Property ID: 9682984493
2309 22nd St Ensley, Birmingham, AL, 35208
Birmingham, AL
Money Down: $24,000
CoC Return: 13.99%
Monthly Cash Flow: $280
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$20,000
Closing Costs
$4,000
Total Down
$24,000
Investment Snapshot
Purchase Price
$100,000
Money Down
$24,000
Cash-on-Cash Return
13.99%
Rent
$1,042
Monthly Cash Flow
$280
Annual Cash Flow
$3,357
Debt Service / Mo
$532
Property Tax / Mo
$51
Insurance / Mo
$75
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,042
Payment Standard
$1,672
Rent
$1,042
Insurance
$75
Property Tax
$51
Management
$104
Utilities Allowance
$630
NOI (Monthly)
$812
Debt Service
$532
Cash Flow After Debt
$280
Quality Score: 68.00%
Confidence: 95.00%
This 4-bed/1-bath bungalow appears largely cosmetically updated and structurally intact with a recent roof replacement and new insulation noted. Major systems (plumbing, likely forced-air heating/AC) appear present but are not fully documented in photos. The property is close to rent-ready but has several NSPIRE risk items that must be addressed before an initial HCV inspection: install/verify smoke and CO detectors, confirm and/or install GFCI protection in kitchen/bath, verify HVAC and water heater operation and electrical panel condition, address missing appliances if landlord intends to supply them, and add/repair stair handrail(s) and correct minor trip hazards outside. With those items completed (many are quick fixes), the home would likely pass an initial inspection.
Section 8 Payment Standard
$1,672
Utility Allowance Total
$630
Guaranteed Section 8 Rent (PS - Utilities)
$1,042
Property Management
$104
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$100,000
Beds
4
Baths
1
Living Area
1,495 sqft
Lot Size
6,534 sqft
Year Built
1934
Days on Market
60
Capital Outlay
$24,000
Debt Service
$532
Property Tax / Mo
$51
Insurance / Mo
$75
Property Description
Fantastic opportunity in Ensley Highlands. This TRUE 4 Bed 1 bath home features a very spacious living room and dining room, kitchen and laundry room. All the bedrooms are generous size. Home has had numerous recent updates including refinished hardwood flooring in the bedrooms and living room and durable luxury vinyl in the dining room. Blown in insulation was added in 2025. Roof replaced in 2024. Excellent opportunity for rental/investment or first time buyer. Conveniently located to I20/59 , Five Points West with easy access to bus routes, downtown, shopping and schools. Schedule your showing today!
Utility Allowances
Heating
$119
Property has central heating. As the water heater is electric and no gas service is mentioned, electric heating is assumed. The 'Ala Power' option was selected as a major regional provider.
Cooling
$28
Property has 'Central Air', an electric utility. 'Alabama Power' was chosen as the provider to be consistent with other electric services.
Water Heating
$71
Property data explicitly lists an 'Electric Water Heater'. The 'Ala Power' option was chosen as the electric provider.
Cooking
$26
No cooking appliance is provided. Assumed tenant will use an electric range, consistent with the property's other electric systems. 'Ala Power' was chosen as the provider.
Other Electric
$87
This covers baseline electricity for lights, outlets, and tenant-supplied appliances. 'Ala Power' was selected as the provider for consistency.
Refrigerator
$8
The property does not include a refrigerator, making it a tenant-responsible utility. A fixed allowance is provided on the schedule.
Range/Microwave
$6
The property does not include a range/oven or microwave, making them tenant-responsible utilities. A fixed allowance is provided on the schedule.
Water
$88
Property data indicates 'Public Water'. The 'Water: Birmingham' option was selected as the property is located in Birmingham.
Sewer
$177
Property data confirms 'Sewer Connected'. The allowance is based on the fixed rate for a 4-bedroom unit from the schedule.
Trash Collection
$20
Standard utility for a single-family home. The 'Jefferson City' rate was chosen as the most applicable option for a property in Birmingham from the available choices.
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$744
DP3 Annual Estimate$1,056
DP1 Monthly Equivalent$62
DP3 Monthly Equivalent$88
Replacement Value$87,000
Basis1,495 sqft / 1934
Nearby Houses
Photo unavailable
2309 22nd Street Ensley
sold · 0.00 mi
Price: $92,000
4 bd / 1 ba · 1,495 sqft
Latest sale: $92,000
Latest rent: —
Photo unavailable
2301 22nd Street Ensley
sold · 0.03 mi
Price: $35,300
2 bd / 1 ba · 1,124 sqft
Latest sale: $35,300
Latest rent: —
Photo unavailable
2304 22nd Street Ensley
for_sale · 0.03 mi
Price: $115,000
— bd / — ba
Latest sale: $118,000
Latest rent: —
Photo unavailable
2316 23rd Street Ensley
sold · 0.03 mi
Price: $175,250
5 bd / 3 ba · 2,058 sqft
Latest sale: $175,250
Latest rent: —
Photo unavailable
2129 Pike Rd
sold · 0.03 mi
Price: $115,000
4 bd / 1 ba · 1,352 sqft
Latest sale: $115,000 on Jul 17, 2025
Latest rent: $1,300 on Nov 13, 2025
Photo unavailable
2320 23rd Street Ensley
sold · 0.03 mi
Price: $155,000
3 bd / 2 ba · 2,370 sqft
Latest sale: $155,000 on Jun 23, 2023
Latest rent: $895 on Aug 18, 2021
Photo unavailable
2312 23rd Street Ensley
for_sale · 0.03 mi
Price: $119,000
3 bd / 2 ba · 2,271 sqft
Latest sale: $52,900
Latest rent: —
Photo unavailable
2132 Pike Rd
sold · 0.05 mi
Price: $48,000
3 bd / 1 ba · 1,376 sqft
Latest sale: $48,000 on Apr 19, 2022
Latest rent: —
Photo unavailable
2333 22nd St Ensley
off_market · 0.06 mi
Price: $1,050
3 bd / 1 ba · 1,504 sqft
Latest sale: —
Latest rent: —
Photo unavailable
2344 23rd Street Ensley
sold · 0.07 mi
Price: $118,500
3 bd / 1 ba · 1,478 sqft
Latest sale: $118,500
Latest rent: —
Photo unavailable
2337 22nd Street Ensley
sold · 0.07 mi
Price: $33,000
3 bd / 1 ba · 1,054 sqft
Latest sale: $33,000
Latest rent: —
Photo unavailable
2116 Pike Rd
off_market · 0.07 mi
Price: $10,000
2 bd / 1 ba · 744 sqft
Latest sale: $43,000 on Jun 01, 2005
Latest rent: —
Photo unavailable
2340 22nd Street Ensley
sold · 0.08 mi
Price: $65,000
3 bd / 1 ba · 1,274 sqft
Latest sale: $65,000
Latest rent: —
Photo unavailable
2305 23rd Street Ensley
sold · 0.08 mi
Price: $79,900
2 bd / 1 ba · 904 sqft
Latest sale: $79,900
Latest rent: —
Photo unavailable
2034 Avenue V
sold · 0.09 mi
Price: $27,000
2 bd / 1 ba · 972 sqft
Latest sale: $27,000 on Oct 18, 2024
Latest rent: —
Photo unavailable
2300 24th Street Ensley
sold · 0.11 mi
Price: $31,000
4 bd / 4 ba
Latest sale: $31,000
Latest rent: —
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms
- Potential lack of GFCI protection in kitchen and bathroom
- Missing kitchen appliances (stove/refrigerator) in photos
- Single-side handrail on front steps / incomplete stair handrail
- No photographed HVAC appliance or electrical panel verification (systems unverified)
- Overgrown yard and uneven walkway that present trip hazards
Assumptions
- Roof replacement in 2024 and blown-in insulation in 2025 are accurate per listing and reflect recent envelope work.
- Central HVAC/forced-air is assumed present because floor registers are visible; operation is not confirmed by photos.
- No smoke detectors or CO alarms are installed / visible in listing photos (assumed absent until verified).
- Electrical panel, water heater, and exterior HVAC condensing unit are present but not pictured; their condition is unknown.
- Stove and refrigerator are not present in the photos and should be considered missing unless seller supplies them.
- Bedroom windows provide egress-sized openings; sizes not measured — assumed acceptable unless proven otherwise.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| No tax history available. | |||
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-12-18 | Listed | $100,000 |
Photo Gallery
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"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m1417536757s-w1280.jpg",
"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m6923819s-w1280.jpg",
"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m801809133s-w1280.jpg",
"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m366586707s-w1280.jpg",
"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m2356751676s-w1280.jpg",
"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m3841311155s-w1280.jpg",
"https://ap.rdcpix.com/ea55d91a9fb6bd20531fa8f97c2208d8l-m104923982s-w1280.jpg",
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],
"down_payment_rate": 0.2,
"insurance_monthly": 75.0,
"monthly_cash_flow": 811.97,
"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 central heating. As the water heater is electric and no gas service is mentioned, electric heating is assumed. The 'Ala Power' option was selected as a major regional provider.",
"utility": "Heating",
"allowance": 119
},
{
"note": "Property has 'Central Air', an electric utility. 'Alabama Power' was chosen as the provider to be consistent with other electric services.",
"utility": "Cooling",
"allowance": 28
},
{
"note": "Property data explicitly lists an 'Electric Water Heater'. The 'Ala Power' option was chosen as the electric provider.",
"utility": "Water Heating",
"allowance": 71
},
{
"note": "No cooking appliance is provided. Assumed tenant will use an electric range, consistent with the property's other electric systems. 'Ala Power' was chosen as the provider.",
"utility": "Cooking",
"allowance": 26
},
{
"note": "This covers baseline electricity for lights, outlets, and tenant-supplied appliances. 'Ala Power' was selected as the provider for consistency.",
"utility": "Other Electric",
"allowance": 87
},
{
"note": "The property does not include a refrigerator, making it a tenant-responsible utility. A fixed allowance is provided on the schedule.",
"utility": "Refrigerator",
"allowance": 8
},
{
"note": "The property does not include a range/oven or microwave, making them tenant-responsible utilities. A fixed allowance is provided on the schedule.",
"utility": "Range/Microwave",
"allowance": 6
},
{
"note": "Property data indicates 'Public Water'. The 'Water: Birmingham' option was selected as the property is located in Birmingham.",
"utility": "Water",
"allowance": 88
},
{
"note": "Property data confirms 'Sewer Connected'. The allowance is based on the fixed rate for a 4-bedroom unit from the schedule.",
"utility": "Sewer",
"allowance": 177
},
{
"note": "Standard utility for a single-family home. The 'Jefferson City' rate was chosen as the most applicable option for a property in Birmingham from the available choices.",
"utility": "Trash Collection",
"allowance": 20
}
],
"cash_on_cash_return": 0.49,
"down_payment_amount": 20000.0,
"property_tax_annual": 610.0,
"property_tax_monthly": 50.83,
"property_tax_increase": 0.03,
"utility_allowance_total": 630.0,
"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": null,
"annual_cash_flow_after_debt": 3356.7,
"property_management_monthly": 104.2,
"monthly_cash_flow_after_debt": 279.72,
"cash_on_cash_return_after_debt": 0.17
},
"section8_assessment": {
"runs": [
{
"summary": "This 4-bed/1-bath bungalow appears largely cosmetically updated and structurally intact with a recent roof replacement and new insulation noted. Major systems (plumbing, likely forced-air heating/AC) appear present but are not fully documented in photos. The property is close to rent-ready but has several NSPIRE risk items that must be addressed before an initial HCV inspection: install/verify smoke and CO detectors, confirm and/or install GFCI protection in kitchen/bath, verify HVAC and water heater operation and electrical panel condition, address missing appliances if landlord intends to supply them, and add/repair stair handrail(s) and correct minor trip hazards outside. With those items completed (many are quick fixes), the home would likely pass an initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 75.0,
"rationale": "Interior shows recent cosmetic updates (refinished hardwoods, new vinyl, fresh paint). Kitchen and bathroom fixtures are present but basic; kitchen cabinets show wear and some misalignment. No stove or refrigerator are visible — missing appliances reduce readiness moderately. Minor cosmetic trim damage and patching likely. Overall appears habitable with mostly surface-level repairs and a few moderate fixes (cabinet repair, appliance installation, touch-up)."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "No smoke detectors or CO alarms are visible in photos (required). Kitchen and bathroom GFCI protection cannot be confirmed and visible outlets appear standard — possible GFCI deficiency. Entry door has a security screen but a keyed deadbolt is not visible. Porch steps have a handrail only on one side; stair/handrail configuration may not meet local requirements. Windows are present in bedrooms for egress but exact sizes not verified. No exposed wiring, obvious severe water intrusion, collapsed ceilings, or major foundation movement seen. Missing/uncertain life-safety devices and likely missing GFCI drive the score down."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 70.0,
"rationale": "Listing and photos indicate roof replaced in 2024 (good). Floor registers and vents visible suggesting central HVAC/forced air present, but no exterior condensing unit or thermostat is photographed so operation is assumed but not confirmed. Plumbing fixtures (sink, tub, toilet) are installed and appear functional. Water heater and electrical panel are not shown. Given visible vents and intact fixtures, major systems appear likely serviceable but require verification (HVAC operation, water heater, electrical panel condition)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 65.0,
"rationale": "Exterior envelope looks generally intact; porch, brick piers and siding appear sound and the roof was replaced recently. Yard is overgrown and the concrete walkway/entry shows vegetation intrusion — modest trip hazard and curb appeal issue. Porch has masonry knee walls acting as guards; the front steps have a single metal handrail on one side only (may be insufficient). No obvious active leaks, standing water, or major foundation cracks visible from photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms",
"Potential lack of GFCI protection in kitchen and bathroom",
"Missing kitchen appliances (stove/refrigerator) in photos",
"Single-side handrail on front steps / incomplete stair handrail",
"No photographed HVAC appliance or electrical panel verification (systems unverified)",
"Overgrown yard and uneven walkway that present trip hazards"
],
"confidence": 0.7,
"assumptions": [
"Roof replacement in 2024 and blown-in insulation in 2025 are accurate per listing and reflect recent envelope work.",
"Central HVAC/forced-air is assumed present because floor registers are visible; operation is not confirmed by photos.",
"No smoke detectors or CO alarms are installed / visible in listing photos (assumed absent until verified).",
"Electrical panel, water heater, and exterior HVAC condensing unit are present but not pictured; their condition is unknown.",
"Stove and refrigerator are not present in the photos and should be considered missing unless seller supplies them.",
"Bedroom windows provide egress-sized openings; sizes not measured — assumed acceptable unless proven otherwise."
],
"overall_score": 67.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 4-bed, 1-bath bungalow appears largely cosmetically renovated and is likely to pass many NSPIRE checklist items after a short repair list is completed. Strengths: recent roof (2024), new insulation (2025), refinished floors, painted interiors, functioning plumbing fixtures. Primary inspection risks: no visible smoke/CO alarms, no visible GFCI in kitchen/bath, missing kitchen appliances in photos, and lack of photographic verification of mechanicals (furnace/AC, water heater, electrical panel). With installation/verification of required alarms, confirmation of heating/hot water and provision of a stove/refrigerator (if required by landlord/owner), the property should be rent-ready within a short timeline (likely <30 days).",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears cosmetically refreshed: fresh paint, refinished hardwoods in bedrooms/living, new-looking vinyl in dining. Kitchen and bathroom fixtures are present but basic; kitchen lacks visible range and refrigerator in photos (missing appliances reduce score moderately). Minor cabinet wear, some baseboard/trim touch-ups and a small unfinished hearth area visible. Yard is overgrown and needs cleanup. All observed items are largely cosmetic or simple replacements (appliances, cabinet doors, trim, landscaping) and can be resolved with light-to-moderate work."
},
{
"key": "safety_code",
"label": "Safety / Code Compliance Risk",
"score": 60.0,
"rationale": "No smoke detectors or carbon monoxide alarm are visible in photos (required for Section 8/NSPIRE). Egress windows appear present in bedrooms but egress sizes cannot be confirmed from photos. Entry has a metal security door and appears to have a deadbolt. No exposed wiring observed and outlets/covers are generally present. No visible active water intrusion or severe mold. GFCI protection in kitchen/bath is not visible; likely needed. Handrail is present on one side of front steps; steps appear serviceable but porch trim/brick has wear. Overall moderate inspection risk until detectors and GFCI are confirmed/installed and egress measurements verified."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 65.0,
"rationale": "Roof replacement in 2024 (listing) and blown-in insulation in 2025 (listing) are strong positives for envelope and energy performance. Floor vents are present indicating central HVAC/forced-air distribution, but no furnace/AC unit, water heater or electrical panel are shown in photos — their condition is unverified. Plumbing fixtures (sink, toilet, tub/shower) appear installed and functional in images. Because major systems are not documented visually, score reflects likely functioning systems but with verification needed (furnace, A/C, water heater, electrical panel, hot water availability)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior siding and foundation appear intact with no obvious foundation displacement or large cracks visible. Roof was reportedly replaced 2024. Front steps and porch are intact; handrail present on one side. Yard is overgrown and the front walkway/landscaping need maintenance. No visible standing water or drainage piping issues in photos. Overall site shows deferred landscaping/cleanup but no apparent structural exterior failures."
}
],
"red_flags": [
"No visible smoke detector or carbon monoxide alarm in photos (NSPIRE requires working smoke detectors).",
"No pictured heating equipment / water heater / electrical panel — mechanicals unverified (counts as inspection risk).",
"GFCI protection not visible in kitchen or bathroom photo areas; may fail NSPIRE if missing.",
"Missing kitchen range and refrigerator in photos (appliances are not a safety failure but reduce readiness)."
],
"confidence": 0.6,
"assumptions": [
"Listing statements that the roof was replaced in 2024 and blown-in insulation added in 2025 are accurate and installations are complete and watertight.",
"Floor vents indicate a central forced-air heating/cooling system is present and operable, although the actual HVAC equipment is not pictured.",
"Electrical panel, water heater and furnace/AC are present on-site but not shown in photos; their condition is unknown and was scored conservatively.",
"Windows shown are assumed operable; bedroom windows are assumed to meet egress size requirements unless measured otherwise.",
"No active roof leaks or interior water intrusion exist because there are no visible stains or mold in provided photos.",
"Lead-based paint risk was not assessed; house built in 1934 may have legacy lead paint and would require compliance measures if units will house families with young children."
],
"overall_score": 68.0,
"rubric_version": "2026-02-HUD-NSPIRE-v1"
},
{
"summary": "Overall the house appears renovated cosmetically and would likely pass a first HCV/NSPIRE inspection after addressing a handful of quick safety and equipment verifications. Major positives: refinished hardwood, updated flooring, replaced roof (2024), clean bathroom fixtures, intact windows and trim. Primary inspection risks are missing/undemonstrated life-safety devices (smoke and CO alarms), no visible GFCI protection at kitchen/bath outlets, missing kitchen appliances (stove/fridge), and unphotographed mechanical equipment (HVAC and water heater) requiring functional verification. Most items are straightforward repairs/installs and the property is likely rent-ready within 1–4 weeks once those are completed and systems tested.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Interior appears recently painted with refinished hardwood and new-looking luxury vinyl in dining — photos show generally good cosmetic condition. Kitchen cabinets are older and show wear; base cabinet toe/kick areas need finishing. No stove or refrigerator are pictured (appliances missing reduces score moderately). Some trim and threshold finishing needed (door thresholds, small cabinet repairs). Bathroom fixtures and tub surround appear serviceable. Overall only cosmetic and minor finish repairs are visible; no large-scale interior rehab shown."
},
{
"key": "safety_code",
"label": "Safety / Code Risks (NSPIRE)",
"score": 60.0,
"rationale": "No smoke detectors are visible in any interior photos (NSPIRE requires detectors in sleeping areas and common halls); no carbon monoxide alarm visible. GFCI-protected outlets are not evident in the kitchen or bathroom photos (potential code/safety deficiency). Windows in bedrooms appear to provide egress; no obvious peeling paint or visible mold. Entry has a secure metal door and a deadbolt is visible. No exposed wiring or obvious electrical hazards seen in photos. Porch steps have a single metal handrail on the right side; left side does not show a handrail though brick porch walls provide some guard — may need verification. Working plumbing fixtures are present in bathroom and kitchen sinks; hot water equipment not pictured. These missing detectors/GFCI and unverified systems create a moderate inspection risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 68.0,
"rationale": "Roof replacement in 2024 (listing) is a strong positive and photos show intact roofline and chimney. Floor registers are visible in rooms, indicating a central forced-air system likely exists, but no HVAC equipment (furnace/AC) or water heater is photographed — operation is therefore unconfirmed. Plumbing fixtures and tub appear installed and serviceable. Electrical panel not photographed. Given the visible vents and lack of system photos, assume systems are present but require functional verification; risk is moderate but not high based on recent roof and visible condition."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 72.0,
"rationale": "Exterior siding and porch appear intact with no visible major structural cracks. Roofline looks even and listing states roof replaced 2024. Front steps and small porch have a single handrail and brick knee walls — overall stable but front yard is overgrown and walk/path shows wear and minor cracking. No visible standing water, no evidence of active leaks or major foundation movement in photos. Some exterior paint wear and minor trim maintenance will be needed."
}
],
"red_flags": [
"No visible smoke detectors in bedrooms/hallways (required for NSPIRE/HCV).",
"No visible carbon monoxide alarm (required where fuel-burning appliances or attached garages are present; check local requirement).",
"No obvious GFCI outlets observed in kitchen or bathroom photos (electrical safety concern).",
"Major mechanical equipment (furnace/AC unit and water heater) not photographed — operation and safe installation unconfirmed and must be verified prior to inspection."
],
"confidence": 0.7,
"assumptions": [
"Roof was replaced in 2024 (stated in listing) and is in good condition as no visible roof damage is present in photos.",
"Blown-in insulation was added in 2025 (listing statement) and attic insulation is adequate.",
"A central heating/air system is present and connected (floor registers visible), but the HVAC equipment and its operational condition were not photographed and must be verified.",
"Hot water system exists and functions (bathroom fixtures appear installed), but water heater operation was not shown and should be verified.",
"No smoke or carbon monoxide detectors were visible in the photos; assume none are installed or they are not in plainly visible locations and need confirmation/installation.",
"GFCI protection for kitchen and bathroom outlets is not evident in photos; assume GFCI is absent until electrical inspection confirms otherwise.",
"No active structural sagging, severe mold, or major water intrusion exists — minor ceiling texture irregularities are cosmetic and not indicative of active structural failure based on photos.",
"Missing stove and refrigerator are not treated as fatal inspection failures but will need to be provided prior to move-in (or landlord must document tenant-supplied appliances if allowed)."
],
"overall_score": 69.0,
"rubric_version": "2026-02-16_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "2309 22nd St Ensley, Birmingham, AL, 35208",
"aggregate": {
"summary": "This 4-bed/1-bath bungalow appears largely cosmetically updated and structurally intact with a recent roof replacement and new insulation noted. Major systems (plumbing, likely forced-air heating/AC) appear present but are not fully documented in photos. The property is close to rent-ready but has several NSPIRE risk items that must be addressed before an initial HCV inspection: install/verify smoke and CO detectors, confirm and/or install GFCI protection in kitchen/bath, verify HVAC and water heater operation and electrical panel condition, address missing appliances if landlord intends to supply them, and add/repair stair handrail(s) and correct minor trip hazards outside. With those items completed (many are quick fixes), the home would likely pass an initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repair Needs",
"score": 75.0,
"rationale": "Interior shows recent cosmetic updates (refinished hardwoods, new vinyl, fresh paint). Kitchen and bathroom fixtures are present but basic; kitchen cabinets show wear and some misalignment. No stove or refrigerator are visible — missing appliances reduce readiness moderately. Minor cosmetic trim damage and patching likely. Overall appears habitable with mostly surface-level repairs and a few moderate fixes (cabinet repair, appliance installation, touch-up)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 69.0,
"rationale": "Exterior envelope looks generally intact; porch, brick piers and siding appear sound and the roof was replaced recently. Yard is overgrown and the concrete walkway/entry shows vegetation intrusion — modest trip hazard and curb appeal issue. Porch has masonry knee walls acting as guards; the front steps have a single metal handrail on one side only (may be insufficient). No obvious active leaks, standing water, or major foundation cracks visible from photos."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 58.3,
"rationale": "No smoke detectors or CO alarms are visible in photos (required). Kitchen and bathroom GFCI protection cannot be confirmed and visible outlets appear standard — possible GFCI deficiency. Entry door has a security screen but a keyed deadbolt is not visible. Porch steps have a handrail only on one side; stair/handrail configuration may not meet local requirements. Windows are present in bedrooms for egress but exact sizes not verified. No exposed wiring, obvious severe water intrusion, collapsed ceilings, or major foundation movement seen. Missing/uncertain life-safety devices and likely missing GFCI drive the score down."
},
{
"key": "systems_mechanical",
"label": "Major Systems & Mechanical",
"score": 67.7,
"rationale": "Listing and photos indicate roof replaced in 2024 (good). Floor registers and vents visible suggesting central HVAC/forced air present, but no exterior condensing unit or thermostat is photographed so operation is assumed but not confirmed. Plumbing fixtures (sink, tub, toilet) are installed and appear functional. Water heater and electrical panel are not shown. Given visible vents and intact fixtures, major systems appear likely serviceable but require verification (HVAC operation, water heater, electrical panel condition)."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms",
"Potential lack of GFCI protection in kitchen and bathroom",
"Missing kitchen appliances (stove/refrigerator) in photos",
"Single-side handrail on front steps / incomplete stair handrail",
"No photographed HVAC appliance or electrical panel verification (systems unverified)",
"Overgrown yard and uneven walkway that present trip hazards"
],
"confidence": 0.95,
"assumptions": [
"Roof replacement in 2024 and blown-in insulation in 2025 are accurate per listing and reflect recent envelope work.",
"Central HVAC/forced-air is assumed present because floor registers are visible; operation is not confirmed by photos.",
"No smoke detectors or CO alarms are installed / visible in listing photos (assumed absent until verified).",
"Electrical panel, water heater, and exterior HVAC condensing unit are present but not pictured; their condition is unknown.",
"Stove and refrigerator are not present in the photos and should be considered missing unless seller supplies them.",
"Bedroom windows provide egress-sized openings; sizes not measured — assumed acceptable unless proven otherwise."
],
"score_method": "mean_of_criteria",
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "9682984493"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.