Property ID: 8987383028
2501 5th St, Center Point, AL, 35215
Center Point, AL
Money Down: $30,960
CoC Return: 19.81%
Monthly Cash Flow: $511
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,800
Closing Costs
$5,160
Total Down
$30,960
Investment Snapshot
Purchase Price
$129,000
Money Down
$30,960
Cash-on-Cash Return
19.81%
Rent
$1,429
Monthly Cash Flow
$511
Annual Cash Flow
$6,135
Debt Service / Mo
$687
Property Tax / Mo
$20
Insurance / Mo
$68
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,429
Payment Standard
$1,738
Rent
$1,429
Insurance
$68
Property Tax
$20
Management
$143
Utilities Allowance
$309
NOI (Monthly)
$1,198
Debt Service
$687
Cash Flow After Debt
$511
Quality Score: 68.40%
Confidence: 94.00%
Overall this property appears to be a solid candidate for a Section 8/HCV tenancy with moderate preparation. Verified recent septic service and a nearly-new HVAC are strong positives; the roof appears serviceable. Exterior condition is mostly good with some cosmetic work needed (deck refinishing, paint touch-up, shrub trimming). Key NSPIRE safety items (smoke/CO detectors, GFCI outlets, interior electrical, plumbing, hot water, bedroom egress) are not visible in photos and should be verified/installed as needed — these unknowns create moderate inspection risk. Expect to reach passable condition with targeted interior checks and minor repairs (likely within 30 days if no hidden issues are discovered).
Section 8 Payment Standard
$1,738
Utility Allowance Total
$309
Guaranteed Section 8 Rent (PS - Utilities)
$1,429
Property Management
$143
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$129,000
Beds
3
Baths
1
Living Area
1,302 sqft
Lot Size
28,750 sqft
Year Built
1957
Days on Market
201
Capital Outlay
$30,960
Debt Service
$687
Property Tax / Mo
$20
Insurance / Mo
$68
Property Description
Investor Special on a Spacious Corner Lot! Excellent opportunity in Center Point for investors, rehabbers, or those looking for their next renovation project. This 3 bedroom, 1 bathroom home sits on a generous .66-acre corner lot and features a large fenced backyard and spacious back deck-perfect for future entertaining space or rental appeal. The layout offers solid bones with plenty of potential to add value. Key updates include a septic tank that was cleaned and inspected in May 2025, an HVAC system just 1 year and 8 months old, and a roof approximately 13 years old. Located close to shopping, dining, and local amenities, this property is a prime candidate for a flip, rental, or resale after improvements. Don't miss out on this value-packed opportunity!
Utility Allowances
Heating
$38
Property information indicates 'Gas Heat.' 'N'Gas: Spire' was selected as it is a primary provider in the area and represents a general natural gas option.
Cooling
$22
Property information specifies 'Electric (COOL).' 'A/C: Alabama Power' was selected as Alabama Power is the main electric provider for Center Point.
Cooking
$21
The property includes a 'Cooktop-Electric.' The allowance for electric cooking from 'Elec: Ala Power' was chosen.
Water Heating
$56
Property details list 'Electric (WTRHTR).' The allowance from 'Elec: Ala Power' was selected.
Water
$78
Property has 'Public Water.' The 'Water: Birmingham' option was chosen as Center Point is served by the Birmingham Water Works Board.
Sewer
$0
Property information explicitly states the property uses a 'Septic' system, so no monthly public sewer utility cost is incurred.
Trash Collection
$20
Inferred as a necessary utility for a single-family home. The 'Jefferson City (Once per week)' option was selected as a reasonable default for Jefferson County.
Other Electric
$68
This allowance for general lighting and small miscellaneous electric use is from 'Lights, Ref, Etc.: Ala Power', the local provider.
Refrigerator
$0
The property listing explicitly states a 'Refrigerator' is included, so the tenant does not bear this utility cost.
Range/Microwave
$6
A microwave is not listed as a provided appliance, so this allowance for a tenant-owned appliance is included as per the rules.
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$670
DP3 Annual Estimate$965
DP1 Monthly Equivalent$56
DP3 Monthly Equivalent$80
Replacement Value$77,200
Basis1,302 sqft / 1957
Nearby Houses
Photo unavailable
429 25th Ave NE
sold · 0.06 mi
Price: $182,500
3 bd / 1 ba · 1,304 sqft
Latest sale: $182,500
Latest rent: —
Photo unavailable
523 NE 25th Ave
sold · 0.06 mi
Price: $150,000
4 bd / 2 ba · 1,928 sqft
Latest sale: $150,000
Latest rent: —
Photo unavailable
2517 5th St NE
sold · 0.06 mi
Price: $125,000
4 bd / 2 ba · 1,486 sqft
Latest sale: $125,000
Latest rent: —
Photo unavailable
2516 NE 6th St
sold · 0.08 mi
Price: $160,000
3 bd / 2 ba · 1,182 sqft
Latest sale: $160,000
Latest rent: —
Photo unavailable
2520 5th St NE
sold · 0.11 mi
Price: $174,600
3 bd / 2 ba · 1,697 sqft
Latest sale: $174,600
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior photos not provided — assume interior needs at least cosmetic updates typical of an ‘Investor Special’; no evidence of collapsed ceilings or major interior structural damage.
- HVAC age (1 year, 8 months) and septic inspection date are accurate as stated in listing.
- Roof age (~13 years) is correct; visual exterior shows no obvious sagging or active leaks, but no attic inspection was done.
- Smoke detectors, carbon monoxide alarms, GFCI protection, water heater condition, and electrical panel condition are unknown and assumed unchecked — these should be prioritized for inspection.
- No active standing water, major foundation cracks, or collapsed structural elements are visible from exterior photos; assume none exist but recommend verification.
- Overhead service cable to the roof is assumed to be installed to code; no visible exposed live wiring observed in photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2019 | $235 | $93,300 | $9,340 |
| 2018 | $171 | $80,200 | $8,020 |
| 2016 | $348 | $80,200 | $8,020 |
| 2015 | $348 | $80,200 | $8,020 |
| 2013 | $348 | $79,200 | $7,920 |
| 2012 | $801 | $79,150 | $7,915 |
| 2011 | $459 | $101,200 | $10,120 |
| 2010 | $459 | $101,200 | $10,120 |
| 2009 | $459 | $101,200 | $10,120 |
| 2008 | $468 | $103,000 | $10,300 |
| 2007 | $506 | $110,600 | $11,060 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-01-02 | Price Changed | $129,000 |
| 2025-10-01 | Price Changed | $135,000 |
| 2025-07-30 | Listed | $145,000 |
| 2015-10-09 | Sold | $74,000 |
| 2015-09-21 | Price Changed | $79,500 |
| 2015-08-17 | Price Changed | $84,500 |
| 2015-08-03 | Relisted | $87,500 |
| 2015-08-02 | Listing removed | $87,500 |
| 2015-04-21 | Relisted | $87,500 |
| 2015-04-07 | Listing removed | $87,500 |
| 2015-03-09 | Listed | $87,500 |
| 2004-04-07 | Sold | $65,000 |
| 2004-03-09 | Sold | $55,000 |
| 2004-02-04 | Listed | $59,000 |
| 1999-12-30 | Sold | $68,900 |
| 1995-11-01 | Sold | $62,900 |
Photo Gallery
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"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "624571",
"price_change_percentage": null
},
{
"date": "2015-08-17",
"price": 84500,
"listing": {
"status": "sold",
"list_date": "2015-03-09T07:00:00Z",
"list_price": 79500,
"listing_id": "594437951",
"last_update_date": "2015-10-22T14:57:00Z",
"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -3000,
"days_after_listed": null,
"source_listing_id": "624571",
"price_change_percentage": null
},
{
"date": "2015-08-03",
"price": 87500,
"listing": {
"status": "sold",
"list_date": "2015-03-09T07:00:00Z",
"list_price": 79500,
"listing_id": "594437951",
"last_update_date": "2015-10-22T14:57:00Z",
"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "624571",
"price_change_percentage": null
},
{
"date": "2015-08-02",
"price": 87500,
"listing": {
"status": "sold",
"list_date": "2015-03-09T07:00:00Z",
"list_price": 79500,
"listing_id": "594437951",
"last_update_date": "2015-10-22T14:57:00Z",
"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "624571",
"price_change_percentage": null
},
{
"date": "2015-04-21",
"price": 87500,
"listing": {
"status": "sold",
"list_date": "2015-03-09T07:00:00Z",
"list_price": 79500,
"listing_id": "594437951",
"last_update_date": "2015-10-22T14:57:00Z",
"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Relisted",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "624571",
"price_change_percentage": null
},
{
"date": "2015-04-07",
"price": 87500,
"listing": {
"status": "sold",
"list_date": "2015-03-09T07:00:00Z",
"list_price": 79500,
"listing_id": "594437951",
"last_update_date": "2015-10-22T14:57:00Z",
"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "29 days",
"source_listing_id": "624571",
"price_change_percentage": null
},
{
"date": "2015-03-09",
"price": 87500,
"listing": {
"status": "sold",
"list_date": "2015-03-09T07:00:00Z",
"list_price": 79500,
"listing_id": "594437951",
"last_update_date": "2015-10-22T14:57:00Z",
"last_status_change_date": "2015-10-09T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "624571",
"price_change_percentage": "+34.62%"
},
{
"date": "2004-04-07",
"price": 65000,
"listing": null,
"event_name": "Sold",
"price_sqft": 49.92319508448541,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2004-03-09",
"price": 55000,
"listing": {
"status": "sold",
"list_date": "2004-02-04T07:00:00Z",
"list_price": 59000,
"listing_id": "542085419",
"last_update_date": "2004-03-11T23:33:44Z",
"last_status_change_date": "2004-03-09T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -4000,
"days_after_listed": "34 days",
"source_listing_id": "226039",
"price_change_percentage": "-6.78%"
},
{
"date": "2004-02-04",
"price": 59000,
"listing": {
"status": "sold",
"list_date": "2004-02-04T07:00:00Z",
"list_price": 59000,
"listing_id": "542085419",
"last_update_date": "2004-03-11T23:33:44Z",
"last_status_change_date": "2004-03-09T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "226039",
"price_change_percentage": "-14.37%"
},
{
"date": "1999-12-30",
"price": 68900,
"listing": null,
"event_name": "Sold",
"price_sqft": 52.91858678955453,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1995-11-01",
"price": 62900,
"listing": null,
"event_name": "Sold",
"price_sqft": 48.31029185867896,
"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": "8987383028",
"generated_at": "2026-02-16T03:07:20.759982Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 68.4
},
"utility_allowance": {
"zip_code": "35215",
"home_photo": "https://ap.rdcpix.com/cb08fb33ff19eb28aee10c797cc077c2l-m3171611517s-w1280.jpg",
"rent_price": 1429.0,
"loan_amount": 103200.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/2501-5th-St-NE_Center-Point_AL_35215_M89873-83028",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 129000.0,
"loan_term_years": 30,
"annual_cash_flow": 14373.65,
"mortgage_monthly": 686.59,
"payment_standard": 1738.0,
"total_amount_out": 25800.0,
"additional_photos": [
"https://ap.rdcpix.com/cb08fb33ff19eb28aee10c797cc077c2l-m2880590609s-w1280.jpg",
"https://ap.rdcpix.com/cb08fb33ff19eb28aee10c797cc077c2l-m3867248391s-w1280.jpg",
"https://ap.rdcpix.com/cb08fb33ff19eb28aee10c797cc077c2l-m746347798s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 68.12,
"monthly_cash_flow": 1197.8,
"property_tax_rate": 0.0060999999999999995,
"_utility_allowance": {
"sources": [
"https://www.jcha.com/section-8-utility-allowances"
],
"effective_date": "2026-01-01"
},
"utility_allowances": [
{
"note": "Property information indicates 'Gas Heat.' 'N'Gas: Spire' was selected as it is a primary provider in the area and represents a general natural gas option.",
"utility": "Heating",
"allowance": 38
},
{
"note": "Property information specifies 'Electric (COOL).' 'A/C: Alabama Power' was selected as Alabama Power is the main electric provider for Center Point.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "The property includes a 'Cooktop-Electric.' The allowance for electric cooking from 'Elec: Ala Power' was chosen.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Property details list 'Electric (WTRHTR).' The allowance from 'Elec: Ala Power' was selected.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Property has 'Public Water.' The 'Water: Birmingham' option was chosen as Center Point is served by the Birmingham Water Works Board.",
"utility": "Water",
"allowance": 78
},
{
"note": "Property information explicitly states the property uses a 'Septic' system, so no monthly public sewer utility cost is incurred.",
"utility": "Sewer",
"allowance": 0
},
{
"note": "Inferred as a necessary utility for a single-family home. The 'Jefferson City (Once per week)' option was selected as a reasonable default for Jefferson County.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "This allowance for general lighting and small miscellaneous electric use is from 'Lights, Ref, Etc.: Ala Power', the local provider.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "The property listing explicitly states a 'Refrigerator' is included, so the tenant does not bear this utility cost.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "A microwave is not listed as a provided appliance, so this allowance for a tenant-owned appliance is included as per the rules.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.56,
"down_payment_amount": 25800.0,
"property_tax_annual": 242.05,
"property_tax_monthly": 20.17,
"property_tax_increase": 0.03,
"utility_allowance_total": 309.0,
"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": 2019,
"annual_cash_flow_after_debt": 6134.54,
"property_management_monthly": 142.9,
"monthly_cash_flow_after_debt": 511.21,
"cash_on_cash_return_after_debt": 0.24
},
"section8_assessment": {
"runs": [
{
"summary": "Overall this property appears to be a solid candidate for a Section 8/HCV tenancy with moderate preparation. Verified recent septic service and a nearly-new HVAC are strong positives; the roof appears serviceable. Exterior condition is mostly good with some cosmetic work needed (deck refinishing, paint touch-up, shrub trimming). Key NSPIRE safety items (smoke/CO detectors, GFCI outlets, interior electrical, plumbing, hot water, bedroom egress) are not visible in photos and should be verified/installed as needed — these unknowns create moderate inspection risk. Expect to reach passable condition with targeted interior checks and minor repairs (likely within 30 days if no hidden issues are discovered).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Exterior photos show generally intact structure and maintained lawn; deck paint peeling and worn boards, some shrub overgrowth, and peeling paint on carport supports are visible and will need cosmetic/maintenance repair. Listing describes the property as an \"Investor Special\" which implies interior cosmetic and likely kitchen/bath upgrades; no interior photos provided so interior condition is unknown and assumed to need moderate rehab. Septic was recently serviced (positive). Missing appliances and interior finishes are unverified; absence of interior evidence reduces score but does not indicate catastrophic damage."
},
{
"key": "safety_code",
"label": "Safety / Code Risks",
"score": 60.0,
"rationale": "No obvious life-threatening hazards visible from exterior: no visible sagging rooflines, collapsed ceilings, or standing water. Overhead service cable is present and routed to the roof (typical), satellite roof penetrations are visible (potential minor leak points). Deck has railing present but condition of fasteners and stair handrail detail not verified. Smoke/CO detectors, GFCIs, egress windows, interior electrical hazards, plumbing leaks and hot water cannot be confirmed from exterior photos and are assumed unknown — this uncertainty creates moderate inspection risk under NSPIRE. Large trees overhang the roof (risk of limb damage)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 70.0,
"rationale": "Listing states HVAC is ~1 year 8 months old — strong positive for heating/cooling. Septic tank cleaned and inspected May 2025 (positive). Roof is reported ~13 years old — appears serviceable from photos and likely mid-life for typical asphalt shingles. Electrical panel, water heater, plumbing function and visible drainage/grade details are not shown; gutters are present which helps drainage. Given the verified HVAC and septic work and an intact roof, major mechanical systems appear in decent condition but unknowns keep score below top-tier."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 75.0,
"rationale": "Large, fenced .66-acre corner lot, well-maintained lawn, intact fence visible, concrete driveway and carport in usable condition. Stone/wood exterior appears sound with no obvious foundation displacement or severe siding damage in photos. Backyard deck and firepit area visible; deck needs repainting and likely minor repairs. Mature trees provide shade but present some risk to roof from overhanging limbs. Overall site shows normal wear but no severe neglect."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Interior photos not provided — assume interior needs at least cosmetic updates typical of an ‘Investor Special’; no evidence of collapsed ceilings or major interior structural damage.",
"HVAC age (1 year, 8 months) and septic inspection date are accurate as stated in listing.",
"Roof age (~13 years) is correct; visual exterior shows no obvious sagging or active leaks, but no attic inspection was done.",
"Smoke detectors, carbon monoxide alarms, GFCI protection, water heater condition, and electrical panel condition are unknown and assumed unchecked — these should be prioritized for inspection.",
"No active standing water, major foundation cracks, or collapsed structural elements are visible from exterior photos; assume none exist but recommend verification.",
"Overhead service cable to the roof is assumed to be installed to code; no visible exposed live wiring observed in photos."
],
"overall_score": 67.0,
"rubric_version": "ns_prep_v1.0"
},
{
"summary": "Overall the property appears structurally sound from exterior photos with a newer HVAC, a roof of reasonable age, and a recently serviced septic—factors that favor passing a Housing Choice Voucher initial inspection after minor repairs. The largest unknowns are interior conditions (smoke/CO detectors, GFCI, electrical panel, water heater, egress windows and appliance presence). Visible exterior repairs are mostly cosmetic (deck paint/boards, porch step/rail) and yard cleanup. Likely inspection outcome: conditional pass achievable with modest repairs and verification of interior life‑safety systems; estimate 1–4 weeks to reach rent‑ready if interior issues are typical cosmetic/easy fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 65.0,
"rationale": "Exterior photos show generally intact siding/stone, a usable carport and a functioning driveway. Obvious deferred items are peeling paint on the rear deck, weathering of deck boards and minor yard cleanup. Front entry stoop has uneven/low steps and no visible handrail. Listing calls this an 'Investor Special' which implies interior cosmetic/finish work likely needed; no interior photos provided so assumed moderate cosmetic rehab (flooring, paint, cabinetry, fixtures). Missing appliances not visible — assume typical seller may not supply all; those are easy-to-fix capital items. Overall condition suggests minor-to-moderate repairs rather than major structural rehabilitation."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 65.0,
"rationale": "No visible immediate life‑threatening hazards in the photos: roof appears intact, no standing water or collapsed elements visible, no exposed wiring observed on exterior. Potential safety concerns: entry stoop lacks a handrail (may be required depending on riser count), deck rail appears present but condition unknown, overhead service drop visible (appears intact), satellite dishes and tree canopy over roof (vegetation risk). Interior-required items (smoke/CO detectors, GFCI outlets, egress windows, electrical panel condition) are not shown and therefore assumed unknown — these are common inspection items but usually quick fixes (detectors, GFCI) unless wiring/panel issues are present. Given recent HVAC and septic servicing, life‑safety systems likely adequate but unconfirmed."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 70.0,
"rationale": "Listing states HVAC is ~1 year 8 months old — strong positive. Roof listed ~13 years old and photos show consistent shingles with no visible sagging or active leaks; age suggests mid-life but serviceable. Septic reportedly cleaned/inspected in May 2025 (listing claim) which reduces immediate plumbing risk. Electrical system, water heater, and plumbing fixtures are not visible; no evidence of major failures from exterior photos. Overall systems risk is moderate-low given newer HVAC and recent septic service, but final pass requires verification of electrical panel, hot water, and working plumbing."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 75.0,
"rationale": "Large .66‑acre corner lot with fenced yard and maintained lawn. Foundation exposure not visible but no signs of major settlement or exterior cracking in stone veneer. Driveway, carport, and yard appear serviceable. Mature trees are close to the house and overhang the roof — this is a maintenance/long‑term risk (debris, root, storm damage) but not an immediate fail. Rear yard and deck show wear and minor maintenance needs (peeling paint, possible loose boards). No visible infestation or drainage pooling in supplied photos."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"No interior photos provided; assume interior has typical mid‑level cosmetic deferred maintenance (paint, flooring, fixtures) consistent with an 'Investor Special.'",
"HVAC and septic ages reported in listing are accurate (HVAC ~1.7 years old; septic cleaned/inspected May 2025).",
"Roof age (~13 years) is accurate and roof has no hidden active leaks (no evidence of sagging or staining from exterior photos).",
"Electrical service, panel condition, water heater, hot water availability, and presence/location of smoke/CO detectors and GFCI outlets are unknown and assumed not to contain major hazards unless discovered on inspection.",
"No appliances are visible; assume seller may not include all appliances. Missing fridge/stove are considered capital/easy-to-fix items and not a major safety failure.",
"Deck railings are present but condition (secure/height/compliance) is unknown; assume minor repairs may be required.",
"Large trees near the house may increase maintenance/roof risk but are not assumed to have caused structural damage unless interior/attic inspection shows otherwise."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This property shows a solid exterior, recent HVAC, and a recently serviced septic system — all strong positives for Section 8 readiness. Photos show mostly cosmetic deferred maintenance (deck, paint, landscaping) and the listing describes it as an investor renovation, so interior cosmetic work should be expected. The main inspection risks are unknown interior items that are not visible in photos: presence/placement and functionality of smoke and CO detectors, GFCI outlets in wet locations, adequate bedroom egress windows, electrical panel condition, and hot water/ plumbing function. With modest fixes (install/verify detectors, confirm/repair GFCI, address deck and entry step issues, minor interior repairs) this property is likely to pass an initial HCV/NSPIRE inspection within 2–6 weeks. If interior electrical or plumbing defects are discovered the timeline and cost increase.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photos show generally sound structure and maintained lawn but visible deferred maintenance on secondary elements. Deck paint is worn, deck boards show cracking and surface weathering and will likely need sanding/board replacement and repainting. Front porch/steps are intact but show uneven surfaces and no visible handrail; landscaping/hedges encroach at entry. Carport structure and posts appear serviceable but need cosmetic painting. Listing marketed as an \"Investor Special/renovation\" implies interior cosmetic and likely medium-level repairs (flooring, paint, cabinets, finishes) — those are not visible but should be expected. Missing appliances are not visible in photos; absence of interior photos and the investor listing reduce the turnkey score but do not indicate catastrophic issues."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "No interior photos to confirm smoke detectors, carbon monoxide alarms, GFCI outlets, or window egress. Photos do not show any smoke/CO devices on exterior entries and no interior view to verify. Exterior shows no obvious severe hazards (no collapsed ceilings, standing water, or major foundation/roof sag in photos). Visible trip hazards include weathered deck boards and an exposed backyard firepit area; front steps lack a visible handrail. Overhead electrical service drop is present and appears typical but electrical panel and any exposed wiring are not visible. Because NSPIRE requires functional detectors, clear egress and functional GFCI in wet areas, and these cannot be confirmed, there is a moderate safety/compliance risk that will likely require minor to moderate fixes prior to voucher inspection."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 75.0,
"rationale": "Listing states HVAC is 1 year, 8 months old — strong positive indicating heating/cooling likely operational. Roof estimated ~13 years old and appears intact in photos (no visible sagging or missing shingles) — serviceable but mid-life. Septic system reportedly cleaned/inspected May 2025, which reduces sewer risk for a house on septic. Electrical, plumbing fixtures, hot water heater, and water pressure could not be confirmed from photos; no visible indications of active leaks or water staining on exterior. Given recent HVAC and septic service plus an apparently sound roof, major systems likely functional but need on-site verification of electrical panel condition, hot water availability, and plumbing."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Large .66-acre corner lot with full fencing and substantial backyard — positive for rental appeal. Lawn appears maintained. Exterior siding/masonry appears intact with gutters present. Driveway and carport are serviceable; carport provides covered parking. Large mature trees are close to the roof which is a maintenance risk (falling limbs, leaf accumulation). Backyard contains a deck and an exposed firepit area which are usable but need cosmetic and safety attention (deck board repair, inspect railings). No visible standing water, major foundation cracking, or exterior structural sagging in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in supplied photos — NSPIRE requires functioning detectors and placement must be verified/installed.",
"Interior electrical condition (panel, outlets, exposed wiring, GFCI protection) not visible — unknown electrical deficiencies could be an inspection-failing issue.",
"Deck shows weathering/cracked boards and worn paint; railing condition needs on-site verification — potential trip/fall hazard.",
"Large trees close to roofline pose risk of falling limbs and roof damage; onsite trim/mitigation recommended."
],
"confidence": 0.6,
"assumptions": [
"Interior photos not provided — assume interior requires cosmetic renovation consistent with 'Investor Special' but no evidence of structural collapse.",
"Listing statement about HVAC (1 year, 8 months) and recent septic inspection (May 2025) are accurate and systems are operational.",
"Roof is approximately 13 years old (as stated) and presently watertight with no active leaks visible from exterior photos.",
"No appliances, smoke/CO detectors, GFCI outlets or water heater were visible in photos; assume these items either missing or not verified and will need on-site confirmation.",
"Electrical service drop visible is typical overhead supply; assume electrical panel is on the side/rear interior and its condition is unknown.",
"Front steps are 1–3 risers (handrail may not be required by code depending on riser count); assume risk of tenant trip if not corrected.",
"Large trees close to the house present a longer-term maintenance risk (limb failure, debris) though no active damage is visible."
],
"overall_score": 70.0,
"rubric_version": "ns_prep_v1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2501 5th St, Center Point, AL, 35215",
"aggregate": {
"summary": "Overall this property appears to be a solid candidate for a Section 8/HCV tenancy with moderate preparation. Verified recent septic service and a nearly-new HVAC are strong positives; the roof appears serviceable. Exterior condition is mostly good with some cosmetic work needed (deck refinishing, paint touch-up, shrub trimming). Key NSPIRE safety items (smoke/CO detectors, GFCI outlets, interior electrical, plumbing, hot water, bedroom egress) are not visible in photos and should be verified/installed as needed — these unknowns create moderate inspection risk. Expect to reach passable condition with targeted interior checks and minor repairs (likely within 30 days if no hidden issues are discovered).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 66.7,
"rationale": "Exterior photos show generally intact structure and maintained lawn; deck paint peeling and worn boards, some shrub overgrowth, and peeling paint on carport supports are visible and will need cosmetic/maintenance repair. Listing describes the property as an \"Investor Special\" which implies interior cosmetic and likely kitchen/bath upgrades; no interior photos provided so interior condition is unknown and assumed to need moderate rehab. Septic was recently serviced (positive). Missing appliances and interior finishes are unverified; absence of interior evidence reduces score but does not indicate catastrophic damage."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 76.7,
"rationale": "Large, fenced .66-acre corner lot, well-maintained lawn, intact fence visible, concrete driveway and carport in usable condition. Stone/wood exterior appears sound with no obvious foundation displacement or severe siding damage in photos. Backyard deck and firepit area visible; deck needs repainting and likely minor repairs. Mature trees provide shade but present some risk to roof from overhanging limbs. Overall site shows normal wear but no severe neglect."
},
{
"key": "safety_code",
"label": "Safety / Code Risks",
"score": 61.7,
"rationale": "No obvious life-threatening hazards visible from exterior: no visible sagging rooflines, collapsed ceilings, or standing water. Overhead service cable is present and routed to the roof (typical), satellite roof penetrations are visible (potential minor leak points). Deck has railing present but condition of fasteners and stair handrail detail not verified. Smoke/CO detectors, GFCIs, egress windows, interior electrical hazards, plumbing leaks and hot water cannot be confirmed from exterior photos and are assumed unknown — this uncertainty creates moderate inspection risk under NSPIRE. Large trees overhang the roof (risk of limb damage)."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 71.7,
"rationale": "Listing states HVAC is ~1 year 8 months old — strong positive for heating/cooling. Septic tank cleaned and inspected May 2025 (positive). Roof is reported ~13 years old — appears serviceable from photos and likely mid-life for typical asphalt shingles. Electrical panel, water heater, plumbing function and visible drainage/grade details are not shown; gutters are present which helps drainage. Given the verified HVAC and septic work and an intact roof, major mechanical systems appear in decent condition but unknowns keep score below top-tier."
}
],
"red_flags": [],
"confidence": 0.94,
"assumptions": [
"Interior photos not provided — assume interior needs at least cosmetic updates typical of an ‘Investor Special’; no evidence of collapsed ceilings or major interior structural damage.",
"HVAC age (1 year, 8 months) and septic inspection date are accurate as stated in listing.",
"Roof age (~13 years) is correct; visual exterior shows no obvious sagging or active leaks, but no attic inspection was done.",
"Smoke detectors, carbon monoxide alarms, GFCI protection, water heater condition, and electrical panel condition are unknown and assumed unchecked — these should be prioritized for inspection.",
"No active standing water, major foundation cracks, or collapsed structural elements are visible from exterior photos; assume none exist but recommend verification.",
"Overhead service cable to the roof is assumed to be installed to code; no visible exposed live wiring observed in photos."
],
"score_method": "mean_of_criteria",
"overall_score": 68.4,
"rubric_version": "ns_prep_v1.0",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8987383028"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.