Property ID: 9283451182
8337 Reedy Creek Rd, Charlotte, NC, 28215
Charlotte, NC
Money Down: $47,976
CoC Return: 8.39%
Monthly Cash Flow: $336
Est. Market Rent: $1,900
Est. Final ARV: $334,506
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$39,980
Closing Costs
$7,996
Total Down
$47,976
Investment Snapshot
Purchase Price
$199,900
Money Down
$47,976
Cash-on-Cash Return
8.39%
Rent
$1,896
Monthly Cash Flow
$336
Annual Cash Flow
$4,026
Debt Service / Mo
$1,064
Property Tax / Mo
$192
Insurance / Mo
$115
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,896
Payment Standard
$2,277
Rent
$1,896
Insurance
$115
Property Tax
$192
Management
$190
Utilities Allowance
$381
NOI (Monthly)
$1,399
Debt Service
$1,064
Cash Flow After Debt
$336
Quality Score: 37.80%
Confidence: 94.00%
Significant repairs required — high likelihood of failing an initial HCV/NSPIRE inspection due to non-functioning well and septic (no potable water / sewage). Cosmetic and appliance work is moderate, and exterior/deck/roof appear serviceable, but the lack of operational plumbing/sewage (and likely no hot water) is a fatal inspection issue until corrected. Expect >60 days and permit/land work to achieve passable condition.
Section 8 Payment Standard
$2,277
Utility Allowance Total
$381
Guaranteed Section 8 Rent (PS - Utilities)
$1,896
Property Management
$190
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$199,900
Beds
3
Baths
2
Living Area
1,624 sqft
Lot Size
10,019 sqft
Year Built
1967
Days on Market
52
Capital Outlay
$47,976
Debt Service
$1,064
Property Tax / Mo
$192
Insurance / Mo
$115
Property Description
Investor Special - house is not in ready-to-live-in condition: This fabulous, updated ranch is perfectly situated just minutes from I-485, offering both convenience and tranquility. Step inside to discover a thoughtfully updated interior featuring a blend of stylish tile and warm wood flooring throughout. The kitchen shines with crisp white cabinetry, a modern white tile backsplash, and ample counter space-ideal for cooking and entertaining. Enjoy the serene, wooded backyard from your expansive deck, perfect for relaxing or hosting gatherings in a peaceful natural setting. Don't miss the chance to own this charming, updated home in a prime location! No functioning Well or Septic. Buyer will need to acquire portion of neighbor's property to allow current septic permit design to be completed.
Utility Allowances
Heating
$80
Selected Natural Gas for a 'Forced Air' system. While fuel type was unspecified, natural gas is a common pairing and a more expensive option than an electric heat pump, aligning with calculation rules.
Air Conditioning
$25
Property has 'Central Air', using the fixed allowance for a 3-bedroom unit.
Water Heating
$30
Property explicitly lists an 'Electric Water Heater'.
Cooking
$12
Electric cooking was assumed based on visuals in property photos and lack of specified gas cooking.
Other Electric
$79
Standard allowance for lighting and other tenant-plugged-in appliances.
Refrigerator
$12
Refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned.
Range/Stove
$11
Standard allowance for a tenant-provided range.
Water
$32
Assumed connection to public city water, which is necessary for habitability as the property currently lacks a functioning well.
Sewer
$89
Assumed connection to public sewer, as the property listing states there is 'No functioning Well or Septic'.
Gas Service Fee
$11
Applicable because natural gas was selected for heating.
Source References
Payment Standard Source
Effective Date:
Jul 01, 2025
Utility Allowance Source
Effective Date:
Feb 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,264
DP3 Annual Estimate$1,496
DP1 Monthly Equivalent$105
DP3 Monthly Equivalent$125
Replacement Value$279,300
Basis1,624 sqft / 1967
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10649 Coulport Ln
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4 bd / 3 ba · 1,448 sqft
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8301 Stallion Ct
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3 bd / 2 ba · 1,401 sqft
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Photo unavailable
10639 Greatford Ct
sold · 0.22 mi
Price: $233,500
3 bd / 2 ba · 1,183 sqft
Latest sale: $233,500 on Apr 15, 2021
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Properties Used for Comps
Photo unavailable
8601 Findon Pl, Charlotte, NC, 28215
sold
Used for Rent Comp
Price: $300,000
Rent: $1,900
3 bd / 2 ba · 1,500 sqft
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View listing
Photo unavailable
8323 Bedford Green Ln, Charlotte, NC, 28215
sold
Price: $305,000
Rent: —
3 bd / 2 ba · 1,439 sqft
Sale Date: Jul 29, 2025
Distance: 0.58 mi
View listing
Risk and Criteria Detail
Red Flags
- success
- No functioning well or septic — no potable water / sewage (listing disclosed) — inspection fail until corrected
- Plumbing/hot water likely not operational due to septic/well failure
- Kitchen shows missing appliance/cabinet area and exposed cavity (possible exposed plumbing/electrical)
- Attic access with hanging pull/wire in hallway suggests unfinished electrical/fixture work
Assumptions
- Listing statement 'No functioning Well or Septic' is current and means plumbing and sewage are not operational at the property.
- Photos show vents and a thermostat, so a central HVAC system is present but its operational status is unverified; assumed non-guaranteed.
- Smoke and carbon monoxide detectors are not visible in images; assume they are absent or require testing/replacement to meet NSPIRE.
- Electrical panel and major service are assumed intact (no evidence of major electrical danger visible), but some kitchen electrical/gas connections may be disconnected where appliances are missing.
- Roof appears recently replaced in photos; assume no active roof leaks visible from exterior images but attic/inside confirmation needed.
- Deck railings and exterior steps appear present; assume they are structurally adequate but require hand-checks for secure anchorage.
- Missing kitchen appliances (range, possibly refrigerator) will need installation but are considered moderate repairs versus safety failures.
- No recent rental activity in last 5 years (rental_history_last_5y.status = missing).
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $2,236 | $312,900 | $312,900 |
| 2024 | $23 | $312,900 | $312,900 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-03-14 | Price Changed | $199,900 |
| 2026-02-19 | Listed | $209,900 |
| 2026-01-02 | Listing removed | $0 |
| 2025-12-20 | Price Changed | $249,900 |
| 2025-11-20 | Price Changed | $260,500 |
| 2025-10-07 | Listed | $275,000 |
Photo Gallery
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While we strive for accuracy, pricing, availability, and other listing information may include technical inaccuracies or typographical errors.\n - Other terms and conditions apply. Refer to our online Terms of Agreement for more details.\n- A fee of $55.00 will be included in your monthly Services and Amenities fee for high-speed internet.\n- This home is equipped with in-home laundry appliances, which Tricon will provide and maintain. We charge $35 per month for homes with in-place washer/dryers.\n\nOffer expires on Saturday, November 01, 2025. Valid only on select vacant, move-in ready units; subject to availability and approved application screening. Valid only for new, qualifying applicants 18 years or older; offer does not apply to renewals or additional residents in occupied homes. Minimum lease term may be required, and this offer cannot be combined with any other offers. Tricon Residential may change or cancel this offer at any time in its sole discretion. 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"source_listing_id": "4347414",
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},
{
"date": "2026-02-19",
"price": 209900,
"listing": {
"status": "for_sale",
"list_date": "2026-02-19T14:42:09Z",
"list_price": 199900,
"listing_id": "2991704235",
"last_update_date": "2026-03-19T14:43:05Z",
"last_status_change_date": "2026-02-19T14:42:09Z"
},
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},
{
"date": "2026-01-02",
"price": 0,
"listing": {
"status": "off_market",
"list_date": "2025-10-07T17:55:00Z",
"list_price": 249900,
"listing_id": "2987120628",
"last_update_date": "2026-01-01T19:53:04Z",
"last_status_change_date": "2026-01-02T08:16:25Z"
},
"event_name": "Listing removed",
"price_sqft": null,
"source_name": "CanopyMLS",
"price_change": 0,
"days_after_listed": "87 days",
"source_listing_id": "4309282",
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{
"date": "2025-12-20",
"price": 249900,
"listing": {
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"list_date": "2025-10-07T17:55:00Z",
"list_price": 249900,
"listing_id": "2987120628",
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"price_change": -10600,
"days_after_listed": null,
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{
"date": "2025-11-20",
"price": 260500,
"listing": {
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"list_price": 249900,
"listing_id": "2987120628",
"last_update_date": "2026-01-01T19:53:04Z",
"last_status_change_date": "2026-01-02T08:16:25Z"
},
"event_name": "Price Changed",
"price_sqft": 160.4064039408867,
"source_name": "CanopyMLS",
"price_change": -14500,
"days_after_listed": null,
"source_listing_id": "4309282",
"price_change_percentage": null
},
{
"date": "2025-10-07",
"price": 275000,
"listing": {
"status": "off_market",
"list_date": "2025-10-07T17:55:00Z",
"list_price": 249900,
"listing_id": "2987120628",
"last_update_date": "2026-01-01T19:53:04Z",
"last_status_change_date": "2026-01-02T08:16:25Z"
},
"event_name": "Listed",
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"days_after_listed": null,
"source_listing_id": "4309282",
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],
"building_permits_history": [
{
"project_name": "Gp - Rwlomtr Meter Relocate",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Jul 26, 2024",
"permit_project_type_1": "Mechanical work",
"permit_project_type_2": "Plumbing",
"permit_project_type_3": null
},
{
"project_name": "Hunter / Sf Detached/ Move on / Pln Rev",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Mar 17, 2022",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
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},
{
"project_name": "Hunter / Sf Detached/ Move on / Pln Rev",
"permit_status": "Issued",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Mar 17, 2022",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "Hunter / Sf Detached/ Move on / Pln Rev",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Mar 17, 2022",
"permit_project_type_1": "Mechanical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "8337/sf Move On/pln Rev Upfit (interior Renovation)",
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Feb 24, 2022",
"permit_project_type_1": "Mechanical work",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "8337/sf Move On/pln Rev Upfit (interior Renovation)",
"permit_status": "Issued",
"permit_type_of_work": "plumbing permit",
"permit_effective_date": "Feb 24, 2022",
"permit_project_type_1": "Plumbing",
"permit_project_type_2": null,
"permit_project_type_3": null
},
{
"project_name": "8337/sf Move On/pln Rev Upfit (interior Renovation)",
"permit_status": "Issued",
"permit_type_of_work": "Electrical permit",
"permit_effective_date": "Feb 24, 2022",
"permit_project_type_1": "Electrical work",
"permit_project_type_2": null,
"permit_project_type_3": null
}
]
}
},
"rmn_listing_attribution": true
},
"property_id": "9283451182",
"generated_at": "2026-03-27T16:56:59.345900Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 10.0,
"overall_score": 37.8
},
"utility_allowance": {
"zip_code": "28215",
"home_photo": "https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m3608627010s-w1280.jpg",
"rent_price": 1896.0,
"loan_amount": 159920.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/8337-Reedy-Creek-Rd_Charlotte_NC_28215_M92834-51182",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 199900.0,
"loan_term_years": 30,
"annual_cash_flow": 16793.72,
"mortgage_monthly": 1063.95,
"payment_standard": 2277.0,
"total_amount_out": 39980.0,
"additional_photos": [
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m1266898542s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m120671922s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m494894565s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m4180165598s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m26153593s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m3754120122s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m3800935238s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m818243713s-w1280.jpg",
"https://ap.rdcpix.com/a339d4648c62627e66faaa846e6dfae5l-m2986953424s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 115.0,
"monthly_cash_flow": 1399.48,
"property_tax_rate": 0.008,
"_utility_allowance": {
"sources": [
"/Users/chris/Github/RentalProperties/utility_allowance_fetcher/temp_agent/simple_with_context/data/NC003/sources/utility/wp-content_uploads_2025_12_UA-2.1.26.raster.pdf"
],
"effective_date": "2026-02-01"
},
"utility_allowances": [
{
"note": "Selected Natural Gas for a 'Forced Air' system. While fuel type was unspecified, natural gas is a common pairing and a more expensive option than an electric heat pump, aligning with calculation rules.",
"utility": "Heating",
"allowance": 80
},
{
"note": "Property has 'Central Air', using the fixed allowance for a 3-bedroom unit.",
"utility": "Air Conditioning",
"allowance": 25
},
{
"note": "Property explicitly lists an 'Electric Water Heater'.",
"utility": "Water Heating",
"allowance": 30
},
{
"note": "Electric cooking was assumed based on visuals in property photos and lack of specified gas cooking.",
"utility": "Cooking",
"allowance": 12
},
{
"note": "Standard allowance for lighting and other tenant-plugged-in appliances.",
"utility": "Other Electric",
"allowance": 79
},
{
"note": "Refrigerator is not listed as a provided appliance, so it is assumed to be tenant-owned.",
"utility": "Refrigerator",
"allowance": 12
},
{
"note": "Standard allowance for a tenant-provided range.",
"utility": "Range/Stove",
"allowance": 11
},
{
"note": "Assumed connection to public city water, which is necessary for habitability as the property currently lacks a functioning well.",
"utility": "Water",
"allowance": 32
},
{
"note": "Assumed connection to public sewer, as the property listing states there is 'No functioning Well or Septic'.",
"utility": "Sewer",
"allowance": 89
},
{
"note": "Applicable because natural gas was selected for heating.",
"utility": "Gas Service Fee",
"allowance": 11
}
],
"cash_on_cash_return": 0.42,
"down_payment_amount": 39980.0,
"property_tax_annual": 2303.08,
"property_tax_monthly": 191.92,
"property_tax_increase": 0.03,
"utility_allowance_total": 381.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://www.inlivian.com/landlords-owners/payment-standards/",
"https://www.inlivian.com/wp-content/uploads/2024/05/7.1.25-PS-No-census-tracts.pdf"
],
"effective_date": "2025-07-01"
},
"property_tax_history_year": 2025,
"annual_cash_flow_after_debt": 4026.3,
"property_management_monthly": 189.6,
"monthly_cash_flow_after_debt": 335.52,
"cash_on_cash_return_after_debt": 0.1
},
"section8_assessment": {
"runs": [
{
"summary": "Significant repairs required — high likelihood of failing an initial HCV/NSPIRE inspection due to non-functioning well and septic (no potable water / sewage). Cosmetic and appliance work is moderate, and exterior/deck/roof appear serviceable, but the lack of operational plumbing/sewage (and likely no hot water) is a fatal inspection issue until corrected. Expect >60 days and permit/land work to achieve passable condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior cosmetic condition appears recently painted and floors refinished; cabinetry and counters largely intact. Kitchen shows missing appliance/cabinet area under the range/hood and an open base cabinet under sink — moderate repair/cabinet work and appliance installation required. Exterior siding, roof and deck appear in good visual condition. Listing text states 'not in ready-to-live-in condition' which aligns with visible missing kitchen components and unfinished areas."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 25.0,
"rationale": "Major NSPIRE safety failure risk: listing explicitly states no functioning well or septic → no working plumbing/hot water, which is an automatic inspection fail. Smoke/CO detectors are not visible in photos and would likely need verification/installation. Entry door appears secure and deck has guardrail. No obvious collapsing ceilings, severe mold, or large foundation cracks visible in photos. There is an exposed/unfinished kitchen cavity and an attic hatch with a hanging pull which could indicate unfinished electrical/fixture work; this increases safety risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 15.0,
"rationale": "Critical system failure: listing states 'No functioning Well or Septic' — plumbing and sewage systems are not operational which renders the dwelling uninhabitable and will fail inspection. Water heating and hot water supply are therefore absent/unverified. HVAC presence is suggested by floor vents and thermostat, but functionality is unverified. Electrical system/panel not shown; some unfinished/removed kitchen fixtures could indicate disconnected electrical or gas connections. Major systems require repair/activation before occupancy."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Exterior appears maintained: roof looks recently re-shingled, siding and windows look in good condition, driveway and walk path present. Large deck has guardrails and appears structurally reasonable from photos but requires close inspection for rot/anchorage. Yard is bare/patchy but no obvious standing water or severe erosion visible. However the septic situation directly impacts site utility and requires additional land/permit work per listing."
}
],
"red_flags": [
"No functioning well or septic — no potable water / sewage (listing disclosed) — inspection fail until corrected",
"Plumbing/hot water likely not operational due to septic/well failure",
"Kitchen shows missing appliance/cabinet area and exposed cavity (possible exposed plumbing/electrical)",
"Attic access with hanging pull/wire in hallway suggests unfinished electrical/fixture work"
],
"confidence": 0.65,
"assumptions": [
"Listing statement 'No functioning Well or Septic' is current and means plumbing and sewage are not operational at the property.",
"Photos show vents and a thermostat, so a central HVAC system is present but its operational status is unverified; assumed non-guaranteed.",
"Smoke and carbon monoxide detectors are not visible in images; assume they are absent or require testing/replacement to meet NSPIRE.",
"Electrical panel and major service are assumed intact (no evidence of major electrical danger visible), but some kitchen electrical/gas connections may be disconnected where appliances are missing.",
"Roof appears recently replaced in photos; assume no active roof leaks visible from exterior images but attic/inside confirmation needed.",
"Deck railings and exterior steps appear present; assume they are structurally adequate but require hand-checks for secure anchorage.",
"Missing kitchen appliances (range, possibly refrigerator) will need installation but are considered moderate repairs versus safety failures.",
"No recent rental activity in last 5 years (rental_history_last_5y.status = missing)."
],
"overall_score": 39.0,
"rubric_version": "ns-p-v1"
},
{
"summary": "Significant repairs required. Interior cosmetic condition looks reasonable and exterior appears serviceable, but the explicit listing disclosure that there is 'no functioning Well or Septic' is a critical systems failure that will prevent passing an initial HCV/NSPIRE inspection until resolved. Additional safety items (smoke/CO detectors, exposed attic wiring, and missing kitchen appliances/closures) are unverified/absent in photos and increase the time and scope of work required. Property is not turnkey and will need substantial remediation of plumbing/septic and minor-to-moderate electrical and finish work before it can pass Section 8 inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 50.0,
"rationale": "Interior photos show fresh paint, intact trim and refinished floors but several moderate repair items: kitchen has missing appliances/finish at range/microwave cavity and an open base cabinet with exposed plumbing; ceiling access panel with a hanging wire; some scuffs and finish wear on floors. Cosmetic and finish work plus appliance installation required. Listing states property is 'not in ready-to-live-in condition' which supports moderate repair needs."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 25.0,
"rationale": "Major NSPIRE safety failure risk due to listing disclosure: 'No functioning Well or Septic' — working plumbing/hot water and sanitary sewer are required for pass. Photos do not show smoke/CO detectors and ceiling-mounted detectors are not visible. There is a hanging wire at the attic access (possible exposed wiring). Windows appear adequate for egress visually, doors have locks but deadbolt not visible in photos. Given the plumbing/septic failure and unverified life-safety devices, safety/code risk is high."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Plumbing / Electrical / Roof)",
"score": 10.0,
"rationale": "Severe systems issue: listing explicitly states 'No functioning Well or Septic' — this makes plumbing and hot water non-operational and prevents passing inspection. Roof appears recently shingled in photos and there is visible HVAC floor vent and thermostat (suggesting central HVAC present), but none of those systems were demonstrated operative. Electrical panel/heater/water heater not shown. Because the absence of a functioning water/sewer system is a critical failure, mechanical/systems score is very low despite some positive visible signs (roof, vents)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Exterior photos show an intact roof with newer-looking shingles, painted siding in fair condition, concrete driveway/walkway and a large deck with guardrails. Yard is bare/dry in areas but not a safety hazard. Deck railings are present and look intact but structural attachment not verified. No visible standing water or severe foundation exposure in photos. Overall exterior appears serviceable with minor site cleanup."
}
],
"red_flags": [
"No functioning well or septic (explicit listing disclosure) — property uninhabitable until resolved.",
"Hanging/exposed wiring at attic access (visible in hallway photo) — electrical hazard.",
"Open/missing kitchen appliance cavity and exposed under-sink/base cabinet — incomplete plumbing/finish.",
"No visible smoke detectors or CO alarms in photos — life-safety devices unverified/possibly missing.",
"Seller states property 'not in ready-to-live-in condition' indicating other unreported issues may exist."
],
"confidence": 0.8,
"assumptions": [
"Listing text 'No functioning Well or Septic' is current and means the property currently has no operational potable water or sanitary sewer connections and no hot water.",
"Floor vents and a wall thermostat imply a central HVAC system exists, but operation/functionality was not confirmed in photos.",
"Smoke and CO alarms are not visible in photos; assume none are installed or their functionality is unverified.",
"Electrical panel, water heater, furnace/AC condensing unit and service disconnects are not visible in listing photos and are assumed unverified.",
"Windows shown for bedrooms are assumed to meet basic egress size but measurements are not verified from photos.",
"Deck guardrails appear intact visually but their structural attachment and riser/stair safety were not tested.",
"No visible signs of major structural sagging, foundation failure, collapsed ceilings or active roof leaks were observed in the provided photos."
],
"overall_score": 36.0,
"rubric_version": "nsprite-v1.0"
},
{
"summary": "This property has generally serviceable cosmetic condition and an intact exterior, but the listing-reported lack of a functioning well and septic (no potable water or sewage) is a show-stopping systems and safety failure for Section 8/NSPIRE. Missing kitchen appliance(s) and an open cabinet/appliance bay add moderate repair needs. As-is the unit would not pass an initial Housing Choice Voucher inspection until the water/sewer systems are restored, hot water availability confirmed, and basic safety items (smoke/CO detectors) and missing appliances/cover plates addressed.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 55.0,
"rationale": "Interior surfaces appear recently painted and floors refinished but show scuffs and wear. Kitchen has finished counters, backsplash and sink but a major cabinet/appliance bay is missing (opening visible where a range/hood or cabinet was removed) and lower cabinet area under sink shows exposed area. Minor cosmetic touch-ups, missing appliance installations (range/oven, possibly refrigerator/dishwasher) and cabinet repairs are required. Listing notes 'not in ready-to-live-in condition' which aligns with moderate repair needs visible. These are largely repair/capital items rather than structural."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 10.0,
"rationale": "Listing explicitly states 'No functioning Well or Septic' — this indicates no potable water and no sewage disposal and is an immediate NSPIRE/Section 8 fail (working plumbing, hot water and sanitary system required). No smoke detectors or CO alarm devices are visible in photos. Entry door and windows appear secure; deck has a guardrail. However the absence of a functioning water/sewer system and lack of visible detectors are life-safety issues that make the unit non-compliant until corrected."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 15.0,
"rationale": "Critical building systems show mixed signals: floor HVAC vents and a thermostat are visible (suggesting central HVAC present), but listing confirms no functioning well/septic which is a system-level failure of plumbing/waste. Water heater location not visible; hot water condition unknown but likely non-functional if no well. Electrical appears intact in photos (no exposed live wiring visible), but missing kitchen appliance hookups/hood and exposed cavity may indicate incomplete mechanical/electrical work. The non-functional water/sewage system is the dominant systems failure and lowers this score significantly."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photos show an intact roof with modern shingles, painted siding in good visual condition, an intact porch/entry with steps, and a large deck with guardrails. Driveway and walkway appear serviceable. Yard is bare and needs landscaping but no visible erosion, standing water, major foundation cracking or collapsed elements are shown. Overall exterior/site appears in good condition cosmetically and structurally from photos."
}
],
"red_flags": [
"No functioning well or septic (listing explicitly states; property lacks potable water and sewage disposal) — immediate NSPIRE/Section 8 fail",
"No visible smoke detectors or CO alarms in photos (life-safety devices not confirmed)",
"Kitchen has removed appliance/cabinet area with exposed cavity — potential exposed wiring/plumbing and missing required appliances",
"Hot water/plumbing likely non-functional due to well/septic failure",
"Property listed as 'not in ready-to-live-in condition' — indicates additional unseen deficiencies may exist"
],
"confidence": 0.75,
"assumptions": [
"The listing statement 'No functioning Well or Septic' is taken to mean the property currently lacks potable water supply and sewage disposal (uninhabitable until corrected).",
"Central HVAC is present and likely functional because floor vents and a thermostat are visible, but no furnace/AC equipment or recent service records were provided.",
"Water heater is not visible in photos and hot water availability is likely non-functional due to the failed well/septic condition.",
"Smoke and CO alarms are not visible in supplied photos; assume they are absent or not properly located unless provided during inspection.",
"Range/oven and possibly refrigerator/dishwasher are missing (kitchen shows an empty appliance bay); these are considered moderate repairs (appliance installation) but not the primary inspection failure.",
"No visible major structural issues (no sagging rooflines, collapsed ceilings, or large foundation cracks) were observed in photos.",
"Electrical panel condition and GFCI presence in kitchen/bath are unknown from photos; assume standard older wiring but no obvious exposed live wiring was observed.",
"Deck guardrail appears present and continuous in photos; assume decking structure is serviceable but recommend physical inspection for rot at connections."
],
"overall_score": 38.0,
"rubric_version": "1.0"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "8337 Reedy Creek Rd, Charlotte, NC, 28215",
"aggregate": {
"summary": "Significant repairs required — high likelihood of failing an initial HCV/NSPIRE inspection due to non-functioning well and septic (no potable water / sewage). Cosmetic and appliance work is moderate, and exterior/deck/roof appear serviceable, but the lack of operational plumbing/sewage (and likely no hot water) is a fatal inspection issue until corrected. Expect >60 days and permit/land work to achieve passable condition.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 53.3,
"rationale": "Interior cosmetic condition appears recently painted and floors refinished; cabinetry and counters largely intact. Kitchen shows missing appliance/cabinet area under the range/hood and an open base cabinet under sink — moderate repair/cabinet work and appliance installation required. Exterior siding, roof and deck appear in good visual condition. Listing text states 'not in ready-to-live-in condition' which aligns with visible missing kitchen components and unfinished areas."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior appears maintained: roof looks recently re-shingled, siding and windows look in good condition, driveway and walk path present. Large deck has guardrails and appears structurally reasonable from photos but requires close inspection for rot/anchorage. Yard is bare/patchy but no obvious standing water or severe erosion visible. However the septic situation directly impacts site utility and requires additional land/permit work per listing."
},
{
"key": "safety_code",
"label": "Safety & Code Risks (NSPIRE)",
"score": 20.0,
"rationale": "Major NSPIRE safety failure risk: listing explicitly states no functioning well or septic → no working plumbing/hot water, which is an automatic inspection fail. Smoke/CO detectors are not visible in photos and would likely need verification/installation. Entry door appears secure and deck has guardrail. No obvious collapsing ceilings, severe mold, or large foundation cracks visible in photos. There is an exposed/unfinished kitchen cavity and an attic hatch with a hanging pull which could indicate unfinished electrical/fixture work; this increases safety risk."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Condition",
"score": 13.3,
"rationale": "Critical system failure: listing states 'No functioning Well or Septic' — plumbing and sewage systems are not operational which renders the dwelling uninhabitable and will fail inspection. Water heating and hot water supply are therefore absent/unverified. HVAC presence is suggested by floor vents and thermostat, but functionality is unverified. Electrical system/panel not shown; some unfinished/removed kitchen fixtures could indicate disconnected electrical or gas connections. Major systems require repair/activation before occupancy."
}
],
"red_flags": [
"No functioning well or septic — no potable water / sewage (listing disclosed) — inspection fail until corrected",
"Plumbing/hot water likely not operational due to septic/well failure",
"Kitchen shows missing appliance/cabinet area and exposed cavity (possible exposed plumbing/electrical)",
"Attic access with hanging pull/wire in hallway suggests unfinished electrical/fixture work"
],
"confidence": 0.94,
"assumptions": [
"Listing statement 'No functioning Well or Septic' is current and means plumbing and sewage are not operational at the property.",
"Photos show vents and a thermostat, so a central HVAC system is present but its operational status is unverified; assumed non-guaranteed.",
"Smoke and carbon monoxide detectors are not visible in images; assume they are absent or require testing/replacement to meet NSPIRE.",
"Electrical panel and major service are assumed intact (no evidence of major electrical danger visible), but some kitchen electrical/gas connections may be disconnected where appliances are missing.",
"Roof appears recently replaced in photos; assume no active roof leaks visible from exterior images but attic/inside confirmation needed.",
"Deck railings and exterior steps appear present; assume they are structurally adequate but require hand-checks for secure anchorage.",
"Missing kitchen appliances (range, possibly refrigerator) will need installation but are considered moderate repairs versus safety failures.",
"No recent rental activity in last 5 years (rental_history_last_5y.status = missing)."
],
"score_method": "mean_of_criteria",
"overall_score": 37.8,
"rubric_version": "ns-p-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "9283451182"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.