Property ID: 8995805131
604 Robison Dr, Birmingham, AL, 35215
Birmingham, AL
Money Down: $27,600
CoC Return: 11.19%
Monthly Cash Flow: $257
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$23,000
Closing Costs
$4,600
Total Down
$27,600
Investment Snapshot
Purchase Price
$115,000
Money Down
$27,600
Cash-on-Cash Return
11.19%
Rent
$1,215
Monthly Cash Flow
$257
Annual Cash Flow
$3,088
Debt Service / Mo
$612
Property Tax / Mo
$144
Insurance / Mo
$80
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,215
Payment Standard
$1,738
Rent
$1,215
Insurance
$80
Property Tax
$144
Management
$122
Utilities Allowance
$523
NOI (Monthly)
$869
Debt Service
$612
Cash Flow After Debt
$257
Quality Score: 61.60%
Confidence: 87.00%
Moderate risk property likely to require 30+ days of corrective work before an NSPIRE/Section 8 inspection pass. Exterior brick is intact and there are no immediate, visible life-threatening failures, but deferred maintenance (overgrown landscaping, cracked walkway), likely older mechanical systems, and unknown presence/function of required detectors and GFCIs create inspection risks. Expect inspections to flag missing/old smoke & CO detectors, missing GFCI protection, possible handrail requirement at entry steps, and routine mechanical/service items. Representative repairs and checks (smoke/CO installation, handrail, walkway repair, HVAC/service, roof inspection, GFCI checks, and interior cosmetic/fixture work) would raise pass likelihood to acceptable levels.
Section 8 Payment Standard
$1,738
Utility Allowance Total
$523
Guaranteed Section 8 Rent (PS - Utilities)
$1,215
Property Management
$122
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$115,000
Beds
3
Baths
1
Living Area
1,492 sqft
Lot Size
10,454 sqft
Year Built
1954
Days on Market
187
Capital Outlay
$27,600
Debt Service
$612
Property Tax / Mo
$144
Insurance / Mo
$80
Property Description
Great addition to a rental portfolio of 28 income producing rental homes being sold for $2,850,000.00. This three bedroom, 1 bath all brick home MUST BE SOLD AS PART OF THE PORTFOLIO. SELLER IS NOT ACCEPTING SELLER FINANCING OFFERS. The current commercial loan requires all properties to be sold together and lender has to approve the contract price. Rent roll is available upon request. Showings will be available with accepted offer/contract. Please do not bother the current residents.
Utility Allowances
Heating
$93
Selected 'Elec Heat: Ala Power' for a 3-bedroom unit. Heating fuel is assumed to be electric based on the presence of an electric water heater and an electric cooktop. Alabama Power is the most likely provider in Birmingham.
Cooling
$22
Selected 'A/C: Alabama Power' for a 3-bedroom unit. The property has 'Central Air', an electric utility. Alabama Power is the assumed provider.
Cooking
$21
Selected 'Elec: Ala Power' for a 3-bedroom unit. Property data explicitly lists an 'Electric Cooktop'.
Water Heating
$56
Selected 'Elec: Ala Power' for a 3-bedroom unit. Property data explicitly lists an 'Electric Water Heater'.
Water
$78
Selected 'Water: Birmingham' for a 3-bedroom unit, as the property has 'Public Water' and is located in Birmingham.
Sewer
$151
Selected the fixed allowance for a 3-bedroom unit. Property data confirms it is 'Sewer Connected'.
Trash Collection
$20
Selected 'Jefferson City (Once per week)' for a 3-bedroom unit as a reasonable default, since the specific city of Birmingham is not listed as an option.
Other Electric
$68
Selected 'Lights, Ref, Etc.: Ala Power' for a 3-bedroom unit to cover general electric use for lights and other non-specified appliances.
Refrigerator
$8
Allowance for a tenant-owned refrigerator, as one was not specified as included with the property.
Range/Microwave
$6
Allowance for a tenant-owned microwave, as one was not specified as included with the property.
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$802
DP3 Annual Estimate$1,111
DP1 Monthly Equivalent$67
DP3 Monthly Equivalent$93
Replacement Value$103,700
Basis1,492 sqft / 1954
Nearby Houses
Photo unavailable
600 Robison Dr
sold · 0.01 mi
Price: $50,000
2 bd / 1 ba · 816 sqft
Latest sale: $50,000 on Feb 28, 2025
Latest rent: $895 on Jan 23, 2025
Photo unavailable
328 Holt Dr
sold · 0.02 mi
Price: $52,000
2 bd / 1 ba · 804 sqft
Latest sale: $52,000 on Feb 19, 2019
Latest rent: —
Photo unavailable
616 Robison Dr
sold · 0.04 mi
Price: $86,900
3 bd / 1 ba · 1,287 sqft
Latest sale: $86,900 on Sep 28, 2018
Latest rent: $1,050 on Dec 11, 2024
Photo unavailable
609 Annie Laura Dr
sold · 0.05 mi
Price: $125,000
3 bd / 1 ba · 976 sqft
Latest sale: $125,000 on May 28, 2021
Latest rent: —
Photo unavailable
329 Holt Dr
sold · 0.05 mi
Price: $85,000
3 bd / 2 ba · 1,224 sqft
Latest sale: $85,000 on Dec 30, 2019
Latest rent: —
Photo unavailable
533 Annie Laura Dr
sold · 0.06 mi
Price: $100,000
3 bd / 1 ba · 1,017 sqft
Latest sale: $100,000 on Dec 03, 2021
Latest rent: $1,115 on Mar 14, 2025
Photo unavailable
617 Annie Laurie Dr
sold · 0.06 mi
Price: $135,000
3 bd / 1 ba · 1,272 sqft
Latest sale: $135,000 on Oct 07, 2022
Latest rent: —
Photo unavailable
600 Annie Laura Dr
sold · 0.06 mi
Price: $129,995
4 bd / 2 ba · 1,617 sqft
Latest sale: $129,995 on Dec 31, 2025
Latest rent: —
Photo unavailable
604 Annie Laura Dr
sold · 0.07 mi
Price: $88,000
3 bd / 1 ba · 1,142 sqft
Latest sale: $88,000 on Jun 06, 2025
Latest rent: $1,325 on Dec 22, 2025
Photo unavailable
404 Gene Reed Rd
sold · 0.08 mi
Price: $95,000
3 bd / 2 ba · 1,373 sqft
Latest sale: $95,000 on Jan 21, 2025
Latest rent: —
Photo unavailable
409 Price Dr
sold · 0.10 mi
Price: $71,000
4 bd / 1 ba · 1,320 sqft
Latest sale: $71,000 on Apr 13, 2020
Latest rent: $850 on Feb 22, 2018
Photo unavailable
416 Dalton Dr
sold · 0.12 mi
Price: $61,750
2 bd / 1 ba · 1,808 sqft
Latest sale: $61,750 on Feb 14, 2020
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Interior condition not photographed; assumed lived-in and likely shows typical wear for an occupied, older rental.
- Smoke detectors, carbon monoxide detectors, and GFCI protection are not visible in exterior photos and should be assumed 'unknown'; inspector will verify and likely require modern/working units if missing or nonfunctional.
- No visible HVAC condenser in photo — assume either older central HVAC not pictured or window/other units; functionality unknown.
- Roof shows no obvious large failure from street view but is likely aged given house year (1954); assume medium-term roof maintenance or replacement may be needed.
- Electrical panel, water heater, plumbing fixtures, and appliance presence/condition are unknown; assume older components typical of a 1954 home unless the rent roll/owner provides recent upgrades.
- No recent rental events in last 5 years per snapshot; rental_history_activity excluded from scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,682 | $120,700 | $24,140 |
| 2023 | $1,682 | $116,000 | $23,200 |
| 2022 | $1,509 | $104,100 | $20,820 |
| 2021 | $1,283 | $88,500 | $17,700 |
| 2020 | $1,283 | $88,500 | $17,700 |
| 2019 | $1,283 | $88,500 | $17,700 |
| 2018 | $1,061 | $73,200 | $14,640 |
| 2017 | $1,061 | $73,200 | $14,640 |
| 2016 | $1,061 | $73,200 | $14,640 |
| 2015 | $1,061 | $73,200 | $14,640 |
| 2013 | $1,523 | $72,100 | $14,420 |
| 2012 | $1,143 | $81,160 | $16,232 |
| 2011 | $1,161 | $82,500 | $16,500 |
| 2010 | $1,161 | $82,500 | $16,500 |
| 2009 | $1,161 | $82,500 | $16,500 |
| 2008 | $1,186 | $84,300 | $16,860 |
| 2007 | $1,168 | $83,000 | $16,600 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2016-09-26 | Sold | $56,000 |
| 2011-10-26 | Sold | $16,300 |
| 2002-04-22 | Sold | $62,800 |
| 2002-01-24 | Sold | $57,055 |
| 2001-03-21 | Sold | $82,514 |
| 1998-07-01 | Sold | $69,515 |
| 1997-09-15 | Sold | $65,000 |
Rental History
| Date | Event | Price | Source |
|---|---|---|---|
| 2012-04-03 | Listed for rent | $800 | — |
Photo Gallery
Show raw JSON (debug)
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"market": {
"land": 14200,
"total": 82500,
"building": 68300
},
"assessment": {
"land": 2840,
"total": 16500,
"building": 13660
}
},
{
"tax": 1161,
"year": 2010,
"market": {
"land": 14200,
"total": 82500,
"building": 68300
},
"assessment": {
"land": 2840,
"total": 16500,
"building": 13660
}
},
{
"tax": 1161,
"year": 2009,
"market": {
"land": 14200,
"total": 82500,
"building": 68300
},
"assessment": {
"land": 2840,
"total": 16500,
"building": 13660
}
},
{
"tax": 1186,
"year": 2008,
"market": {
"land": 14200,
"total": 84300,
"building": 70100
},
"assessment": {
"land": 2840,
"total": 16860,
"building": 14020
}
},
{
"tax": 1168,
"year": 2007,
"market": {
"land": 14200,
"total": 83000,
"building": 68800
},
"assessment": {
"land": 2840,
"total": 16600,
"building": 13760
}
}
],
"property_history": [
{
"date": "2026-01-11",
"price": 115000,
"listing": {
"status": "for_sale",
"list_date": "2025-08-13T20:49:41Z",
"list_price": 115000,
"listing_id": "2985310827",
"last_update_date": "2026-02-16T01:25:55Z",
"last_status_change_date": "2025-08-13T20:49:41Z"
},
"event_name": "Price Changed",
"price_sqft": 77.07774798927613,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "21428111",
"price_change_percentage": null
},
{
"date": "2025-08-13",
"price": 120000,
"listing": {
"status": "for_sale",
"list_date": "2025-08-13T20:49:41Z",
"list_price": 115000,
"listing_id": "2985310827",
"last_update_date": "2026-02-16T01:25:55Z",
"last_status_change_date": "2025-08-13T20:49:41Z"
},
"event_name": "Listed",
"price_sqft": 80.42895442359249,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21428111",
"price_change_percentage": null
},
{
"date": "2025-07-21",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2024-12-23T16:01:47Z",
"list_price": 114000,
"listing_id": "2976622782",
"last_update_date": "2025-05-07T16:00:42Z",
"last_status_change_date": "2025-07-21T07:54:31Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "210 days",
"source_listing_id": "21405374",
"price_change_percentage": null
},
{
"date": "2025-05-07",
"price": 114000,
"listing": {
"status": "off_market",
"list_date": "2024-12-23T16:01:47Z",
"list_price": 114000,
"listing_id": "2976622782",
"last_update_date": "2025-05-07T16:00:42Z",
"last_status_change_date": "2025-07-21T07:54:31Z"
},
"event_name": "Price Changed",
"price_sqft": 76.40750670241287,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "21405374",
"price_change_percentage": null
},
{
"date": "2024-12-23",
"price": 115000,
"listing": {
"status": "off_market",
"list_date": "2024-12-23T16:01:47Z",
"list_price": 114000,
"listing_id": "2976622782",
"last_update_date": "2025-05-07T16:00:42Z",
"last_status_change_date": "2025-07-21T07:54:31Z"
},
"event_name": "Listed",
"price_sqft": 77.07774798927613,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21405374",
"price_change_percentage": null
},
{
"date": "2022-09-01",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2020-11-16T21:28:56Z",
"list_price": 65000,
"listing_id": "2923492152",
"last_update_date": "2022-09-01T14:52:19Z",
"last_status_change_date": "2022-09-01T15:54:42Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "901528",
"price_change_percentage": null
},
{
"date": "2022-08-30",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2020-11-16T21:28:56Z",
"list_price": 65000,
"listing_id": "2923492152",
"last_update_date": "2022-09-01T14:52:19Z",
"last_status_change_date": "2022-09-01T15:54:42Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": "652 days",
"source_listing_id": "901528",
"price_change_percentage": null
},
{
"date": "2020-11-16",
"price": 65000,
"listing": {
"status": "off_market",
"list_date": "2020-11-16T21:28:56Z",
"list_price": 65000,
"listing_id": "2923492152",
"last_update_date": "2022-09-01T14:52:19Z",
"last_status_change_date": "2022-09-01T15:54:42Z"
},
"event_name": "Listed",
"price_sqft": 43.5656836461126,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "901528",
"price_change_percentage": "-16.67%"
},
{
"date": "2019-03-05",
"price": 78000,
"listing": null,
"event_name": "Sold",
"price_sqft": 52.27882037533512,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2016-09-26",
"price": 56100,
"listing": null,
"event_name": "Sold",
"price_sqft": 37.60053619302949,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2012-02-22",
"price": 20000,
"listing": {
"status": "sold",
"list_date": "2011-11-01T07:00:00Z",
"list_price": 22000,
"listing_id": "540749251",
"last_update_date": "2012-02-25T01:43:38Z",
"last_status_change_date": "2012-02-22T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -2000,
"days_after_listed": "113 days",
"source_listing_id": "515217",
"price_change_percentage": "-33.33%"
},
{
"date": "2012-01-02",
"price": 22000,
"listing": {
"status": "sold",
"list_date": "2011-11-01T07:00:00Z",
"list_price": 22000,
"listing_id": "540749251",
"last_update_date": "2012-02-25T01:43:38Z",
"last_status_change_date": "2012-02-22T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -3000,
"days_after_listed": null,
"source_listing_id": "515217",
"price_change_percentage": null
},
{
"date": "2011-12-08",
"price": 25000,
"listing": {
"status": "sold",
"list_date": "2011-11-01T07:00:00Z",
"list_price": 22000,
"listing_id": "540749251",
"last_update_date": "2012-02-25T01:43:38Z",
"last_status_change_date": "2012-02-22T07:00:00Z"
},
"event_name": "Price Changed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": -5000,
"days_after_listed": null,
"source_listing_id": "515217",
"price_change_percentage": null
},
{
"date": "2011-11-01",
"price": 30000,
"listing": {
"status": "sold",
"list_date": "2011-11-01T07:00:00Z",
"list_price": 22000,
"listing_id": "540749251",
"last_update_date": "2012-02-25T01:43:38Z",
"last_status_change_date": "2012-02-22T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": null,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "515217",
"price_change_percentage": "-52.23%"
},
{
"date": "2002-04-22",
"price": 62800,
"listing": null,
"event_name": "Sold",
"price_sqft": 42.0911528150134,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "2002-01-24",
"price": 57050,
"listing": null,
"event_name": "Sold",
"price_sqft": 38.2372654155496,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1997-09-15",
"price": 65000,
"listing": null,
"event_name": "Sold",
"price_sqft": 43.5656836461126,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1990-12-18",
"price": 53900,
"listing": null,
"event_name": "Sold",
"price_sqft": 36.1260053619303,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Apr 23, 2012",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "8995805131",
"generated_at": "2026-02-16T03:06:36.172114Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 61.6
},
"utility_allowance": {
"zip_code": "35215",
"home_photo": "https://ap.rdcpix.com/e945cc8c2d318b3b96b3f0eef20bb46cl-m345147041s-w1280.jpg",
"rent_price": 1215.0,
"loan_amount": 92000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/604-Robison-Dr_Birmingham_AL_35215_M89958-05131",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 115000.0,
"loan_term_years": 30,
"annual_cash_flow": 10433.04,
"mortgage_monthly": 612.08,
"payment_standard": 1738.0,
"total_amount_out": 23000.0,
"additional_photos": [],
"down_payment_rate": 0.2,
"insurance_monthly": 79.71,
"monthly_cash_flow": 869.42,
"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' for a 3-bedroom unit. Heating fuel is assumed to be electric based on the presence of an electric water heater and an electric cooktop. Alabama Power is the most likely provider in Birmingham.",
"utility": "Heating",
"allowance": 93
},
{
"note": "Selected 'A/C: Alabama Power' for a 3-bedroom unit. The property has 'Central Air', an electric utility. Alabama Power is the assumed provider.",
"utility": "Cooling",
"allowance": 22
},
{
"note": "Selected 'Elec: Ala Power' for a 3-bedroom unit. Property data explicitly lists an 'Electric Cooktop'.",
"utility": "Cooking",
"allowance": 21
},
{
"note": "Selected 'Elec: Ala Power' for a 3-bedroom unit. Property data explicitly lists an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 56
},
{
"note": "Selected 'Water: Birmingham' for a 3-bedroom unit, as the property has 'Public Water' and is located in Birmingham.",
"utility": "Water",
"allowance": 78
},
{
"note": "Selected the fixed allowance for a 3-bedroom unit. Property data confirms it is 'Sewer Connected'.",
"utility": "Sewer",
"allowance": 151
},
{
"note": "Selected 'Jefferson City (Once per week)' for a 3-bedroom unit as a reasonable default, since the specific city of Birmingham is not listed as an option.",
"utility": "Trash Collection",
"allowance": 20
},
{
"note": "Selected 'Lights, Ref, Etc.: Ala Power' for a 3-bedroom unit to cover general electric use for lights and other non-specified appliances.",
"utility": "Other Electric",
"allowance": 68
},
{
"note": "Allowance for a tenant-owned refrigerator, as one was not specified as included with the property.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "Allowance for a tenant-owned microwave, as one was not specified as included with the property.",
"utility": "Range/Microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.45,
"down_payment_amount": 23000.0,
"property_tax_annual": 1732.46,
"property_tax_monthly": 144.37,
"property_tax_increase": 0.03,
"utility_allowance_total": 523.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.jcha.com/section-8-payment-standards"
],
"effective_date": "2026-01-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 3088.1,
"property_management_monthly": 121.5,
"monthly_cash_flow_after_debt": 257.34,
"cash_on_cash_return_after_debt": 0.13
},
"section8_assessment": {
"runs": [
{
"summary": "Moderate risk property likely to require 30+ days of corrective work before an NSPIRE/Section 8 inspection pass. Exterior brick is intact and there are no immediate, visible life-threatening failures, but deferred maintenance (overgrown landscaping, cracked walkway), likely older mechanical systems, and unknown presence/function of required detectors and GFCIs create inspection risks. Expect inspections to flag missing/old smoke & CO detectors, missing GFCI protection, possible handrail requirement at entry steps, and routine mechanical/service items. Representative repairs and checks (smoke/CO installation, handrail, walkway repair, HVAC/service, roof inspection, GFCI checks, and interior cosmetic/fixture work) would raise pass likelihood to acceptable levels.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 65.0,
"rationale": "Exterior visible from listing photo shows intact brick walls and an intact roofline with no obvious sagging or collapse. Landscaping and hardscape show deferred maintenance: overgrown shrubs blocking windows, leaf litter, a narrow cracked front walkway, and a leaning mailbox. Porch/entry steps appear weathered and may need minor repair or handrail. Interior condition not shown; missing or aged fixtures/appliances cannot be confirmed from photos but are likely given age (1954). Overall moderate cosmetic and minor repair needs; no obvious catastrophic damage."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 55.0,
"rationale": "No life-threatening hazards are visible (no collapsed ceilings, standing water, or visible fire damage). Brick exterior reduces lead-peel risk at exterior surfaces. Potential safety concerns: front entry steps appear to lack a clear handrail (possible code/NSPIRE fail depending on rise), vegetation blocking egress windows, and overhead utility lines in front yard (typical but should be checked). Critical items required by NSPIRE (smoke/CO detectors, GFCI outlets, bedroom egress, deadbolt locks, exposed wiring, electrical panel condition) are not visible in photos; because the property is older and there is no visible exterior HVAC unit or meter issues, assume medium risk for missing/older detectors and GFCI protection. No visible exposed wiring or severe water intrusion observed externally."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 50.0,
"rationale": "Roof appears aged but shows no visible large-scale failure or sagging; shingles may be older and could require replacement in medium term. No exterior HVAC condenser is visible in the photo; absence could indicate window units or system located on another side — heating/cooling system condition unknown. Electrical service and meter location not visible; panel condition unknown. Plumbing/water heater not visible. Given year built (1954) and lack of visible modern mechanical equipment, assume systems are older and require inspection and probable servicing or partial replacement. Risk of mechanical issues moderate."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 60.0,
"rationale": "All-brick single-story building with intact visible masonry and a generally level site. Yard shows deferred maintenance: unkempt grass, leaf accumulation, and shrubs that obscure windows and entry. Front walkway is narrow and cracked (trip hazard potential). Trees are large and close to the structure — potential root/drainage or roof debris issues. Driveway/parking not clearly visible. No obvious pest infestation or standing water seen from street view."
},
{
"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": [],
"confidence": 0.55,
"assumptions": [
"Interior condition not photographed; assumed lived-in and likely shows typical wear for an occupied, older rental.",
"Smoke detectors, carbon monoxide detectors, and GFCI protection are not visible in exterior photos and should be assumed 'unknown'; inspector will verify and likely require modern/working units if missing or nonfunctional.",
"No visible HVAC condenser in photo — assume either older central HVAC not pictured or window/other units; functionality unknown.",
"Roof shows no obvious large failure from street view but is likely aged given house year (1954); assume medium-term roof maintenance or replacement may be needed.",
"Electrical panel, water heater, plumbing fixtures, and appliance presence/condition are unknown; assume older components typical of a 1954 home unless the rent roll/owner provides recent upgrades.",
"No recent rental events in last 5 years per snapshot; rental_history_activity excluded from scoring."
],
"overall_score": 58.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this occupied 3-bed, 1-bath brick ranch appears structurally intact from the exterior but aged. Visible issues are largely cosmetic and maintenance-oriented (yard, walkway, shrubs, aged roof shingles). Major life-safety items (smoke/CO detectors, GFCI outlets, interior stairs/handrails, hot water, HVAC, electrical panel) cannot be confirmed from photos and create inspection risk. Likely passes initial NSPIRE/HQS screening after minor repairs and verification of alarms and systems, but interior inspection required to confirm heating, hot water, GFCI, and smoke/CO protection. Estimated time to pass an initial HCV inspection: 2–6 weeks if interior items are typical for an older rental; longer if major system repairs are found.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 70.0,
"rationale": "Exterior photo shows an all-brick single-story house with generally intact exterior walls and windows but visible age. Observable issues: cracked/narrow front walkway, overgrown/leaf-covered yard, shrubs blocking windows, worn front steps. No visible major exterior damage (no collapsed porches, no large holes). Interior not accessible in photos; because the building is an occupied older rental (1954) I assume moderate interior cosmetic wear (paint, flooring, cabinets) and likely minor deferred maintenance. Missing appliances cannot be confirmed from photos; absence of obvious catastrophic damage supports a moderate-to-good condition score."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 60.0,
"rationale": "From exterior images: no exposed electrical hazards visible and brick exterior looks intact. However inspection-critical items cannot be verified (smoke/CO detectors, GFCI outlets, secure deadbolt, interior handrails, egress window sizes, presence of mold, hot water). The front entry steps do not show a handrail, which could be an NSPIRE safety issue if the rise/number of steps meets the handrail requirement. Overhead service wires are present but appear typical and not sagging dangerously. Given unknowns about interior life-safety devices and egress, assign a moderate risk for code compliance pending interior inspection."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 55.0,
"rationale": "No HVAC equipment, water heater, or electrical panel is visible in the photo. Roof shingles appear aged (dark staining) but show no obvious sagging or active leaks from this vantage. Built in 1954—major systems could be original or updated; without interior/exterior system photos assume moderate age and some near-term maintenance needed (possible roof replacement within a few years, service/repair of HVAC or water heater). Because systems are unverified, score reflects medium concern for mechanical systems needing inspection and possible repair."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 72.0,
"rationale": "Brick envelope appears sound with no visible foundation displacement or large cracks from the photo. Yard is mostly level but unkempt (leaf cover, sparse grass). Walkway to street is narrow and cracked; mailbox leaning slightly. Shrubs partially obscure windows and entry. Neighboring homes similar; driveway/parking not clearly visible. Overall site is functional but needs basic landscaping, walkway repair, and minor curb-appeal work."
},
{
"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": [
"Front entry steps appear to lack a handrail (potential unsafe stairs / broken/missing handrail)."
],
"confidence": 0.5,
"assumptions": [
"Interior was not photographed and the unit is currently occupied; all interior life-safety devices (smoke/CO detectors, GFCI) are assumed unknown and must be verified at inspection.",
"Typical of 1954-built rentals, interior finishes (paint, flooring, cabinetry) will show moderate wear but no catastrophic failure unless tenant reports indicate otherwise.",
"A/C/Heating equipment and water heater exist but their operational status and age are unknown; assume possible mid-to-late life and the need for service.",
"Roof appears aged from the photo but shows no clear evidence of active leakage or sagging; assume roof may need replacement within a few years rather than immediate emergency replacement.",
"Entry steps appear to lack a handrail; assume this may violate local code/NSPIRE depending on step rise and must be remedied if required.",
"No recent rental history data (no events in last 5 years) means no verified recent inspection pass or rent roll available to confirm ongoing code compliance."
],
"overall_score": 64.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Based on the exterior photo and listing, this 1954 all‑brick 3BR/1BA home shows intact masonry and no obvious structural collapse, but has several unknowns that create moderate inspection risk. Visible issues are mostly minor-to-moderate: aged roof shingles, cracked/uneven front walkway, overgrown landscaping, and lack of a visible handrail at the front steps. Critical NSPIRE items (smoke/CO detectors, GFCI, electrical panel status, HVAC and hot water operation, bedroom egress) cannot be confirmed from the photo and should be verified; absence or failure of those items would likely cause an initial HCV inspection failure. Overall likelihood of passing an initial Housing Choice Voucher inspection with minimal work is moderate — likely rentable after addressing detectors, trip hazards, and any discovered mechanical issues, but allowance should be made for system repairs if internal inspections reveal aged HVAC/electrical/plumbing components.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 70.0,
"rationale": "Exterior photo shows an all-brick single-story home with intact masonry and no obvious structural failure. Visible issues are cosmetic and maintenance-related: overgrown/leaf-covered yard, shrubs close to the house, cracked/narrow concrete path and small front stoop. Front steps appear to lack a handrail. Roofing shingles look aged and stained but not visibly sagging or collapsed. No interior photos provided; missing interior cosmetic issues (wall/ceiling/drywall, floor coverings, cabinet wear) are unknown. Listing indicates the property is part of an investor rental portfolio (occupied) so basic appliances are likely present but not confirmed. Overall condition suggests minor-to-moderate repairs and cleaning before rent — not major rehab."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 60.0,
"rationale": "Photo shows no immediate life‑threatening hazards such as collapsed ceilings, visible foundation movement, or standing water. However, several NSPIRE checklist items cannot be verified from the exterior photo: presence/placement of smoke and carbon monoxide detectors, GFCI outlets, condition of electrical panel and any exposed wiring, safe interior stair/railing conditions, bedroom egress compliance, and functioning hot water/plumbing. Observable safety concerns: front stoop appears to lack a handrail (trip/fall risk) and the narrow cracked walkway is a trip hazard. Roof shows aging shingles (possible near-term leak risk). Because detectors, interior wiring and plumbing are unknown, there is moderate inspection risk — these items commonly trigger initial inspection failures if absent or nonfunctional."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanical condition",
"score": 55.0,
"rationale": "No HVAC condenser, water heater, electrical meter or panel are visible in the provided exterior photo; absence from the single-view does not mean systems are missing but prevents verification. Roof shingles look aged which increases risk for near-term repair. No visible signs of active roof leak, sag, or major chimney failure. Given the home's 1954 construction date and lack of interior/system photos, there is moderate concern about aged mechanicals (HVAC, water heater, plumbing, electrical). These unknowns reduce score — failures of these systems would be inspection-failing items if they are nonfunctional."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site condition",
"score": 65.0,
"rationale": "Brick exterior and foundation appear intact with no visible major cracks or settling from the street view. Yard is neglected (leaves, overgrown shrubs) and the mailbox is leaning; the narrow concrete walkway is cracked and uneven causing trip hazard. Driveway/parking area not fully visible but adjacent property shown is similar. Overhead utility lines cross the front yard but do not appear to contact the structure. No visible signs of pest infestation or standing water in the photo. Overall the exterior is functional but needs landscaping, walkway repair, and attention to roof shingle condition."
},
{
"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": [
"Unverified presence/function of smoke detectors and carbon monoxide detectors (common cause of inspection failure).",
"Cracked, narrow, uneven front walkway and stoop (trip/fall hazard) and apparent lack of handrail at front steps.",
"Aging roof shingles with staining — near-term replacement risk and potential for leaks.",
"No visible exterior HVAC unit or mechanicals in photo (systems unverified from provided view).",
"Occupied status with no interior access restricts verification of interior safety/codes and systems."
],
"confidence": 0.55,
"assumptions": [
"Interior rooms, smoke detectors, carbon monoxide detectors, GFCI outlets, electrical panel and plumbing fixtures were not visible in photos and are assumed unknown.",
"Property is occupied (listing warns not to bother residents); appliances (stove, refrigerator) are assumed likely present but not confirmed.",
"HVAC and water heater exist but are located out of frame (likely at rear) — absence from photo does not equal absence on site.",
"No active roof sagging, major foundation cracks, or collapsed ceilings are present based on the single exterior photo; photo quality limits detection of subtle issues.",
"Windows provide some egress in bedrooms but compliance with egress dimensions is unconfirmed.",
"Exterior photo taken in dormant season (leafless trees) — yard appearance influenced by seasonality."
],
"overall_score": 63.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "604 Robison Dr, Birmingham, AL, 35215",
"aggregate": {
"summary": "Moderate risk property likely to require 30+ days of corrective work before an NSPIRE/Section 8 inspection pass. Exterior brick is intact and there are no immediate, visible life-threatening failures, but deferred maintenance (overgrown landscaping, cracked walkway), likely older mechanical systems, and unknown presence/function of required detectors and GFCIs create inspection risks. Expect inspections to flag missing/old smoke & CO detectors, missing GFCI protection, possible handrail requirement at entry steps, and routine mechanical/service items. Representative repairs and checks (smoke/CO installation, handrail, walkway repair, HVAC/service, roof inspection, GFCI checks, and interior cosmetic/fixture work) would raise pass likelihood to acceptable levels.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 68.3,
"rationale": "Exterior visible from listing photo shows intact brick walls and an intact roofline with no obvious sagging or collapse. Landscaping and hardscape show deferred maintenance: overgrown shrubs blocking windows, leaf litter, a narrow cracked front walkway, and a leaning mailbox. Porch/entry steps appear weathered and may need minor repair or handrail. Interior condition not shown; missing or aged fixtures/appliances cannot be confirmed from photos but are likely given age (1954). Overall moderate cosmetic and minor repair needs; no obvious catastrophic damage."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 65.7,
"rationale": "All-brick single-story building with intact visible masonry and a generally level site. Yard shows deferred maintenance: unkempt grass, leaf accumulation, and shrubs that obscure windows and entry. Front walkway is narrow and cracked (trip hazard potential). Trees are large and close to the structure — potential root/drainage or roof debris issues. Driveway/parking not clearly visible. No obvious pest infestation or standing water seen from street view."
},
{
"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."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance",
"score": 58.3,
"rationale": "No life-threatening hazards are visible (no collapsed ceilings, standing water, or visible fire damage). Brick exterior reduces lead-peel risk at exterior surfaces. Potential safety concerns: front entry steps appear to lack a clear handrail (possible code/NSPIRE fail depending on rise), vegetation blocking egress windows, and overhead utility lines in front yard (typical but should be checked). Critical items required by NSPIRE (smoke/CO detectors, GFCI outlets, bedroom egress, deadbolt locks, exposed wiring, electrical panel condition) are not visible in photos; because the property is older and there is no visible exterior HVAC unit or meter issues, assume medium risk for missing/older detectors and GFCI protection. No visible exposed wiring or severe water intrusion observed externally."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, Electrical, Plumbing, Roof)",
"score": 53.3,
"rationale": "Roof appears aged but shows no visible large-scale failure or sagging; shingles may be older and could require replacement in medium term. No exterior HVAC condenser is visible in the photo; absence could indicate window units or system located on another side — heating/cooling system condition unknown. Electrical service and meter location not visible; panel condition unknown. Plumbing/water heater not visible. Given year built (1954) and lack of visible modern mechanical equipment, assume systems are older and require inspection and probable servicing or partial replacement. Risk of mechanical issues moderate."
}
],
"red_flags": [],
"confidence": 0.87,
"assumptions": [
"Interior condition not photographed; assumed lived-in and likely shows typical wear for an occupied, older rental.",
"Smoke detectors, carbon monoxide detectors, and GFCI protection are not visible in exterior photos and should be assumed 'unknown'; inspector will verify and likely require modern/working units if missing or nonfunctional.",
"No visible HVAC condenser in photo — assume either older central HVAC not pictured or window/other units; functionality unknown.",
"Roof shows no obvious large failure from street view but is likely aged given house year (1954); assume medium-term roof maintenance or replacement may be needed.",
"Electrical panel, water heater, plumbing fixtures, and appliance presence/condition are unknown; assume older components typical of a 1954 home unless the rent roll/owner provides recent upgrades.",
"No recent rental events in last 5 years per snapshot; rental_history_activity excluded from scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 61.6,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "8995805131"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.