Property ID: 8884583963

6724 S 2nd Ave, Birmingham, AL, 35212

Birmingham, AL

For Sale Feb 16, 2026 02:52 AM UTC Realtor Zillow Street View
Money Down: $29,976 CoC Return: -0.21% Monthly Cash Flow: $-5
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,980
Closing Costs
$4,996
Total Down
$29,976
Primary property image

Investment Snapshot

Purchase Price
$124,900
Money Down
$29,976
Cash-on-Cash Return
-0.21%
Rent
$949
Monthly Cash Flow
$-5
Annual Cash Flow
$-64
Debt Service / Mo
$665
Property Tax / Mo
$124
Insurance / Mo
$70

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$949
Payment Standard
$1,573
Rent
$949
Insurance
$70
Property Tax
$124
Management
$95
Utilities Allowance
$624
NOI (Monthly)
$659
Debt Service
$665
Cash Flow After Debt
$-5

Quality Score: 74.90%

Confidence: 91.00%

Overall this property appears largely turnkey for a Housing Choice Voucher tenancy with recent full interior renovations, a new-looking kitchen, updated bathrooms, and new central HVAC (per listing). Photos show clean, finished interiors, a new backyard deck and storage shed, and no visible life‑threatening hazards. Missing major appliances (stove/refrigerator not pictured) and a few exterior finish questions are the main items to address. Expect a likely initial NSPIRE pass after verifying smoke/CO detectors, confirming bedroom egress window sizes, installing any missing GFCI outlets near wet locations, and providing or installing the missing kitchen appliances.

Section 8 Payment Standard
$1,573
Utility Allowance Total
$624
Guaranteed Section 8 Rent (PS - Utilities)
$949
Property Management
$95

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$124,900
Beds
4
Baths
2
Living Area
1,188 sqft
Lot Size
7,841 sqft
Year Built
1950
Days on Market
40
Capital Outlay
$29,976
Debt Service
$665
Property Tax / Mo
$124
Insurance / Mo
$70

Property Description

Located on a quiet, family-friendly street in Birmingham, this fully renovated 4-bedroom, 2-bathroom home is move-in ready and priced to sell fast at $134,900, making it the clear choice compared to other available homes in the area. Every major update has already been completed. The home features fresh interior and exterior paint, brand-new central heating and cooling, one fully renovated bathroom, and a second updated bathroom. The oversized kitchen is a standout, offering all-new shaker-style cabinets, quartz countertops, and ample space for cooking, dining, and entertaining. Outside, enjoy a large backyard with a wooden deck and massive storage shed, ideal for outdoor living, hobbies, or future expansion. The functional floor plan comfortably accommodates a larger household and appeals strongly to investors seeking strong rental demand and cash flow. With significant redevelopment underway nearby, including the new Coca-Cola industrial campus, this area continues to attract long

Utility Allowances

heating
$119
Property has central heating. Selected electric based on the presence of an electric water heater and central cooling, suggesting an all-electric home. 'Ala Power' is chosen as the primary regional provider and is the most expensive electric option.
cooling
$28
Property details list 'Central Air'. 'Ala Power' is selected as the primary regional provider.
water_heating
$71
Property details explicitly state 'Electric Water Heater'. 'Ala Power' is chosen as the primary regional provider.
cooking
$26
Cooking fuel is inferred to be electric as other major appliances are electric and no gas service is mentioned. 'Ala Power' is chosen as the primary regional provider.
other_electric
$87
This is a standard baseline utility for lights and other plug-in appliances. 'Ala Power' is chosen as the primary regional provider.
water
$88
Property details specify 'Public Water' and the property is located within the city of Birmingham.
sewer
$177
Property details state 'Sewer: Connected'. The utility schedule provides a fixed rate for this housing type.
trash_collection
$20
Required for a single-family home. The 'Jefferson City' option is selected as a reasonable proxy for municipal service since the city of Birmingham is not explicitly listed in the schedule for trash collection.
refrigerator
$8
The property description does not explicitly state that a refrigerator is included, 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 Quote
DP1 Annual Estimate$692
DP3 Annual Estimate$992
DP1 Monthly Equivalent$58
DP3 Monthly Equivalent$83
Replacement Value$83,000
Basis1,188 sqft / 1950

Nearby Houses

Nearby house 1
Photo unavailable

6712 2nd Ave S

for_sale · 0.02 mi
Price: $149,900
4 bd / 3 ba · 1,132 sqft
Latest sale: $75,000 on Feb 18, 2025
Latest rent: —
Nearby house 2
Photo unavailable

6725 1st Ave S

sold · 0.04 mi
Price: $70,061
3 bd / 1 ba · 778 sqft
Latest sale: $70,061 on Feb 08, 2024
Latest rent: $900 on Jan 04, 2024
Photo unavailable

6700 2nd Ave S

sold · 0.05 mi
Price: $23,000
3 bd / 1 ba · 1,153 sqft
Latest sale: $23,000 on Sep 24, 2018
Latest rent: $1,243 on Dec 04, 2023
Nearby house 4
Photo unavailable

6804 2nd Ave S

sold · 0.07 mi
Price: $70,061
4 bd / 2 ba · 1,372 sqft
Latest sale: $70,061 on Feb 08, 2024
Latest rent: $1,400 on Dec 11, 2025
Nearby house 5
Photo unavailable

6630 2nd Ave S

sold · 0.07 mi
Price: $207,000
2 bd / 2 ba · 1,450 sqft
Latest sale: $207,000 on Apr 15, 2021
Latest rent: $1,650 on Nov 13, 2025
Nearby house 6
Photo unavailable

6724 3rd Ave S

sold · 0.08 mi
Price: $18,000
3 bd / 1 ba · 1,036 sqft
Latest sale: $18,000 on Dec 20, 2018
Latest rent: $775 on Jul 23, 2021
Nearby house 7
Photo unavailable

6728 3rd Ave S

sold · 0.08 mi
Price: $175,000
3 bd / 1 ba · 1,335 sqft
Latest sale: $175,000 on Dec 15, 2021
Latest rent: —
Nearby house 8
Photo unavailable

204 67th St S

sold · 0.10 mi
Price: $44,000
3 bd / 1 ba · 1,264 sqft
Latest sale: $44,000 on Aug 01, 2018
Latest rent: $825 on Mar 30, 2019

Risk and Criteria Detail

Red Flags

  • success

Assumptions

  • Listing text is accurate: central heating and cooling are newly installed and operational.
  • The round ceiling device visible in photos is a working smoke detector; carbon monoxide detectors are not visible and may need to be installed if required by local code.
  • Bedroom windows provide required egress dimensions — egress sizes cannot be confirmed from photos, so this is assumed based on listing and typical renovation scope.
  • Electrical panel, water heater, and other concealed systems are serviceable and code-compliant but were not visible in photos and should be verified.
  • Missing stove and refrigerator are absent from photography but the dwelling would be supplied or appliance-ready prior to tenant move-in (missing appliances considered moderate, not catastrophic).
  • Exterior siding discoloration is cosmetic/stain rather than structural rot; if deeper decay exists it would lower system/exterior scores.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,450 $100,700 $20,140
2023 $1,450 $100,000 $20,000
2022 $1,293 $89,200 $17,840
2021 $1,117 $77,100 $15,420
2020 $1,117 $77,100 $15,420
2013 $919 $65,100 $13,020
2012 $1,060 $75,200 $15,040
2011 $1,076 $76,400 $15,280
2010 $1,076 $76,400 $15,280
2009 $1,117 $79,300 $15,860
2008 $1,139 $80,900 $16,180
2007 $1,082 $76,800 $15,360

Sale History

DateEventPrice
2025-05-15 Sold $100,000
2024-11-08 Sold $64,800

Rental History

DateEventPriceSource
2025-12-19 Listed for rent $1,250
2025-10-30 Listed for rent $1,400
2025-09-04 Listed for rent $1,550
2025-08-28 Listed for rent $1,550

Photo Gallery

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            "source_listing_id": "b94052bf-792c-11f0-a6b6-0ac9af23cb7b",
            "price_change_percentage": null
          },
          {
            "date": "2025-08-28",
            "price": 1550,
            "listing": {
              "status": "for_rent",
              "list_date": null,
              "list_price": 1250,
              "listing_id": "2985808562",
              "last_update_date": "2026-02-15T23:05:17Z",
              "last_status_change_date": "2025-09-16T20:14:21Z"
            },
            "event_name": "Listed for rent",
            "price_sqft": 1.191391237509608,
            "source_name": "TenantTurner",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "859420",
            "price_change_percentage": null
          },
          {
            "date": "2025-06-11",
            "price": 57000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 47.97979797979798,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          },
          {
            "date": "2025-05-15",
            "price": 100000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 84.17508417508418,
            "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": "Mar 18, 2009",
            "permit_project_type_1": "Plumbing",
            "permit_project_type_2": null,
            "permit_project_type_3": null
          },
          {
            "project_name": null,
            "permit_status": "Final",
            "permit_type_of_work": "Building permit",
            "permit_effective_date": "Aug 25, 1999",
            "permit_project_type_1": "Foundations",
            "permit_project_type_2": "Residential",
            "permit_project_type_3": "Siding"
          }
        ]
      }
    },
    "rmn_listing_attribution": false
  },
  "property_id": "8884583963",
  "generated_at": "2026-02-16T02:52:17.693332Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 74.9
  },
  "utility_allowance": {
    "zip_code": "35212",
    "home_photo": "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m3248725690s-w1280.jpg",
    "rent_price": 949.0,
    "loan_amount": 99920.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/6724-2nd-Ave-S_Birmingham_AL_35212_M88845-83963",
    "bedroom_count": 4,
    "interest_rate": 0.07,
    "purchase_price": 124900.0,
    "loan_term_years": 30,
    "annual_cash_flow": 7913.7,
    "mortgage_monthly": 664.77,
    "payment_standard": 1573.0,
    "total_amount_out": 24980.0,
    "additional_photos": [
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m3387968366s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m3014818024s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m1368946663s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m3303439653s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m2288576536s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m1762285659s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m901160111s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m124760402s-w1280.jpg",
      "https://ap.rdcpix.com/122321ce42ea14dea4aa72ef9f7a51d1l-m2396895393s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 70.17,
    "monthly_cash_flow": 659.48,
    "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. Selected electric based on the presence of an electric water heater and central cooling, suggesting an all-electric home. 'Ala Power' is chosen as the primary regional provider and is the most expensive electric option.",
        "utility": "heating",
        "allowance": 119
      },
      {
        "note": "Property details list 'Central Air'. 'Ala Power' is selected as the primary regional provider.",
        "utility": "cooling",
        "allowance": 28
      },
      {
        "note": "Property details explicitly state 'Electric Water Heater'. 'Ala Power' is chosen as the primary regional provider.",
        "utility": "water_heating",
        "allowance": 71
      },
      {
        "note": "Cooking fuel is inferred to be electric as other major appliances are electric and no gas service is mentioned. 'Ala Power' is chosen as the primary regional provider.",
        "utility": "cooking",
        "allowance": 26
      },
      {
        "note": "This is a standard baseline utility for lights and other plug-in appliances. 'Ala Power' is chosen as the primary regional provider.",
        "utility": "other_electric",
        "allowance": 87
      },
      {
        "note": "Property details specify 'Public Water' and the property is located within the city of Birmingham.",
        "utility": "water",
        "allowance": 88
      },
      {
        "note": "Property details state 'Sewer: Connected'. The utility schedule provides a fixed rate for this housing type.",
        "utility": "sewer",
        "allowance": 177
      },
      {
        "note": "Required for a single-family home. The 'Jefferson City' option is selected as a reasonable proxy for municipal service since the city of Birmingham is not explicitly listed in the schedule for trash collection.",
        "utility": "trash_collection",
        "allowance": 20
      },
      {
        "note": "The property description does not explicitly state that a refrigerator is included, so it is assumed to be tenant-owned.",
        "utility": "refrigerator",
        "allowance": 8
      }
    ],
    "cash_on_cash_return": 0.32,
    "down_payment_amount": 24980.0,
    "property_tax_annual": 1493.5,
    "property_tax_monthly": 124.46,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 624.0,
    "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": -63.54,
    "property_management_monthly": 94.9,
    "monthly_cash_flow_after_debt": -5.3,
    "cash_on_cash_return_after_debt": 0.0
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Overall this property appears largely turnkey for a Housing Choice Voucher tenancy with recent full interior renovations, a new-looking kitchen, updated bathrooms, and new central HVAC (per listing). Photos show clean, finished interiors, a new backyard deck and storage shed, and no visible life‑threatening hazards. Missing major appliances (stove/refrigerator not pictured) and a few exterior finish questions are the main items to address. Expect a likely initial NSPIRE pass after verifying smoke/CO detectors, confirming bedroom egress window sizes, installing any missing GFCI outlets near wet locations, and providing or installing the missing kitchen appliances.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 75.0,
            "rationale": "Interior appears freshly renovated: painted walls, new-looking kitchen cabinets and quartz counters, intact tile and finished hardwood floors. Bathrooms described as renovated/updated. Minor visible cosmetic wear on floors/baseboards and older window frames. No stove or refrigerator visible in photos (washer/dryer hookups present) — missing major appliances reduces score moderately but this is an easy-to-fix, non-structural item. Exterior siding looks weathered in photos but may be finished/stained; trim and porch stairs appear serviceable."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance Risk",
            "score": 80.0,
            "rationale": "No obvious life‑threatening hazards in photos: no standing water, no collapsed ceilings, no visible major foundation or roof failure. A round ceiling device (likely a smoke detector) is visible in a main area; carbon monoxide detector not observed in photos. Entry has an iron security door; deadbolt not visible but likely present. Porch and backyard deck have railings; front steps have a railing on at least one side. No exposed live wiring seen; electrical conduit visible near kitchen but appears surface-mounted and intact. Bedroom windows are present but egress size cannot be fully confirmed from photos — assumed adequate based on listing. GFCI receptacles near sink not visible. Working plumbing fixtures visible; hot water system not shown. Overall low-moderate NSPIRE risk but verify smoke/CO detectors, egress window sizes, electrical panel location, and GFCI outlets at inspection."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
            "score": 78.0,
            "rationale": "Listing states brand-new central heating and cooling and photos show ceiling HVAC vent and a wall thermostat — assume HVAC operational. Kitchen plumbing fixtures and sink look new; tile ceiling/wall penetrations appear sealed. Roof appears shingled and in fair condition from available exterior photos; no visible active leaks or sagging. Water heater and electrical panel not shown; no visible evidence of failure. Given recent renovation claim, major systems likely in good condition but require verification of water heater, electrical panel labeling, and HVAC documentation."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Conditions",
            "score": 72.0,
            "rationale": "Large, fenced backyard, new-looking wooden deck and a sizable storage shed present — good for tenants. Chain-link fence lines and concrete walkways exist but show normal age-related wear. Exterior siding is dark and weathered in appearance; listing claims fresh exterior paint but photos show an older wood-clad look that may need closer inspection for rot or loose boards. Yard is generally level with adequate drainage visible; no obvious standing water. Some overgrown shrubs in front that are cosmetic. Overall exterior is functional but has visible wear that may need minor repairs/paint."
          },
          {
            "key": "rental_history_activity",
            "label": "Rental History (last 5 years)",
            "score": 100.0,
            "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
          }
        ],
        "red_flags": [],
        "confidence": 0.8,
        "assumptions": [
          "Listing text is accurate: central heating and cooling are newly installed and operational.",
          "The round ceiling device visible in photos is a working smoke detector; carbon monoxide detectors are not visible and may need to be installed if required by local code.",
          "Bedroom windows provide required egress dimensions — egress sizes cannot be confirmed from photos, so this is assumed based on listing and typical renovation scope.",
          "Electrical panel, water heater, and other concealed systems are serviceable and code-compliant but were not visible in photos and should be verified.",
          "Missing stove and refrigerator are absent from photography but the dwelling would be supplied or appliance-ready prior to tenant move-in (missing appliances considered moderate, not catastrophic).",
          "Exterior siding discoloration is cosmetic/stain rather than structural rot; if deeper decay exists it would lower system/exterior scores."
        ],
        "overall_score": 77.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "Overall the property appears largely renovated and close to turnkey for a Housing Choice Voucher tenant. Interior finishes, kitchen, bathrooms (per listing) and a new deck look tenant-ready. Main NSPIRE risks are: lack of clearly visible smoke/CO detectors in photos, potential bedroom egress impeded by security grille, and some weathered exterior siding that may require repair. Major systems are likely updated (listing states new central HVAC and photos show vents), but electrical panel and water heater were not photographed and should be verified. With targeted safety items addressed (install/verify smoke & CO alarms, confirm egress release mechanism, ensure GFCI where required) this should pass an initial HCV inspection within 1–4 weeks.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repair needs",
            "score": 78.0,
            "rationale": "Interior appears freshly painted with new kitchen cabinets, quartz counters, updated tile and hardwood floors and new-looking deck and shed. Minor cosmetic issues visible (some trim/baseboard wear, small floor scuffs). No major visible interior damage. Missing major appliances (stove/fridge) in photos — reduces score moderately but not a critical failure. Exterior siding looks weathered/dark and may need spot repairs/paint. Overall largely renovated so only minor repairs expected."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 62.0,
            "rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, no standing water, no visible exposed high‑voltage wiring). Entry has a security door (appears to have a lock). However I do not see clearly identifiable smoke detectors or CO alarms in photographed rooms; absence in photos raises a significant NSPIRE risk. Bedroom windows show diamond-style security grille on at least one window which may impede egress if not releasable from inside. GFCI presence not confirmed near sink. These unknowns lower the safety score despite otherwise clean interior."
          },
          {
            "key": "systems_mechanical",
            "label": "Roof, HVAC, electrical & plumbing systems",
            "score": 75.0,
            "rationale": "Listing states new central heating and cooling and photos show ceiling HVAC registers — indicates a functioning central HVAC likely installed. Roof shingles visible in exterior photos appear intact (no sagging or obvious leaks visible). No water stains or ceiling collapse visible inside. Electrical panel and water heater are not shown; visible outlets and covers are present. Laundry hookups visible. Given the recent renovation claim and visible finish work, major systems likely serviceable but not fully verifiable from photos."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, yard and site conditions",
            "score": 70.0,
            "rationale": "Yard is level, fenced with a new wooden deck and a sizable storage shed — good for rental use. Concrete walkway shows some wear but is serviceable. Exterior wood siding looks weathered/dark with possible localized deterioration at lower courses; paint/wood repair may be needed. Chain link fence shows some rust but is functional. No obvious drainage problems or large tree encroachment visible in photos."
          },
          {
            "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": [
          "No clearly visible smoke detectors or carbon monoxide alarm in photographed living spaces/bedrooms (NSPIRE failure if missing).",
          "Bedroom window(s) show diamond security grille which may block emergency egress if not releasable from inside.",
          "Exterior wood siding shows weathering and possible localized rot at lower courses — needs closer inspection and repair.",
          "Major service elements (electrical panel location/condition and water heater) are not shown — unknowns that must be verified prior to inspection.",
          "Property built 1950 — potential lead-based paint risk requires disclosure/lead assessment if painted surfaces were not abated properly."
        ],
        "confidence": 0.7,
        "assumptions": [
          "Listing is accurate that central heating and cooling are newly installed and operational; vents in photos represent the system.",
          "Bathrooms are renovated as stated in the listing; no active leaks or major plumbing failures exist (no interior water stains visible).",
          "The round ceiling fixtures in photos are not necessarily smoke detectors; absence of a clearly visible detector in photos is treated as a likely missing/uncertain item.",
          "Kitchen appliances (stove, refrigerator) are not shown and likely not included — treated as moderate condition deduction but not a safety failure.",
          "Electrical panel, water heater and CO alarm presence/function are unknown because not pictured; assumed serviceable but must be verified on-site.",
          "Security/diamond grille on the bedroom window may be fixed or releasable; treated as potential egress hazard until proven releasable from inside without tools.",
          "Deck and exterior shed are newly built/functional as shown; assume basic structural framing is safe but not code‑certified without inspection.",
          "No visible interior mold, severe foundation cracks, or roof sagging were visible in provided photos; assume none present."
        ],
        "overall_score": 77.0,
        "rubric_version": "2026-02-16_nsPIRE_v1"
      },
      {
        "summary": "Based on photos and listing, the home appears freshly renovated and largely turnkey for Section 8/HCV tenancy with new central HVAC, renovated bathrooms/kitchen, solid interior finishes and a safe exterior yard. Primary inspection risks that require verification are bedroom egress window sizes, GFCI/CO-protector presence, electrical panel and water-heater verification, and mandatory lead-based paint disclosures/controls (house built 1950). Missing appliances (range/fridge) reduce turnkey convenience but are not an automatic fail. If the unpictured systems (panel, water heater, CO detectors) are present and operational and egress/GFCI issues are corrected if needed, the property is likely to pass an initial HCV inspection with only minor corrections (overall score: 81 — turnkey/ready within 1–2 weeks to 30 days depending on verification and minor corrections).",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition & repairs",
            "score": 80.0,
            "rationale": "Interior photos show recent cosmetic renovation: fresh paint, new cabinets and quartz counters, intact flooring with only surface wear, new-looking tile in kitchen/dining. Laundry hookups are present but appliances (range/oven and refrigerator) are not pictured — missing appliances reduce turnkey score moderately but are not an automatic fail. Exterior paint/stain looks recent per listing though siding is visually weathered; small repairs (trim/touch-up, threshold/door hardware) likely needed. Overall only minor to moderate cosmetic repairs required."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 70.0,
            "rationale": "Positive indicators: visible ceiling-mounted smoke detector in living area, secure metal security door at entry, no obvious exposed wiring, no visible active leaks, no collapsed ceilings or major structural irregularities in photos. Uncertainties/risks: no carbon-monoxide detector visible (CO required where fuel-burning appliances or attached garages exist), GFCI presence at kitchen counters is not evident from photos, some bedroom windows appear small/horizontal (possible inadequate egress for one or more bedrooms), electrical panel not shown. Year built 1950 introduces mandatory lead-based paint disclosures and potential abatement/work-practice requirements. These unknowns create moderate NSPIRE risk; they are fixable but require verification/possibly small trades work."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems (HVAC, electrical, plumbing, roof)",
            "score": 82.0,
            "rationale": "Listing states brand-new central heating and cooling and photos show ceiling supply vents and a thermostat — HVAC appears present and modern. Roof appears shingled and lying flat with no visible sag or obvious active leaks in interior photos. Kitchen plumbing and sink look new; washer/dryer hookups are present. No water heater or electrical panel was photographed, so those remain unverified. No visible signs of major plumbing or electrical failure in the provided images. Overall systems appear to be in good condition but some components require verification during inspection (water heater, panel, operational HVAC testing)."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope, yard, and site condition",
            "score": 70.0,
            "rationale": "Large backyard, new-looking wooden deck and shed present; yard appears level with functioning chain-link fence. Walkway shows typical cracking but no trip hazards visible. Exterior siding is intact but visually weathered (dark stain/paint) — listing claims fresh exterior paint, but wood siding condition may need closer inspection for rot or loose boards. Foundation appears raised and generally even in photos with no visible major cracks or settlement. Overall site is functional with moderate exterior cosmetic attention likely needed."
          },
          {
            "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": [
          "Built 1950 — mandatory lead-based paint disclosures and potential lead-hazard work-practice requirements (risk for pre-1978 property).",
          "Possible inadequate bedroom egress (one or more bedrooms show small/horizontal windows; egress compliance must be confirmed).",
          "No carbon-monoxide detector visible and no obvious GFCI outlet at kitchen counter in photos — both are common cause items on NSPIRE inspections and must be verified/installed."
        ],
        "confidence": 0.75,
        "assumptions": [
          "Listing text is accurate: central HVAC is newly installed and operational.",
          "Bathrooms referenced in the listing are renovated and have working plumbing and hot water, though the water heater was not photographed.",
          "Smoke detector seen in living area is functional; additional smoke detectors and CO alarms may be present but were not photographed.",
          "Electrical panel exists and is intact but was not visible in supplied photos; no obvious exposed wiring was observed inside the living spaces.",
          "Appliances (oven/stove, refrigerator) are not present in photos and likely not included; absence reduces turnkey convenience but not an immediate safety failure.",
          "Exterior siding has been painted recently per listing but may still require trim/maintenance; no large-scale rot or foundation movement is evident in the photos.",
          "Some bedroom windows (horizontal/sliding style) may be under the required egress dimensions — this is assumed possible but not confirmed from photos."
        ],
        "overall_score": 81.0,
        "rubric_version": "2026-02-HCV-NSPIRE-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "6724 S 2nd Ave, Birmingham, AL, 35212",
    "aggregate": {
      "summary": "Overall this property appears largely turnkey for a Housing Choice Voucher tenancy with recent full interior renovations, a new-looking kitchen, updated bathrooms, and new central HVAC (per listing). Photos show clean, finished interiors, a new backyard deck and storage shed, and no visible life‑threatening hazards. Missing major appliances (stove/refrigerator not pictured) and a few exterior finish questions are the main items to address. Expect a likely initial NSPIRE pass after verifying smoke/CO detectors, confirming bedroom egress window sizes, installing any missing GFCI outlets near wet locations, and providing or installing the missing kitchen appliances.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 77.7,
          "rationale": "Interior appears freshly renovated: painted walls, new-looking kitchen cabinets and quartz counters, intact tile and finished hardwood floors. Bathrooms described as renovated/updated. Minor visible cosmetic wear on floors/baseboards and older window frames. No stove or refrigerator visible in photos (washer/dryer hookups present) — missing major appliances reduces score moderately but this is an easy-to-fix, non-structural item. Exterior siding looks weathered in photos but may be finished/stained; trim and porch stairs appear serviceable."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Conditions",
          "score": 70.7,
          "rationale": "Large, fenced backyard, new-looking wooden deck and a sizable storage shed present — good for tenants. Chain-link fence lines and concrete walkways exist but show normal age-related wear. Exterior siding is dark and weathered in appearance; listing claims fresh exterior paint but photos show an older wood-clad look that may need closer inspection for rot or loose boards. Yard is generally level with adequate drainage visible; no obvious standing water. Some overgrown shrubs in front that are cosmetic. Overall exterior is functional but has visible wear that may need minor repairs/paint."
        },
        {
          "key": "rental_history_activity",
          "label": "Rental History (last 5 years)",
          "score": 100.0,
          "rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
        },
        {
          "key": "safety_code",
          "label": "Safety & Code Compliance Risk",
          "score": 70.7,
          "rationale": "No obvious life‑threatening hazards in photos: no standing water, no collapsed ceilings, no visible major foundation or roof failure. A round ceiling device (likely a smoke detector) is visible in a main area; carbon monoxide detector not observed in photos. Entry has an iron security door; deadbolt not visible but likely present. Porch and backyard deck have railings; front steps have a railing on at least one side. No exposed live wiring seen; electrical conduit visible near kitchen but appears surface-mounted and intact. Bedroom windows are present but egress size cannot be fully confirmed from photos — assumed adequate based on listing. GFCI receptacles near sink not visible. Working plumbing fixtures visible; hot water system not shown. Overall low-moderate NSPIRE risk but verify smoke/CO detectors, egress window sizes, electrical panel location, and GFCI outlets at inspection."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems (HVAC/Plumbing/Electrical/Roof)",
          "score": 78.3,
          "rationale": "Listing states brand-new central heating and cooling and photos show ceiling HVAC vent and a wall thermostat — assume HVAC operational. Kitchen plumbing fixtures and sink look new; tile ceiling/wall penetrations appear sealed. Roof appears shingled and in fair condition from available exterior photos; no visible active leaks or sagging. Water heater and electrical panel not shown; no visible evidence of failure. Given recent renovation claim, major systems likely in good condition but require verification of water heater, electrical panel labeling, and HVAC documentation."
        }
      ],
      "red_flags": [],
      "confidence": 0.91,
      "assumptions": [
        "Listing text is accurate: central heating and cooling are newly installed and operational.",
        "The round ceiling device visible in photos is a working smoke detector; carbon monoxide detectors are not visible and may need to be installed if required by local code.",
        "Bedroom windows provide required egress dimensions — egress sizes cannot be confirmed from photos, so this is assumed based on listing and typical renovation scope.",
        "Electrical panel, water heater, and other concealed systems are serviceable and code-compliant but were not visible in photos and should be verified.",
        "Missing stove and refrigerator are absent from photography but the dwelling would be supplied or appliance-ready prior to tenant move-in (missing appliances considered moderate, not catastrophic).",
        "Exterior siding discoloration is cosmetic/stain rather than structural rot; if deeper decay exists it would lower system/exterior scores."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 74.9,
      "rubric_version": "2026-02-NSPIRE-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "8884583963"
  }
}

This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.