Property ID: 8992827005
1154 Glasgow St, Birmingham, AL, 35224
Birmingham, AL
Money Down: $21,576
CoC Return: 25.58%
Monthly Cash Flow: $460
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$17,980
Closing Costs
$3,596
Total Down
$21,576
Investment Snapshot
Purchase Price
$89,900
Money Down
$21,576
Cash-on-Cash Return
25.58%
Rent
$1,150
Monthly Cash Flow
$460
Annual Cash Flow
$5,520
Debt Service / Mo
$478
Property Tax / Mo
$32
Insurance / Mo
$64
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,150
Payment Standard
$1,518
Rent
$1,150
Insurance
$64
Property Tax
$32
Management
$115
Utilities Allowance
$368
NOI (Monthly)
$938
Debt Service
$478
Cash Flow After Debt
$460
Quality Score: 66.30%
Confidence: 88.00%
This 3 BR / 1 BA single-family appears generally well maintained with recent major upgrades claimed (new roof 12/2024, new breaker panel 3/2023, HVAC 2019, septic inlet 2020) and is likely close to rent-ready. Primary inspection risk is the exterior electrical service wiring and visible unsecured splices which could cause an immediate fail under NSPIRE unless remediated. Other likely quick fixes: verify and install required smoke/CO alarms, repair/replace garage door, add/verify handrails where required, and confirm household appliances and hot water. With targeted electrical remediation and verification of detectors/safety items, the property should pass an initial HCV/NSPIRE inspection within ~2–4 weeks.
Section 8 Payment Standard
$1,518
Utility Allowance Total
$368
Guaranteed Section 8 Rent (PS - Utilities)
$1,150
Property Management
$115
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$89,900
Beds
3
Baths
1
Living Area
1,334 sqft
Lot Size
—
Year Built
1940
Days on Market
131
Capital Outlay
$21,576
Debt Service
$478
Property Tax / Mo
$32
Insurance / Mo
$64
Property Description
GREAT INVESTMENT on this 3br 1ba home currently rented. PROPERTY HAS HAD SERVERAL UPGRADES IN THE PAST YEARS DEC 2024 NEW ROOF, MAR 2023 NEW BREAKER PANEL ON OCT 2020 NEW SEPTIC INLET 2019 NEW FURNANCE AND A/C SEVERAL OTHER UPGRADES ALSO. PROPERTY IS READY FOR NEW OWNERS AND PRODUCING GREAT INCOME LOCATED IN THE MINOR COMMUNITY. HURRY WILL BE GONE SOON NOTE MORE PICTURES TO FOLLOW.
Utility Allowances
heating
$49
Property has a gas furnace. The schedule includes 'Mulga' as a local gas provider, which was chosen as the most expensive relevant option per the rules.
cooling
$22
Property has central A/C. 'Alabama Power' is the major electricity provider for the area and the most expensive option on the schedule.
cooking
$21
Property info specifies 'Stove-Electric'. 'Ala Power' was selected as the major provider and most expensive option.
water_heating
$45
Property info specifies 'Gas Water Heater'. Consistent with the heating selection, 'N'Gas: Mulga' was chosen.
other_electric
$68
Covers lights, outlets, and tenant appliances like the refrigerator. 'Ala Power' was selected as the major provider and most expensive option.
water
$129
Property has public water. The schedule includes 'Mulga' as a local water provider, which is consistent with other selections and is the most expensive option.
sewer
$0
Property has a septic tank, so no public sewer utility cost is incurred by the tenant.
trash_collection
$20
Trash collection is assumed for a single-family home. 'Mulga' was chosen to be consistent with other utility provider selections.
refrigerator
$8
A refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.
range_microwave
$6
A microwave is not listed as a provided appliance and is assumed to be tenant-owned.
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$624
DP3 Annual Estimate$918
DP1 Monthly Equivalent$52
DP3 Monthly Equivalent$76
Replacement Value$72,700
Basis1,334 sqft / 1940
Nearby Houses
Photo unavailable
1142 Glasgow St
sold · 0.03 mi
Price: $120,000
4 bd / 2 ba · 2,578 sqft
Latest sale: $120,000 on May 15, 2025
Latest rent: —
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1157 Walcott St
sold · 0.03 mi
Price: $113,000
3 bd / 2 ba · 1,708 sqft
Latest sale: $113,000 on Nov 16, 2018
Latest rent: —
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3167 Clearmont Rd
sold · 0.05 mi
Price: $227,000
3 bd / 2 ba · 1,990 sqft
Latest sale: $227,000 on Sep 18, 2019
Latest rent: —
Photo unavailable
1129 Glasgow St
sold · 0.07 mi
Price: $170,000
4 bd / 3 ba · 2,010 sqft
Latest sale: $170,000 on May 17, 2021
Latest rent: —
Photo unavailable
1169 Glasgow St
sold · 0.07 mi
Price: $138,500
2 bd / 2 ba · 1,300 sqft
Latest sale: $138,500 on Nov 04, 2022
Latest rent: —
Photo unavailable
3117 Cora Ave
sold · 0.07 mi
Price: $155,000
3 bd / 3 ba · 1,591 sqft
Latest sale: $155,000 on Mar 23, 2021
Latest rent: —
Photo unavailable
1122 Glasgow St
sold · 0.08 mi
Price: $133,900
4 bd / 2 ba · 1,960 sqft
Latest sale: $133,900 on Aug 27, 2020
Latest rent: —
Photo unavailable
3124 Cora Ave
sold · 0.08 mi
Price: $69,000
3 bd / 1 ba · 1,127 sqft
Latest sale: $69,000 on Jun 28, 2018
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- Exposed/loose exterior electrical service wiring and field splices at meter/service mast (electrical hazard that may cause immediate fail).
- No visible smoke detectors or CO alarms in interior photos (NSPIRE requirement).
- Garage door replaced with a quilted curtain/blanket — security and egress concern; may need replacement.
- Front entry steps may lack a compliant handrail (potential fall hazard; code concern).
Assumptions
- Listing claims (and seller asserts) new roof Dec 2024, new breaker panel Mar 2023, new septic inlet Oct 2020 and new furnace/A/C 2019 are accurate and installed per code.
- Interior systems not photographed (kitchen, water heater, bathrooms) are assumed functional unless otherwise indicated by visible signs of failure.
- Bedrooms have egress-capable windows typical of a 1940 bungalow; actual verification required on-site.
- Smoke and carbon monoxide detectors are not visible in photos and are therefore assumed absent or not documented; they will need on-site verification/installation.
- No evidence of active roof leaks, major foundation movement, or collapsed ceilings in provided photos — these conditions are assumed absent.
- Detached garage door curtain indicates the garage door may be non-functional or missing; assume repair required for security but not a structural failure.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $376 | $85,700 | $8,580 |
| 2023 | $376 | $85,700 | $8,580 |
| 2022 | $274 | $65,400 | $6,540 |
| 2021 | $274 | $65,400 | $6,540 |
| 2020 | $274 | $65,400 | $6,540 |
| 2019 | $350 | $80,600 | $8,060 |
| 2018 | $266 | $63,700 | $6,380 |
| 2017 | $239 | $58,300 | $5,840 |
| 2016 | $266 | $63,700 | $6,380 |
| 2015 | $266 | $63,700 | $6,380 |
| 2013 | $265 | $62,600 | $6,260 |
| 2012 | $265 | $62,570 | $6,257 |
| 2011 | $271 | $63,700 | $6,370 |
| 2010 | $458 | $63,700 | $6,370 |
| 2009 | $271 | $63,700 | $6,370 |
| 2008 | $278 | $65,200 | $6,520 |
| 2007 | $274 | $64,300 | $6,430 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2006-07-12 | Sold | $216,600 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2015-01-21 | Listed for rent | $700 | — |
Photo Gallery
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"payment_standard": 1518.0,
"total_amount_out": 17980.0,
"additional_photos": [
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m1670804656s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m2078596039s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m2476779156s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m1842997119s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m3634339717s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m2449509904s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m1278239617s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m1255560940s-w1280.jpg",
"https://ap.rdcpix.com/2bd820a73b3ec4bc3eefd15af9579c09l-m1683547338s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 64.25,
"monthly_cash_flow": 938.48,
"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 has a gas furnace. The schedule includes 'Mulga' as a local gas provider, which was chosen as the most expensive relevant option per the rules.",
"utility": "heating",
"allowance": 49
},
{
"note": "Property has central A/C. 'Alabama Power' is the major electricity provider for the area and the most expensive option on the schedule.",
"utility": "cooling",
"allowance": 22
},
{
"note": "Property info specifies 'Stove-Electric'. 'Ala Power' was selected as the major provider and most expensive option.",
"utility": "cooking",
"allowance": 21
},
{
"note": "Property info specifies 'Gas Water Heater'. Consistent with the heating selection, 'N'Gas: Mulga' was chosen.",
"utility": "water_heating",
"allowance": 45
},
{
"note": "Covers lights, outlets, and tenant appliances like the refrigerator. 'Ala Power' was selected as the major provider and most expensive option.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "Property has public water. The schedule includes 'Mulga' as a local water provider, which is consistent with other selections and is the most expensive option.",
"utility": "water",
"allowance": 129
},
{
"note": "Property has a septic tank, so no public sewer utility cost is incurred by the tenant.",
"utility": "sewer",
"allowance": 0
},
{
"note": "Trash collection is assumed for a single-family home. 'Mulga' was chosen to be consistent with other utility provider selections.",
"utility": "trash_collection",
"allowance": 20
},
{
"note": "A refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.",
"utility": "refrigerator",
"allowance": 8
},
{
"note": "A microwave is not listed as a provided appliance and is assumed to be tenant-owned.",
"utility": "range_microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.63,
"down_payment_amount": 17980.0,
"property_tax_annual": 387.28,
"property_tax_monthly": 32.27,
"property_tax_increase": 0.03,
"utility_allowance_total": 368.0,
"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": 5519.89,
"property_management_monthly": 115.0,
"monthly_cash_flow_after_debt": 459.99,
"cash_on_cash_return_after_debt": 0.31
},
"section8_assessment": {
"runs": [
{
"summary": "This 3 BR / 1 BA single-family appears generally well maintained with recent major upgrades claimed (new roof 12/2024, new breaker panel 3/2023, HVAC 2019, septic inlet 2020) and is likely close to rent-ready. Primary inspection risk is the exterior electrical service wiring and visible unsecured splices which could cause an immediate fail under NSPIRE unless remediated. Other likely quick fixes: verify and install required smoke/CO alarms, repair/replace garage door, add/verify handrails where required, and confirm household appliances and hot water. With targeted electrical remediation and verification of detectors/safety items, the property should pass an initial HCV/NSPIRE inspection within ~2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Overall visible condition is fair-to-good. Exterior paint/siding and brick foundation appear intact, porch and yard are maintained, and interior photos show occupied but clean living spaces with intact ceilings and floors. No obvious major interior finish failures visible. Minor deferred items: moss/algae at foundation base, driveway and step edges need basic cleanup, and the detached garage uses a fabric/blanket for its door (security/repair item). Listing claims recent upgrades (new roof Dec 2024) which matches photos showing a sound roof. Missing kitchen/bath photos prevent appliance/fixture confirmation; absent evidence of missing stove/fridge reduces score slightly but is not a major deduction. Overall mostly cosmetic/minor repairs only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance (NSPIRE risk)",
"score": 45.0,
"rationale": "Significant inspection risks present. Photo of the service meter and incoming lines show multiple unsecured/exposed cables and field splices on the exterior of the house — this is an electrical hazard that commonly fails inspection and can be a life-safety issue. No smoke or carbon monoxide detectors are visible in interior photos. Front entry steps appear to lack a continuous handrail on the main approach (unclear but likely issue); the garage door opening uses a quilted curtain instead of a standard door, which is a security/safety concern. Egress windows for bedrooms are not photographed so egress compliance is unknown. Plumbing fixtures, hot water and drains are not shown. If the listed breaker panel replacement (Mar 2023) is accurate and properly installed it mitigates some risk, but the visible exterior wiring condition lowers the safety score. These are beyond cosmetic and could cause an initial fail if not corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Major systems appear present and recently updated per listing and photos: listing states new furnace and A/C (2019) and a new breaker panel (Mar 2023); an HVAC condensing unit is visible outside. Listing also states a new septic inlet (Oct 2020) and a new roof (Dec 2024) — photos support a recently replaced roof. Water heater and plumbing/drain condition are not shown. The exterior meter and service conductors look messy which raises concern about the quality of the electrical service work despite a newer panel. Overall systems likely functional but require verification and some electrical remediation."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Yard and walkways are serviceable; driveway and concrete paths are intact with minor cracks/leaf debris. Siding and foundation brick appear generally sound; crawlspace vents are present. Detached single-bay garage structure is present but the door covering (quilted blanket) indicates the door may not operate or be secure and should be repaired. Trees are mature and set back; some debris in roof valleys visible but overall envelope looks maintained. Minor landscaping and garage door repair recommended."
},
{
"key": "rental_history_activity",
"label": "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": [
"Exposed/loose exterior electrical service wiring and field splices at meter/service mast (electrical hazard that may cause immediate fail).",
"No visible smoke detectors or CO alarms in interior photos (NSPIRE requirement).",
"Garage door replaced with a quilted curtain/blanket — security and egress concern; may need replacement.",
"Front entry steps may lack a compliant handrail (potential fall hazard; code concern)."
],
"confidence": 0.65,
"assumptions": [
"Listing claims (and seller asserts) new roof Dec 2024, new breaker panel Mar 2023, new septic inlet Oct 2020 and new furnace/A/C 2019 are accurate and installed per code.",
"Interior systems not photographed (kitchen, water heater, bathrooms) are assumed functional unless otherwise indicated by visible signs of failure.",
"Bedrooms have egress-capable windows typical of a 1940 bungalow; actual verification required on-site.",
"Smoke and carbon monoxide detectors are not visible in photos and are therefore assumed absent or not documented; they will need on-site verification/installation.",
"No evidence of active roof leaks, major foundation movement, or collapsed ceilings in provided photos — these conditions are assumed absent.",
"Detached garage door curtain indicates the garage door may be non-functional or missing; assume repair required for security but not a structural failure."
],
"overall_score": 67.0,
"rubric_version": "2026-02-16_v1"
},
{
"summary": "Overall this 3BR/1BA bungalow appears structurally intact and benefitted from recent capital upgrades (roof, breaker panel, HVAC, septic inlet) per listing. Most defects are minor/cosmetic and capital-repair level (garage door replacement, paint/cleaning, siding cleaning). However, there is a significant safety concern with the exterior electrical service/drop (unsecured cables and splices) and the front entry lacks a proper continuous handrail — both are NSPIRE inspection risks that must be corrected before a Housing Choice Voucher inspection will pass. If those safety items and standard checks (smoke/CO alarms, GFCI receptacles, verified hot water/plumbing) are addressed, the property is likely rent-ready in 7–30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 70.0,
"rationale": "Exterior and interior photos show a generally maintained older bungalow with cosmetic wear only: painted floors on enclosed porch, textured interior walls, and lawn with debris. Listing indicates recent major capital work (roof Dec 2024, breaker panel Mar 2023, septic inlet 2020, furnace/A/C 2019). Obvious minor items: fabric covering in garage opening (suggests missing/disabled door), scattered yard debris, some algae/mildew at siding base. No visible collapsed ceilings, open subfloor, or extensive interior water damage in provided images. These are mostly easy-to-fix or capital items (replace garage door, minor paint/cleaning, trim repair)."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 45.0,
"rationale": "Significant safety concerns visible on exterior electrical service: multiple unsecured cables and a cluttered splice area at the eave/soffit that appears to have taped/spliced conductors — this can trigger an immediate inspector concern for exposed wiring/electrical hazard. Front entry steps show either an incomplete or missing continuous handrail on the primary access stair (photo shows a single post/pipe, not a compliant handrail), which is a common fail. No smoke detectors or CO alarms are visible in interior photos (absence cannot be confirmed but must be assumed as potential failure). Bedroom egress windows not verifiable from photos. Plumbing fixtures/hot water not visible. Because exposed wiring and missing/insufficient handrails are NSPIRE failure items, safety score is reduced. Many other items (GFCI outlets, interior detectors) are unknown and would need verification."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "Listing states recent system upgrades: new roof (Dec 2024), new breaker panel (Mar 2023), new furnace & A/C (2019), new septic inlet (2020). Photos show an exterior AC unit present and a meter/panel. The roof appears shingled and in serviceable condition from photos. However, the exterior service wiring is poorly secured which undermines the otherwise positive system updates and could indicate improper workmanship at service entrance. Plumbing and water heater not visible in photos and must be assumed functional but unverified. Given the recent capital upgrades reported, systems appear generally adequate but electrical service entrance requires remediation by a licensed electrician."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 70.0,
"rationale": "Yard, driveway and walkways are serviceable; concrete walk and driveway appear intact with minor cracking and leaf litter. Siding and foundation brick are intact with localized algae staining at base (suggests minor drainage/grade issues). Detached single-car garage structure is present but its door is covered with a temporary curtain, indicating door hardware or opener issues; garage block walls appear intact. Mature trees could deposit debris on roof/gutters but no active roof leaks are evident in photos. Overall exterior is functional with a few moderate maintenance items."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"Exposed/poorly secured electrical service drop and spliced wiring at soffit — electrical hazard and likely NSPIRE failure until corrected.",
"Front entry stairs lack a continuous compliant handrail — NSPIRE fail for unsafe stairs.",
"Garage door appears missing or nonfunctional (opening covered by temporary fabric) — security and egress concern; needs repair or replacement.",
"No smoke detectors or CO alarms visible in interior photos — must verify and install if missing before inspection."
],
"confidence": 0.7,
"assumptions": [
"Seller/listing is accurate about major upgrades: new roof (Dec 2024), new breaker panel (Mar 2023), new furnace & A/C (2019), and new septic inlet (2020).",
"Interior systems not photographed (hot water heater, kitchen appliances, GFCI outlets, smoke/CO alarms) are unverified; absence in photos does not mean they are missing but they will require on-site verification.",
"Windows in bedrooms provide egress per original build pattern for a 1940 bungalow, but individual window opening sizes were not measured and must be confirmed during inspection.",
"No active roof leaks or major interior water damage are present because ceilings and porch appear intact in photos; hidden issues could exist but are not visually apparent.",
"The exterior meter/panel is the house service; the messy wiring represents a code/safety issue even though the listing notes a new breaker panel."
],
"overall_score": 63.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 3BR/1BA bungalow appears mostly rent-ready with recent major system updates (roof, panel, HVAC) and generally sound structure. Primary inspection risks are exterior electrical wiring condition (loose/exposed service/junctions) and missing/insufficient handrail(s) on the front steps; smoke/CO alarms and bedroom egress cannot be confirmed from photos and must be verified/installed. With modest safety corrections (secure/repair electrical service, install detectors, add/repair handrail) and a few cosmetic/site repairs (garage door, trim, cleanup), the property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Property appears generally well maintained cosmetically. Exterior paint/siding, porch floors and interior finishes are lived-in but intact. Listing reports recent major updates (new roof 12/2024, breaker 3/2023, furnace/A/C 2019) which aligns with visible condition. Visible minor deferred items: garage door covered with a fabric curtain (likely non-functioning or damaged), some moss/staining at grade, yard clean-up and minor concrete cracking, and general interior cosmetic wear. No evidence of collapsed ceilings, major subfloor exposure, or severe interior water damage in provided photos. Missing small items (handrail at front steps, minor trim/cosmetic repairs) assumed to be easy fixes."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 55.0,
"rationale": "Moderate risk. Positive: no visible collapsed ceilings, no standing water, enclosed porch appears intact and entry door is secure. Concerns: multiple exterior service cables and junctions shown near the meter/service drop that appear disorganized with exposed splices/loose wiring that could be an electrical hazard and would likely draw inspector attention. Front entry steps appear to lack a continuous handrail on at least one side (potential stair/handrail noncompliance). Smoke detectors and carbon-monoxide alarms are not visible in interior photos and should be confirmed/installed. Bedroom egress windows and GFCI placement cannot be verified from photos. These issues create inspection risk but appear repairable with targeted work."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 75.0,
"rationale": "Listing asserts and photos support recent major system updates: visible newer-looking shingle roof (claimed replaced 12/2024), breaker panel replacement (claimed 3/2023), and an outdoor HVAC condenser (furnace/A/C claimed replaced 2019). No visible roof leaks or sagging were present in interior/exterior photos. Septic inlet replacement claimed 2020 (cannot verify visually). The main mechanical items appear functional or recently replaced, but the exterior service wiring condition reduces the systems score until electrical connections are inspected by a licensed electrician. Water heater and plumbing visible condition not provided; assumed functional without evidence of leaks."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Lot and site are generally serviceable: level yard, paved driveway to a detached garage, mature trees (some limbs over the roof may contribute debris). Siding, foundation brick, and window areas appear intact with minor staining and moss at grade. Detached garage exists but the opening shown is covered with a quilted curtain instead of a functional door—likely needs repair. Walkway and driveway show typical wear but no severe trip hazards visible. Landscaping cleanup, tree trimming, and a garage door repair/replacement are recommended."
},
{
"key": "rental_history_activity",
"label": "Evidence of 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": [
"Electrical hazards (exposed/poorly secured service drop wiring and junctions at exterior meter)",
"Broken/missing handrail or unsafe front steps (possible stair safety violation)",
"Garage door appears non-functional (opening covered) — security and fire separation concern if used for storage/egress"
],
"confidence": 0.7,
"assumptions": [
"Listing statements about recent upgrades are accurate: new roof (Dec 2024), new breaker panel (Mar 2023), new septic inlet (Oct 2020), and furnace/A/C (2019).",
"Interior smoke and carbon monoxide detectors are not visible in the photos and are assumed not to be guaranteed present or correctly placed; they will need verification or installation.",
"Bedroom window egress compliance, GFCI placement, operation of water heater, stove/refrigerator, and plumbing fixtures are not visible and are assumed typical for an occupied rental; these should be confirmed on an in-person inspection.",
"The quilted curtain over the garage opening indicates the garage door is likely non-functional or removed and will require repair/replacement.",
"The visible exterior service/meter wiring indicates at minimum poor cable management; a licensed electrician inspection is assumed required to confirm safety and code compliance.",
"No active roof leaks, collapsed ceilings, or major foundation movement noted in photos; if present inside unshown rooms, score and risk would increase substantially."
],
"overall_score": 69.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1154 Glasgow St, Birmingham, AL, 35224",
"aggregate": {
"summary": "This 3 BR / 1 BA single-family appears generally well maintained with recent major upgrades claimed (new roof 12/2024, new breaker panel 3/2023, HVAC 2019, septic inlet 2020) and is likely close to rent-ready. Primary inspection risk is the exterior electrical service wiring and visible unsecured splices which could cause an immediate fail under NSPIRE unless remediated. Other likely quick fixes: verify and install required smoke/CO alarms, repair/replace garage door, add/verify handrails where required, and confirm household appliances and hot water. With targeted electrical remediation and verification of detectors/safety items, the property should pass an initial HCV/NSPIRE inspection within ~2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 74.3,
"rationale": "Overall visible condition is fair-to-good. Exterior paint/siding and brick foundation appear intact, porch and yard are maintained, and interior photos show occupied but clean living spaces with intact ceilings and floors. No obvious major interior finish failures visible. Minor deferred items: moss/algae at foundation base, driveway and step edges need basic cleanup, and the detached garage uses a fabric/blanket for its door (security/repair item). Listing claims recent upgrades (new roof Dec 2024) which matches photos showing a sound roof. Missing kitchen/bath photos prevent appliance/fixture confirmation; absent evidence of missing stove/fridge reduces score slightly but is not a major deduction. Overall mostly cosmetic/minor repairs only."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Yard and walkways are serviceable; driveway and concrete paths are intact with minor cracks/leaf debris. Siding and foundation brick appear generally sound; crawlspace vents are present. Detached single-bay garage structure is present but the door covering (quilted blanket) indicates the door may not operate or be secure and should be repaired. Trees are mature and set back; some debris in roof valleys visible but overall envelope looks maintained. Minor landscaping and garage door repair recommended."
},
{
"key": "rental_history_activity",
"label": "Rental History (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 (NSPIRE risk)",
"score": 48.3,
"rationale": "Significant inspection risks present. Photo of the service meter and incoming lines show multiple unsecured/exposed cables and field splices on the exterior of the house — this is an electrical hazard that commonly fails inspection and can be a life-safety issue. No smoke or carbon monoxide detectors are visible in interior photos. Front entry steps appear to lack a continuous handrail on the main approach (unclear but likely issue); the garage door opening uses a quilted curtain instead of a standard door, which is a security/safety concern. Egress windows for bedrooms are not photographed so egress compliance is unknown. Plumbing fixtures, hot water and drains are not shown. If the listed breaker panel replacement (Mar 2023) is accurate and properly installed it mitigates some risk, but the visible exterior wiring condition lowers the safety score. These are beyond cosmetic and could cause an initial fail if not corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Major systems appear present and recently updated per listing and photos: listing states new furnace and A/C (2019) and a new breaker panel (Mar 2023); an HVAC condensing unit is visible outside. Listing also states a new septic inlet (Oct 2020) and a new roof (Dec 2024) — photos support a recently replaced roof. Water heater and plumbing/drain condition are not shown. The exterior meter and service conductors look messy which raises concern about the quality of the electrical service work despite a newer panel. Overall systems likely functional but require verification and some electrical remediation."
}
],
"red_flags": [
"Exposed/loose exterior electrical service wiring and field splices at meter/service mast (electrical hazard that may cause immediate fail).",
"No visible smoke detectors or CO alarms in interior photos (NSPIRE requirement).",
"Garage door replaced with a quilted curtain/blanket — security and egress concern; may need replacement.",
"Front entry steps may lack a compliant handrail (potential fall hazard; code concern)."
],
"confidence": 0.88,
"assumptions": [
"Listing claims (and seller asserts) new roof Dec 2024, new breaker panel Mar 2023, new septic inlet Oct 2020 and new furnace/A/C 2019 are accurate and installed per code.",
"Interior systems not photographed (kitchen, water heater, bathrooms) are assumed functional unless otherwise indicated by visible signs of failure.",
"Bedrooms have egress-capable windows typical of a 1940 bungalow; actual verification required on-site.",
"Smoke and carbon monoxide detectors are not visible in photos and are therefore assumed absent or not documented; they will need on-site verification/installation.",
"No evidence of active roof leaks, major foundation movement, or collapsed ceilings in provided photos — these conditions are assumed absent.",
"Detached garage door curtain indicates the garage door may be non-functional or missing; assume repair required for security but not a structural failure."
],
"score_method": "mean_of_criteria",
"overall_score": 66.3,
"rubric_version": "2026-02-16_v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8992827005"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.