Property ID: 9975131212
149 60th St, Birmingham, AL, 35212
Birmingham, AL
Money Down: $29,400
CoC Return: 4.13%
Monthly Cash Flow: $101
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$24,500
Closing Costs
$4,900
Total Down
$29,400
Investment Snapshot
Purchase Price
$122,500
Money Down
$29,400
Cash-on-Cash Return
4.13%
Rent
$967
Monthly Cash Flow
$101
Annual Cash Flow
$1,214
Debt Service / Mo
$652
Property Tax / Mo
$14
Insurance / Mo
$103
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$967
Payment Standard
$1,408
Rent
$967
Insurance
$103
Property Tax
$14
Management
$97
Utilities Allowance
$441
NOI (Monthly)
$753
Debt Service
$652
Cash Flow After Debt
$101
Quality Score: 71.80%
Confidence: 93.00%
Overall the property presents as a largely turnkey single-family bungalow with minor cosmetic repairs needed. Exterior, porch and interior living spaces look in good condition; an HVAC condenser is present. Key inspection uncertainties (kitchen/bath appliance condition, hot water, electrical panel, GFCI protection, smoke/CO detector coverage, and bedroom egress specifics) are not documented in the photos and should be verified. With routine verification and likely minor fixes (GFCI, detector placement, threshold/trim work), this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.
Section 8 Payment Standard
$1,408
Utility Allowance Total
$441
Guaranteed Section 8 Rent (PS - Utilities)
$967
Property Management
$97
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$122,500
Beds
3
Baths
2
Living Area
1,325 sqft
Lot Size
9,148 sqft
Year Built
1933
Days on Market
164
Capital Outlay
$29,400
Debt Service
$652
Property Tax / Mo
$14
Insurance / Mo
$103
Property Description
100% FINANCING available for primary residence buyers! For investors, the seller is willing to place a Section 8 (HABD) tenant in possession prior to closing for immediate cash flow (rent = $1,704 per month)! Charming one-level bungalow in the Woodlawn area. This home features a large living room with plenty of room for dining, a bright sunroom/laundry space. Hardwood floors run throughout, adding warmth and character. The neighborhood is experiencing significant redevelopment, making this a great opportunity to get in early. Conveniently located just minutes from Avondale's popular dining and brewery scene including MELT, Big Spoon Creamery, and Avondale Brewing Company, the home also offers easy access to Crestwood Park with fields, playgrounds, and a community pool, Avondale Park, and the 1,000-acre Ruffner Mountain Nature Preserve with miles of trails. Daily errands are a breeze with grocery options nearby such as Publix and Walmart on Montclair Road and Piggly Wiggly on 1st A
Utility Allowances
heating
$38
Property has central heating. Gas is available (explicitly a 'Gas Water Heater'), so gas heating is assumed. Spire is the major regional provider.
cooling
$22
Property has central air conditioning. Alabama Power is the primary electric provider for Birmingham.
water_heating
$35
Property is listed as having a 'Gas Water Heater'. Spire is the major regional provider for natural gas.
cooking
$15
Assumed tenant-provided gas stove, as gas is available at the property and no stove is listed as included. Spire is the major regional provider.
other_electric
$68
Standard allowance for general electric use (lights, outlets). Alabama Power is the primary electric provider for Birmingham.
water
$78
Property is listed with 'Public Water' and is located within the City of Birmingham.
sewer
$151
Property is listed as 'Sewer: Connected' to the public system.
trash_collection
$20
Assumed standard trash collection for a single-family home. Selected 'Jefferson City' as the most appropriate general option for a property in Birmingham.
refrigerator
$8
Refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.
range_microwave
$6
Microwave is not listed as a provided appliance and is assumed to be tenant-owned.
Source References
Payment Standard Source
Effective Date:
Jan 01, 2026
Utility Allowance Source
Effective Date:
Jan 01, 2026
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$1,239
DP3 Annual Estimate$1,239
DP1 Monthly Equivalent$103
DP3 Monthly Equivalent$103
Replacement Value$300,000
Basis1,325 sqft / 1933
Nearby Houses
Photo unavailable
145 60th St N Lot 3
sold · 0.01 mi
Price: $10,000
— bd / — ba
Latest sale: $10,000
Latest rent: —
Photo unavailable
141 60th St N
sold · 0.02 mi
Price: $10,151
7 bd / 3 ba · 2,390 sqft
Latest sale: $10,151 on Nov 14, 2019
Latest rent: —
Photo unavailable
6007 2nd Ave N
for_sale · 0.02 mi
Price: $139,000
2 bd / 2 ba · 1,017 sqft
Latest sale: $45,000 on Nov 07, 2022
Latest rent: —
Photo unavailable
5921 2nd Ave N
sold · 0.06 mi
Price: $85,000
3 bd / 1 ba · 1,143 sqft
Latest sale: $85,000 on Apr 15, 2024
Latest rent: $1,050 on May 24, 2023
Photo unavailable
5912 N 2nd Ave
sold · 0.07 mi
Price: $214,500
4 bd / 2 ba
Latest sale: $214,500
Latest rent: $950 on Apr 05, 2024
Photo unavailable
117 60th St N
sold · 0.08 mi
Price: $11,500
— bd / — ba
Latest sale: $11,500 on Sep 03, 2024
Latest rent: —
Photo unavailable
116 60th St N
sold · 0.09 mi
Price: $516,750
5 bd / 4 ba · 4,190 sqft
Latest sale: $516,750 on Sep 24, 2024
Latest rent: $1,800 on Jan 09, 2025
Risk and Criteria Detail
Red Flags
- success
Assumptions
- Kitchen and bathrooms exist and are functional but were not photographed; appliances (stove/fridge) may be present — this assessment assumes no major appliance failures.
- Central HVAC exists and is served by the outdoor condenser seen in photos; assumed operational but not verified.
- At least one smoke detector exists (visible in living room); additional detectors (bedrooms/hall) and CO detectors may be required and are unconfirmed.
- No active roof leaks or hidden water intrusion beyond what is visible in photos; roof appears aged but intact.
- Electrical panel, GFCI protection in kitchen/baths, hot water heater and plumbing are present but condition and code compliance are unverified from photos.
- No significant pest/termite damage or major foundation movement is visible in photos; crawlspace/underfloor condition not inspected.
- Because the home was built in 1933, original substrates may contain lead-based paint unless remediated; painted surfaces in photos appear in good condition but lead risk is unknown.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $162 | $11,200 | $2,240 |
| 2013 | $15 | $8,400 | $1,680 |
| 2012 | $15 | $8,400 | — |
| 2011 | $15 | $8,400 | — |
| 2010 | $15 | $8,400 | $1,340 |
| 2009 | $15 | $15,100 | — |
| 2008 | $15 | $15,100 | — |
| 2007 | $15 | $15,100 | $1,400 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-07-11 | Sold | $90,865 |
| 2022-10-31 | Sold | $55,000 |
| 2000-08-07 | Sold | $3,500 |
Photo Gallery
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"days_after_listed": "104 days",
"source_listing_id": "21387092",
"price_change_percentage": null
},
{
"date": "2024-07-29",
"price": 147900,
"listing": {
"status": "off_market",
"list_date": "2024-05-29T01:42:38Z",
"list_price": 147900,
"listing_id": "2967834029",
"last_update_date": "2024-07-29T16:05:37Z",
"last_status_change_date": "2024-09-10T07:54:11Z"
},
"event_name": "Price Changed",
"price_sqft": 111.62264150943396,
"source_name": "GreaterAlabamaMLS",
"price_change": -1000,
"days_after_listed": null,
"source_listing_id": "21387092",
"price_change_percentage": null
},
{
"date": "2024-07-18",
"price": 148900,
"listing": {
"status": "off_market",
"list_date": "2024-05-29T01:42:38Z",
"list_price": 147900,
"listing_id": "2967834029",
"last_update_date": "2024-07-29T16:05:37Z",
"last_status_change_date": "2024-09-10T07:54:11Z"
},
"event_name": "Price Changed",
"price_sqft": 112.37735849056604,
"source_name": "GreaterAlabamaMLS",
"price_change": -2000,
"days_after_listed": null,
"source_listing_id": "21387092",
"price_change_percentage": null
},
{
"date": "2024-06-26",
"price": 150900,
"listing": {
"status": "off_market",
"list_date": "2024-05-29T01:42:38Z",
"list_price": 147900,
"listing_id": "2967834029",
"last_update_date": "2024-07-29T16:05:37Z",
"last_status_change_date": "2024-09-10T07:54:11Z"
},
"event_name": "Price Changed",
"price_sqft": 113.88679245283019,
"source_name": "GreaterAlabamaMLS",
"price_change": -4000,
"days_after_listed": null,
"source_listing_id": "21387092",
"price_change_percentage": null
},
{
"date": "2024-06-19",
"price": 154900,
"listing": {
"status": "off_market",
"list_date": "2024-05-29T01:42:38Z",
"list_price": 147900,
"listing_id": "2967834029",
"last_update_date": "2024-07-29T16:05:37Z",
"last_status_change_date": "2024-09-10T07:54:11Z"
},
"event_name": "Price Changed",
"price_sqft": 116.90566037735849,
"source_name": "GreaterAlabamaMLS",
"price_change": -2100,
"days_after_listed": null,
"source_listing_id": "21387092",
"price_change_percentage": null
},
{
"date": "2024-06-12",
"price": 157000,
"listing": {
"status": "off_market",
"list_date": "2024-05-29T01:42:38Z",
"list_price": 147900,
"listing_id": "2967834029",
"last_update_date": "2024-07-29T16:05:37Z",
"last_status_change_date": "2024-09-10T07:54:11Z"
},
"event_name": "Price Changed",
"price_sqft": 118.49056603773585,
"source_name": "GreaterAlabamaMLS",
"price_change": -2000,
"days_after_listed": null,
"source_listing_id": "21387092",
"price_change_percentage": null
},
{
"date": "2024-05-29",
"price": 159000,
"listing": {
"status": "off_market",
"list_date": "2024-05-29T01:42:38Z",
"list_price": 147900,
"listing_id": "2967834029",
"last_update_date": "2024-07-29T16:05:37Z",
"last_status_change_date": "2024-09-10T07:54:11Z"
},
"event_name": "Listed",
"price_sqft": 120,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "21387092",
"price_change_percentage": "+189.09%"
},
{
"date": "2022-10-31",
"price": 55000,
"listing": {
"status": "sold",
"list_date": "2022-10-03T20:12:55Z",
"list_price": 45000,
"listing_id": "2948503036",
"last_update_date": "2022-11-09T01:37:16Z",
"last_status_change_date": "2022-11-09T01:47:29Z"
},
"event_name": "Sold",
"price_sqft": 41.509433962264154,
"source_name": "GreaterAlabamaMLS",
"price_change": 10000,
"days_after_listed": "28 days",
"source_listing_id": "1335493",
"price_change_percentage": "+22.22%"
},
{
"date": "2022-10-03",
"price": 45000,
"listing": {
"status": "sold",
"list_date": "2022-10-03T20:12:55Z",
"list_price": 45000,
"listing_id": "2948503036",
"last_update_date": "2022-11-09T01:37:16Z",
"last_status_change_date": "2022-11-09T01:47:29Z"
},
"event_name": "Listed",
"price_sqft": 33.9622641509434,
"source_name": "GreaterAlabamaMLS",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "1335493",
"price_change_percentage": null
}
],
"building_permits_history": [
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Excavation permit (private contractor)",
"permit_effective_date": "Nov 22, 2004",
"permit_project_type_1": "Excavation and grading",
"permit_project_type_2": "New construction",
"permit_project_type_3": "New construction (beta)"
},
{
"project_name": null,
"permit_status": "Canceled",
"permit_type_of_work": "Gas permit",
"permit_effective_date": "Nov 16, 2004",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "New construction",
"permit_project_type_3": "New construction (beta)"
},
{
"project_name": null,
"permit_status": "Issued",
"permit_type_of_work": "Mechanical permit",
"permit_effective_date": "Oct 22, 2004",
"permit_project_type_1": "Hvac",
"permit_project_type_2": "Mechanical work",
"permit_project_type_3": "New construction"
},
{
"project_name": null,
"permit_status": "Triage",
"permit_type_of_work": "Zoning Board of Adjustment Review",
"permit_effective_date": "Apr 23, 2004",
"permit_project_type_1": "New construction",
"permit_project_type_2": "New construction (beta)",
"permit_project_type_3": "Residential"
},
{
"project_name": null,
"permit_status": "Complete",
"permit_type_of_work": "Demolition permit",
"permit_effective_date": "Nov 12, 1999",
"permit_project_type_1": "Demolition",
"permit_project_type_2": "New construction",
"permit_project_type_3": "New construction (beta)"
}
]
}
},
"rmn_listing_attribution": false
},
"property_id": "9975131212",
"generated_at": "2026-02-16T02:52:19.405714Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 71.8
},
"utility_allowance": {
"zip_code": "35212",
"home_photo": "https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m4204052303s-w1280.jpg",
"rent_price": 967.0,
"loan_amount": 98000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/149-60th-St-N_Birmingham_AL_35212_M99751-31212",
"bedroom_count": 3,
"interest_rate": 0.07,
"purchase_price": 122500.0,
"loan_term_years": 30,
"annual_cash_flow": 9037.74,
"mortgage_monthly": 652.0,
"payment_standard": 1408.0,
"total_amount_out": 24500.0,
"additional_photos": [
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m1625625196s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m2745430761s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m2851959761s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m1293589341s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m2010022353s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m2534241798s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m1038272098s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m692099552s-w1280.jpg",
"https://ap.rdcpix.com/be15869711ab3ebf056d62e0fe8cfcb3l-m1733974503s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 103.25,
"monthly_cash_flow": 753.14,
"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. Gas is available (explicitly a 'Gas Water Heater'), so gas heating is assumed. Spire is the major regional provider.",
"utility": "heating",
"allowance": 38
},
{
"note": "Property has central air conditioning. Alabama Power is the primary electric provider for Birmingham.",
"utility": "cooling",
"allowance": 22
},
{
"note": "Property is listed as having a 'Gas Water Heater'. Spire is the major regional provider for natural gas.",
"utility": "water_heating",
"allowance": 35
},
{
"note": "Assumed tenant-provided gas stove, as gas is available at the property and no stove is listed as included. Spire is the major regional provider.",
"utility": "cooking",
"allowance": 15
},
{
"note": "Standard allowance for general electric use (lights, outlets). Alabama Power is the primary electric provider for Birmingham.",
"utility": "other_electric",
"allowance": 68
},
{
"note": "Property is listed with 'Public Water' and is located within the City of Birmingham.",
"utility": "water",
"allowance": 78
},
{
"note": "Property is listed as 'Sewer: Connected' to the public system.",
"utility": "sewer",
"allowance": 151
},
{
"note": "Assumed standard trash collection for a single-family home. Selected 'Jefferson City' as the most appropriate general option for a property in Birmingham.",
"utility": "trash_collection",
"allowance": 20
},
{
"note": "Refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.",
"utility": "refrigerator",
"allowance": 8
},
{
"note": "Microwave is not listed as a provided appliance and is assumed to be tenant-owned.",
"utility": "range_microwave",
"allowance": 6
}
],
"cash_on_cash_return": 0.37,
"down_payment_amount": 24500.0,
"property_tax_annual": 166.86,
"property_tax_monthly": 13.91,
"property_tax_increase": 0.03,
"utility_allowance_total": 441.0,
"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": 1213.78,
"property_management_monthly": 96.7,
"monthly_cash_flow_after_debt": 101.15,
"cash_on_cash_return_after_debt": 0.05
},
"section8_assessment": {
"runs": [
{
"summary": "Overall the property presents as a largely turnkey single-family bungalow with minor cosmetic repairs needed. Exterior, porch and interior living spaces look in good condition; an HVAC condenser is present. Key inspection uncertainties (kitchen/bath appliance condition, hot water, electrical panel, GFCI protection, smoke/CO detector coverage, and bedroom egress specifics) are not documented in the photos and should be verified. With routine verification and likely minor fixes (GFCI, detector placement, threshold/trim work), this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 78.0,
"rationale": "Interior and exterior photos show a recently painted, occupied-ready bungalow with intact siding, painted foundation, finished hardwood floors and updated trim/fixtures. Visible issues are cosmetic: scuffed floor near entry, some trim/threshold wear at the front door, and minor exterior staining on driveway. Kitchen and bathrooms are not pictured so appliance condition is not confirmed; absence of those images reduces certainty and slightly lowers the score. Overall the property appears to need only minor cosmetic and wear-item repairs to be tenant-ready."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 70.0,
"rationale": "Observed positive items: living-room smoke detector visible, entry door has a deadbolt, windows appear large enough for egress in main living/dining areas, porch and steps have railings. No exposed wiring or visible water intrusion/mold in photographed areas. Unconfirmed items that affect NSPIRE compliance: presence/placement of additional smoke detectors (bedrooms/hall), carbon monoxide alarms (if required locally), GFCI protection in kitchen/baths, verified hot water, and bedroom egress configuration (bedroom windows not clearly shown). Because several required safety items cannot be confirmed from photos, score is moderate with likely need for a focused pre-inspection checklist."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 65.0,
"rationale": "An exterior HVAC condenser (or mechanical equipment) is visible near the rear, indicating central cooling/heating likely present. Roof shows older shingles but no visible sagging or active leaks in photos. Water heater, electrical panel, plumbing under-sink, and furnace/boiler equipment are not shown so operational status is unknown. Given the building age (1933) but visible cosmetic rehab, assume systems are present but require standard verification/testing and possibly servicing. Lack of photographic confirmation of hot water heater and electrical panel reduces the score."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 80.0,
"rationale": "Exterior photos show well-maintained yard, intact vinyl siding, painted masonry foundation with vents, functional gutters/downspouts visible, and safe concrete driveway/approach. Large shade trees are very close to the roofline (potential future maintenance risk from falling limbs/debris and roots) but currently no visible tree damage. Walkways and porch railings are present and appear stable. Overall low risk but the proximity of large trees and roof age warrant routine maintenance attention."
}
],
"red_flags": [],
"confidence": 0.6,
"assumptions": [
"Kitchen and bathrooms exist and are functional but were not photographed; appliances (stove/fridge) may be present — this assessment assumes no major appliance failures.",
"Central HVAC exists and is served by the outdoor condenser seen in photos; assumed operational but not verified.",
"At least one smoke detector exists (visible in living room); additional detectors (bedrooms/hall) and CO detectors may be required and are unconfirmed.",
"No active roof leaks or hidden water intrusion beyond what is visible in photos; roof appears aged but intact.",
"Electrical panel, GFCI protection in kitchen/baths, hot water heater and plumbing are present but condition and code compliance are unverified from photos.",
"No significant pest/termite damage or major foundation movement is visible in photos; crawlspace/underfloor condition not inspected.",
"Because the home was built in 1933, original substrates may contain lead-based paint unless remediated; painted surfaces in photos appear in good condition but lead risk is unknown."
],
"overall_score": 73.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall the property appears to be in good, mostly cosmetic condition and is likely to pass an initial HCV/NSPIRE inspection with a short punch list. The biggest uncertainties are unshown items required by NSPIRE—properly located/working smoke and CO detectors, GFCI in wet areas, functional hot water and plumbing, and the electrical panel condition. Visible systems (exterior condenser, intact roofline, secure porch/railings) reduce the likelihood of major failures. Expect a small set of minor repairs and verification tasks (install/verify detectors, confirm GFCI, provide or confirm kitchen appliances if required) to reach turnkey status.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.0,
"rationale": "Photos show a generally well-maintained bungalow with fresh paint, intact vinyl siding, functioning porch/railings, and continuous hardwood floors. Visible wear is cosmetic: scuffed floor edges, paint touch-ups needed at baseboards/thresholds, and minor concrete staining on driveway. No visible collapsed ceilings, large drywall damage, or exposed subfloors. Listing does not show kitchen or bathrooms so missing appliances or finishes could exist; missing appliances would be a moderate, not catastrophic, reduction. Overall condition suggests mostly cosmetic and small trade work only."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 65.0,
"rationale": "No immediate life‑threatening hazards are visible: no sagging rooflines, no collapsed ceilings, no standing water, and handrails are provided at main steps. Front door has a keyed deadbolt visible. However critical NSPIRE items cannot be confirmed from photos: presence/placement and operation of smoke detectors and carbon monoxide alarms, GFCI protection in kitchen/baths, electrical panel condition, hot water, and bedroom egress for all bedrooms. A small white sensor/device is visible in a living corner but is not confirmatory for a properly located, working smoke detector. Because several required safety items are unverified, assign moderate risk."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC, plumbing, roof, electrical)",
"score": 68.0,
"rationale": "An external HVAC condenser (in a protective cage) is visible indicating central cooling likely present. Roof shingles appear aged but not visibly failed or sagging in photos. No water stains visible on interior ceilings. Electrical panel, water heater, and plumbing fixtures are not shown so their condition is assumed serviceable based on interior finish level, but remain unverified. Given visible outdoor unit and intact exterior envelope, systems likely functional but require verification (service records/test run) prior to inspection."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Exterior photos show intact vinyl siding, painted foundation, working gutters, concrete driveway, and a maintained lawn. Porch and railings look solid. The lot is level and appears to drain away from the foundation in the visible shots. The primary concern is a large tree located very close to the house/porch which could pose root/foundation or gutter debris issues over time; no current obvious foundation displacement or erosion visible."
}
],
"red_flags": [],
"confidence": 0.55,
"assumptions": [
"Interior photos reflect most living areas; kitchen, bathrooms, electrical panel and water heater were not photographed and their condition is unknown.",
"Central HVAC is present and operational (external condenser visible) but has not been tested.",
"No active roof leaks or water intrusion exist because interior ceilings show no staining in photos.",
"Smoke detectors and carbon monoxide alarms may be present but their locations/operation are unverified; assume at least one device exists but additional units/installations may be required for compliance.",
"GFCI protection in kitchen and bathrooms is unverified and may require installation or repair.",
"Bedrooms have at least one properly sized egress window each (not all bedrooms were photographed) — assumed adequate given multiple large windows visible.",
"Appliances (stove, refrigerator) are not visible in photos; assume they may be missing or tenant-supplied unless otherwise confirmed.",
"No visible evidence of significant foundation movement, structural sagging, mold, or active pest infestation in photographs; assume none present but recommend inspection.",
"Seller statement about placing a Section 8 tenant indicates intent/ability to bring unit to rental condition, but rental history shows no recent documented events."
],
"overall_score": 73.0,
"rubric_version": "1.0"
},
{
"summary": "Overall this bungalow presents as largely rent‑ready with cosmetic finishes in good condition and a functioning exterior A/C visible. The property appears likely to pass a Section 8 (HCV/NSPIRE) inspection after straightforward small repairs and verification: install/verify smoke and CO detectors, confirm GFCI protection in kitchen/bath, confirm presence/operation of stove/refrigerator (if required by owner/tenant arrangement) and verify water heater and electrical panel condition. No major structural or life‑threatening issues are visible in the photos. Expect minor to moderate pre‑inspection work; with targeted fixes and documentation the home should be ready to lease within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 75.0,
"rationale": "Property shows cosmetic updates and generally sound interior finishes. Hardwood floors are present and appear in good condition overall with localized wear/scuffs at exterior thresholds. Walls, trim and doors look recently painted. Exterior siding, porch railings and concrete driveway are intact. No visible collapsed ceilings, severe drywall damage or major deferred maintenance. Kitchen and bathrooms are not pictured; missing appliance set cannot be confirmed from photos and is treated as a moderate negative (missing appliances reduce score moderately per guidance). Small trim/threshold touch-ups and potential minor exterior painting expected."
},
{
"key": "safety_code",
"label": "Safety / Code Risk (NSPIRE)",
"score": 60.0,
"rationale": "No obvious life‑threatening hazards visible (no collapsed ceilings, no standing water, no exposed live wiring, handrails/guardrail present at main porch). However required safety items are not verifiable from photos: smoke detectors are not visible in living areas or hallways; carbon monoxide detectors not shown; GFCI outlets in kitchen/bathrooms not visible; electrical panel and location not shown. Bedrooms/egress windows appear to be full‑size windows but bedroom window egress cannot be fully confirmed from images. Front door has a keyed lockset and appears to have a secondary deadbolt. Because missing/uncertain detection devices and GFCI are common automatic fails, these unknowns reduce the safety score to a moderate risk level."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical",
"score": 65.0,
"rationale": "An exterior A/C condenser is visible at the rear indicating an installed HVAC system. Roof shows shingles that appear aged but without visible sagging or active leaks in photos. Foundation appears intact with crawlspace vents. Major systems (water heater, electrical panel, plumbing supply/drain, furnace/water heater venting) are not shown, so functionality is assumed but unverified. Because critical mechanical components are unconfirmed, score is moderate — likely operable but require verification (service records or inspector check)."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 80.0,
"rationale": "Large, level yard with well‑kept grass and no visible standing water. Siding and trim appear in good repair; gutters present. Porch, steps and railings are installed and appear solid. Driveway is serviceable with typical staining. A large tree is close to the structure (root/roof debris risk over time) but no immediate structural impact visible. Overall low exterior site risk."
}
],
"red_flags": [
"Smoke/carbon monoxide detectors not visible in photos — potential NSPIRE fail if missing or improperly located.",
"GFCI presence in kitchen/bathrooms not verifiable from photos — potential NSPIRE fail if absent.",
"Key mechanical/electrical items (water heater, electrical panel, breaker access) not shown/verified — unknown risk to systems score.",
"Kitchen/bath photos not provided — appliance and plumbing fixture condition unknown."
],
"confidence": 0.7,
"assumptions": [
"Interior photos are representative of the whole property condition; unseen rooms (kitchen, bathrooms, bedrooms) are in similar cosmetic condition unless noted.",
"An HVAC condenser unit seen in rear photo is functional; furnace/air handler and water heater exist and operate (no images shown).",
"Bedrooms have code‑compliant egress windows based on visible window sizes, though exact compliance (height/glass area) not verified.",
"Electrical panel, breaker labeling, and GFCI protection are present but not visible — assumed unknown and require verification.",
"No active roof leaks are present as there is no visible interior ceiling staining or sagging in provided photos.",
"Appliances (stove/fridge) are not shown; treated as potentially missing until confirmed, reducing condition score moderately."
],
"overall_score": 70.0,
"rubric_version": "nsPIRE-v1.0-photo-assessment-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "149 60th St, Birmingham, AL, 35212",
"aggregate": {
"summary": "Overall the property presents as a largely turnkey single-family bungalow with minor cosmetic repairs needed. Exterior, porch and interior living spaces look in good condition; an HVAC condenser is present. Key inspection uncertainties (kitchen/bath appliance condition, hot water, electrical panel, GFCI protection, smoke/CO detector coverage, and bedroom egress specifics) are not documented in the photos and should be verified. With routine verification and likely minor fixes (GFCI, detector placement, threshold/trim work), this property is likely to pass an initial HCV/NSPIRE inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repair needs",
"score": 77.0,
"rationale": "Interior and exterior photos show a recently painted, occupied-ready bungalow with intact siding, painted foundation, finished hardwood floors and updated trim/fixtures. Visible issues are cosmetic: scuffed floor near entry, some trim/threshold wear at the front door, and minor exterior staining on driveway. Kitchen and bathrooms are not pictured so appliance condition is not confirmed; absence of those images reduces certainty and slightly lowers the score. Overall the property appears to need only minor cosmetic and wear-item repairs to be tenant-ready."
},
{
"key": "exterior_site",
"label": "Exterior envelope, site and yard condition",
"score": 80.0,
"rationale": "Exterior photos show well-maintained yard, intact vinyl siding, painted masonry foundation with vents, functional gutters/downspouts visible, and safe concrete driveway/approach. Large shade trees are very close to the roofline (potential future maintenance risk from falling limbs/debris and roots) but currently no visible tree damage. Walkways and porch railings are present and appear stable. Overall low risk but the proximity of large trees and roof age warrant routine maintenance attention."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risks",
"score": 65.0,
"rationale": "Observed positive items: living-room smoke detector visible, entry door has a deadbolt, windows appear large enough for egress in main living/dining areas, porch and steps have railings. No exposed wiring or visible water intrusion/mold in photographed areas. Unconfirmed items that affect NSPIRE compliance: presence/placement of additional smoke detectors (bedrooms/hall), carbon monoxide alarms (if required locally), GFCI protection in kitchen/baths, verified hot water, and bedroom egress configuration (bedroom windows not clearly shown). Because several required safety items cannot be confirmed from photos, score is moderate with likely need for a focused pre-inspection checklist."
},
{
"key": "systems_mechanical",
"label": "Major systems (HVAC, electrical, plumbing, roof)",
"score": 66.0,
"rationale": "An exterior HVAC condenser (or mechanical equipment) is visible near the rear, indicating central cooling/heating likely present. Roof shows older shingles but no visible sagging or active leaks in photos. Water heater, electrical panel, plumbing under-sink, and furnace/boiler equipment are not shown so operational status is unknown. Given the building age (1933) but visible cosmetic rehab, assume systems are present but require standard verification/testing and possibly servicing. Lack of photographic confirmation of hot water heater and electrical panel reduces the score."
}
],
"red_flags": [],
"confidence": 0.93,
"assumptions": [
"Kitchen and bathrooms exist and are functional but were not photographed; appliances (stove/fridge) may be present — this assessment assumes no major appliance failures.",
"Central HVAC exists and is served by the outdoor condenser seen in photos; assumed operational but not verified.",
"At least one smoke detector exists (visible in living room); additional detectors (bedrooms/hall) and CO detectors may be required and are unconfirmed.",
"No active roof leaks or hidden water intrusion beyond what is visible in photos; roof appears aged but intact.",
"Electrical panel, GFCI protection in kitchen/baths, hot water heater and plumbing are present but condition and code compliance are unverified from photos.",
"No significant pest/termite damage or major foundation movement is visible in photos; crawlspace/underfloor condition not inspected.",
"Because the home was built in 1933, original substrates may contain lead-based paint unless remediated; painted surfaces in photos appear in good condition but lead risk is unknown."
],
"score_method": "mean_of_criteria",
"overall_score": 71.8,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "9975131212"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.