low-maintenance. Electrical panel present though older style; no obvious exposed wiring. HVAC/heating system not shown in photos — not verified. Plumbing fixtures visible and appear functional with washer hookups present. Given the documented system updates but the unverified HVAC, assign moderate score."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 80.0,
"rationale": "Vinyl siding and metal roof appear intact, painted block foundation looks stable, porch and railings installed. Driveway shows cracking and uneven concrete which is a minor trip hazard and cosmetic. Yard and site show no obvious standing water, heavy vegetation abutting house on one side should be monitored but not an immediate fail. Overall exterior is well maintained."
}
],
"red_flags": [
"No visible heating/HVAC equipment in photos — heating system presence and operation must be verified prior to inspection.",
"GFCI protection at kitchen countertop/outlets not evident in photos — may lead to a citation if not present.",
"No carbon monoxide alarm visible in photos (required if there are fuel-burning appliances or an attached garage) — verification needed.",
"Driveway concrete is heavily cracked and uneven — potential trip hazard that should be addressed or cordoned."
],
"confidence": 0.7,
"assumptions": [
"Hot water heater replaced in 2019 is installed and operational (listing statement).",
"Windows replaced in 2019 are functional and provide required egress where bedrooms require it (listing statement + photos show large windows).",
"Sewer line to street was converted to PVC in 2019 and is functioning (listing statement).",
"No active roof leaks or interior water damage exist — no stains visible in photos.",
"No visible HVAC equipment in photos; assume a heating system exists but its operational status is unverified and needs confirmation.",
"Smoke detector visible in living area is functional (battery/power not verified).",
"Missing stove and refrigerator are landlord responsibilities to supply before tenancy if required by program or local policy."
],
"overall_score": 73.0,
"rubric_version": "1.0"
},
{
"summary": "This property appears largely rent-ready with fresh interior paint, updated counters/flooring in the kitchen, a metal roof and vinyl siding, and a replaced hot water heater and sewer line (2019). Visible safety elements include a smoke detector and secure entry hardware. Primary inspection risks are: absence of a visible heating/AC system (major NSPIRE risk if missing/nonfunctional), no visible carbon monoxide alarm, and unclear GFCI protection in the kitchen. Missing stove and refrigerator will be a moderate, easily remedied deficiency for a Section 8 inspection but are not automatic failures. If HVAC and required detectors/GFCI are present/installed and functional, this home should pass an initial HCV/NSPIRE inspection after minor work (appliances and any GFCI/CO installation).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior was freshly painted in 2025 and kitchen counters/flooring have been updated; living room hardwoods and vinyl kitchen floor look serviceable. Cabinet faces show wear but are intact. Photos show no collapsed ceilings, major drywall damage, or severe flooring failure. Missing major appliances (stove and refrigerator) are visible in kitchen photos and reduce the score moderately but are easily remedied. Porch, stairs, and railing are present though wood shows typical wear."
},
{
"key": "safety_code",
"label": "Safety & Code Risks",
"score": 65.0,
"rationale": "Positive items observed: a ceiling smoke alarm is visible in the living area, exterior door has a keyed deadbolt and a security/storm door, windows look replace/updated (2019 noted). Electrical panel cover is present and there is no visible exposed wiring. Concerns: carbon monoxide alarm(s) are not visible in photos, GFCI-type outlets are not clearly visible in the kitchen (only standard receptacles seen) and could cause an NSPIRE fail if missing or non-functional, and the presence/operation of a heating system is not shown (see assumptions). Bedroom egress windows appear adequate based on photos, but exact clear opening sizes cannot be confirmed from images."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 55.0,
"rationale": "Positive: listing states a new hot water heater (2019) and PVC sewer line to street replaced in 2019; metal roof and vinyl siding visible and appear intact with no obvious active leaks. Electrical panel is visible and appears intact, though it is older. Negative/unknown: no heating/air system (furnace/AC) or registers are visible in the photos — lack of a visible heating source is a significant inspection risk if absent or nonfunctional. Water heater type and operation, HVAC operation, and condition of the main breaker/GFCI in the panel cannot be verified from photos."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Exterior shows vinyl siding and a metal roof in good visual condition; painted block foundation looks stable with no visible major cracks or movement. Front porch and railings present. Driveway has noticeable cracking and surface deterioration but is usable. Yard slopes to a treed area; some cut tree trunks/debris are visible at the rear which should be cleared but do not indicate structural failure. No visible standing water, major erosion, or infestation signs in photos."
}
],
"red_flags": [
"No visible heating system (no registers, thermostat, furnace or wall/ceiling units shown) — potential major NSPIRE fail if unit missing or inoperable.",
"No carbon monoxide detector visible in photos — may be required depending on fuel-burning appliances or local code.",
"No clearly visible GFCI protection at kitchen receptacles — could cause an automatic fail on inspection if absent or non-functional.",
"Older electrical panel visible — may require further verification of safe operation and proper labeling."
],
"confidence": 0.7,
"assumptions": [
"The hot water heater replaced in 2019 (per listing) is functioning and installed correctly, but its fuel type (electric vs gas) is not specified.",
"An operable heating system exists (central or space heating) even though no vents, registers, or furnace are visible in provided photos; if no heating exists, a failing condition is likely.",
"Electrical system has no hidden safety hazards beyond what is visible; GFCI protection may be provided by breakers or non-visible outlets, but photo evidence is inconclusive.",
"Windows provide required bedroom egress based on visible size, but exact opening dimensions were not measured.",
"No active roof leaks or significant plumbing leaks are present despite no interior signs shown in photos.",
"Missing kitchen appliances (stove and refrigerator) will be supplied by owner/landlord prior to move-in or can be installed without structural repairs."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "5717 Quincy Ct, Birmingham, AL, 35228",
"aggregate": {
"summary": "This 2BR/1BA single-family appears largely turnkey for Section 8 with recent updates (interior paint, countertops, windows, hot water heater, sewer line, metal roof). Primary inspection risks are missing kitchen appliances (range/refrigerator), likely lack of GFCI-protected kitchen outlets, and no visible HVAC equipment in photos (operability should be confirmed). Exterior, foundation, and roof appear sound. With installation of required appliances, verification/installation of GFCI(s) and CO detector if needed, and confirmation that heating is operational, the home is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 76.0,
"rationale": "Interior shows fresh paint (2025) and new countertops; flooring appears in good condition (hardwood in living, vinyl in kitchen). Cabinets are older but intact. No major cosmetic damage visible. Missing kitchen appliances (range and refrigerator) and a few scuffs at baseboards are present — missing appliances reduce readiness moderately but are not a structural failure. Porch/steps look serviceable though wood is weathered in places. Overall turnkey with minor cosmetic and appliance items to address before move-in."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 79.0,
"rationale": "Vinyl siding and metal roof appear in good condition. Foundation/cinderblock skirting looks intact and painted. Front porch and railing present; handrail available on stairs. Driveway is cracked and uneven in places but not an immediate life-safety issue. Yard is generally clear; some tree debris/logs visible at rear that should be removed. Overall exterior shows normal wear but no major envelope failures visible."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 69.7,
"rationale": "A smoke detector is visible in the living area and the entry door has a security/storm door; electrical panel cover is present. No exposed wiring, obvious trip hazards, or missing guardrails observed. Kitchen outlets shown do not appear to be GFCI-protected near the sink (NSPIRE typically requires GFCI in kitchens/baths) which is an inspection risk. Carbon monoxide detector is not visible (may be required if gas appliances present). Bedroom egress windows appear standard. No signs of active leaks, major mold, or structural sagging in photos."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 63.3,
"rationale": "Positive notes from listing: new hot water heater (2019) and PVC sewer to street (2019); metal roof and vinyl siding reported which reduce roof/leak risk. Electrical panel is present but age/condition unknown. No visible HVAC equipment or registers are shown in photos — HVAC presence and operability are not documented, which reduces the system score because heating/cooling must be functional for inspection. Plumbing fixtures and washer/dryer hookups are visible; water heater assumed functional per listing."
}
],
"red_flags": [],
"confidence": 0.85,
"assumptions": [
"Listing is accurate: hot water heater replaced in 2019 and is functional.",
"Metal roof and vinyl siding referenced in listing are in good condition as shown in exterior photos.",
"Heating/AC system exists and is operable, but the unit(s) are not visible in photos; if absent or non-operational this will increase required repairs.",
"No active roof leaks, severe mold, or hidden water intrusion beyond what is visible in photos.",
"Electrical service is functional; the panel shown is intact and breakers operate normally (no visible hazardous wiring).",
"Missing stove and refrigerator are intentional (not stolen/damaged) and will need to be provided prior to tenant move-in.",
"Smoke detector seen is functional; additional detectors may be required in bedrooms per local code/NSPIRE placement.",
"Kitchen outlets visible are standard outlets and likely not GFCI-protected — GFCI installation may be required to pass inspection."
],
"score_method": "mean_of_criteria",
"overall_score": 71.8,
"rubric_version": "2026-02-hud-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8846639010"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.