Property ID: 8974041821
2709 9th St NE, Birmingham, AL, 35215
Birmingham, AL
Money Down: $30,000
CoC Return: 15.92%
Monthly Cash Flow: $398
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,000
Closing Costs
$5,000
Total Down
$30,000
Investment Snapshot
Purchase Price
$125,000
Money Down
$30,000
Cash-on-Cash Return
15.92%
Rent
$1,366
Monthly Cash Flow
$398
Annual Cash Flow
$4,775
Debt Service / Mo
$665
Property Tax / Mo
$91
Insurance / Mo
$76
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,366
Payment Standard
$1,738
Rent
$1,366
Insurance
$76
Property Tax
$91
Management
$137
Utilities Allowance
$372
NOI (Monthly)
$1,063
Debt Service
$665
Cash Flow After Debt
$398
Quality Score: 70.40%
Confidence: 89.00%
Based on exterior photos and listing data, this 3-bed/1-bath tenant-occupied property is likely rent-ready with mostly minor repairs. New 40-gallon water heater and a seemingly newer roof are strong positives. Main NSPIRE risks are unverified interior safety items (smoke/CO alarms, GFCI outlets, egress windows) and HVAC condition which cannot be confirmed from photos. Expect to pass an initial HCV inspection after addressing or confirming alarms, GFCI protection, and appliance provision where required. Anticipated time to pass: within 1–4 weeks if minor interior verifications/repairs are performed; longer if HVAC or electrical issues are found.
Section 8 Payment Standard
$1,738
Utility Allowance Total
$372
Guaranteed Section 8 Rent (PS - Utilities)
$1,366
Property Management
$137
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,000
Beds
3
Baths
1
Living Area
1,116 sqft
Lot Size
15,246 sqft
Year Built
1958
Days on Market
96
Capital Outlay
$30,000
Debt Service
$665
Property Tax / Mo
$91
Insurance / Mo
$76
Property Description
New 40 gallon Rheem water heater. Updated at $1250/mo. This property is 1 of 3 offered in a portfolio of other properties. Seller willing to sell individually or all 3 together. Other properties in portfolio are 3716 Fir Ave SW, $99K and 704 Falmouth St, $81,900K. Please see Rent Rolls in documents section. Seller will not entertain subject 2 or owner financing options. Property is tenant occupied - Please DO NOT DISTURB TENANT. Only AFTER property is under contract are showings scheduled 48HRS in advance.
Utility Allowances
Heating
$93
Selected 'Elec Heat: Ala Power'. The property has central heating. The fuel is assumed to be electric, consistent with the explicitly mentioned electric water heater, and Alabama Power is the assumed provider.
Cooling
$22
Selected 'A/C: Alabama Power'. The property has central air conditioning, which is electric. Alabama Power is the assumed provider for the area.
Water Heating
$56
Selected 'Elec: Ala Power'. The property information explicitly states it has an electric water heater. Alabama Power is the assumed electric provider.
Cooking
$21
Selected 'Elec: Ala Power'. Cooking fuel is not specified and is assumed to be electric, consistent with the electric water heater. Alabama Power is the assumed provider.
Other Electric
$68
Selected 'Lights, Ref, Etc.: Ala Power'. This covers general electricity for lighting, outlets, and other standard appliances. Alabama Power is the assumed provider.
Water
$78
Selected 'Water: Birmingham'. The property is listed as having 'Public Water' and is located in Birmingham.
Sewer
$0
Selected fixed allowance. The property has a septic tank ('Sewer: Septic') and is not connected to public sewer, resulting in a $0 allowance.
Trash Collection
$20
Selected 'Jefferson City (Once per week)'. A specific municipal provider is not listed; this is chosen as a reasonable default for a property within Jefferson County.
Refrigerator
$8
Selected fixed allowance. The property information does not list a provided refrigerator, so it is treated as a tenant-owned utility.
Range/Microwave
$6
Selected fixed allowance. The property information does not list a provided microwave, so it is treated as a tenant-owned utility.
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$751
DP3 Annual Estimate$1,063
DP1 Monthly Equivalent$63
DP3 Monthly Equivalent$89
Replacement Value$96,200
Basis1,116 sqft / 1958
Nearby Houses
Photo unavailable
2705 9th St NE
sold · 0.02 mi
Price: $200,000
4 bd / 2 ba · 1,754 sqft
Latest sale: $200,000 on Jan 31, 2024
Latest rent: $1,350 on Jul 23, 2021
Photo unavailable
2708 10th St NE
sold · 0.03 mi
Price: $135,000
3 bd / 1 ba · 1,095 sqft
Latest sale: $135,000
Latest rent: —
Photo unavailable
2704 9th St NE
sold · 0.04 mi
Price: $52,500
3 bd / 2 ba · 1,348 sqft
Latest sale: $52,500
Latest rent: —
Photo unavailable
900 27th Ave NE
sold · 0.04 mi
Price: $79,900
3 bd / 1 ba · 1,534 sqft
Latest sale: $79,900
Latest rent: —
Photo unavailable
2801 9th St NE
sold · 0.05 mi
Price: $125,000
3 bd / 2 ba · 1,344 sqft
Latest sale: $125,000
Latest rent: —
Photo unavailable
2701 8th St NE
sold · 0.07 mi
Price: $100,000
3 bd / 1 ba · 1,170 sqft
Latest sale: $100,000
Latest rent: —
Photo unavailable
2805 9th St NE Lot 3
sold · 0.07 mi
Price: $12,000
— bd / — ba
Latest sale: $12,000
Latest rent: —
Photo unavailable
2805 9th St NE
sold · 0.07 mi
Price: $12,000
3 bd / 2 ba · 1,526 sqft
Latest sale: $12,000
Latest rent: —
Photo unavailable
2701 10th St NE
sold · 0.08 mi
Price: $205,000
3 bd / 2 ba · 1,629 sqft
Latest sale: $205,000 on Sep 30, 2025
Latest rent: —
Photo unavailable
2804 10th St NE
for_sale · 0.08 mi
Price: $175,000
3 bd / 2 ba · 2,646 sqft
Latest sale: $478,467
Latest rent: —
Photo unavailable
909 27th Ave NE
sold · 0.08 mi
Price: $133,000
3 bd / 1 ba · 1,384 sqft
Latest sale: $133,000 on May 07, 2024
Latest rent: —
Photo unavailable
2804 9th St NE
sold · 0.08 mi
Price: $89,000
3 bd / 1 ba · 1,072 sqft
Latest sale: $89,000
Latest rent: —
Photo unavailable
800 28th Ave NE
sold · 0.08 mi
Price: $105,000
3 bd / 2 ba · 1,588 sqft
Latest sale: $105,000
Latest rent: —
Photo unavailable
913 27th Ave NE
sold · 0.09 mi
Price: $115,000
3 bd / 3 ba · 1,538 sqft
Latest sale: $115,000
Latest rent: —
Photo unavailable
2805 8th St NE
sold · 0.10 mi
Price: $145,000
3 bd / 2 ba · 1,539 sqft
Latest sale: $145,000
Latest rent: —
Photo unavailable
807 27th Ave NE
sold · 0.10 mi
Price: $125,000
3 bd / 1 ba · 1,100 sqft
Latest sale: $125,000
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior condition (walls, floors, kitchen, bathroom) is typical for a tenant-occupied unit and not severely damaged — no collapsed ceilings or visible structural failure.
- New 40-gallon Rheem water heater is properly installed and provides working hot water.
- Property has functional electrical service and an intact electrical panel (no visible exposed wiring), though GFCI outlets and panel labeling are unverified.
- HVAC system exists and is operational (tenant-occupied implies heating/cooling present), but its age/efficiency are unknown.
- Bedrooms have egress-capable windows typical of homes of this era unless otherwise noted; specific window sizes/types not verified.
- Listing photos are recent and representative of current exterior condition.
- Missing interior appliances (stove/fridge) are possible but would be considered capital items, not automatic inspection-fail conditions unless wiring/gas connections are unsafe.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,056 | $112,200 | $22,440 |
| 2023 | $1,056 | $95,900 | $19,180 |
| 2022 | $1,090 | $99,000 | $19,800 |
| 2021 | $801 | $72,700 | $14,540 |
| 2020 | $812 | $73,700 | $14,740 |
| 2019 | $812 | $73,700 | $14,740 |
| 2018 | $736 | $66,800 | $13,360 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2023-10-31 | Sold | $154,137 |
| 2017-01-31 | Sold | $41,500 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2025-09-03 | Listed for rent | $1,250 | — |
| 2024-11-20 | Listed for rent | $1,150 | — |
| 2017-01-13 | Listed for rent | $800 | — |
Photo Gallery
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"last_update_date": "2025-10-03T01:29:57Z",
"last_status_change_date": "2025-10-15T01:10:57Z"
},
"event_name": "Listed for rent",
"price_sqft": 1.0304659498207884,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1a7d811d-99ef-11e8-9666-1866da72ac10",
"price_change_percentage": null
},
{
"date": "2023-11-30",
"price": 154137,
"listing": null,
"event_name": "Sold",
"price_sqft": 138.11559139784947,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2023-10-31",
"price": 154137,
"listing": null,
"event_name": "Sold",
"price_sqft": 138.11559139784947,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": "+53.37%"
},
{
"date": "2022-08-06",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2022-06-01T00:51:27Z",
"list_price": 95500,
"listing_id": "2943682906",
"last_update_date": "2022-07-10T14:26:07Z",
"last_status_change_date": "2022-08-06T05:54:08Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "66 days",
"source_listing_id": "1322131",
"price_change_percentage": null
},
{
"date": "2022-07-10",
"price": 95500,
"listing": {
"status": "off_market",
"list_date": "2022-06-01T00:51:27Z",
"list_price": 95500,
"listing_id": "2943682906",
"last_update_date": "2022-07-10T14:26:07Z",
"last_status_change_date": "2022-08-06T05:54:08Z"
},
"event_name": "Price Changed",
"price_sqft": 85.57347670250896,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "1322131",
"price_change_percentage": null
},
{
"date": "2022-06-01",
"price": 100500,
"listing": {
"status": "off_market",
"list_date": "2022-06-01T00:51:27Z",
"list_price": 95500,
"listing_id": "2943682906",
"last_update_date": "2022-07-10T14:26:07Z",
"last_status_change_date": "2022-08-06T05:54:08Z"
},
"event_name": "Listed",
"price_sqft": 90.05376344086021,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1322131",
"price_change_percentage": null
},
{
"date": "2017-02-26",
"price": 800,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 800,
"listing_id": "616947723",
"last_update_date": "2017-02-26T22:43:09Z",
"last_status_change_date": "2017-02-26T22:43:09Z"
},
"event_name": "Listing removed",
"price_sqft": 0.7168458781362007,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2813255",
"price_change_percentage": null
},
{
"date": "2017-01-14",
"price": 800,
"listing": {
"status": "off_market",
"list_date": null,
"list_price": 800,
"listing_id": "616947723",
"last_update_date": "2017-02-26T22:43:09Z",
"last_status_change_date": "2017-02-26T22:43:09Z"
},
"event_name": "Listed for rent",
"price_sqft": 0.7168458781362007,
"source_name": "AppfolioUnits",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "2813255",
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "8974041821",
"generated_at": "2026-02-16T03:05:12.120125Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 70.4
},
"utility_allowance": {
"zip_code": "35215",
"home_photo": "https://ap.rdcpix.com/7833a1cae3214d9dd03266b6f13f4adfl-m738727547s-w1280.jpg",
"rent_price": 1366.0,
"loan_amount": 100000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2709-9th-St-NE_Center-Point_AL_35215_M89740-41821",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 125000.0,
"loan_term_years": 30,
"annual_cash_flow": 12758.12,
"mortgage_monthly": 665.3,
"payment_standard": 1738.0,
"total_amount_out": 25000.0,
"additional_photos": [],
"down_payment_rate": 0.2,
"insurance_monthly": 75.58,
"monthly_cash_flow": 1063.18,
"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 central heating. The fuel is assumed to be electric, consistent with the explicitly mentioned electric water heater, and Alabama Power is the assumed provider.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Selected 'A/C: Alabama Power'. The property has central air conditioning, which is electric. Alabama Power is the assumed provider for the area.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Selected 'Elec: Ala Power'. The property information explicitly states it has an electric water heater. Alabama Power is the assumed electric provider.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Selected 'Elec: Ala Power'. Cooking fuel is not specified and is assumed to be electric, consistent with the electric water heater. Alabama Power is the assumed provider.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power'. This covers general electricity for lighting, outlets, and other standard appliances. Alabama Power is the assumed provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Selected 'Water: Birmingham'. The property is listed as having 'Public Water' and is located in Birmingham.",
"utility": "Water",
"allowance": 78
},
{
"note": "Selected fixed allowance. The property has a septic tank ('Sewer: Septic') and is not connected to public sewer, resulting in a $0 allowance.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Selected 'Jefferson City (Once per week)'. A specific municipal provider is not listed; this is chosen as a reasonable default for a property within Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Selected fixed allowance. The property information does not list a provided refrigerator, so it is treated as a tenant-owned utility.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "Selected fixed allowance. The property information does not list a provided microwave, so it is treated as a tenant-owned utility.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.51,
"down_payment_amount": 25000.0,
"property_tax_annual": 1087.68,
"property_tax_monthly": 90.64,
"property_tax_increase": 0.03,
"utility_allowance_total": 372.0,
"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": 4774.49,
"property_management_monthly": 136.6,
"monthly_cash_flow_after_debt": 397.87,
"cash_on_cash_return_after_debt": 0.19
},
"section8_assessment": {
"runs": [
{
"summary": "Based on exterior photos and listing data, this 3-bed/1-bath tenant-occupied property is likely rent-ready with mostly minor repairs. New 40-gallon water heater and a seemingly newer roof are strong positives. Main NSPIRE risks are unverified interior safety items (smoke/CO alarms, GFCI outlets, egress windows) and HVAC condition which cannot be confirmed from photos. Expect to pass an initial HCV inspection after addressing or confirming alarms, GFCI protection, and appliance provision where required. Anticipated time to pass: within 1–4 weeks if minor interior verifications/repairs are performed; longer if HVAC or electrical issues are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show a generally well-maintained single-story home: intact siding and brick skirt, newer-looking roof shingles, intact windows, and an intact carport/driveway. Minor deferred maintenance is visible (overgrown front yard, curb/driveway edge cracking). Listing notes a new 40-gallon Rheem water heater which reduces immediate interior plumbing risk. Interior condition (flooring, cabinets, countertops, appliances) not shown — listing does not specify appliance set; missing stove/fridge would be an easy-to-fix capital item but would modestly reduce readiness. Overall appears cosmetically sound with mostly minor repairs expected."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 65.0,
"rationale": "No life-safety hazards are evident in exterior photos (no sagging roof, visible structural failure, or standing water). However many NSPIRE safety items cannot be verified from photos: presence and placement of smoke and CO alarms, GFCI protection in kitchen/bath, electrical panel condition, bedroom egress windows, and interior trip hazards. Tenant-occupied status and a recently replaced water heater are positive signs, but lack of visible smoke/CO alarms or GFCI confirmation increases inspection risk. Recommend confirm/upgrade alarms, GFCI, and verify egress windows prior to lease."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Listing confirms a new 40-gallon Rheem water heater, and roof appears recently shingled from the photo — both reduce major near-term system risk. Property is tenant-occupied which suggests functioning electrical, plumbing and HVAC, but HVAC presence/condition is not visible or documented. Electrical panel, water heater installation/venting, and plumbing drain functioning must be verified during inspection. Given available evidence, systems likely functional but not fully confirmed."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front yard and lot are serviceable; concrete driveway and carport provide off-street parking. Siding and brick foundation appear intact with no visible major foundation displacement or exterior structural distress. Minor landscaping and curb edge cracking exist. No visible pest infestation, standing water, or collapsed exterior structures. Overall low to moderate exterior work likely (yard clean-up, minor concrete patching)."
},
{
"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": 0.65,
"assumptions": [
"Interior condition (walls, floors, kitchen, bathroom) is typical for a tenant-occupied unit and not severely damaged — no collapsed ceilings or visible structural failure.",
"New 40-gallon Rheem water heater is properly installed and provides working hot water.",
"Property has functional electrical service and an intact electrical panel (no visible exposed wiring), though GFCI outlets and panel labeling are unverified.",
"HVAC system exists and is operational (tenant-occupied implies heating/cooling present), but its age/efficiency are unknown.",
"Bedrooms have egress-capable windows typical of homes of this era unless otherwise noted; specific window sizes/types not verified.",
"Listing photos are recent and representative of current exterior condition.",
"Missing interior appliances (stove/fridge) are possible but would be considered capital items, not automatic inspection-fail conditions unless wiring/gas connections are unsafe."
],
"overall_score": 71.0,
"rubric_version": "1.0"
},
{
"summary": "Based on exterior photos and listing notes, this tenant-occupied single-family home appears largely serviceable with a new water heater and a recently shingled roof. Exterior envelope and foundation show no visible major defects. Major inspection unknowns (smoke/CO detectors, GFCI outlets, interior condition, HVAC operation, electrical panel) are not visible in photos and will require verification; these unknowns lower the safety and systems scores. Overall this property is likely rent-ready with minor repairs and verification work and has a good chance to pass an initial HCV/NSPIRE inspection after standard checks and small corrections (detectors, GFCI, minor site repairs). Estimated time-to-rent readiness: within 2–4 weeks provided interior systems and detectors are present or installed promptly.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photo shows a maintained single-story home with intact siding, brick foundation, and a recently replaced roof (shingles appear in good condition). Yard is slightly overgrown and driveway/curb edge shows minor cracking. Listing notes a new 40-gallon Rheem water heater. No interior photos available; tenant-occupied status may mask minor interior cosmetic issues. No visible major deferred maintenance. Missing/unknown interior fixtures (smoke detectors, outlet covers) are assumed repairable. Overall mostly cosmetic/minor repairs expected."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 65.0,
"rationale": "No obvious life‑threatening hazards visible on exterior: no sagging rooflines, no collapsed elements, and front steps have a short metal rail. Photo does not show smoke/CO detectors, GFCI outlets, electrical panel, or interior egress windows — these are unknown and are common NSPIRE checklist items that often require verification or minor fixes. No exposed wiring, severe water intrusion, or visible mold on exterior. Because interior inspection is not available, assume some items (detectors, GFCI, deadbolt) may need verification/installation; this reduces the score modestly."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, electrical, roof, water heater)",
"score": 60.0,
"rationale": "Listing explicitly states a new 40-gallon Rheem water heater which is a positive system update. Roof appears recently shingled and in good visible condition. No exterior HVAC condenser or vents are visible in the provided front photo (system likely present but not shown). Electrical panel and plumbing conditions are unknown. Given tenant occupancy and a new water heater, systems are possibly functional but unverified; moderate uncertainty about HVAC operation, electrical panel condition, and hot water delivery reduces the score."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Front elevation shows intact siding and brick skirt, level foundation line, and a covered carport. Yard is moderately maintained but could use mowing; a leaning post near the curb and minor driveway/curb cracking are visible. No visible standing water, major foundation cracks, or evidence of infestation on exterior. Overall the exterior envelope appears serviceable with minor site cleanup and driveway repair recommended."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5 years)",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior of the unit was not photographed (tenant-occupied); interior conditions (flooring, walls, fixtures) are assumed generally serviceable but unverified.",
"New 40-gallon Rheem water heater (per listing) is installed and operational.",
"There is a heating/cooling system present and functional, though no outdoor condenser or vents are visible in the single photo; HVAC status remains unverified.",
"Smoke and carbon monoxide detectors, GFCI protection in kitchen/bath, and deadbolt on exterior doors are not visible and therefore assumed to potentially require installation/verification.",
"Windows in bedrooms provide required egress unless otherwise discovered on interior inspection.",
"No visible signs of major structural issues (sagging roof, foundation movement) on the provided exterior photo; subsurface or hidden issues cannot be ruled out."
],
"overall_score": 75.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this property appears to be a moderately turnkey Section 8 candidate. The exterior and roof look sound, a new water heater is installed, and recent rental activity is documented — all positive indicators. Primary NSPIRE risks are interior items that are unverified from the photos (smoke/CO detectors, GFCI outlets, bedroom egress, condition of HVAC and electrical panel). With routine verification and minor fixes (install/confirm detectors, confirm/repair GFCI, verify HVAC operation, address small exterior cosmetic items and lawn), the property is likely to pass an initial HCV inspection within 2–6 weeks. Tenant-occupied status means inspections/repairs will require coordination with occupant.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior appears generally maintained: brick foundation and siding intact, roof shingles look recently replaced or in good condition, front steps and handrail present. Visible deferred maintenance is minor (overgrown/uneven lawn, leaning sign/post, minor curb/driveway edge wear). Interior condition not pictured; tenant-occupied status suggests normal wear but unknown cosmetic issues. Listing notes a new 40-gal Rheem water heater which reduces immediate capital needs. Missing/unknown appliances inside may be present but are not evident in photos; missing appliances would moderately reduce turnkey readiness but are not a structural failure."
},
{
"key": "safety_code",
"label": "Safety & Code Risk (NSPIRE)",
"score": 68.0,
"rationale": "No visible life-threatening exterior hazards: no sagging rooflines, no collapsed elements, front steps have railing, carport structure appears intact. No exposed wiring or obvious electrical hazards visible from exterior photo. However interior safety items (smoke detectors, carbon monoxide alarm where required, GFCI outlets in kitchen/bath, bedroom egress window clearances, condition of electrical panel, plumbing leaks, and presence of interior mold/peeling lead-risk paint) are unknown. New water heater supports working hot water. Because critical safety items cannot be confirmed without interior access, there is moderate NSPIRE risk that will need simple fixes (install/verify detectors, GFCI, egress) but no immediate visible catastrophic hazards."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Listing confirms a new 40-gallon Rheem water heater (positive). Roof visible from front appears in good condition (no visible active leaks or major deterioration). No exterior HVAC condenser or heating equipment visible in the provided photo — HVAC presence/age and operational status are unknown. Electrical panel, plumbing condition, and water pressure/hot water performance cannot be visually confirmed. Given tenant-occupied status and recent rental activity, systems are likely functional but should be verified and may require routine servicing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 78.0,
"rationale": "House sits level, brick foundation looks sound from photo, siding and windows appear intact, driveway and carport present and serviceable. Yard shows overgrowth and needs basic maintenance; a leaning post near the curb and some edge cracking of the street-facing concrete are noted. No visible standing water, major foundation settlement, termite activity, or exterior structural failure observed. Site risks look minor and addressable."
},
{
"key": "rental_history_activity",
"label": "Recent Rental History (last 5y) - Bonus",
"score": 100.0,
"rationale": "Rental history is present in the last 5 years; treating as a positive occupancy signal."
}
],
"red_flags": [],
"confidence": 0.62,
"assumptions": [
"Interior conditions (smoke detectors, GFCI outlets, appliance presence, egress windows, mold/lead condition) are not visible in photos and are assumed to be unknown.",
"New 40-gallon Rheem water heater reported in listing is installed and operational.",
"No visible major structural movement, roof sagging, or active leaks from the exterior front photo; roof condition is assumed to be serviceable.",
"HVAC equipment location/condition is not shown; assume there is some form of heating/cooling given tenant occupancy but age/operation are unverified.",
"Electrical panel, service grounding, and visible wiring are not shown; assume no obvious external hazards but interior electrical items require inspection.",
"Tenant-occupied status implies utilities are likely active and systems are functioning at time of listing."
],
"overall_score": 76.0,
"rubric_version": "2026-02_hud-nspire_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2709 9th St NE, Birmingham, AL, 35215",
"aggregate": {
"summary": "Based on exterior photos and listing data, this 3-bed/1-bath tenant-occupied property is likely rent-ready with mostly minor repairs. New 40-gallon water heater and a seemingly newer roof are strong positives. Main NSPIRE risks are unverified interior safety items (smoke/CO alarms, GFCI outlets, egress windows) and HVAC condition which cannot be confirmed from photos. Expect to pass an initial HCV inspection after addressing or confirming alarms, GFCI protection, and appliance provision where required. Anticipated time to pass: within 1–4 weeks if minor interior verifications/repairs are performed; longer if HVAC or electrical issues are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Exterior photos show a generally well-maintained single-story home: intact siding and brick skirt, newer-looking roof shingles, intact windows, and an intact carport/driveway. Minor deferred maintenance is visible (overgrown front yard, curb/driveway edge cracking). Listing notes a new 40-gallon Rheem water heater which reduces immediate interior plumbing risk. Interior condition (flooring, cabinets, countertops, appliances) not shown — listing does not specify appliance set; missing stove/fridge would be an easy-to-fix capital item but would modestly reduce readiness. Overall appears cosmetically sound with mostly minor repairs expected."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 76.0,
"rationale": "Front yard and lot are serviceable; concrete driveway and carport provide off-street parking. Siding and brick foundation appear intact with no visible major foundation displacement or exterior structural distress. Minor landscaping and curb edge cracking exist. No visible pest infestation, standing water, or collapsed exterior structures. Overall low to moderate exterior work likely (yard clean-up, minor concrete patching)."
},
{
"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 Compliance",
"score": 66.0,
"rationale": "No life-safety hazards are evident in exterior photos (no sagging roof, visible structural failure, or standing water). However many NSPIRE safety items cannot be verified from photos: presence and placement of smoke and CO alarms, GFCI protection in kitchen/bath, electrical panel condition, bedroom egress windows, and interior trip hazards. Tenant-occupied status and a recently replaced water heater are positive signs, but lack of visible smoke/CO alarms or GFCI confirmation increases inspection risk. Recommend confirm/upgrade alarms, GFCI, and verify egress windows prior to lease."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 65.0,
"rationale": "Listing confirms a new 40-gallon Rheem water heater, and roof appears recently shingled from the photo — both reduce major near-term system risk. Property is tenant-occupied which suggests functioning electrical, plumbing and HVAC, but HVAC presence/condition is not visible or documented. Electrical panel, water heater installation/venting, and plumbing drain functioning must be verified during inspection. Given available evidence, systems likely functional but not fully confirmed."
}
],
"red_flags": [],
"confidence": 0.89,
"assumptions": [
"Interior condition (walls, floors, kitchen, bathroom) is typical for a tenant-occupied unit and not severely damaged — no collapsed ceilings or visible structural failure.",
"New 40-gallon Rheem water heater is properly installed and provides working hot water.",
"Property has functional electrical service and an intact electrical panel (no visible exposed wiring), though GFCI outlets and panel labeling are unverified.",
"HVAC system exists and is operational (tenant-occupied implies heating/cooling present), but its age/efficiency are unknown.",
"Bedrooms have egress-capable windows typical of homes of this era unless otherwise noted; specific window sizes/types not verified.",
"Listing photos are recent and representative of current exterior condition.",
"Missing interior appliances (stove/fridge) are possible but would be considered capital items, not automatic inspection-fail conditions unless wiring/gas connections are unsafe."
],
"score_method": "mean_of_criteria",
"overall_score": 70.4,
"rubric_version": "1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8974041821"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.