Property ID: 8958436837
1205 Brighton Rd, Birmingham, AL, 35228
Birmingham, AL
Money Down: $22,776
CoC Return: 17.48%
Monthly Cash Flow: $332
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$18,980
Closing Costs
$3,796
Total Down
$22,776
Investment Snapshot
Purchase Price
$94,900
Money Down
$22,776
Cash-on-Cash Return
17.48%
Rent
$1,145
Monthly Cash Flow
$332
Annual Cash Flow
$3,980
Debt Service / Mo
$505
Property Tax / Mo
$123
Insurance / Mo
$71
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,145
Payment Standard
$1,584
Rent
$1,145
Insurance
$71
Property Tax
$123
Management
$114
Utilities Allowance
$439
NOI (Monthly)
$837
Debt Service
$505
Cash Flow After Debt
$332
Quality Score: 72.30%
Confidence: 82.00%
Overall this 3-bed, 1.5-bath brick ranch appears largely rent-ready for Housing Choice Voucher tenancy with mostly cosmetic repairs needed (carpet, paint, minor concrete). Major systems are likely present (central HVAC, kitchen appliances) and no obvious life-safety hazards (collapsed ceilings, major roof failure, standing water, exposed wiring) are visible in photos. Remaining NSPIRE risks that require verification on-site include existence/function of CO alarm (if required), GFCI protection in kitchen/bath, electrical panel condition, hot water and furnace operation. With a short scope of repairs and verification testing, it is likely to pass an initial voucher inspection within ~1–4 weeks.
Section 8 Payment Standard
$1,584
Utility Allowance Total
$439
Guaranteed Section 8 Rent (PS - Utilities)
$1,145
Property Management
$114
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$94,900
Beds
3
Baths
1.5
Living Area
1,147 sqft
Lot Size
8,712 sqft
Year Built
1959
Days on Market
18
Capital Outlay
$22,776
Debt Service
$505
Property Tax / Mo
$123
Insurance / Mo
$71
Property Description
Welcome home! This well-maintained 3-bedroom, 1.5-bath single-family home offers comfortable living and a generously sized backyard-perfect for outdoor gatherings, pets, or simply relaxing. Schedule a showing today.
Utility Allowances
Cooking
$21
Selected 'Elec: Ala Power' as property data indicates an 'Electric Cooktop'. Alabama Power is assumed as the major local provider.
Cooling
$22
Selected 'A/C: Alabama Power' as the property has 'Central Air, Electric'. Alabama Power is the assumed local provider.
Heating
$38
Selected 'N'Gas: Spire' as the property has a 'Gas Water Heater' and 'Forced Air' heating, implying natural gas. Spire is the assumed local provider.
Water Heating
$35
Selected 'N'Gas: Spire' as property data specifies a 'Gas Water Heater'. Spire is the assumed local provider.
Other Electric (Lights & Refrigerator)
$68
Selected 'Lights, Ref, Etc.: Ala Power' for standard electrical needs. Alabama Power is the assumed local provider.
Water
$78
Selected 'Water: Birmingham' as the property is located in Birmingham and uses public water.
Sewer
$151
Selected fixed allowance for a 3-bedroom unit as property data states 'Sewer Connected'.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' as a general county rate, since a specific rate for Birmingham was not available.
Range/Microwave
$6
Allowance is included as the property listing does not mention a microwave, so it is assumed to be tenant-provided.
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$696
DP3 Annual Estimate$997
DP1 Monthly Equivalent$58
DP3 Monthly Equivalent$83
Replacement Value$83,900
Basis1,147 sqft / 1959
Nearby Houses
Photo unavailable
916 Daniel Cir
sold · 0.04 mi
Price: $80,000
3 bd / 2 ba · 1,172 sqft
Latest sale: $80,000 on Jan 24, 2025
Latest rent: $1,040 on Dec 01, 2022
Photo unavailable
913 Daniel Cir
sold · 0.06 mi
Price: $75,000
3 bd / 2 ba · 1,317 sqft
Latest sale: $75,000 on Dec 16, 2025
Latest rent: $1,045 on Apr 07, 2022
Photo unavailable
909 Daniel Dr
sold · 0.09 mi
Price: $37,000
3 bd / 2 ba · 1,197 sqft
Latest sale: $37,000 on Jun 15, 2020
Latest rent: —
Photo unavailable
1133 68th St W
sold · 0.09 mi
Price: $129,000
3 bd / 3 ba · 2,121 sqft
Latest sale: $129,000 on Mar 31, 2020
Latest rent: —
Photo unavailable
921 Daniel Dr
sold · 0.11 mi
Price: $70,000
3 bd / 2 ba · 1,077 sqft
Latest sale: $70,000
Latest rent: —
Photo unavailable
925 Daniel Dr
sold · 0.12 mi
Price: $82,000
4 bd / 2 ba · 1,311 sqft
Latest sale: $82,000 on Jun 30, 2021
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Central HVAC exists and is operational (supply/return registers visible) but not tested.
- Water heater and hot water are present and functioning (not shown in photos).
- Bedrooms have code-compliant egress windows typical of this construction; no obvious blocked egress seen.
- Electrical panel and service are present and intact inside the home though not pictured.
- No active roof leaks or major attic/moisture issues exist beyond what is visible in exterior photos.
- Only one smoke detector was photographed; additional detectors may be required in sleeping areas and should be installed if missing.
- GFCI outlets in kitchen/bath were not visible; assume they may be missing — this requires verification and possible correction.
- Photos represent current and complete visible conditions; interior areas not photographed (bathrooms, utility closet) may reveal additional issues.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,435 | $99,000 | $19,800 |
| 2023 | $1,435 | $99,000 | $19,800 |
| 2022 | $1,160 | $80,000 | $16,000 |
| 2021 | $1,020 | $70,400 | $14,080 |
| 2020 | $1,020 | $70,400 | $14,080 |
| 2019 | $1,087 | $75,000 | $15,000 |
| 2018 | $942 | $65,000 | $13,000 |
| 2017 | $948 | $65,400 | $13,080 |
| 2016 | $977 | $67,400 | $13,480 |
| 2015 | $923 | $63,700 | $12,740 |
| 2013 | $886 | $49,200 | $9,840 |
| 2012 | $886 | $62,670 | $12,534 |
| 2011 | $1,050 | $74,500 | $14,900 |
| 2010 | $1,050 | $74,500 | $14,900 |
| 2009 | $1,050 | $74,500 | $14,900 |
| 2008 | $1,071 | $76,000 | $15,200 |
| 2007 | $1,120 | $79,500 | $15,900 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2021-05-26 | Sold | $107,000 |
| 2021-01-28 | Sold | $48,000 |
| 2020-09-16 | Sold | $41,480 |
| 1998-12-30 | Sold | $42,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2024-10-07 | Listed for rent | $1,095 | — |
| 2024-09-20 | Listed for rent | $1,095 | — |
| 2024-03-14 | Listed for rent | $1,075 | — |
| 2024-02-28 | Listed for rent | $1,075 | — |
| 2021-12-09 | Listed for rent | $1,050 | — |
| 2021-07-01 | Listed for rent | $1,000 | — |
Photo Gallery
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"list_price": 1000,
"listing_id": "2931261481",
"last_update_date": "2021-07-15T16:41:54Z",
"last_status_change_date": "2021-10-19T02:49:55Z"
},
"event_name": "Listing removed",
"price_sqft": 0.8718395815170009,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1290858",
"price_change_percentage": null
},
{
"date": "2021-05-26",
"price": 107000,
"listing": {
"status": "sold",
"list_date": "2021-10-05T02:49:49Z",
"list_price": 115000,
"listing_id": "2926968165",
"last_update_date": "2021-05-28T13:47:31Z",
"last_status_change_date": "2021-10-05T02:49:49Z"
},
"event_name": "Sold",
"price_sqft": 93.2868352223191,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1279076",
"price_change_percentage": null
},
{
"date": "2021-02-01",
"price": 48000,
"listing": null,
"event_name": "Sold",
"price_sqft": 41.84829991281604,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "+56.69%"
},
{
"date": "2021-01-16",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2021-01-04T06:13:57Z",
"list_price": 30634,
"listing_id": "2924693878",
"last_update_date": "2021-01-06T18:23:49Z",
"last_status_change_date": "2021-01-16T05:05:28Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "ValleyMLS",
"price_change": 0,
"days_after_listed": "12 days",
"source_listing_id": "1771996",
"price_change_percentage": null
},
{
"date": "2021-01-04",
"price": 30634,
"listing": {
"status": "off_market",
"list_date": "2021-01-04T06:13:57Z",
"list_price": 30634,
"listing_id": "2924693878",
"last_update_date": "2021-01-06T18:23:49Z",
"last_status_change_date": "2021-01-16T05:05:28Z"
},
"event_name": "Listed",
"price_sqft": 26.707933740191805,
"source_name": "ValleyMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1771996",
"price_change_percentage": null
},
{
"date": "2013-03-27",
"price": 79900,
"listing": {
"status": "off_market",
"list_date": "2012-12-27T07:00:00Z",
"list_price": 79900,
"listing_id": "559518543",
"last_update_date": "2013-03-28T06:23:00Z",
"last_status_change_date": "2013-03-28T06:23:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "90 days",
"source_listing_id": "550206",
"price_change_percentage": null
},
{
"date": "2012-12-27",
"price": 79900,
"listing": {
"status": "off_market",
"list_date": "2012-12-27T07:00:00Z",
"list_price": 79900,
"listing_id": "559518543",
"last_update_date": "2013-03-28T06:23:00Z",
"last_status_change_date": "2013-03-28T06:23:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "550206",
"price_change_percentage": "$0"
},
{
"date": "2005-09-30",
"price": 79900,
"listing": {
"status": "sold",
"list_date": "2005-08-17T07:00:00Z",
"list_price": 79900,
"listing_id": "541837923",
"last_update_date": "2005-10-05T22:25:04Z",
"last_status_change_date": "2005-09-30T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "44 days",
"source_listing_id": "273959",
"price_change_percentage": "$0"
},
{
"date": "2005-08-17",
"price": 79900,
"listing": {
"status": "sold",
"list_date": "2005-08-17T07:00:00Z",
"list_price": 79900,
"listing_id": "541837923",
"last_update_date": "2005-10-05T22:25:04Z",
"last_status_change_date": "2005-09-30T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "273959",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8958436837",
"generated_at": "2026-02-16T03:31:51.490468Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 72.3
},
"utility_allowance": {
"zip_code": "35228",
"home_photo": "https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m4241895219s-w1280.jpg",
"rent_price": 1145.0,
"loan_amount": 75920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/1205-Brighton-Rd_Birmingham_AL_35228_M89584-36837",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 94900.0,
"loan_term_years": 30,
"annual_cash_flow": 10041.45,
"mortgage_monthly": 505.1,
"payment_standard": 1584.0,
"total_amount_out": 18980.0,
"additional_photos": [
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m62625101s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m1423962456s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m201818486s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m2677748914s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m535011011s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m898961405s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m3674947832s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m517336557s-w1280.jpg",
"https://ap.rdcpix.com/7339e48bcf72c62e7305b0231e5e3184l-m2060877955s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 70.54,
"monthly_cash_flow": 836.79,
"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: Ala Power' as property data indicates an 'Electric Cooktop'. Alabama Power is assumed as the major local provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Selected 'A/C: Alabama Power' as the property has 'Central Air, Electric'. Alabama Power is the assumed local provider.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Selected 'N'Gas: Spire' as the property has a 'Gas Water Heater' and 'Forced Air' heating, implying natural gas. Spire is the assumed local provider.",
"utility": "Heating",
"allowance": 38
},
{
"note": "Selected 'N'Gas: Spire' as property data specifies a 'Gas Water Heater'. Spire is the assumed local provider.",
"utility": "Water Heating",
"allowance": 35
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for standard electrical needs. Alabama Power is the assumed local provider.",
"utility": "Other Electric (Lights & Refrigerator)",
"allowance": 68
},
{
"note": "Selected 'Water: Birmingham' as the property is located in Birmingham and uses public water.",
"utility": "Water",
"allowance": 78
},
{
"note": "Selected fixed allowance for a 3-bedroom unit as property data states 'Sewer Connected'.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Selected 'Jefferson City (Once per week)' as a general county rate, since a specific rate for Birmingham was not available.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Allowance is included as the property listing does not mention a microwave, so it is assumed to be tenant-provided.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.53,
"down_payment_amount": 18980.0,
"property_tax_annual": 1478.05,
"property_tax_monthly": 123.17,
"property_tax_increase": 0.03,
"utility_allowance_total": 439.0,
"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": 3980.28,
"property_management_monthly": 114.5,
"monthly_cash_flow_after_debt": 331.69,
"cash_on_cash_return_after_debt": 0.21
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this 3-bed, 1.5-bath brick ranch appears largely rent-ready for Housing Choice Voucher tenancy with mostly cosmetic repairs needed (carpet, paint, minor concrete). Major systems are likely present (central HVAC, kitchen appliances) and no obvious life-safety hazards (collapsed ceilings, major roof failure, standing water, exposed wiring) are visible in photos. Remaining NSPIRE risks that require verification on-site include existence/function of CO alarm (if required), GFCI protection in kitchen/bath, electrical panel condition, hot water and furnace operation. With a short scope of repairs and verification testing, it is likely to pass an initial voucher inspection within ~1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Property appears structurally intact with brick exterior and intact windows. Interior shows cosmetic wear: stained/soiled carpet in living areas, scuffed baseboards/trim, minor wall patches, and a cracked carport slab. Appliances (stove, dishwasher, refrigerator) are present though kitchen and living finishes are worn. These are mostly cosmetic and moderate repair items (cleaning, flooring replacement or deep cleaning, paint, minor concrete repair). Missing or worn finishes reduce score but no catastrophic deferred maintenance visible."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 70.0,
"rationale": "Visible positive items: at least one smoke detector installed, entry door has a double lock, handrail on front steps, no exposed wiring visible, windows appear operable for egress. Potential NSPIRE risk areas not verifiable in photos: presence of CO alarm (not seen), GFCI protection in kitchen/bath (not visible), condition of electrical panel, and hot water availability. Minor trip hazard: cracked concrete in carport/walkway. No visible mold, active leaks, collapsed ceilings, or exposed subfloor. Because several required safety elements cannot be confirmed from photos, score reflects moderate inspection risk but no immediate life-threatening hazards observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 72.0,
"rationale": "Photos show ceiling HVAC supply/return registers indicating central HVAC likely present. Roofline and gutters appear serviceable from photos and brick chimney/vents show no obvious failure. Kitchen plumbing fixtures and appliances are present (double sink, dishwasher, electric range). Electrical panel and water heater were not shown. No visible signs of active leaks, widespread water damage, or roof sagging. Because system condition/functionality cannot be fully verified remotely, there is moderate residual risk pending on-site system testing."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 85.0,
"rationale": "Brick exterior in good condition, chain-link rear fencing and yard appear functional, gutters and downspouts present, covered carport and driveway provide safe access. Some concrete cracking in carport/walkway and light landscaping/yard maintenance needed. Foundation venting visible and no evidence of major foundation displacement or significant exterior deterioration. Overall exterior is well-maintained and low risk."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.65,
"assumptions": [
"Central HVAC exists and is operational (supply/return registers visible) but not tested.",
"Water heater and hot water are present and functioning (not shown in photos).",
"Bedrooms have code-compliant egress windows typical of this construction; no obvious blocked egress seen.",
"Electrical panel and service are present and intact inside the home though not pictured.",
"No active roof leaks or major attic/moisture issues exist beyond what is visible in exterior photos.",
"Only one smoke detector was photographed; additional detectors may be required in sleeping areas and should be installed if missing.",
"GFCI outlets in kitchen/bath were not visible; assume they may be missing — this requires verification and possible correction.",
"Photos represent current and complete visible conditions; interior areas not photographed (bathrooms, utility closet) may reveal additional issues."
],
"overall_score": 76.0,
"rubric_version": "2026-02-16_v1"
},
{
"summary": "Overall this brick ranch appears largely turnkey for Section 8 / HCV initial inspection with mostly cosmetic repairs needed. Base weighted score (condition 2.0, safety 1.5, systems 1.5, exterior 1.0) results in approximately 72/100; a small positive adjustment for documented recent rental activity raises the overall readiness to 77. Expected path to pass NSPIRE: address cosmetic items (clean/replace carpet or install laminate, repair baseboards/thresholds, touch-up paint), confirm/install required detectors (smoke verified; install CO if required), verify/upgrade GFCI protection near kitchen/bath as needed, test HVAC/plumbing/electrical and remediate any nonfunctional items. Estimated time-to-rent readiness: minor repairs and verification could be completed within 1–4 weeks; if any hidden system repairs are found during testing, add time accordingly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Photos show a structurally intact brick ranch with mostly cosmetic wear: stained/soiled carpeting in living areas, scuffed baseboards, missing trim/threshold under front window, patched wall area in kitchen, and hairline cracks in concrete carport/drive. Appliances (range, refrigerator, dishwasher) are present but used. These are mostly minor/turnkey repairs and cosmetic replacements that should be completed before move-in."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 70.0,
"rationale": "Observed: functioning-looking smoke detector in living area, exterior doors appear secure (door has two locks visible), windows present in bedrooms for egress, no visible exposed wiring, ceilings intact, no visible mold/water stains. Unknowns: carbon-monoxide detector not visible, GFCI protection at sink/counter outlets not verifiable, electrical panel not shown. Based on photos there are no immediate life-threatening hazards, but verification of CO detection and GFCI protection will be required for NSPIRE."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 65.0,
"rationale": "Photo evidence of ceiling HVAC vents indicates central HVAC likely present; no external condensing unit or water heater shown. Kitchen appliances are electric and appear functional. Roof appears even from available angles with intact gutters, but no close roof inspection photos are provided. Electrical panel, water heater and HVAC operational status are unverified from photos — lowers score due to uncertainty even though no visible failures were seen."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Brick exterior in good condition, gutters and downspouts present, chain-link fence and sizable backyard observed, carport provides covered parking. Concrete shows normal cracking but nothing indicating structural failure. Yard appears maintained; no visible standing water or severe drainage issues 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": [],
"confidence": 0.7,
"assumptions": [
"Central HVAC is present and operable (vent registers observed) though outdoor condensing unit and service records were not provided.",
"Hot water and water heater are functional (not visible in photos), no active leaks observed in interior photos.",
"Electrical panel is intact and without visible hazards; full breaker panel not shown.",
"No active roof leaks or major roof failure exist based on even roofline and lack of interior ceiling stains in photos.",
"Bedrooms have egress-capable windows (visible windows appear of reasonable size, but exact dimensions not measured).",
"Carbon monoxide detector presence is unknown and may be required depending on fuel appliances/utility configuration; not visible in photos.",
"GFCI protection for kitchen/bath outlets is not visible and must be verified; assume likely non-GFCI based on outlet photos.",
"Front door appears to have a deadbolt/secondary lock based on photo, but hardware operation not tested.",
"No visible severe mold, pest infestation, foundation movement, or collapsed ceilings in provided photos; hidden issues could still exist but no indicators were observed."
],
"overall_score": 77.0,
"rubric_version": "nsPIRE-v1.0-2026-02"
},
{
"summary": "This brick single-family appears generally sound and is likely to pass an initial HCV/NSPIRE inspection after addressing a few predictable items: install/confirm smoke detectors and CO alarms as required, verify/retrofit GFCI protection in kitchen/bath, perform cleaning and minor cosmetic repairs (carpet/trim/paint), and confirm operation of HVAC, water heater and electrical panel. With those items completed it should be rent-ready within ~30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 72.0,
"rationale": "Overall the property appears structurally sound and cosmetically in fair condition. Exterior brick, windows and roofline look intact. Interior photos show scuffed walls, soiled/worn carpet, missing/loose base/threshold trim at the front window, and minor cosmetic damage around the fridge area. Appliances (range, refrigerator, dishwasher) are present which reduces time-to-rent; none appear catastrophically damaged in photos. Concrete carport has visible cracking. These are mostly cosmetic or finish repairs and likely can be addressed quickly (cleaning, carpet/trim replacement, patch/paint)."
},
{
"key": "safety_code",
"label": "Safety / Code Risks",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards visible: no collapsed ceilings, major foundation movement, or exposed wiring in photos. Entry door shows two locks (knob + deadbolt). A smoke detector is visible in the main living area which is positive, but there are no visible smoke detectors outside sleeping areas or in bedrooms in the photos; carbon monoxide alarm is not visible. GFCI outlets at kitchen counters/bathrooms are not verifiable from photos. Windows in bedrooms appear operable and of a size that likely provide egress, but measurements are not provided. Minor trip hazards include an uneven transition at the front entrance and cracked carport slab. Overall some code items (additional smoke/CO alarms, verify GFCI outlets) likely need attention prior to NSPIRE inspection."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical",
"score": 62.0,
"rationale": "Visible evidence suggests central HVAC supply/return registers are present (ceiling vent in living area), and the kitchen plumbing and appliances (sink, range, dishwasher) are installed. However, core system components are not shown: water heater, electrical panel, and HVAC equipment are not pictured so operational status is unverified. Roof visible from photos appears intact with no obvious sagging or major failure, and drainage gutters/downspouts are present (one downspout end may be displaced). Because key mechanicals are unverified, there is moderate risk that repairs or servicing could be required."
},
{
"key": "exterior_site",
"label": "Exterior / Site Condition",
"score": 80.0,
"rationale": "Exterior brick veneer and foundation vents appear in good condition with no visible major cracks or settlement. Yard is level and fenced with chain link — adequate for tenants/pets. Carport structure and covered walkways look sound; concrete shows hairline to moderate cracking but not collapsed. Vegetation is controlled and there is a rear patio area. Drainage appears typical; no visible standing water or major erosion in photos."
},
{
"key": "rental_history_activity",
"label": "Rental History / Activity (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [
"Only one smoke detector visible in photos — insufficient coverage outside sleeping areas and in bedrooms may fail NSPIRE if additional detectors/CO alarms are not installed.",
"Key mechanical components (electrical panel, water heater, HVAC equipment) are not shown — functionality and code compliance unverified and could present inspection failures if not operational."
],
"confidence": 0.65,
"assumptions": [
"Only the pictured areas were available; bathrooms and mechanical rooms were not photographed so hot water, water heater, and electrical panel status are assumed present but unverified.",
"Presence of a central HVAC system is inferred from visible supply/return vent in living area; its operational status is unknown.",
"Bedroom egress windows are assumed to meet minimum egress based on visible window sizes but were not measured.",
"Appliances (stove, fridge, dishwasher) are present in photos and assumed functional unless inspection finds otherwise.",
"Only one smoke detector is visible; additional detectors/CO alarms are assumed not present unless provided by seller.",
"No visible signs of active water intrusion, severe mold, or structural sagging were observed; none were assumed present."
],
"overall_score": 69.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1205 Brighton Rd, Birmingham, AL, 35228",
"aggregate": {
"summary": "Overall this 3-bed, 1.5-bath brick ranch appears largely rent-ready for Housing Choice Voucher tenancy with mostly cosmetic repairs needed (carpet, paint, minor concrete). Major systems are likely present (central HVAC, kitchen appliances) and no obvious life-safety hazards (collapsed ceilings, major roof failure, standing water, exposed wiring) are visible in photos. Remaining NSPIRE risks that require verification on-site include existence/function of CO alarm (if required), GFCI protection in kitchen/bath, electrical panel condition, hot water and furnace operation. With a short scope of repairs and verification testing, it is likely to pass an initial voucher inspection within ~1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Property appears structurally intact with brick exterior and intact windows. Interior shows cosmetic wear: stained/soiled carpet in living areas, scuffed baseboards/trim, minor wall patches, and a cracked carport slab. Appliances (stove, dishwasher, refrigerator) are present though kitchen and living finishes are worn. These are mostly cosmetic and moderate repair items (cleaning, flooring replacement or deep cleaning, paint, minor concrete repair). Missing or worn finishes reduce score but no catastrophic deferred maintenance visible."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 81.7,
"rationale": "Brick exterior in good condition, chain-link rear fencing and yard appear functional, gutters and downspouts present, covered carport and driveway provide safe access. Some concrete cracking in carport/walkway and light landscaping/yard maintenance needed. Foundation venting visible and no evidence of major foundation displacement or significant exterior deterioration. Overall exterior is well-maintained and low risk."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years) - bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 68.3,
"rationale": "Visible positive items: at least one smoke detector installed, entry door has a double lock, handrail on front steps, no exposed wiring visible, windows appear operable for egress. Potential NSPIRE risk areas not verifiable in photos: presence of CO alarm (not seen), GFCI protection in kitchen/bath (not visible), condition of electrical panel, and hot water availability. Minor trip hazard: cracked concrete in carport/walkway. No visible mold, active leaks, collapsed ceilings, or exposed subfloor. Because several required safety elements cannot be confirmed from photos, score reflects moderate inspection risk but no immediate life-threatening hazards observed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 66.3,
"rationale": "Photos show ceiling HVAC supply/return registers indicating central HVAC likely present. Roofline and gutters appear serviceable from photos and brick chimney/vents show no obvious failure. Kitchen plumbing fixtures and appliances are present (double sink, dishwasher, electric range). Electrical panel and water heater were not shown. No visible signs of active leaks, widespread water damage, or roof sagging. Because system condition/functionality cannot be fully verified remotely, there is moderate residual risk pending on-site system testing."
}
],
"red_flags": [],
"confidence": 0.82,
"assumptions": [
"Central HVAC exists and is operational (supply/return registers visible) but not tested.",
"Water heater and hot water are present and functioning (not shown in photos).",
"Bedrooms have code-compliant egress windows typical of this construction; no obvious blocked egress seen.",
"Electrical panel and service are present and intact inside the home though not pictured.",
"No active roof leaks or major attic/moisture issues exist beyond what is visible in exterior photos.",
"Only one smoke detector was photographed; additional detectors may be required in sleeping areas and should be installed if missing.",
"GFCI outlets in kitchen/bath were not visible; assume they may be missing — this requires verification and possible correction.",
"Photos represent current and complete visible conditions; interior areas not photographed (bathrooms, utility closet) may reveal additional issues."
],
"score_method": "mean_of_criteria",
"overall_score": 72.3,
"rubric_version": "2026-02-16_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8958436837"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.