Property ID: 8946390491
1105 Penfield Dr, Birmingham, AL, 35217
Birmingham, AL
Money Down: $28,560
CoC Return: 5.53%
Monthly Cash Flow: $132
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,800
Closing Costs
$4,760
Total Down
$28,560
Investment Snapshot
Purchase Price
$119,000
Money Down
$28,560
Cash-on-Cash Return
5.53%
Rent
$1,027
Monthly Cash Flow
$132
Annual Cash Flow
$1,580
Debt Service / Mo
$633
Property Tax / Mo
$97
Insurance / Mo
$62
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,027
Payment Standard
$1,419
Rent
$1,027
Insurance
$62
Property Tax
$97
Management
$103
Utilities Allowance
$392
NOI (Monthly)
$765
Debt Service
$633
Cash Flow After Debt
$132
Quality Score: 77.60%
Confidence: 82.00%
Property appears largely renovated and is close to turnkey for Section 8 leasing. Major systems are reported new (roof, HVAC, electrical, plumbing) and interior finishes are updated. Primary items to address before an HCV/NSPIRE inspection: confirm and install properly located smoke detectors and a carbon monoxide alarm, verify GFCI protection at kitchen/bath outlets, install/confirm range and refrigerator (if landlord provides appliances), verify bedroom egress window operability/dimensions, and address small exterior trip hazards and unfinished cabinet kick/toe areas. With these items completed (most are quick fixes), the home is likely to pass an initial inspection.
Section 8 Payment Standard
$1,419
Utility Allowance Total
$392
Guaranteed Section 8 Rent (PS - Utilities)
$1,027
Property Management
$103
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$119,000
Beds
3
Baths
1
Living Area
1,404 sqft
Lot Size
11,326 sqft
Year Built
1970
Days on Market
136
Capital Outlay
$28,560
Debt Service
$633
Property Tax / Mo
$97
Insurance / Mo
$62
Property Description
This beautifully updated home is ready for its next chapter, featuring a brand new roof, new HVAC system with all-new ductwork, and fully updated electrical and plumbing throughout. Step into the stunning kitchen, where you'll find sleek new countertops, modern cabinetry, and a stylish tile backsplash-a perfect blend of function and design. The renovated bathroom offers comfort and elegance with a new vanity, tiled flooring, and a tastefully tiled shower. Enjoy updated light fixtures and ceiling fans throughout the home, enhancing both comfort and energy efficiency. Step outside to the newly rebuilt deck, ideal for entertaining or unwinding in your private outdoor space. Don't miss out-schedule your showing today!
Utility Allowances
Heating
$93
Selected 'Elec Heat: Ala Power'. The property has a new central HVAC system. Electric is chosen as it's consistent with other appliances (electric water heater, electric fireplace) and is the more expensive option on the schedule, per guidelines.
Cooling
$22
Selected 'A/C: Alabama Power'. The property has central air conditioning, and Alabama Power is the primary electric utility for the Birmingham area.
Water Heating
$56
Selected 'Elec: Ala Power'. The property listing explicitly states it has an 'Electric Water Heater'.
Cooking
$21
Selected 'Elec: Ala Power'. A stove is not provided. Electric is chosen for consistency with other systems and as a more expensive fuel option available on the schedule.
Other Electric
$68
Selected 'Lights, Ref, Etc.: Ala Power'. This covers general electricity for lights and outlets. Alabama Power is the regional provider.
Refrigerator
$8
A refrigerator is not listed as a provided appliance. This is a fixed allowance for a tenant-owned appliance from the schedule.
Range/Microwave
$6
A microwave is not listed as a provided appliance. This is a fixed allowance for a tenant-owned appliance from the schedule.
Water
$78
Selected 'Water: Birmingham'. The property is on public water and is located within the city of Birmingham.
Sewer
$0
The property has a septic tank as stated in the listing, so there is no monthly public sewer cost.
Trash Collection
$40
Selected 'Fairfield Inside City Limits (ISCL)'. The specific trash provider is not specified. Per the rules, the most expensive option from the schedule was selected.
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$600
DP3 Annual Estimate$889
DP1 Monthly Equivalent$50
DP3 Monthly Equivalent$74
Replacement Value$67,900
Basis1,404 sqft / 1970
Nearby Houses
Photo unavailable
1028 Penfield Dr
sold · 0.06 mi
Price: $23,000
2 bd / 1 ba · 1,189 sqft
Latest sale: $23,000 on Apr 08, 2024
Latest rent: —
Photo unavailable
1013 Penfield Dr Lot 14
sold · 0.08 mi
Price: $5,000
— bd / — ba
Latest sale: $5,000
Latest rent: —
Photo unavailable
9516 Westfield Rd
sold · 0.10 mi
Price: $64,500
3 bd / 2 ba · 1,410 sqft
Latest sale: $64,500 on Feb 16, 2024
Latest rent: $1,250 on Jun 11, 2024
Photo unavailable
9604 Westfield Rd
sold · 0.10 mi
Price: $95,000
3 bd / 1 ba · 1,802 sqft
Latest sale: $95,000 on Nov 21, 2024
Latest rent: $1,195 on Jul 16, 2024
Photo unavailable
1020 Tarrant Huffman Rd
sold · 0.13 mi
Price: $95,500
5 bd / 4 ba
Latest sale: $95,500 on Jan 17, 2017
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors in photos (required for pass).
- No visible carbon monoxide detector in photos (required where applicable).
- Kitchen appliances (range/oven, refrigerator) not shown — landlord should confirm supply or arrange tenant-supplied appliances.
- GFCI protection at sink areas not visibly confirmed.
- Potential exterior trip hazards: uneven walkway, stump near front yard; verify porch steps/handrail meet graspable/secure requirements.
Assumptions
- Listing statements are accurate: roof, HVAC (with ductwork), and electrical/plumbing have been replaced/updated as described.
- HVAC equipment and vents shown are connected and operational though the system was not powered on in photos.
- A water heater exists on property and was updated as part of the plumbing work, but it is not shown in the photos.
- Smoke and carbon monoxide detectors are not visible in the photos and are therefore assumed not to be reliably present/properly located.
- Kitchen range/oven and refrigerator are not shown and are assumed not to be included or not yet installed.
- Bedroom windows appear to be full-height and likely provide egress, but exact operability and opening size cannot be confirmed from photos.
- Electrical panel condition and presence of GFCI protection at required locations cannot be confirmed from the images and are assumed likely updated per listing but must be verified.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,133 | $78,200 | $15,640 |
| 2010 | $1,088 | $77,200 | $15,440 |
| 2008 | $483 | $79,100 | $7,910 |
| 2007 | $476 | $78,200 | $7,820 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2022-10-11 | Sold | $5,000 |
Photo Gallery
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"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m1370210180s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m111531103s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m4244771354s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m1255131012s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m3158167062s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m3799415511s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m1488660829s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m1993513378s-w1280.jpg",
"https://ap.rdcpix.com/b141633f826a24f265cd1dd752fd233dl-m2027916147s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 62.04,
"monthly_cash_flow": 765.01,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Selected 'Elec Heat: Ala Power'. The property has a new central HVAC system. Electric is chosen as it's consistent with other appliances (electric water heater, electric fireplace) and is the more expensive option on the schedule, per guidelines.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Selected 'A/C: Alabama Power'. The property has central air conditioning, and Alabama Power is the primary electric utility for the Birmingham area.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Selected 'Elec: Ala Power'. The property listing explicitly states it has an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Selected 'Elec: Ala Power'. A stove is not provided. Electric is chosen for consistency with other systems and as a more expensive fuel option available on the schedule.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power'. This covers general electricity for lights and outlets. Alabama Power is the regional provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "A refrigerator is not listed as a provided appliance. This is a fixed allowance for a tenant-owned appliance from the schedule.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance. This is a fixed allowance for a tenant-owned appliance from the schedule.",
"utility": "Range/Microwave",
"allowance": 6
},
{
"note": "Selected 'Water: Birmingham'. The property is on public water and is located within the city of Birmingham.",
"utility": "Water",
"allowance": 78
},
{
"note": "The property has a septic tank as stated in the listing, so there is no monthly public sewer cost.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Selected 'Fairfield Inside City Limits (ISCL)'. The specific trash provider is not specified. Per the rules, the most expensive option from the schedule was selected.",
"utility": "Trash Collection",
"allowance": 40
}
],
"cash_on_cash_return": 0.39,
"down_payment_amount": 23800.0,
"property_tax_annual": 1166.99,
"property_tax_monthly": 97.25,
"property_tax_increase": 0.03,
"utility_allowance_total": 392.0,
"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": 1579.69,
"property_management_monthly": 102.7,
"monthly_cash_flow_after_debt": 131.64,
"cash_on_cash_return_after_debt": 0.07
},
"section8_assessment": {
"runs": [
{
"summary": "Property appears largely renovated and is close to turnkey for Section 8 leasing. Major systems are reported new (roof, HVAC, electrical, plumbing) and interior finishes are updated. Primary items to address before an HCV/NSPIRE inspection: confirm and install properly located smoke detectors and a carbon monoxide alarm, verify GFCI protection at kitchen/bath outlets, install/confirm range and refrigerator (if landlord provides appliances), verify bedroom egress window operability/dimensions, and address small exterior trip hazards and unfinished cabinet kick/toe areas. With these items completed (most are quick fixes), the home is likely to pass an initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 85.0,
"rationale": "Interior photos show recent cosmetic renovation: fresh paint, new/clean flooring (vinyl tile and refinished hardwood), rebuilt deck and new cabinetry/countertops in kitchen. Minor finish defects visible (cabinet toe-kicks missing/unfinished in kitchen, small trim/threshold gaps at floor transitions, worn threshold at exterior doors). No pervasive drywall damage, flooring failure or collapsed surfaces observed. Missing major kitchen appliances (range/oven and fridge) — reduces score moderately but not catastrophically."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 78.0,
"rationale": "No visible exposed wiring, ceilings intact, interior doors and closet doors present, and entry appears to have a secondary lock. Kitchen and other outlets are modern-looking, and light fixtures are installed. However, no smoke detectors or carbon monoxide alarms are visible in the photos (required), and GFCI protection at the kitchen sink cannot be visually confirmed. Bedroom windows appear full-height (likely egress) but window dimensions and operability cannot be confirmed from photos. Exterior porch has railing, but step/handrail configuration should be confirmed for a secure graspable handrail. These missing/uncertain safety items lower the score."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 85.0,
"rationale": "Listing states brand-new roof and new HVAC with ductwork and fully updated electrical and plumbing; ceiling supply/return vents and modern fixtures are visible consistent with updated HVAC. Kitchen and bathroom finishes appear newly installed and plumbing fixtures are present. No water stains or visible roof leaks in interior photos. Electrical panel is not shown so full verification not possible; given listing claims and visible new fixtures/ recessed lighting, systems are likely updated and functional but should be verified on inspection."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & walkways",
"score": 75.0,
"rationale": "Front brick facade appears sound and the listing states a new roof; front porch and rebuilt deck/railing present. The yard is unlandscaped with a remaining stump and uneven ground; concrete walkway and driveway show cracking/settling and could be trip hazards. Siding on the left addition looks serviceable. No visible major foundation cracks or exterior structural sagging in provided photos, but grading/drainage away from the foundation cannot be fully verified from images."
}
],
"red_flags": [
"No visible smoke detectors in photos (required for pass).",
"No visible carbon monoxide detector in photos (required where applicable).",
"Kitchen appliances (range/oven, refrigerator) not shown — landlord should confirm supply or arrange tenant-supplied appliances.",
"GFCI protection at sink areas not visibly confirmed.",
"Potential exterior trip hazards: uneven walkway, stump near front yard; verify porch steps/handrail meet graspable/secure requirements."
],
"confidence": 0.78,
"assumptions": [
"Listing statements are accurate: roof, HVAC (with ductwork), and electrical/plumbing have been replaced/updated as described.",
"HVAC equipment and vents shown are connected and operational though the system was not powered on in photos.",
"A water heater exists on property and was updated as part of the plumbing work, but it is not shown in the photos.",
"Smoke and carbon monoxide detectors are not visible in the photos and are therefore assumed not to be reliably present/properly located.",
"Kitchen range/oven and refrigerator are not shown and are assumed not to be included or not yet installed.",
"Bedroom windows appear to be full-height and likely provide egress, but exact operability and opening size cannot be confirmed from photos.",
"Electrical panel condition and presence of GFCI protection at required locations cannot be confirmed from the images and are assumed likely updated per listing but must be verified."
],
"overall_score": 82.0,
"rubric_version": "nsspire-v1.0"
},
{
"summary": "Property appears to be recently renovated with new roof, HVAC, and updated electrical/plumbing per listing and interior photos showing modern finishes. Interiors look clean and largely move-in ready; main remaining items to confirm before an initial HCV/NSPIRE inspection are smoke and CO detector placement, egress window compliance in bedrooms, presence/operation of the water heater and electrical panel labeling, and provision/installation of required appliances (stove/fridge) if landlord is supplying them. Minor site and trim work (walkway edge, stump removal, baseboard/trim finish) remain. Likely to pass an initial inspection after quick verification and installation of any missing detectors and completion of minor finish items — overall readiness estimated as 'minor repairs; likely rent-ready within 30 days.'",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Photos and listing show extensive cosmetic and finish updates: new kitchen cabinets, countertops, tile backsplashes, renovated bathroom (per listing), fresh paint, new interior light fixtures/ceiling fans and new flooring in many areas. Visible minor issues: small gaps/toe-kick at base of cabinets (possible unfinished trim), some scuffing at door frames/baseboards, and no major interior finish failures visible. No stove or refrigerator are shown; missing appliances reduce readiness moderately but are not inspection-fail items. Overall condition appears recently renovated and well maintained, requiring only minor finish/capex items to be fully rental-ready."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 75.0,
"rationale": "No obvious life‑threatening hazards visible: interior ceilings intact, no visible active leaks, no large mold patches, and no exposed wiring in photos. Listing states electrical updated; multiple modern outlets visible in kitchen (likely GFCI installed during renovation) and a deadbolt appears present on the front door. Smoke/CO detectors are not visible in the photos—not confirmed — and bedroom egress sizing cannot be fully verified from images (bedroom windows look narrow but present). Porch and steps have railing present across the porch; stair handrail detail at the short front steps is not fully clear from photos. Because detectors and egress cannot be directly confirmed, there is a modest NSPIRE risk that would require quick verification/installation of detectors and confirmation of egress compliance at inspection."
},
{
"key": "systems_mechanical",
"label": "Mechanical Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 85.0,
"rationale": "Listing explicitly states a brand new roof, new HVAC with all-new ductwork, and fully updated electrical and plumbing. Photos show ceiling registers and modern fixtures consistent with recent HVAC/electrical work. No water heater or electrical panel is shown in images for direct verification. Given the explicit listing claims and the appearance of new finishes and vents, major systems appear to be recently replaced or upgraded — reducing system-failure risk — but final verification (service tags/installation receipts and water heater/electrical panel inspection) is recommended."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior brick veneer appears intact and the listing notes a newly rebuilt deck; the front porch and deck railing look serviceable. The roof appears sound in the photo and the listing states it is new. Site issues: yard shows a tree stump near the front, uneven/patchy yard cover and a worn/drifting driveway/walk edge visible near the front steps which may create trip hazards if not cleaned/finished. No visible foundation cracking or major exterior structural defects are apparent in photos. Overall exterior needs basic site clean-up and minor walkway repair/landscaping to be tenant-ready."
}
],
"red_flags": [],
"confidence": 0.7,
"assumptions": [
"Listing statement that roof, HVAC (with ductwork), electrical, and plumbing are new/updated is accurate and reflects recent professional work.",
"Smoke and carbon monoxide detectors are not visible in photos; assume they were not photographed and may need verification or installation.",
"Kitchen photo shows outlets and updated electrical; assume GFCI outlets were installed in required areas during electrical update but final verification is needed.",
"Hot water heater and electrical service panel are present and functional although not shown; assume operational but recommend verification.",
"Bedroom windows provide egress but sizes cannot be fully confirmed from photos; assume typical egress but recommend measurement if inspector flags.",
"Missing appliances (stove, refrigerator) are not present in photos; absence reduces tenant readiness but is not treated as a major safety failure.",
"No active roof leaks, major mold, or structural/foundation movement are present based on provided photos and listing; severe hidden issues are not evident."
],
"overall_score": 78.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 3-bed/1-bath home appears largely renovated and likely to pass an initial HCV/NSPIRE inspection after a short punchlist. Strengths: updated kitchen and bath finishes, new-looking HVAC diffusers, solid brick exterior and claimed new roof/HVAC/plumbing/electrical. Primary inspection risks are missing/undocumented life-safety devices (smoke/CO detectors) and unverified GFCI protection and electrical panel/water-heater locations. Cosmetic finish items and missing appliances are easy-to-fix. Estimated time to rent-readiness (for Section 8) is about 7–30 days depending on installation/verification of detectors, GFCIs and appliance provisioning.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Interior appears recently renovated: new-looking kitchen cabinets, countertops, tile floors and hardwoods; updated light fixtures and ceiling fans. Minor finish issues visible: cabinet kick-plates missing or incomplete, small gaps at transition thresholds, scuffed trim and closet doors. No visible major water or structural damage in photos. Appliances (stove, refrigerator) are not shown; missing appliances reduce readiness moderately but are not structural failures."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 65.0,
"rationale": "No exposed wiring or visible plumbing leaks in photos; entry door shows a deadbolt. Bedrooms show windows that likely provide egress, and vents/ducts are present. However, smoke detectors and carbon monoxide alarms are not visible in any photos (NSPIRE requires working smoke detectors on each level and outside sleeping areas); kitchen GFCI protection is not clearly identified on the shown outlets. Porch/handrail exists but railing height/spacing not measured. Because life-safety devices are not evidenced, there is a moderate inspection risk until detectors/GFCIs are confirmed/installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 78.0,
"rationale": "Listing states brand-new roof, new HVAC with ductwork, and updated electrical/plumbing. Photos show ceiling HVAC diffusers and clean ducted registers, and the roof appears intact from the front elevation. Kitchen plumbing and faucet look new. Electrical panel and water heater are not shown so their condition is assumed functional per listing. Given seller claims and visible new interior systems, systems appear solid but unverified components (panel, water heater) keep score below turnkey-maximum."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Brick exterior and front porch are intact; rebuilt deck is claimed and French doors to deck are present. Roof looks even and without visible sag (listing claims new roof). Yard shows some neglect: tree stump at front, sparse turf, and a worn/patchy driveway/approach. Walkway/step to porch is functional but could use cleaning/finish. No visible standing water or erosion in provided photos."
}
],
"red_flags": [],
"confidence": 0.75,
"assumptions": [
"Listing statement that roof, HVAC (with ductwork), electrical and plumbing are 'new' is accurate and systems are operational as photos do not show the electrical panel or water heater.",
"Appliances (range, refrigerator) are not present in photos and are assumed not included; missing appliances were not treated as catastrophic but reduce readiness.",
"Smoke detectors and carbon monoxide alarms were not visible in photos; assume they may not be installed or not shown and therefore require on-site verification/installation.",
"Kitchen outlets near counter are assumed standard; GFCI functionality not visually confirmed and requires testing/verification.",
"No evidence of active leaks, severe mold, foundation movement, or roof sagging in supplied photos; absence of evidence does not guarantee absence of issues."
],
"overall_score": 73.0,
"rubric_version": "ns_p_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1105 Penfield Dr, Birmingham, AL, 35217",
"aggregate": {
"summary": "Property appears largely renovated and is close to turnkey for Section 8 leasing. Major systems are reported new (roof, HVAC, electrical, plumbing) and interior finishes are updated. Primary items to address before an HCV/NSPIRE inspection: confirm and install properly located smoke detectors and a carbon monoxide alarm, verify GFCI protection at kitchen/bath outlets, install/confirm range and refrigerator (if landlord provides appliances), verify bedroom egress window operability/dimensions, and address small exterior trip hazards and unfinished cabinet kick/toe areas. With these items completed (most are quick fixes), the home is likely to pass an initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 80.3,
"rationale": "Interior photos show recent cosmetic renovation: fresh paint, new/clean flooring (vinyl tile and refinished hardwood), rebuilt deck and new cabinetry/countertops in kitchen. Minor finish defects visible (cabinet toe-kicks missing/unfinished in kitchen, small trim/threshold gaps at floor transitions, worn threshold at exterior doors). No pervasive drywall damage, flooring failure or collapsed surfaces observed. Missing major kitchen appliances (range/oven and fridge) — reduces score moderately but not catastrophically."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site & walkways",
"score": 71.7,
"rationale": "Front brick facade appears sound and the listing states a new roof; front porch and rebuilt deck/railing present. The yard is unlandscaped with a remaining stump and uneven ground; concrete walkway and driveway show cracking/settling and could be trip hazards. Siding on the left addition looks serviceable. No visible major foundation cracks or exterior structural sagging in provided photos, but grading/drainage away from the foundation cannot be fully verified from images."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 72.7,
"rationale": "No visible exposed wiring, ceilings intact, interior doors and closet doors present, and entry appears to have a secondary lock. Kitchen and other outlets are modern-looking, and light fixtures are installed. However, no smoke detectors or carbon monoxide alarms are visible in the photos (required), and GFCI protection at the kitchen sink cannot be visually confirmed. Bedroom windows appear full-height (likely egress) but window dimensions and operability cannot be confirmed from photos. Exterior porch has railing, but step/handrail configuration should be confirmed for a secure graspable handrail. These missing/uncertain safety items lower the score."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 82.7,
"rationale": "Listing states brand-new roof and new HVAC with ductwork and fully updated electrical and plumbing; ceiling supply/return vents and modern fixtures are visible consistent with updated HVAC. Kitchen and bathroom finishes appear newly installed and plumbing fixtures are present. No water stains or visible roof leaks in interior photos. Electrical panel is not shown so full verification not possible; given listing claims and visible new fixtures/ recessed lighting, systems are likely updated and functional but should be verified on inspection."
}
],
"red_flags": [
"No visible smoke detectors in photos (required for pass).",
"No visible carbon monoxide detector in photos (required where applicable).",
"Kitchen appliances (range/oven, refrigerator) not shown — landlord should confirm supply or arrange tenant-supplied appliances.",
"GFCI protection at sink areas not visibly confirmed.",
"Potential exterior trip hazards: uneven walkway, stump near front yard; verify porch steps/handrail meet graspable/secure requirements."
],
"confidence": 0.82,
"assumptions": [
"Listing statements are accurate: roof, HVAC (with ductwork), and electrical/plumbing have been replaced/updated as described.",
"HVAC equipment and vents shown are connected and operational though the system was not powered on in photos.",
"A water heater exists on property and was updated as part of the plumbing work, but it is not shown in the photos.",
"Smoke and carbon monoxide detectors are not visible in the photos and are therefore assumed not to be reliably present/properly located.",
"Kitchen range/oven and refrigerator are not shown and are assumed not to be included or not yet installed.",
"Bedroom windows appear to be full-height and likely provide egress, but exact operability and opening size cannot be confirmed from photos.",
"Electrical panel condition and presence of GFCI protection at required locations cannot be confirmed from the images and are assumed likely updated per listing but must be verified."
],
"score_method": "mean_of_criteria",
"overall_score": 77.6,
"rubric_version": "nsspire-v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8946390491"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.