Property ID: 8962323868

4609 Avenue R, Birmingham, AL, 35208

Birmingham, AL

For Sale Feb 16, 2026 02:36 AM UTC Realtor Zillow Street View
Money Down: $25,200 CoC Return: 2.23% Monthly Cash Flow: $47
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$21,000
Closing Costs
$4,200
Total Down
$25,200
Primary property image

Investment Snapshot

Purchase Price
$105,000
Money Down
$25,200
Cash-on-Cash Return
2.23%
Rent
$951
Monthly Cash Flow
$47
Annual Cash Flow
$562
Debt Service / Mo
$559
Property Tax / Mo
$163
Insurance / Mo
$88

Quality Score and Underwriting

Monthly Cash Flow Breakdown

Rent (Projected)
$951
Payment Standard
$1,474
Rent
$951
Insurance
$88
Property Tax
$163
Management
$95
Utilities Allowance
$523
NOI (Monthly)
$606
Debt Service
$559
Cash Flow After Debt
$47

Quality Score: 63.20%

Confidence: 82.00%

Based on exterior photos and listing data, this 3-bed/1-bath brick bungalow appears structurally intact with mostly cosmetic and moderate maintenance needs. Primary visible concerns are a plywood-boarded opening at the front-right (possible damaged/removed door or window), aged metal awnings with rust staining, and overgrown landscaping near the entry. Major systems and NSPIRE-required safety devices (smoke/CO detectors, GFCI, HVAC, hot water) are not verifiable from the photos and must be confirmed. With straightforward repairs (secure/replace boarded opening, install/verify detectors, trim landscaping, service HVAC/roof as needed) this property is likely to pass an initial HCV/NSPIRE inspection within 30 days; current overall readiness scores in the low 60s reflecting unknowns in core systems and safety-device verification.

Section 8 Payment Standard
$1,474
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$951
Property Management
$95

Property Fundamentals

Status
For Sale
Type
single_family
List Price
$105,000
Beds
3
Baths
1
Living Area
1,581 sqft
Lot Size
6,970 sqft
Year Built
1920
Days on Market
134
Capital Outlay
$25,200
Debt Service
$559
Property Tax / Mo
$163
Insurance / Mo
$88

Property Description

NOT FOR INDIVIDUAL SALE. Rental home portfolio of 12 income producing rental homes being sold for $1,239,000.00. This three bedroom, 1 bath all brick home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. Rent roll is available upon request. Showings will be available with accepted offer/contract. Offers for individual property will not be responded to. Please do not bother the current residents.

Utility Allowances

heating
$93
The property has 'Central' heating. With no fuel type specified, electric is assumed for consistency with the electric water heater and cooling. 'Ala Power' is chosen as a major regional provider and is the most expensive electric option.
cooling
$22
The property has 'Central Air' conditioning. 'Alabama Power' is selected as a major regional provider and the most expensive option on the schedule.
water_heating
$56
The property listing explicitly mentions an 'Electric Water Heater'. 'Ala Power' is chosen as a major regional provider and the most expensive electric option.
cooking
$21
No cooking fuel is specified. Electric is assumed for consistency with other electric appliances (heating, cooling, water heater). 'Ala Power' is the most expensive electric option.
other_electric
$68
This allowance covers general electricity for lights and outlets. 'Ala Power' is selected as a major regional provider and is the most expensive option.
water
$78
The property listing states 'Public Water' and is located within the city of Birmingham.
sewer
$151
The property is listed as 'Sewer Connected'. The utility schedule provides a single fixed rate for sewer.
trash_collection
$20
Trash collection is standard for a single-family home. As the property is in Birmingham (Jefferson County), 'Jefferson City' is the most applicable regional option on the schedule.
refrigerator
$8
The property listing does not mention a refrigerator, so it is assumed to be tenant-owned and the corresponding allowance is included.
range_microwave
$6
The property listing does not mention a microwave, so it is assumed to be tenant-owned and the corresponding allowance is included.

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$886
DP3 Annual Estimate$1,214
DP1 Monthly Equivalent$74
DP3 Monthly Equivalent$101
Replacement Value$115,700
Basis1,581 sqft / 1920

Nearby Houses

Nearby house 1
Photo unavailable

4632 Court R

sold · 0.05 mi
Price: $94,900
4 bd / 2 ba · 2,282 sqft
Latest sale: $94,900 on Aug 10, 2018
Latest rent: —
Nearby house 2
Photo unavailable

4628 Avenue R

sold · 0.06 mi
Price: $36,000
3 bd / 1 ba · 1,646 sqft
Latest sale: $36,000 on May 18, 2020
Latest rent: —
Nearby house 3
Photo unavailable

4636 Court R

sold · 0.06 mi
Price: $14,000
3 bd / 2 ba · 1,378 sqft
Latest sale: $14,000 on Jul 30, 2018
Latest rent: —
Nearby house 4
Photo unavailable

4619 Terrace Q

sold · 0.07 mi
Price: $55,500
3 bd / 1 ba · 1,198 sqft
Latest sale: $55,500 on May 07, 2025
Latest rent: $1,000 on Jan 17, 2026
Nearby house 5
Photo unavailable

4639 Terrace Q

sold · 0.10 mi
Price: $45,216
3 bd / 1 ba · 1,456 sqft
Latest sale: $45,216 on Sep 03, 2021
Latest rent: —
Nearby house 6
Photo unavailable

4700 Avenue R

for_sale · 0.11 mi
Price: $70,000
3 bd / 2 ba · 1,632 sqft
Latest sale: $15,000 on Dec 04, 2018
Latest rent: —
Nearby house 7
Photo unavailable

1641 43rd Street Ensley

sold · 0.12 mi
Price: $55,000
3 bd / 2 ba · 2,050 sqft
Latest sale: $55,000
Latest rent: —

Risk and Criteria Detail

Red Flags

  • success
  • Plywood-boarded opening at front-right (possible damaged/removed door or window) — security and egress concern that must be repaired.
  • Unknown presence and functionality of required safety devices (smoke and CO detectors) and GFCI outlets — must be verified prior to inspection.
  • Aged metal awnings with rust staining — potential water intrusion points and aesthetic deterioration; inspect flashing and roofline where awnings penetrate.
  • Major mechanical systems (HVAC, water heater, electrical) not visible from photos — their operability must be confirmed; absent/failed heating would be an inspection-fail.

Assumptions

  • Interior condition (kitchen, bathroom, smoke/CO detectors, GFCI outlets, plumbing fixtures) is unknown and assumed typical for an occupied rental of this vintage unless proven otherwise.
  • Plywood on front-right covers a door or window rather than representing major structural damage; assume repairable boarding rather than large collapse.
  • Roof is aged but not actively leaking; no external signs of sagging or major water intrusion were observed from photos.
  • No visible external HVAC equipment in photos does not mean no heating/cooling system exists; assume an interior furnace/AC or window units may be present but require verification.
  • No evidence of active infestation, severe mold, or standing water was visible in supplied photos.
  • Rental history entry (2022) indicates active rental status and is used as bonus criterion; rent roll details not reviewed.

Tax and Sale History

Property Tax History

YearTaxMarket TotalAssessment Total
2024 $1,896 $130,800 $26,160
2023 $1,896 $130,800 $26,160
2022 $643 $98,500 $9,860
2021 $643 $98,500 $9,860
2020 $643 $98,500 $9,860
2019 $643 $98,500 $9,860
2018 $532 $83,400 $8,340
2017 $532 $83,400 $8,340
2016 $460 $73,300 $7,340
2015 $532 $83,400 $8,340
2013 $504 $82,100 $8,220
2012 $433 $71,950 $7,195
2011 $440 $73,000 $7,300
2010 $440 $73,000 $7,300
2009 $440 $73,000 $7,300
2008 $451 $74,600 $7,460
2007 $433 $72,000 $7,200

Sale History

DateEventPrice
2022-07-27 Sold $39,601

Rental History

DateEventPriceSource
2022-11-29 Listed for rent $895

Photo Gallery

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            "price_change_percentage": null
          },
          {
            "date": "2023-06-07",
            "price": 338500,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 214.10499683744465,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          },
          {
            "date": "2023-02-22",
            "price": 0,
            "listing": {
              "status": "off_market",
              "list_date": null,
              "list_price": 950,
              "listing_id": "2950293129",
              "last_update_date": "2024-03-31T12:18:40Z",
              "last_status_change_date": "2024-04-15T20:39:17Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "AppfolioUnits",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "7815037",
            "price_change_percentage": null
          },
          {
            "date": "2023-02-22",
            "price": 0,
            "listing": {
              "status": "off_market",
              "list_date": "2022-11-29T13:39:03Z",
              "list_price": 895,
              "listing_id": "2950301517",
              "last_update_date": "2023-02-14T21:33:57Z",
              "last_status_change_date": "2023-02-22T13:36:26Z"
            },
            "event_name": "Listing removed",
            "price_sqft": null,
            "source_name": "Zumper",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "51548503",
            "price_change_percentage": null
          },
          {
            "date": "2022-11-29",
            "price": 895,
            "listing": {
              "status": "off_market",
              "list_date": "2022-11-29T13:39:03Z",
              "list_price": 895,
              "listing_id": "2950301517",
              "last_update_date": "2023-02-14T21:33:57Z",
              "last_status_change_date": "2023-02-22T13:36:26Z"
            },
            "event_name": "Listed for rent",
            "price_sqft": 0.5660974067046173,
            "source_name": "Zumper",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "51548503",
            "price_change_percentage": null
          },
          {
            "date": "2022-11-29",
            "price": 895,
            "listing": {
              "status": "off_market",
              "list_date": null,
              "list_price": 950,
              "listing_id": "2950293129",
              "last_update_date": "2024-03-31T12:18:40Z",
              "last_status_change_date": "2024-04-15T20:39:17Z"
            },
            "event_name": "Listed for rent",
            "price_sqft": 0.5660974067046173,
            "source_name": "AppfolioUnits",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": "7815037",
            "price_change_percentage": null
          },
          {
            "date": "1997-01-21",
            "price": 49000,
            "listing": null,
            "event_name": "Sold",
            "price_sqft": 30.99304237824162,
            "source_name": "Public Record",
            "price_change": 0,
            "days_after_listed": null,
            "source_listing_id": null,
            "price_change_percentage": null
          }
        ],
        "building_permits_history": null
      }
    },
    "rmn_listing_attribution": false
  },
  "property_id": "8962323868",
  "generated_at": "2026-02-16T02:36:46.306850Z",
  "initial_filter": {
    "passes": true,
    "reason": "disabled",
    "enabled": false
  },
  "processing_status": {
    "reason": "success",
    "eligible": true,
    "min_score": 60.0,
    "overall_score": 63.2
  },
  "utility_allowance": {
    "zip_code": "35208",
    "home_photo": "https://ap.rdcpix.com/8dfc95dd3ea1a6b187cfa246680db9fcl-m457976392s-w1280.jpg",
    "rent_price": 951.0,
    "loan_amount": 84000.0,
    "realtor_link": "https://www.realtor.com/realestateandhomes-detail/4609-Avenue-R_Birmingham_AL_35208_M89623-23868",
    "bedroom_count": 3,
    "interest_rate": 0.07,
    "purchase_price": 105000.0,
    "loan_term_years": 30,
    "annual_cash_flow": 7267.92,
    "mortgage_monthly": 558.85,
    "payment_standard": 1474.0,
    "total_amount_out": 21000.0,
    "additional_photos": [
      "https://ap.rdcpix.com/8dfc95dd3ea1a6b187cfa246680db9fcl-m4035813308s-w1280.jpg"
    ],
    "down_payment_rate": 0.2,
    "insurance_monthly": 87.5,
    "monthly_cash_flow": 605.66,
    "property_tax_rate": 0.0060999999999999995,
    "_utility_allowance": {
      "sources": [
        "https://www.jcha.com/section-8-utility-allowances"
      ],
      "effective_date": "2026-01-01"
    },
    "utility_allowances": [
      {
        "note": "The property has 'Central' heating. With no fuel type specified, electric is assumed for consistency with the electric water heater and cooling. 'Ala Power' is chosen as a major regional provider and is the most expensive electric option.",
        "utility": "heating",
        "allowance": 93
      },
      {
        "note": "The property has 'Central Air' conditioning. 'Alabama Power' is selected as a major regional provider and the most expensive option on the schedule.",
        "utility": "cooling",
        "allowance": 22
      },
      {
        "note": "The property listing explicitly mentions an 'Electric Water Heater'. 'Ala Power' is chosen as a major regional provider and the most expensive electric option.",
        "utility": "water_heating",
        "allowance": 56
      },
      {
        "note": "No cooking fuel is specified. Electric is assumed for consistency with other electric appliances (heating, cooling, water heater). 'Ala Power' is the most expensive electric option.",
        "utility": "cooking",
        "allowance": 21
      },
      {
        "note": "This allowance covers general electricity for lights and outlets. 'Ala Power' is selected as a major regional provider and is the most expensive option.",
        "utility": "other_electric",
        "allowance": 68
      },
      {
        "note": "The property listing states 'Public Water' and is located within the city of Birmingham.",
        "utility": "water",
        "allowance": 78
      },
      {
        "note": "The property is listed as 'Sewer Connected'. The utility schedule provides a single fixed rate for sewer.",
        "utility": "sewer",
        "allowance": 151
      },
      {
        "note": "Trash collection is standard for a single-family home. As the property is in Birmingham (Jefferson County), 'Jefferson City' is the most applicable regional option on the schedule.",
        "utility": "trash_collection",
        "allowance": 20
      },
      {
        "note": "The property listing does not mention a refrigerator, so it is assumed to be tenant-owned and the corresponding allowance is included.",
        "utility": "refrigerator",
        "allowance": 8
      },
      {
        "note": "The property listing does not mention a microwave, so it is assumed to be tenant-owned and the corresponding allowance is included.",
        "utility": "range_microwave",
        "allowance": 6
      }
    ],
    "cash_on_cash_return": 0.35,
    "down_payment_amount": 21000.0,
    "property_tax_annual": 1952.88,
    "property_tax_monthly": 162.74,
    "property_tax_increase": 0.03,
    "utility_allowance_total": 523.0,
    "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": 561.67,
    "property_management_monthly": 95.1,
    "monthly_cash_flow_after_debt": 46.81,
    "cash_on_cash_return_after_debt": 0.03
  },
  "section8_assessment": {
    "runs": [
      {
        "summary": "Based on exterior photos and listing data, this 3-bed/1-bath brick bungalow appears structurally intact with mostly cosmetic and moderate maintenance needs. Primary visible concerns are a plywood-boarded opening at the front-right (possible damaged/removed door or window), aged metal awnings with rust staining, and overgrown landscaping near the entry. Major systems and NSPIRE-required safety devices (smoke/CO detectors, GFCI, HVAC, hot water) are not verifiable from the photos and must be confirmed. With straightforward repairs (secure/replace boarded opening, install/verify detectors, trim landscaping, service HVAC/roof as needed) this property is likely to pass an initial HCV/NSPIRE inspection within 30 days; current overall readiness scores in the low 60s reflecting unknowns in core systems and safety-device verification.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 70.0,
            "rationale": "Exterior photos show an all-brick bungalow with intact brickwork and an enclosed front porch; overall cosmetic condition appears fair. Observable repair items: plywood boarded opening at front-right (likely covering a door or window), rust staining/age on metal awnings, overgrown shrubs, and general dated appearance. No visible collapsed elements, severe siding damage, or broken foundation visible from photos. Missing interior items (appliances, fixtures) cannot be confirmed from exterior photos; missing stove/fridge would reduce score moderately but are not visible. Given mostly cosmetic and easily remediable items, moderate score (minor repairs likely required)."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Risk (NSPIRE)",
            "score": 60.0,
            "rationale": "From exterior photos there are no obvious life‑threatening hazards such as collapsed ceilings, visible exposed live wiring, or standing water. However critical NSPIRE items cannot be confirmed: smoke and CO detectors, GFCI protection in kitchen/bath, bedroom egress window compliance, and operable locks/deadbolt. The boarded opening at front-right represents a potential security/egress concern. Overgrown shrubs partially obscure entries and could impede egress. No visible handrail/stair issues at front (porch is low), and roof shows no active sagging or obvious leaks from exterior. Because many required safety devices and interior conditions are unknown, assign a cautious mid score with recommended pre-inspection checks and likely simple fixes (install/verify detectors, repair/replace boarded opening, trim landscaping)."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
            "score": 55.0,
            "rationale": "Major systems are not visible in supplied photos. Roof shingles appear aged but generally intact with no visible large missing sections or sagging; this suggests roof is serviceable but may be nearing replacement depending on age. No visible external HVAC equipment or condensers in photos; presence and operability of heating/cooling, water heater, and electrical panel are unknown and must be verified. Plumbing and hot water cannot be confirmed. Given unknowns on core systems and the age of the house (built 1920), score is conservative — expect inspection items related to HVAC servicing, electrical/GFCI verification, and plumbing checks."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 65.0,
            "rationale": "Lot and yard are maintained at a basic level: grass mowed, walkways present, and the brick exterior appears intact with no obvious foundation displacement from the front elevation. Driveway visible and usable; neighboring structures close but typical for neighborhood. Negative items observed: boarded opening at front-right (security/repair), rusted/aging awnings, and overgrown shrubbery adjacent to entries that should be trimmed to ensure safe egress and visibility. No visible standing water, major drainage issues, or pest infestation signs in photos. Overall exterior/site is serviceable with mostly cosmetic and minor maintenance work 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": [
          "Plywood-boarded opening at front-right (possible damaged/removed door or window) — security and egress concern that must be repaired.",
          "Unknown presence and functionality of required safety devices (smoke and CO detectors) and GFCI outlets — must be verified prior to inspection.",
          "Aged metal awnings with rust staining — potential water intrusion points and aesthetic deterioration; inspect flashing and roofline where awnings penetrate.",
          "Major mechanical systems (HVAC, water heater, electrical) not visible from photos — their operability must be confirmed; absent/failed heating would be an inspection-fail."
        ],
        "confidence": 0.65,
        "assumptions": [
          "Interior condition (kitchen, bathroom, smoke/CO detectors, GFCI outlets, plumbing fixtures) is unknown and assumed typical for an occupied rental of this vintage unless proven otherwise.",
          "Plywood on front-right covers a door or window rather than representing major structural damage; assume repairable boarding rather than large collapse.",
          "Roof is aged but not actively leaking; no external signs of sagging or major water intrusion were observed from photos.",
          "No visible external HVAC equipment in photos does not mean no heating/cooling system exists; assume an interior furnace/AC or window units may be present but require verification.",
          "No evidence of active infestation, severe mold, or standing water was visible in supplied photos.",
          "Rental history entry (2022) indicates active rental status and is used as bonus criterion; rent roll details not reviewed."
        ],
        "overall_score": 63.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      },
      {
        "summary": "This all-brick 3BR/1BA rental property appears generally serviceable from the exterior and benefits from recent rental activity, but it will likely require minor-to-moderate repairs and verification of interior safety items and mechanicals to pass an initial HCV/NSPIRE inspection. Primary visible issues are rusted awnings, overgrown landscaping, a plywood-covered opening at the front/right elevation, aged roof and weathered gable siding. Expect typical pre-rental tasks (verify/replace smoke & CO detectors, confirm GFCIs, inspect HVAC/electrical/plumbing, address the boarded opening, paint/caulk, and possibly replace roof within a few years) to reach rent-ready status.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Condition & Repairs",
            "score": 65.0,
            "rationale": "Exterior photos show mostly intact brickwork and an enclosed front porch but visible deferred-maintenance items: rusted metal awnings, overgrown shrubs, plywood covering a front/right opening, discolored/aged wood siding in gable, and an older shingle roof. No evidence of collapsed elements or heavy structural decay. Missing interior photos prevent verification of appliances and interior finish condition; assumed moderate cosmetic/maintenance repairs required. Missing appliances (if any) would be a moderate deduction but not catastrophic."
          },
          {
            "key": "safety_code",
            "label": "Safety & Code Compliance (NSPIRE risk)",
            "score": 55.0,
            "rationale": "No obvious life-threatening exterior hazards visible (no sagging roof, no standing water, no collapsed elements). However there is a plywood-covered opening that could indicate a broken window/door and a potential security/egress issue. Year-built 1920 raises lead-paint risk for painted wood surfaces. Interior safety items (smoke/CO detectors, GFCIs, wiring, handrails, bedroom egress) are not visible in supplied photos and therefore reduce confidence; assume some typical rental updates may be needed to meet NSPIRE (smoke detectors, CO where required, GFCIs)."
          },
          {
            "key": "systems_mechanical",
            "label": "Major Systems (HVAC, electrical, plumbing, roof, water heater)",
            "score": 60.0,
            "rationale": "No exterior HVAC condenser is visible from front photos (could be rear) and mechanicals are not shown. Roof appears aged but intact (no visible active leaks or sagging). Given active recent rental history (2022) it is reasonable to assume utilities are present and operational but likely original/older and will need service or verification (electrical panel, water heater, HVAC). Electrical and plumbing condition cannot be confirmed visually; score reflects moderate risk requiring inspection."
          },
          {
            "key": "exterior_site",
            "label": "Exterior & Site Condition",
            "score": 70.0,
            "rationale": "Brick façade and lawn look serviceable; concrete driveway/walk appears intact. Some overgrown landscaping close to the building, rusted awnings and the boarded opening reduce curb appeal and may need repair. No visible foundation displacement or major site drainage/standing water in photos. Detached structure/garage seen in background but not inspected."
          },
          {
            "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": [
          "Plywood-covered opening at front/right elevation — potential broken window/door, security/egress and weather-sealing concern",
          "Potential lead-paint hazard due to construction year (1920) and presence of painted wood siding/gable — requires evaluation and remediation if deteriorated",
          "Aging roof shingles visible — may be near end of service life and require replacement after detailed inspection"
        ],
        "confidence": 0.6,
        "assumptions": [
          "Interior photos and interior-system details (smoke detectors, GFCIs, electrical panel, water heater, HVAC) are not available; assume systems are present and functional but may be aged due to year built and exterior condition.",
          "Plywood on the right/front elevation is covering a window or entry and is a temporary repair rather than evidence of major structural failure.",
          "No active roof leaks or collapsed ceilings exist inside (no evidence visible from exterior); roof is aged but not failing catastrophically.",
          "Appliances (stove, refrigerator) are not visible; assume they may be present given rental history but should be confirmed — missing appliances would moderately reduce readiness but are not treated as catastrophic here.",
          "No visible exterior HVAC condenser in front photos — assume it may be located at rear; heating/cooling systems should be verified for operation.",
          "No evidence of active mold, major foundation movement, or severe water intrusion from supplied photos; a full interior inspection could reveal issues that would change scores."
        ],
        "overall_score": 62.0,
        "rubric_version": "2026-02-16-v1"
      },
      {
        "summary": "Exterior appearance indicates a generally serviceable, older brick bungalow with mostly cosmetic deferred maintenance (awnings, landscaping) and one boarded area at the right/front that likely requires minor repair. No visible structural or life-threatening failures in exterior photos, but critical NSPIRE items (smoke/CO detectors, GFCI, egress compliance, interior plumbing, electrical panel, HVAC operation) could not be verified from the listing photos and should be inspected. Given the recent rental history and mostly intact exterior, the property is likely rent-ready after minor repairs and verification of in-unit safety systems; expect a 1–4 week turn-around for Section 8 inspection readiness if interior systems are functional, or up to 30–60 days if mechanical or lead-repair work is required.",
        "criteria": [
          {
            "key": "condition_repairs",
            "label": "Visible condition and repairs",
            "score": 70.0,
            "rationale": "Exterior photos show generally intact brickwork, enclosed front porch, and an intact roofline with no visible structural sagging. Cosmetic deferred maintenance visible: rusted/aged metal awnings, overgrown shrubs, and a plywood panel covering an opening at the right/front side (likely a boarded window or door). Interior condition and appliances not visible; missing or outdated interior finishes likely given age (1920) but no catastrophic exterior damage evident. Overall likely minor-to-moderate cosmetic work needed."
          },
          {
            "key": "safety_code",
            "label": "Section 8 / NSPIRE safety & code risk",
            "score": 60.0,
            "rationale": "No clear evidence of exposed wiring, collapsed ceilings, standing water, or life-threatening hazards from exterior photos. However, critical NSPIRE safety items (smoke/CO detectors, GFCI protection, egress window sizes, secure deadbolt, operable plumbing/hot water) cannot be confirmed from photos. The home’s 1920 construction raises lead-paint risk and potential for older wiring/plumbing; plywood boarding may indicate recent damage or security issue. Because key safety items are unverified and age-related hazards are possible, moderate inspection risk remains."
          },
          {
            "key": "systems_mechanical",
            "label": "Major systems and mechanical condition",
            "score": 55.0,
            "rationale": "Roof shingles appear aged but not visibly failing; chimney present. No exterior HVAC condenser or mechanical equipment is visible in the provided photos (could be elsewhere on site). Electrical panel, water heater, plumbing fixtures, and heating/cooling operation are unverified. Given age of house and absence of visible mechanical equipment in photos, there is moderate risk that some systems will require repair or replacement; however, no overt system failure is visible from the exterior shots."
          },
          {
            "key": "exterior_site",
            "label": "Exterior envelope and site condition",
            "score": 75.0,
            "rationale": "Brick exterior appears sound with no visible major foundation cracking or wall separation. Lawn and walkway are maintained; driveway present. Overgrown shrubs partially obscure entry and windows. A plywood panel covering a right-side opening reduces curb appeal and may indicate a localized repair need. No obvious drainage or standing water visible; no signs of infestation noted 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": 0.6,
        "assumptions": [
          "Interior condition, appliance presence/function (stove, refrigerator), smoke/CO detectors, GFCI outlets, electrical panel condition, plumbing fixtures, hot water, and heating/cooling operation could not be seen and are assumed unknown.",
          "Property is tenant-occupied (listing requests not to disturb residents), restricting interior access and limiting visual confirmation to exterior photos.",
          "Plywood panel on the right-front is assumed to be covering a window or secondary door rather than indicating major structural failure.",
          "Roof shows aged shingles but no visible sagging or active roof collapse from photos; assume no active, obvious leaks but small leaks cannot be ruled out.",
          "Exterior brick walls and foundation show no visible large cracks in images; assume typical settlement for a 1920 building rather than active foundation movement unless interior/in-depth inspection finds otherwise.",
          "No exterior HVAC condenser visible in provided photos; assume HVAC may be present elsewhere on site or require inspection/verification.",
          "Due to 1920 construction, property should be treated as having potential lead-based paint hazards until tested/abated."
        ],
        "overall_score": 70.0,
        "rubric_version": "2026-02-NSPIRE-v1"
      }
    ],
    "model": "gpt-5-mini-2025-08-07",
    "errors": [],
    "address": "4609 Avenue R, Birmingham, AL, 35208",
    "aggregate": {
      "summary": "Based on exterior photos and listing data, this 3-bed/1-bath brick bungalow appears structurally intact with mostly cosmetic and moderate maintenance needs. Primary visible concerns are a plywood-boarded opening at the front-right (possible damaged/removed door or window), aged metal awnings with rust staining, and overgrown landscaping near the entry. Major systems and NSPIRE-required safety devices (smoke/CO detectors, GFCI, HVAC, hot water) are not verifiable from the photos and must be confirmed. With straightforward repairs (secure/replace boarded opening, install/verify detectors, trim landscaping, service HVAC/roof as needed) this property is likely to pass an initial HCV/NSPIRE inspection within 30 days; current overall readiness scores in the low 60s reflecting unknowns in core systems and safety-device verification.",
      "criteria": [
        {
          "key": "condition_repairs",
          "label": "Condition & Repairs",
          "score": 68.3,
          "rationale": "Exterior photos show an all-brick bungalow with intact brickwork and an enclosed front porch; overall cosmetic condition appears fair. Observable repair items: plywood boarded opening at front-right (likely covering a door or window), rust staining/age on metal awnings, overgrown shrubs, and general dated appearance. No visible collapsed elements, severe siding damage, or broken foundation visible from photos. Missing interior items (appliances, fixtures) cannot be confirmed from exterior photos; missing stove/fridge would reduce score moderately but are not visible. Given mostly cosmetic and easily remediable items, moderate score (minor repairs likely required)."
        },
        {
          "key": "exterior_site",
          "label": "Exterior & Site Condition",
          "score": 70.0,
          "rationale": "Lot and yard are maintained at a basic level: grass mowed, walkways present, and the brick exterior appears intact with no obvious foundation displacement from the front elevation. Driveway visible and usable; neighboring structures close but typical for neighborhood. Negative items observed: boarded opening at front-right (security/repair), rusted/aging awnings, and overgrown shrubbery adjacent to entries that should be trimmed to ensure safe egress and visibility. No visible standing water, major drainage issues, or pest infestation signs in photos. Overall exterior/site is serviceable with mostly cosmetic and minor maintenance work 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."
        },
        {
          "key": "safety_code",
          "label": "Safety & Code Risk (NSPIRE)",
          "score": 58.3,
          "rationale": "From exterior photos there are no obvious life‑threatening hazards such as collapsed ceilings, visible exposed live wiring, or standing water. However critical NSPIRE items cannot be confirmed: smoke and CO detectors, GFCI protection in kitchen/bath, bedroom egress window compliance, and operable locks/deadbolt. The boarded opening at front-right represents a potential security/egress concern. Overgrown shrubs partially obscure entries and could impede egress. No visible handrail/stair issues at front (porch is low), and roof shows no active sagging or obvious leaks from exterior. Because many required safety devices and interior conditions are unknown, assign a cautious mid score with recommended pre-inspection checks and likely simple fixes (install/verify detectors, repair/replace boarded opening, trim landscaping)."
        },
        {
          "key": "systems_mechanical",
          "label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
          "score": 56.7,
          "rationale": "Major systems are not visible in supplied photos. Roof shingles appear aged but generally intact with no visible large missing sections or sagging; this suggests roof is serviceable but may be nearing replacement depending on age. No visible external HVAC equipment or condensers in photos; presence and operability of heating/cooling, water heater, and electrical panel are unknown and must be verified. Plumbing and hot water cannot be confirmed. Given unknowns on core systems and the age of the house (built 1920), score is conservative — expect inspection items related to HVAC servicing, electrical/GFCI verification, and plumbing checks."
        }
      ],
      "red_flags": [
        "Plywood-boarded opening at front-right (possible damaged/removed door or window) — security and egress concern that must be repaired.",
        "Unknown presence and functionality of required safety devices (smoke and CO detectors) and GFCI outlets — must be verified prior to inspection.",
        "Aged metal awnings with rust staining — potential water intrusion points and aesthetic deterioration; inspect flashing and roofline where awnings penetrate.",
        "Major mechanical systems (HVAC, water heater, electrical) not visible from photos — their operability must be confirmed; absent/failed heating would be an inspection-fail."
      ],
      "confidence": 0.82,
      "assumptions": [
        "Interior condition (kitchen, bathroom, smoke/CO detectors, GFCI outlets, plumbing fixtures) is unknown and assumed typical for an occupied rental of this vintage unless proven otherwise.",
        "Plywood on front-right covers a door or window rather than representing major structural damage; assume repairable boarding rather than large collapse.",
        "Roof is aged but not actively leaking; no external signs of sagging or major water intrusion were observed from photos.",
        "No visible external HVAC equipment in photos does not mean no heating/cooling system exists; assume an interior furnace/AC or window units may be present but require verification.",
        "No evidence of active infestation, severe mold, or standing water was visible in supplied photos.",
        "Rental history entry (2022) indicates active rental status and is used as bonus criterion; rent roll details not reviewed."
      ],
      "score_method": "mean_of_criteria",
      "overall_score": 63.2,
      "rubric_version": "2026-02-NSPIRE-v1",
      "confidence_method": "derived_from_run_agreement"
    },
    "property_id": "8962323868"
  }
}

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