Property ID: 4039059713
1604 Payne Ave, Findlay, OH, 45840
Findlay, OH
Money Down: $30,216
CoC Return: 0.40%
Monthly Cash Flow: $10
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$25,180
Closing Costs
$5,036
Total Down
$30,216
Investment Snapshot
Purchase Price
$125,900
Money Down
$30,216
Cash-on-Cash Return
0.40%
Rent
$908
Monthly Cash Flow
$10
Annual Cash Flow
$122
Debt Service / Mo
$670
Property Tax / Mo
$88
Insurance / Mo
$49
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$908
Payment Standard
$1,127
Rent
$908
Insurance
$49
Property Tax
$88
Management
$91
Utilities Allowance
$219
NOI (Monthly)
$680
Debt Service
$670
Cash Flow After Debt
$10
Quality Score: 72.70%
Confidence: 86.00%
This 2-bed single-family ranch appears broadly rent-ready with minor-to-moderate work. Cosmetic repairs (carpet replacement/cleaning, porch concrete/columns, touch-up paint) and routine system verification are needed. The principal inspection risks are missing/uncertain life-safety devices (smoke and CO alarms) and unclear GFCI protection at kitchen/bath outlets plus a patched ceiling that indicates prior water intrusion that should be investigated. With 1–4 days of targeted safety upgrades and capital fixes (install smoke/CO detectors, verify/upgrade GFCI outlets, repair/secure porch posts, address ceiling patch if active leak), the property is likely to pass an initial HCV/NSPIRE inspection. If unseen mechanical issues (water heater, furnace, electrical panel) are discovered, that could delay readiness.
Section 8 Payment Standard
$1,127
Utility Allowance Total
$219
Guaranteed Section 8 Rent (PS - Utilities)
$908
Property Management
$91
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$125,900
Beds
2
Baths
1
Living Area
775 sqft
Lot Size
6,752 sqft
Year Built
1950
Days on Market
129
Capital Outlay
$30,216
Debt Service
$670
Property Tax / Mo
$88
Insurance / Mo
$49
Property Description
Ranch home with attached garage. Kitchen with appliances. Back deck. Shed. Immediate possession.
Utility Allowances
heating
$61
Property info states 'Heating Features: Natural Gas'.
cooking
$11
Property info lists 'Electric Range' under appliances.
water_heating
$27
Inferred as Natural Gas, which is consistent with the property's heating fuel.
other_electric
$32
Standard allowance for general electricity use (lights, outlets).
water
$26
Property info states water source is 'Public'.
sewer
$29
Property info states sewer connection is 'Public Sewer'.
trash_collection
$25
Trash collection is a standard tenant expense for a single-family home.
refrigerator
$8
Refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.
Source References
Payment Standard Source
Effective Date:
Dec 01, 2025
Utility Allowance Source
Effective Date:
Aug 01, 2025
Insurance Quotes
Coverage Options
View QuoteDP1 Annual Estimate$573
DP3 Annual Estimate$600
DP1 Monthly Equivalent$48
DP3 Monthly Equivalent$50
Replacement Value$71,480
Basis775 sqft / 1950
Nearby Houses
Photo unavailable
1610 Payne Ave
sold · 0.01 mi
Price: $180,000
3 bd / 2 ba · 1,620 sqft
Latest sale: $180,000 on May 06, 2025
Latest rent: —
Photo unavailable
1609 Foraker Ave
sold · 0.03 mi
Price: $80,000
3 bd / 2 ba · 1,232 sqft
Latest sale: $80,000 on Oct 30, 2025
Latest rent: —
Photo unavailable
1624 Payne Ave
sold · 0.04 mi
Price: $142,000
2 bd / 1 ba · 1,146 sqft
Latest sale: $142,000 on May 27, 2021
Latest rent: —
Photo unavailable
1621 Foraker Ave
sold · 0.04 mi
Price: $128,000
3 bd / 2 ba · 1,604 sqft
Latest sale: $128,000 on May 04, 2021
Latest rent: —
Photo unavailable
1631 Payne Ave
sold · 0.07 mi
Price: $124,900
3 bd / 1 ba · 1,336 sqft
Latest sale: $124,900 on Nov 30, 2020
Latest rent: —
Photo unavailable
1636 Payne Ave
sold · 0.07 mi
Price: $185,000
3 bd / 2 ba · 1,200 sqft
Latest sale: $185,000 on Mar 14, 2022
Latest rent: —
Photo unavailable
1620 Foraker Ave
sold · 0.08 mi
Price: $55,000
2 bd / 1 ba · 766 sqft
Latest sale: $55,000 on Oct 17, 2022
Latest rent: —
Photo unavailable
1637 Payne Ave
sold · 0.08 mi
Price: $170,000
3 bd / 1 ba · 1,056 sqft
Latest sale: $170,000 on Jul 18, 2025
Latest rent: $795 on Mar 18, 2020
Photo unavailable
Foraker Ave
sold · 0.08 mi
Price: $19,900
— bd / — ba
Latest sale: $19,900
Latest rent: —
Photo unavailable
1445 Byal Ave
sold · 0.09 mi
Price: $93,000
3 bd / 1 ba · 960 sqft
Latest sale: $93,000 on Apr 03, 2020
Latest rent: —
Properties Used for Comps
No comp properties were returned in this payload.
Risk and Criteria Detail
Red Flags
- success
- No visible smoke detectors or carbon monoxide alarms (required life-safety devices).
- No clear GFCI protection visible at kitchen countertop outlets and no GFCI visible in bathroom (potential electrical safety fail).
- Patched/uneven ceiling in living room — evidence of prior water intrusion that requires verification for active leaks or hidden damage.
- Weathered/deteriorated front porch posts and chipped porch concrete (potential safety/guardrail/handrail issue).
Assumptions
- No smoke detectors or carbon monoxide alarms are present inside the unit because none are visible in the listing photos.
- Kitchen and bathroom countertop/outlet GFCI protection is not present or not clearly visible; assume at least one outlet lacks GFCI based on standard duplex outlets shown.
- Heating system is present and operable based on visible thermostat and wall vent/register; full HVAC condition not confirmed.
- Water heater and electrical panel exist but were not photographed; their condition is unknown and assumed functional unless inspection finds otherwise.
- Ceiling patch in the living room is the result of prior water intrusion. It appears repaired cosmetically but should be inspected to confirm no active leak or mold.
- Bedrooms have code-acceptable egress windows based on appearance, but window operation (opens easily) is unverified.
- Listing states 'kitchen with appliances' and photos show range and dishwasher; assume these are included and operable but recommend functional verification.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2024 | $1,026 | $82,530 | $28,890 |
| 2023 | $1,032 | $82,530 | $28,890 |
| 2022 | $1,024 | $82,530 | $28,890 |
| 2021 | $975 | $68,440 | $23,954 |
| 2020 | $975 | $68,440 | $23,954 |
| 2018 | $845 | $55,540 | $19,439 |
| 2017 | $845 | $55,540 | $19,439 |
| 2016 | $844 | $55,540 | $19,439 |
| 2015 | $735 | $48,020 | $16,807 |
| 2014 | $735 | $48,020 | $16,807 |
| 2013 | $1,042 | $48,020 | $16,807 |
| 2012 | $740 | $48,020 | $16,810 |
| 2011 | $703 | $45,750 | $16,010 |
| 2010 | $1,606 | $64,800 | $22,680 |
| 2009 | $847 | $40,170 | $14,060 |
| 2008 | $530 | $40,170 | $14,060 |
| 2007 | $528 | $40,170 | $14,060 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2020-12-15 | Sold | $89,900 |
Photo Gallery
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"category": "Interior Features",
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"parent_category": "Interior"
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{
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"Patio And Porch Features: Deck, Front Patio, Covered Porch",
"Road Frontage Type: City Street",
"Road Surface Type: Asphalt",
"Patio: Yes",
"Porch: Yes",
"Deck: Yes"
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"category": "Exterior and Lot Features",
"parent_category": "Exterior"
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"Lot Size Dimensions: 50X135",
"Lot Size Square Feet: 6752"
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"category": "Land Info",
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"parent_category": "Exterior"
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{
"text": [
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"Calculated Total Monthly Association Fees: 0"
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"category": "Homeowners Association",
"parent_category": "Community"
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{
"text": [
"Elementary School: Jefferson",
"High School: Findlay",
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"insurance_monthly": 48.88,
"monthly_cash_flow": 680.26,
"property_tax_rate": 0.0103,
"_utility_allowance": {
"sources": [
"https://hancockmetro.com/wp-content/uploads/2025/04/2025-Utility-Allowance-Schedules-effective-8-1-2025.pdf"
],
"effective_date": "2025-08-01"
},
"utility_allowances": [
{
"note": "Property info states 'Heating Features: Natural Gas'.",
"utility": "heating",
"allowance": 61
},
{
"note": "Property info lists 'Electric Range' under appliances.",
"utility": "cooking",
"allowance": 11
},
{
"note": "Inferred as Natural Gas, which is consistent with the property's heating fuel.",
"utility": "water_heating",
"allowance": 27
},
{
"note": "Standard allowance for general electricity use (lights, outlets).",
"utility": "other_electric",
"allowance": 32
},
{
"note": "Property info states water source is 'Public'.",
"utility": "water",
"allowance": 26
},
{
"note": "Property info states sewer connection is 'Public Sewer'.",
"utility": "sewer",
"allowance": 29
},
{
"note": "Trash collection is a standard tenant expense for a single-family home.",
"utility": "trash_collection",
"allowance": 25
},
{
"note": "Refrigerator is not listed as a provided appliance and is assumed to be tenant-owned.",
"utility": "refrigerator",
"allowance": 8
}
],
"cash_on_cash_return": 0.32,
"down_payment_amount": 25180.0,
"property_tax_annual": 1056.78,
"property_tax_monthly": 88.06,
"property_tax_increase": 0.03,
"utility_allowance_total": 219.0,
"property_management_rate": 0.1,
"_fetched_payment_standard": {
"sources": [
"https://hancockmetro.com",
"https://hancockmetro.com/wp-content/uploads/2025/10/2026-Payment-Standards.pdf"
],
"effective_date": "2025-12-01"
},
"property_tax_history_year": 2024,
"annual_cash_flow_after_debt": 122.01,
"property_management_monthly": 90.8,
"monthly_cash_flow_after_debt": 10.17,
"cash_on_cash_return_after_debt": 0.0
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed single-family ranch appears broadly rent-ready with minor-to-moderate work. Cosmetic repairs (carpet replacement/cleaning, porch concrete/columns, touch-up paint) and routine system verification are needed. The principal inspection risks are missing/uncertain life-safety devices (smoke and CO alarms) and unclear GFCI protection at kitchen/bath outlets plus a patched ceiling that indicates prior water intrusion that should be investigated. With 1–4 days of targeted safety upgrades and capital fixes (install smoke/CO detectors, verify/upgrade GFCI outlets, repair/secure porch posts, address ceiling patch if active leak), the property is likely to pass an initial HCV/NSPIRE inspection. If unseen mechanical issues (water heater, furnace, electrical panel) are discovered, that could delay readiness.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 75.0,
"rationale": "Overall cosmetic condition is good for a 1950 ranch: fresh paint on cabinets and walls, intact cabinetry and countertops, working-looking appliances present (electric range, dishwasher). Visible issues are mostly cosmetic and minor capital repairs: patched/uneven ceiling in living room, worn/stained carpeting, chipped front porch concrete, weathered porch posts, driveway cracking. No collapsed surfaces or exposed subfloor observed. Missing or worn finishes are low-to-moderate effort to correct and do not indicate immediate structural failure."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 55.0,
"rationale": "Moderate inspection risk. Positive: bedrooms have windows for egress, entry door is solid and has a deadbolt, outlets and switches have covers, no obvious exposed wiring, bathtub surround and fixtures appear intact. Concerns: no smoke detectors or CO alarms visible in photos (required), kitchen countertop outlets shown but no clear evidence of GFCI protection (kitchen and bath GFCI required under modern safety expectations), bathroom outlet not clearly GFCI, ceiling patch above living room suggests prior water intrusion (possible roof or plumbing leak that should be confirmed), front porch lacks a visible handrail and porch posts look deteriorated (potential safety/trip/guard issue). These items could cause a conditional fail unless corrected prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems: HVAC, electrical, plumbing, roof, water heater",
"score": 70.0,
"rationale": "Systems appear generally serviceable from photos: thermostat on wall and a return/vent register visible indicate central heating/AC or wall furnace exists; kitchen and bathroom plumbing fixtures are present and appear functional; electric range, hood, dishwasher installed. Roof shingles visible from front appear intact with no obvious large failures. Unknowns: electrical panel condition not shown, water heater and furnace equipment not photographed, hot water function not demonstrated. Given visible thermostat and vents and intact fixtures, assume operational with standard maintenance; however verification of water heater, furnace operation and electrical panel condition is required."
},
{
"key": "exterior_site",
"label": "Exterior, foundation, site and yard condition",
"score": 75.0,
"rationale": "Exterior siding (vinyl) and foundation appear intact with no visible major cracks or settlement. Attached garage and door appear functional. Driveway shows cracking and minor unevenness but no major heave; front porch concrete is chipped and posts weathered. Yard is generally tidy; some low spots and leaf/debris present. No visible standing water, mold, major roof sagging or pest infestation evident in photos."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (required life-safety devices).",
"No clear GFCI protection visible at kitchen countertop outlets and no GFCI visible in bathroom (potential electrical safety fail).",
"Patched/uneven ceiling in living room — evidence of prior water intrusion that requires verification for active leaks or hidden damage.",
"Weathered/deteriorated front porch posts and chipped porch concrete (potential safety/guardrail/handrail issue)."
],
"confidence": 0.7,
"assumptions": [
"No smoke detectors or carbon monoxide alarms are present inside the unit because none are visible in the listing photos.",
"Kitchen and bathroom countertop/outlet GFCI protection is not present or not clearly visible; assume at least one outlet lacks GFCI based on standard duplex outlets shown.",
"Heating system is present and operable based on visible thermostat and wall vent/register; full HVAC condition not confirmed.",
"Water heater and electrical panel exist but were not photographed; their condition is unknown and assumed functional unless inspection finds otherwise.",
"Ceiling patch in the living room is the result of prior water intrusion. It appears repaired cosmetically but should be inspected to confirm no active leak or mold.",
"Bedrooms have code-acceptable egress windows based on appearance, but window operation (opens easily) is unverified.",
"Listing states 'kitchen with appliances' and photos show range and dishwasher; assume these are included and operable but recommend functional verification."
],
"overall_score": 69.0,
"rubric_version": "2026-02-nspire-v1"
},
{
"summary": "This 2BR ranch is largely turnkey from a cosmetic perspective and likely can pass an initial Section 8 (HCV/NSPIRE) inspection after a short verification and a few minor fixes. Interior finishes, kitchen appliances (stove, dishwasher) and functioning plumbing are present. Required verifications and small corrections before inspection: install/verify working smoke and CO detectors as required, confirm GFCI protection at kitchen/bath outlets or install GFCI devices, verify HVAC and water‑heater operation and electrical panel condition, repair/secure porch posts and add a handrail if required by local code, and address minor concrete trip hazards and carpet stains. With those items addressed the property should be rent‑ready within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Interior appears recently painted and cosmetically updated; cabinets, counters, and fixtures look serviceable. Kitchen appliances (range, dishwasher) are present per photos and listing; missing refrigerator not shown but listing states 'kitchen with appliances'. Visible issues are minor: carpet shows wear/stains in bedrooms/living, painted cabinet wear at base, concrete porch/driveway cracks and small concrete spall at porch edge. Porch posts are weathered and will need sanding/finish or replacement. Overall repair needs are minor and primarily cosmetic or small capital work."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 72.0,
"rationale": "No obvious life‑threatening hazards visible: no exposed wiring, tub/shower surround and toilet look intact, bedroom windows appear adequate for egress, exterior doors have deadbolt/knob. However smoke detectors/carbon monoxide detectors are not visible in photos (required by NSPIRE/HUD) and GFCI status at kitchen/bath outlets is not confirmed; kitchen outlet near sink appears to be a standard receptacle in photos. There is a visible ceiling patch in living room that indicates a prior leak — no active water stains observed but needs verification. Porch step lacks a handrail which could be cited depending on local code for height of steps. These create moderate inspection risk until verified/installed."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC / Elec / Plumb / Roof)",
"score": 74.0,
"rationale": "Major systems are only partially observable. Roof shingles visible from front appear intact with no obvious sag or missing field; floor registers are visible indicating a forced‑air HVAC distribution (vents in living/bedroom) but the heating/AC equipment, water heater and electrical panel are not pictured. Kitchen and bathroom plumbing fixtures are present and appear functional; dishwasher installed. Because equipment locations, panel condition, water heater and service condition are unverified, score reflects likely functional systems but medium verification risk."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 70.0,
"rationale": "Vinyl siding and attached garage appear serviceable; driveway has cracking and staining and the front porch concrete edge shows minor deterioration. Front porch posts are weathered and may require repair/replacement. Yard and entryway are tidy; listing mentions a shed and back deck not pictured. No visible evidence of major foundation movement, active drainage/standing water, or infestation from exterior photos, but some finish/threshold work is needed to reduce trip hazards."
}
],
"red_flags": [
"No smoke detectors or CO detectors visible in any interior photos — missing detectors would cause an automatic NSPIRE failure if absent or nonfunctional.",
"Ceiling patch in living room — prior water intrusion that must be inspected to confirm no active leak or hidden mold.",
"Front porch posts are weathered and there is no handrail on the step — potential safety/code issue and trip/fall hazard.",
"Electrical panel and major mechanicals (furnace/water heater) not shown/verified — inspection risk until confirmed operational.",
"Concrete cracks/spalls at driveway and porch edge present trip hazard that should be repaired."
],
"confidence": 0.65,
"assumptions": [
"Listing statement 'kitchen with appliances' means refrigerator is included even though not pictured.",
"Forced‑air HVAC exists (floor registers visible) and is operational; heating/cooling equipment and water heater are present but not photographed.",
"No active roof leaks are present — the living room ceiling patch is assumed to be a repaired historical leak with no current moisture.",
"Electrical panel, service, and grounding are intact but not visible; no obvious exposed wiring observed in photos.",
"Back deck and shed mentioned in listing exist but were not photographed; their condition is not factored beyond the listing claim."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-analytic-v1"
},
{
"summary": "This 2-bed ranch appears generally well-maintained and likely to pass an initial Section 8 (HCV/NSPIRE) inspection after a short list of targeted corrections. Major visible systems appear present (kitchen appliances, heating control/vent, intact roof and siding). Primary inspection risks based on photos are missing/unclear life-safety devices (smoke and CO detectors), lack of visible GFCI protection at kitchen and bathroom outlets, a patched ceiling indicating prior water intrusion that must be verified as resolved, and weathered porch posts. These are mostly repair/installation items that should be completed within 1–4 weeks. With those items addressed and routine verification of furnace/water heater/electrical panel operation, the property should be rent-ready and likely pass the HCV initial inspection.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 80.0,
"rationale": "Interior and exterior photos show generally clean, recently painted surfaces, functioning kitchen appliances (electric range, dishwasher), intact cabinetry and countertops, and no large-scale cosmetic damage. Flooring and carpets appear serviceable though lightly worn. Observable minor defects: front concrete porch edge spalling, weathered/rotted porch posts that should be repaired or replaced, small driveway cracks and oil stains, and a ceiling patch in the living area that indicates a prior repair. Missing or worn cosmetic items are easy/quick fixes and do not indicate major structural failure. Overall condition suggests only minor capital and cosmetic work required prior to move-in."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 65.0,
"rationale": "No obvious life-threatening hazards visible (no exposed wiring, no collapsed ceilings, bedrooms show windows that likely provide egress). Entry shows both doorknob and deadbolt present. However, critical NSPIRE items are not visible in photos: no smoke detectors or carbon monoxide detectors are seen (absence would cause a fail), and kitchen/bath outlets do not show obvious GFCI devices — kitchen countertop outlets pictured appear standard duplex outlets without GFCI buttons; bathroom outlet also appears non-GFCI. The ceiling patch could indicate a past leak (needs verification for active moisture/mold). These missing/unknown safety items raise moderate risk but are typically fast corrective items (install 2–4 detectors, retrofit GFCI breakers/outlets) if systems are otherwise functional."
},
{
"key": "systems_mechanical",
"label": "Major systems and mechanical condition",
"score": 75.0,
"rationale": "Photos show a thermostat and wall vent in the living room indicating a forced-air heating system likely present; no visible signs of active HVAC failure. Kitchen plumbing fixtures (sink, sprayer) and dishwasher appear installed; bathroom fixtures and tub/shower surround appear intact. Roof appears shingled and in generally fair condition from front elevation photos, with no visible sagging. Electrical panel and water heater are not shown and their condition is unknown. Because visible evidence suggests functioning basic systems (heating controls, working stove, functioning plumbing fixtures), I rate systems as moderately strong but with a degree of uncertainty due to unseen equipment (furnace, water heater, electrical panel)."
},
{
"key": "exterior_site",
"label": "Exterior envelope and site condition",
"score": 78.0,
"rationale": "Exterior siding, windows, and garage door appear intact; roof line looks even without visible sagging. Yard is maintained though grass/landscaping is sparse and there are leaves. Driveway has cracking and staining (trip/slip risk minor). The front porch posts are weathered and should be replaced or reinforced; no guardrail is present but porch is low and likely below guardrail threshold. No visible standing water, major foundation cracks, or termite damage in the photos. Overall the exterior appears serviceable with minor repairs recommended."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in photos — missing detectors will fail NSPIRE inspection if absent or improperly located.",
"No visible GFCI-protected outlets for kitchen countertops and bathroom (electrical shock hazard/non-compliance risk).",
"Ceiling patch in living room — evidence of prior water intrusion; requires verification that leak is fully repaired and there is no active moisture or mold.",
"Front porch support posts are weathered/partially deteriorated and should be repaired or replaced to ensure structural/safety integrity."
],
"confidence": 0.7,
"assumptions": [
"Smoke detectors and carbon monoxide detectors are not visible in photos; assume they may be missing or not correctly located and must be verified/installed per local code/NSPIRE requirements.",
"A forced-air heating system exists (thermostat and vent visible); assume heating is functional but recommend service and proof of operation (furnace/boiler not photographed).",
"Water heater and electrical distribution panel are not shown; assume they are present and operational but require verification and documentation during inspection.",
"Kitchen and bathroom outlets pictured are standard duplex outlets with no visible GFCI reset buttons; assume GFCI protection may be missing and should be provided if not present upstream.",
"Ceiling patch in living area indicates previous water intrusion; assume the source was repaired but recommend moisture check and roof/plumbing inspection to confirm no active leak.",
"Porch posts are weathered and likely need replacement or reinforcement but the porch elevation is low enough that a guardrail is not mandatory; local code check required.",
"Bedrooms have windows that likely meet egress requirements based on size and placement shown, but exact egress dimensions were not measured and should be confirmed on-site."
],
"overall_score": 75.0,
"rubric_version": "nsPIRE-v1-photo-assessment-2026-02"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "1604 Payne Ave, Findlay, OH, 45840",
"aggregate": {
"summary": "This 2-bed single-family ranch appears broadly rent-ready with minor-to-moderate work. Cosmetic repairs (carpet replacement/cleaning, porch concrete/columns, touch-up paint) and routine system verification are needed. The principal inspection risks are missing/uncertain life-safety devices (smoke and CO alarms) and unclear GFCI protection at kitchen/bath outlets plus a patched ceiling that indicates prior water intrusion that should be investigated. With 1–4 days of targeted safety upgrades and capital fixes (install smoke/CO detectors, verify/upgrade GFCI outlets, repair/secure porch posts, address ceiling patch if active leak), the property is likely to pass an initial HCV/NSPIRE inspection. If unseen mechanical issues (water heater, furnace, electrical panel) are discovered, that could delay readiness.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition and repairs",
"score": 78.3,
"rationale": "Overall cosmetic condition is good for a 1950 ranch: fresh paint on cabinets and walls, intact cabinetry and countertops, working-looking appliances present (electric range, dishwasher). Visible issues are mostly cosmetic and minor capital repairs: patched/uneven ceiling in living room, worn/stained carpeting, chipped front porch concrete, weathered porch posts, driveway cracking. No collapsed surfaces or exposed subfloor observed. Missing or worn finishes are low-to-moderate effort to correct and do not indicate immediate structural failure."
},
{
"key": "exterior_site",
"label": "Exterior, foundation, site and yard condition",
"score": 74.3,
"rationale": "Exterior siding (vinyl) and foundation appear intact with no visible major cracks or settlement. Attached garage and door appear functional. Driveway shows cracking and minor unevenness but no major heave; front porch concrete is chipped and posts weathered. Yard is generally tidy; some low spots and leaf/debris present. No visible standing water, mold, major roof sagging or pest infestation evident in photos."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 64.0,
"rationale": "Moderate inspection risk. Positive: bedrooms have windows for egress, entry door is solid and has a deadbolt, outlets and switches have covers, no obvious exposed wiring, bathtub surround and fixtures appear intact. Concerns: no smoke detectors or CO alarms visible in photos (required), kitchen countertop outlets shown but no clear evidence of GFCI protection (kitchen and bath GFCI required under modern safety expectations), bathroom outlet not clearly GFCI, ceiling patch above living room suggests prior water intrusion (possible roof or plumbing leak that should be confirmed), front porch lacks a visible handrail and porch posts look deteriorated (potential safety/trip/guard issue). These items could cause a conditional fail unless corrected prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems: HVAC, electrical, plumbing, roof, water heater",
"score": 73.0,
"rationale": "Systems appear generally serviceable from photos: thermostat on wall and a return/vent register visible indicate central heating/AC or wall furnace exists; kitchen and bathroom plumbing fixtures are present and appear functional; electric range, hood, dishwasher installed. Roof shingles visible from front appear intact with no obvious large failures. Unknowns: electrical panel condition not shown, water heater and furnace equipment not photographed, hot water function not demonstrated. Given visible thermostat and vents and intact fixtures, assume operational with standard maintenance; however verification of water heater, furnace operation and electrical panel condition is required."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms (required life-safety devices).",
"No clear GFCI protection visible at kitchen countertop outlets and no GFCI visible in bathroom (potential electrical safety fail).",
"Patched/uneven ceiling in living room — evidence of prior water intrusion that requires verification for active leaks or hidden damage.",
"Weathered/deteriorated front porch posts and chipped porch concrete (potential safety/guardrail/handrail issue)."
],
"confidence": 0.86,
"assumptions": [
"No smoke detectors or carbon monoxide alarms are present inside the unit because none are visible in the listing photos.",
"Kitchen and bathroom countertop/outlet GFCI protection is not present or not clearly visible; assume at least one outlet lacks GFCI based on standard duplex outlets shown.",
"Heating system is present and operable based on visible thermostat and wall vent/register; full HVAC condition not confirmed.",
"Water heater and electrical panel exist but were not photographed; their condition is unknown and assumed functional unless inspection finds otherwise.",
"Ceiling patch in the living room is the result of prior water intrusion. It appears repaired cosmetically but should be inspected to confirm no active leak or mold.",
"Bedrooms have code-acceptable egress windows based on appearance, but window operation (opens easily) is unverified.",
"Listing states 'kitchen with appliances' and photos show range and dishwasher; assume these are included and operable but recommend functional verification."
],
"score_method": "mean_of_criteria",
"overall_score": 72.7,
"rubric_version": "2026-02-nspire-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4039059713"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.