Property ID: 4189278728
705 Swing Ave, Findlay, OH, 45840
Findlay, OH
Money Down: $34,800
CoC Return: -3.34%
Monthly Cash Flow: $-97
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$29,000
Closing Costs
$5,800
Total Down
$34,800
Investment Snapshot
Purchase Price
$145,000
Money Down
$34,800
Cash-on-Cash Return
-3.34%
Rent
$904
Monthly Cash Flow
$-97
Annual Cash Flow
$-1,161
Debt Service / Mo
$772
Property Tax / Mo
$94
Insurance / Mo
$44
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$904
Payment Standard
$1,127
Rent
$904
Insurance
$44
Property Tax
$94
Management
$90
Utilities Allowance
$223
NOI (Monthly)
$675
Debt Service
$772
Cash Flow After Debt
$-97
Quality Score: 77.50%
Confidence: 94.00%
This 2-bed, 1-bath home appears largely move-in ready with recent mechanical and electrical upgrades (new furnace, HVAC, breaker box, range) and fresh interior finishes. Main Section 8/NSPIRE inspection risks are missing/uncertain smoke and CO detectors, an apparent lack of visible GFCI protection at the kitchen sink, and a potential egress concern for one smaller bedroom. Exterior drainage (detached downspout) should be corrected. With installation of smoke/CO alarms, verification/installation of GFCI protection, confirmation of bedroom egress, and a few minor exterior fixes the property is likely to pass an initial HCV inspection within 1–4 weeks.
Section 8 Payment Standard
$1,127
Utility Allowance Total
$223
Guaranteed Section 8 Rent (PS - Utilities)
$904
Property Management
$90
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$145,000
Beds
2
Baths
1
Living Area
832 sqft
Lot Size
10,019 sqft
Year Built
1958
Days on Market
57
Capital Outlay
$34,800
Debt Service
$772
Property Tax / Mo
$94
Insurance / Mo
$44
Property Description
Step into this charming 2 bedroom, 1 bath home filled with thoughtful updates and move in comfort. Recent improvements include a new furnace, new HVAC system, new electric range/oven, new breaker box, and a new deck, giving buyers peace of mind and modern efficiency from day one. The home features low maintenance vinyl siding and sits on a fairly large backyard, perfect for outdoor living, pets, gardening, or future expansion. A great opportunity for anyone looking for an updated home with room to enjoy both inside and out.
Utility Allowances
Heating
$67
Property has a 'Forced Air' heating system. The specific fuel type is not listed, so 'Electric' was chosen as it is the more expensive option on the schedule ($67 vs $61 for Natural Gas).
Cooking
$11
Property description explicitly states it includes a 'new electric range/oven'. This allowance is for the tenant's cost of electricity for cooking.
Water Heating
$33
Property includes a 'Water Heater'. The fuel type is not specified, so 'Electric' was chosen to be consistent with the heating fuel selection.
Water
$26
Property description indicates the water source is 'Public'.
Sewer
$29
Property description indicates connection to a 'Sanitary Sewer'.
Trash Collection
$25
Trash collection is assumed to be a tenant responsibility as is standard for single-family homes.
Other Electric
$32
Standard allowance for general lighting and tenant-owned appliances not otherwise specified.
Air Conditioning
$0
Property has 'Central Air', but the provided utility schedule has no allowance value for this utility.
Refrigerator
$0
The property includes a refrigerator, so no allowance for a tenant-owned appliance is needed.
Range
$0
The property includes an electric range, so no allowance for a tenant-owned appliance is needed.
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$517
DP3 Annual Estimate$541
DP1 Monthly Equivalent$43
DP3 Monthly Equivalent$45
Replacement Value$63,880
Basis832 sqft / 1958
Nearby Houses
Photo unavailable
715-717 Swing Ave
sold · 0.02 mi
Price: $218,000
— bd / — ba · 3,190 sqft
Latest sale: $218,000 on Oct 17, 2019
Latest rent: —
Photo unavailable
Address unavailable
sold · 0.05 mi
Price: $48,000
2 bd / 1 ba
Latest sale: $48,000 on Dec 31, 2001
Latest rent: $1,060 on Jan 12, 2026
Photo unavailable
700 Davis St
sold · 0.05 mi
Price: $136,000
3 bd / 2 ba · 1,729 sqft
Latest sale: $136,000 on Aug 17, 2022
Latest rent: —
Photo unavailable
632 Davis St
sold · 0.06 mi
Price: $75,000
4 bd / 1 ba · 1,204 sqft
Latest sale: $75,000 on Jan 12, 2018
Latest rent: $1,500 on Apr 13, 2018
Photo unavailable
623 Swing Ave
sold · 0.07 mi
Price: $97,000
3 bd / 1 ba · 1,023 sqft
Latest sale: $97,000 on May 25, 2018
Latest rent: —
Photo unavailable
624 Swing Ave
sold · 0.08 mi
Price: $104,000
3 bd / 1 ba · 952 sqft
Latest sale: $104,000 on May 31, 2018
Latest rent: —
Photo unavailable
701 W Foulke Ave
sold · 0.09 mi
Price: $98,000
3 bd / 2 ba · 988 sqft
Latest sale: $98,000 on Sep 07, 2016
Latest rent: —
Photo unavailable
707 Davis St
sold · 0.09 mi
Price: $148,000
2 bd / 1 ba · 1,164 sqft
Latest sale: $148,000 on Jun 30, 2023
Latest rent: —
Photo unavailable
719 Davis St
for_sale · 0.10 mi
Price: $119,900
3 bd / 1 ba · 936 sqft
Latest sale: $78,000 on Mar 22, 2023
Latest rent: —
Photo unavailable
629 Davis St
sold · 0.11 mi
Price: $150,000
3 bd / 1 ba · 1,383 sqft
Latest sale: $150,000 on May 01, 2023
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 on photographed levels / near sleeping areas — inspection-fail risk.
- No visible carbon monoxide alarm (likely required given furnace) — inspection-fail risk.
- Kitchen receptacle near sink not shown as GFCI-protected — potential code fail unless protected at breaker.
- Detached/downspout at foundation edge creating potential drainage/entry-level water intrusion.
- Potential inadequate egress for the small panelled bedroom (no clear egress window visible).
Assumptions
- Listing statement of 'new furnace, new HVAC, new breaker box' is accurate and the systems are operational.
- Water heater and hot water are present and functioning though not pictured.
- GFCI protection is not present at the visible kitchen outlet (no GFCI device shown); it may instead be provided by GFCI breakers but that was not verifiable in photos.
- No smoke detectors or CO alarms were visible in any photos; assume they are not installed or not in locations required by NSPIRE unless otherwise documented.
- The small wood‑panel room is intended as a bedroom; egress adequacy for that room could not be confirmed from photos.
- No known recent rental history (rental_history_last_5y status is 'missing'), so rental history was excluded from scoring.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $1,101 | $102,450 | $35,860 |
| 2023 | $998 | $79,880 | $27,960 |
| 2022 | $991 | $79,880 | $27,960 |
| 2021 | $1,010 | $70,920 | $24,823 |
| 2020 | $1,037 | $70,920 | $24,823 |
| 2018 | $826 | $52,880 | $18,509 |
| 2017 | $826 | $52,880 | $18,509 |
| 2016 | $804 | $52,880 | $18,509 |
| 2015 | $767 | $48,770 | $17,070 |
| 2014 | $767 | $48,770 | $17,070 |
| 2013 | $767 | $48,770 | $17,070 |
| 2012 | $772 | $48,770 | $17,070 |
| 2011 | $771 | $48,770 | $17,070 |
| 2010 | $772 | $48,770 | $17,070 |
| 2009 | $740 | $49,450 | $17,310 |
| 2008 | $670 | $49,400 | $17,300 |
| 2007 | $668 | $49,400 | $17,300 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2025-08-29 | Sold | $130,000 |
| 2021-10-13 | Sold | $105,000 |
| 2016-06-09 | Sold | $48,833 |
| 2002-03-18 | Sold | $50,000 |
| 1998-09-29 | Sold | $35,000 |
| 1995-06-26 | Sold | $34,000 |
Photo Gallery
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"list_price": 145000,
"listing_id": "2991460209",
"last_update_date": "2026-02-12T13:34:21Z",
"last_status_change_date": "2026-02-11T16:15:30Z"
},
"event_name": "Listed",
"price_sqft": 174.27884615384616,
"source_name": "NWOhio",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "10003983",
"price_change_percentage": "+11.54%"
},
{
"date": "2025-09-04",
"price": 130000,
"listing": null,
"event_name": "Sold",
"price_sqft": 156.25,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": "32 days",
"source_listing_id": null,
"price_change_percentage": "+8.33%"
},
{
"date": "2025-08-03",
"price": 120000,
"listing": {
"status": "sold",
"list_date": "2025-08-03T22:45:04Z",
"list_price": 130000,
"listing_id": "2984974611",
"last_update_date": "2025-10-14T13:10:23Z",
"last_status_change_date": "2025-08-30T00:04:19Z"
},
"event_name": "Listed",
"price_sqft": 144.23076923076923,
"source_name": "NWOhio",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "6133020",
"price_change_percentage": "+14.29%"
},
{
"date": "2021-10-13",
"price": 105000,
"listing": {
"status": "sold",
"list_date": "2022-01-27T01:35:09Z",
"list_price": 110000,
"listing_id": "2934115649",
"last_update_date": "2021-10-13T15:30:48Z",
"last_status_change_date": "2022-01-27T01:35:09Z"
},
"event_name": "Sold",
"price_sqft": 126.20192307692308,
"source_name": "NWOhio",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "6077032",
"price_change_percentage": null
},
{
"date": "2016-06-08",
"price": 55500,
"listing": {
"status": "sold",
"list_date": "2016-05-05T07:00:00Z",
"list_price": 59900,
"listing_id": "588885265",
"last_update_date": "2016-06-08T11:00:00Z",
"last_status_change_date": "2016-06-08T07:00:00Z"
},
"event_name": "Sold",
"price_sqft": 66.70673076923077,
"source_name": "Findlay",
"price_change": 0,
"days_after_listed": "34 days",
"source_listing_id": "132508",
"price_change_percentage": "-7.35%"
},
{
"date": "2016-05-05",
"price": 59900,
"listing": {
"status": "sold",
"list_date": "2016-05-05T07:00:00Z",
"list_price": 59900,
"listing_id": "588885265",
"last_update_date": "2016-06-08T11:00:00Z",
"last_status_change_date": "2016-06-08T07:00:00Z"
},
"event_name": "Listed",
"price_sqft": 71.9951923076923,
"source_name": "Findlay",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": "132508",
"price_change_percentage": "+19.80%"
},
{
"date": "2002-03-18",
"price": 50000,
"listing": null,
"event_name": "Sold",
"price_sqft": 60.09615384615385,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1998-09-29",
"price": 35000,
"listing": null,
"event_name": "Sold",
"price_sqft": 42.06730769230769,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
},
{
"date": "1995-06-26",
"price": 34000,
"listing": null,
"event_name": "Sold",
"price_sqft": 40.86538461538461,
"source_name": "Public Record",
"price_change": 0,
"days_after_listed": null,
"source_listing_id": null,
"price_change_percentage": null
}
],
"building_permits_history": null
}
},
"rmn_listing_attribution": false
},
"property_id": "4189278728",
"generated_at": "2026-02-24T23:17:05.396929Z",
"initial_filter": {
"passes": true,
"reason": "disabled",
"enabled": false
},
"processing_status": {
"reason": "success",
"eligible": true,
"min_score": 60.0,
"overall_score": 77.5
},
"utility_allowance": {
"zip_code": "45840",
"home_photo": "https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m733662090s-w1280.jpg",
"rent_price": 904.0,
"loan_amount": 116000.0,
"realtor_link": "https://www.realtor.com/realestateandhomes-detail/705-Swing-Ave_Findlay_OH_45840_M41892-78728",
"bedroom_count": 2,
"interest_rate": 0.07,
"purchase_price": 145000.0,
"loan_term_years": 30,
"annual_cash_flow": 8100.17,
"mortgage_monthly": 771.75,
"payment_standard": 1127.0,
"total_amount_out": 29000.0,
"additional_photos": [
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m2758288373s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m4095162114s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m205176825s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m1793811033s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m4211829344s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m1972035949s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m725012314s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m3450229338s-w1280.jpg",
"https://ap.rdcpix.com/5cc0d599e0a1b020fba4322b2499fc76l-m4104147458s-w1280.jpg"
],
"down_payment_rate": 0.2,
"insurance_monthly": 44.08,
"monthly_cash_flow": 675.01,
"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 has a 'Forced Air' heating system. The specific fuel type is not listed, so 'Electric' was chosen as it is the more expensive option on the schedule ($67 vs $61 for Natural Gas).",
"utility": "Heating",
"allowance": 67
},
{
"note": "Property description explicitly states it includes a 'new electric range/oven'. This allowance is for the tenant's cost of electricity for cooking.",
"utility": "Cooking",
"allowance": 11
},
{
"note": "Property includes a 'Water Heater'. The fuel type is not specified, so 'Electric' was chosen to be consistent with the heating fuel selection.",
"utility": "Water Heating",
"allowance": 33
},
{
"note": "Property description indicates the water source is 'Public'.",
"utility": "Water",
"allowance": 26
},
{
"note": "Property description indicates connection to a 'Sanitary Sewer'.",
"utility": "Sewer",
"allowance": 29
},
{
"note": "Trash collection is assumed to be a tenant responsibility as is standard for single-family homes.",
"utility": "Trash Collection",
"allowance": 25
},
{
"note": "Standard allowance for general lighting and tenant-owned appliances not otherwise specified.",
"utility": "Other Electric",
"allowance": 32
},
{
"note": "Property has 'Central Air', but the provided utility schedule has no allowance value for this utility.",
"utility": "Air Conditioning",
"allowance": 0
},
{
"note": "The property includes a refrigerator, so no allowance for a tenant-owned appliance is needed.",
"utility": "Refrigerator",
"allowance": 0
},
{
"note": "The property includes an electric range, so no allowance for a tenant-owned appliance is needed.",
"utility": "Range",
"allowance": 0
}
],
"cash_on_cash_return": 0.28,
"down_payment_amount": 29000.0,
"property_tax_annual": 1134.03,
"property_tax_monthly": 94.5,
"property_tax_increase": 0.03,
"utility_allowance_total": 223.0,
"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": 2025,
"annual_cash_flow_after_debt": -1160.84,
"property_management_monthly": 90.4,
"monthly_cash_flow_after_debt": -96.74,
"cash_on_cash_return_after_debt": -0.04
},
"section8_assessment": {
"runs": [
{
"summary": "This 2-bed, 1-bath home appears largely move-in ready with recent mechanical and electrical upgrades (new furnace, HVAC, breaker box, range) and fresh interior finishes. Main Section 8/NSPIRE inspection risks are missing/uncertain smoke and CO detectors, an apparent lack of visible GFCI protection at the kitchen sink, and a potential egress concern for one smaller bedroom. Exterior drainage (detached downspout) should be corrected. With installation of smoke/CO alarms, verification/installation of GFCI protection, confirmation of bedroom egress, and a few minor exterior fixes the property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 85.0,
"rationale": "Interior appears recently updated: new stove, refreshed cabinetry/countertops, new carpet and paint. Exterior vinyl siding looks intact. Visible deferred items are minor: scuffing at door threshold, moss/age on small porch awning, and a detached/downspout piece on the front corner. No severe cosmetic or finish defects visible that would prevent rental after small touch-ups."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 60.0,
"rationale": "Positive: new breaker box claimed and no exposed wiring visible; metal handrail present on front steps. Concerns: no smoke detectors or CO alarm visible in photos (NSPIRE requires smoke detectors on each level and CO alarms if fuel-burning appliances are present); kitchen outlet beside sink is a standard receptacle with no visible GFCI device (could be GFCI at breaker but not confirmed). One small bedroom (panelled) has no clear egress window visible in photos which could be a risk. These issues are likely fixable but represent inspection risks."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical",
"score": 80.0,
"rationale": "Listing states new furnace and new HVAC system and photos show a modern electric range and a thermostat on the wall. New breaker box reported. Plumbing fixtures and sink appear intact. Water heater not shown. Given the stated recent system replacements, major system failures are unlikely, but hot water and water-heater condition are unconfirmed from photos."
},
{
"key": "exterior_site",
"label": "Exterior / Site Condition",
"score": 75.0,
"rationale": "Vinyl siding and roof shingles appear serviceable with no obvious sagging or active roof failure. Front stoop and railing are present and appear usable. Noted issues: a downspout section is detached and lying at the foundation edge (drainage concern), small moss/paint deterioration on porch awning, and limited assessment of rear yard drainage from photos. Foundation is visible but no active major cracks or settling apparent in photos."
}
],
"red_flags": [
"No visible smoke detectors on photographed levels / near sleeping areas — inspection-fail risk.",
"No visible carbon monoxide alarm (likely required given furnace) — inspection-fail risk.",
"Kitchen receptacle near sink not shown as GFCI-protected — potential code fail unless protected at breaker.",
"Detached/downspout at foundation edge creating potential drainage/entry-level water intrusion.",
"Potential inadequate egress for the small panelled bedroom (no clear egress window visible)."
],
"confidence": 0.7,
"assumptions": [
"Listing statement of 'new furnace, new HVAC, new breaker box' is accurate and the systems are operational.",
"Water heater and hot water are present and functioning though not pictured.",
"GFCI protection is not present at the visible kitchen outlet (no GFCI device shown); it may instead be provided by GFCI breakers but that was not verifiable in photos.",
"No smoke detectors or CO alarms were visible in any photos; assume they are not installed or not in locations required by NSPIRE unless otherwise documented.",
"The small wood‑panel room is intended as a bedroom; egress adequacy for that room could not be confirmed from photos.",
"No known recent rental history (rental_history_last_5y status is 'missing'), so rental history was excluded from scoring."
],
"overall_score": 76.0,
"rubric_version": "ns-2026-v1"
},
{
"summary": "This 2-bed, 1-bath single-family appears close to turnkey for a Section 8/HCV initial inspection. Interior renovations, new HVAC/furnace and new breaker box (per listing), updated kitchen appliances, and generally sound exterior siding and roof suggest most inspection risks are addressed. Remaining likely inspection items: installation/confirmation of properly-located smoke and carbon monoxide detectors, verification/installation of GFCI protection at kitchen/bath as required, reconnection/extension of the detached downspout, and confirmation of water heater operation. With those small fixes/verifications, the property should pass an initial NSPIRE inspection and be rent-ready within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Visible condition & repairs",
"score": 85.0,
"rationale": "Interior photos show recent cosmetic updates: new-looking carpet, fresh paint, updated kitchen cabinets/countertop, and a new electric range and refrigerator. Exterior vinyl siding looks intact and low-maintenance. Minor observable issues: wear at the interior door bottom/trim and an aged awning over the front step. A downspout section is detached at the front corner (easy repair). No major cosmetic deferred maintenance or exposed subfloor visible. Missing appliances are not an issue here (stove and fridge shown). Overall turnkey with only minor, easy-to-fix items."
},
{
"key": "safety_code",
"label": "Section 8 / NSPIRE safety & code risk",
"score": 70.0,
"rationale": "No obvious life-threatening hazards in photos: handrail present at front steps, stairs appear secure, no collapsed ceilings, no visible active roof leaks or standing water. New breaker box (listing) reduces electrical-risk concern and no exposed wiring is visible. However, smoke detectors and carbon monoxide alarms are not visible in any interior photo (required by NSPIRE). GFCI receptacle at the kitchen sink is not clearly evident in photos. Bedroom egress windows appear present in the bedrooms shown, but exact dimensions/egress compliance cannot be verified from images. Because required detectors/outlet protection are not shown, reduce the score moderately for probable corrective items prior to inspection."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 80.0,
"rationale": "Listing states new furnace, new HVAC system, and a new breaker box; photos show a thermostat on the living room wall and modern electric range, supporting the listing claims. Roof shingles visible appear intact with no obvious sagging or major damage. Water heater is not shown and plumbing fixtures are only partially visible (kitchen sink looks functional). Because major systems are reported new but some elements (hot water heater, plumbing drain performance) are unverified from photos, score is high but not perfect."
},
{
"key": "exterior_site",
"label": "Exterior envelope & site",
"score": 80.0,
"rationale": "Vinyl siding and foundation block appear generally sound from exterior photos. Roof slope looks even with no visible sagging. Yard is usable and the listing notes a new deck (not pictured). Issues: one downspout segment is detached/lying near the foundation which can affect drainage/ice buildup and should be reconnected or extended away from foundation. Driveway/walkway show some snow/ice in photos but no major trip hazards or collapsed concrete visible. Overall tidy exterior with a small drainage/maintenance item to address."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide alarms in interior photos (required under NSPIRE and local codes when fuel-burning appliances or attached garage present).",
"Detached/downspout segment at front corner (visible) — creates potential drainage and ice hazard near foundation and walkways."
],
"confidence": 0.75,
"assumptions": [
"Listing is accurate that furnace, HVAC system, and breaker box are new and operational.",
"Water heater and plumbing are functional though the water heater is not pictured.",
"Smoke and carbon monoxide detectors are not visible in photos and should be assumed not confirmed; installers may have added them but not photographed.",
"GFCI protection at the kitchen sink is not visible in photos; assume it may be absent or not clearly marked.",
"Bedroom windows shown provide egress but exact sizes and clearance are unverified from images.",
"No active roof leaks or hidden structural issues are present beyond what is visible; however, the house is older (1958) so some concealed issues remain possible.",
"New deck referenced in listing exists though not shown in the provided photos."
],
"overall_score": 79.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "This 2BR/1BA single-family appears largely move-in ready for a Section 8/HCV initial inspection. Major mechanical upgrades (new furnace/HVAC and new breaker box) and updated finishes in the interior are strong positives. Primary inspection risks are life-safety items that are not visible in photos (smoke/CO detectors, GFCI protection, hot water source verification) and a detached downspout that could cause drainage issues near the foundation. With verification/installation of required detectors and confirmation of hot water and GFCI protection, this property is likely to pass an initial NSPIRE/HCV inspection with only minor fixes.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 82.0,
"rationale": "Interior and finishes appear recently updated: new carpeting, painted walls, updated kitchen cabinets/countertops, and a new electric range visible. No visible major cosmetic defects in living areas or bedrooms. Exterior vinyl siding looks intact. Minor deferred items observed: small area of moss/algae on the front awning/soffit, a detached downspout extension sitting at the foundation edge, and some wear at door thresholds. No evidence of collapsed ceilings, exposed subfloor, or widespread water damage in photos. Missing appliances are not an issue here (stove and refrigerator present). Overall mostly cosmetic/minor exterior repairs only."
},
{
"key": "safety_code",
"label": "Safety / NSPIRE Code Risk",
"score": 70.0,
"rationale": "No visible exposed wiring, ceiling collapse, or major trip hazards. Entry steps have a metal handrail. Electrical panel is reported as new in the listing (positive). However several NSPIRE safety items cannot be confirmed from photos: presence and placement of smoke detectors and carbon monoxide alarms, GFCI protection for kitchen countertop outlets, and hot water functionality. The kitchen outlet visible near the counter does not show a GFCI-reset device (it could be GFCI-protected at the panel). If smoke/CO detectors or required GFCIs are missing, the property would fail an initial inspection; listing mentions recent mechanical/electrical updates which reduces risk but these life-safety items require verification."
},
{
"key": "systems_mechanical",
"label": "Systems & Mechanical Integrity",
"score": 78.0,
"rationale": "Listing states new furnace, new HVAC system, and new breaker box; those are significant positives and reduce risk of immediate system failures. Thermostat is visible and interior finishes around vents look in good condition. Roof shingles appear generally intact in exterior photos with no visible sagging or active leaks. Water heater and visible plumbing/mechanical components are not shown in photos, so hot water and water heater age/condition are assumed serviceable but not verified. Overall systems appear recently updated but missing direct photo confirmation of water heater and duct/vent termination."
},
{
"key": "exterior_site",
"label": "Exterior & Site",
"score": 80.0,
"rationale": "Exterior vinyl siding appears in good condition and foundation looks generally sound from photos with no obvious large cracks or movement. New deck is mentioned in listing (not pictured) which suggests outdoor improvements. Observed concerns: a downspout/extension is detached and sitting near the foundation (can cause poor drainage), the small front awning has visible algae/moss and staining, and snow/wet ground present at time of photos (no standing water observed). Driveway/walkway surface is serviceable; stoop and railing are present. No visible pest infestation or collapsed exterior elements."
}
],
"red_flags": [
"Unverified presence of smoke detectors and carbon monoxide alarms — missing detectors are an immediate NSPIRE fail if not installed in required locations.",
"Kitchen countertop outlet visible does not show a GFCI device — lack of GFCI protection is an inspection risk and may require correction.",
"Detached downspout/extension resting at foundation edge may cause poor drainage and potential moisture issues if not reattached or redirected.",
"Water heater and hot water availability not shown — lack of hot water or an unsafe water heater installation would be a fail (status unverified)."
],
"confidence": 0.7,
"assumptions": [
"Listing text is accurate: new furnace, new HVAC, and new breaker box were installed recently and are operational.",
"Water heater and hot water supply are present and operational but not visible in photos.",
"Smoke detectors and carbon monoxide alarms are not visible in photos; assume they may be present but require verification. If missing they will be an immediate fail.",
"Kitchen countertop outlets may or may not be GFCI-protected; assume GFCI protection could be at the panel but must be checked.",
"No active roof leaks or significant unseen structural issues are present since ceilings show no stains or sagging in interior photos.",
"New deck mentioned in listing is in good condition though not shown in the provided photos."
],
"overall_score": 78.0,
"rubric_version": "2026-02-24_v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "705 Swing Ave, Findlay, OH, 45840",
"aggregate": {
"summary": "This 2-bed, 1-bath home appears largely move-in ready with recent mechanical and electrical upgrades (new furnace, HVAC, breaker box, range) and fresh interior finishes. Main Section 8/NSPIRE inspection risks are missing/uncertain smoke and CO detectors, an apparent lack of visible GFCI protection at the kitchen sink, and a potential egress concern for one smaller bedroom. Exterior drainage (detached downspout) should be corrected. With installation of smoke/CO alarms, verification/installation of GFCI protection, confirmation of bedroom egress, and a few minor exterior fixes the property is likely to pass an initial HCV inspection within 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition / Repairs",
"score": 84.0,
"rationale": "Interior appears recently updated: new stove, refreshed cabinetry/countertops, new carpet and paint. Exterior vinyl siding looks intact. Visible deferred items are minor: scuffing at door threshold, moss/age on small porch awning, and a detached/downspout piece on the front corner. No severe cosmetic or finish defects visible that would prevent rental after small touch-ups."
},
{
"key": "exterior_site",
"label": "Exterior / Site Condition",
"score": 78.3,
"rationale": "Vinyl siding and roof shingles appear serviceable with no obvious sagging or active roof failure. Front stoop and railing are present and appear usable. Noted issues: a downspout section is detached and lying at the foundation edge (drainage concern), small moss/paint deterioration on porch awning, and limited assessment of rear yard drainage from photos. Foundation is visible but no active major cracks or settling apparent in photos."
},
{
"key": "safety_code",
"label": "Safety / Code Risk",
"score": 66.7,
"rationale": "Positive: new breaker box claimed and no exposed wiring visible; metal handrail present on front steps. Concerns: no smoke detectors or CO alarm visible in photos (NSPIRE requires smoke detectors on each level and CO alarms if fuel-burning appliances are present); kitchen outlet beside sink is a standard receptacle with no visible GFCI device (could be GFCI at breaker but not confirmed). One small bedroom (panelled) has no clear egress window visible in photos which could be a risk. These issues are likely fixable but represent inspection risks."
},
{
"key": "systems_mechanical",
"label": "Systems / Mechanical",
"score": 79.3,
"rationale": "Listing states new furnace and new HVAC system and photos show a modern electric range and a thermostat on the wall. New breaker box reported. Plumbing fixtures and sink appear intact. Water heater not shown. Given the stated recent system replacements, major system failures are unlikely, but hot water and water-heater condition are unconfirmed from photos."
}
],
"red_flags": [
"No visible smoke detectors on photographed levels / near sleeping areas — inspection-fail risk.",
"No visible carbon monoxide alarm (likely required given furnace) — inspection-fail risk.",
"Kitchen receptacle near sink not shown as GFCI-protected — potential code fail unless protected at breaker.",
"Detached/downspout at foundation edge creating potential drainage/entry-level water intrusion.",
"Potential inadequate egress for the small panelled bedroom (no clear egress window visible)."
],
"confidence": 0.94,
"assumptions": [
"Listing statement of 'new furnace, new HVAC, new breaker box' is accurate and the systems are operational.",
"Water heater and hot water are present and functioning though not pictured.",
"GFCI protection is not present at the visible kitchen outlet (no GFCI device shown); it may instead be provided by GFCI breakers but that was not verifiable in photos.",
"No smoke detectors or CO alarms were visible in any photos; assume they are not installed or not in locations required by NSPIRE unless otherwise documented.",
"The small wood‑panel room is intended as a bedroom; egress adequacy for that room could not be confirmed from photos.",
"No known recent rental history (rental_history_last_5y status is 'missing'), so rental history was excluded from scoring."
],
"score_method": "mean_of_criteria",
"overall_score": 77.5,
"rubric_version": "ns-2026-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4189278728"
}
}
This dashboard combines underwriting, voucher payment standards, utilities, and local property signals in one workflow.