Property ID: 4910020274
508 E Decatur St, Kenton, OH, 43326
Kenton, OH
Money Down: $32,160
CoC Return: 4.20%
Monthly Cash Flow: $113
Editable financing assumptions (defaults: 4% closing costs, 7% interest).
Down Payment
$26,800
Closing Costs
$5,360
Total Down
$32,160
Investment Snapshot
Purchase Price
$134,000
Money Down
$32,160
Cash-on-Cash Return
4.20%
Rent
$1,050
Monthly Cash Flow
$113
Annual Cash Flow
$1,351
Debt Service / Mo
$713
Property Tax / Mo
$80
Insurance / Mo
$39
Quality Score and Underwriting
Monthly Cash Flow Breakdown
Rent (Projected)
$1,050
Payment Standard
$1,373
Rent
$1,050
Insurance
$39
Property Tax
$80
Management
$105
Utilities Allowance
$323
NOI (Monthly)
$826
Debt Service
$713
Cash Flow After Debt
$113
Quality Score: 69.10%
Confidence: 89.00%
This 4-bedroom single family house appears generally well maintained and would likely pass a Housing Choice Voucher (Section 8) inspection after a small scope of safety corrections and verification of mechanicals. Primary inspection risks visible in photos are missing/undocumented smoke and CO alarms, missing handrails on exterior steps, and an unsecured fixed exterior ladder to the roof. Major systems (roof indicated 2010) appear serviceable but furnace/HW/electrical panel were not photographed and should be verified. Most required work is minor (install alarms, add handrails, secure ladder, trim landscaping, document service records) — with those fixes the property looks rentable within 2–4 weeks.
Section 8 Payment Standard
$1,373
Utility Allowance Total
$323
Guaranteed Section 8 Rent (PS - Utilities)
$1,050
Property Management
$105
Property Fundamentals
Status
For Sale
Type
single_family
List Price
$134,000
Beds
4
Baths
1
Living Area
1,144 sqft
Lot Size
—
Year Built
—
Days on Market
150
Capital Outlay
$32,160
Debt Service
$713
Property Tax / Mo
$80
Insurance / Mo
$39
Property Description
Charming 2 story 4 Bedroom home! This well built, clean, cozy home offers comfort and solid craftmanship. The property offers beautiful original hardwood floors, most windows are updated vinyl. Shingle and metal roof installed in 2010. You are greeted by a nice large closed in sun porch in the front of the home. This home has a great deal of handy storage in the home on the first and second floors. Large Laundry room and large bath on first floor. Home comes with an electric range, freezer, washer, and dryer. Fenced yard in back of home with storage building. This clean, well cared for property is ready for its next owners to move in and make it their own.
Utility Allowances
Heating
$95
Selected 'Natural Gas' based on property details stating 'Heating Features: Forced Air, Natural Gas'.
Cooking
$17
Selected 'Electric' as the property description explicitly mentions it comes with an 'electric range'.
Water Heating
$42
Selected 'Natural Gas' based on property details listing a 'Gas Water Heater'.
Other Electric
$50
This is a standard allowance for general electricity use (lights, outlets, etc.) for a 4-bedroom unit.
Water
$40
Property is connected to 'Public' water source.
Sewer
$46
Property is connected to 'Public Sewer'.
Trash Collection
$25
Standard municipal service for a single-family home, assumed to be a tenant expense.
Refrigerator
$8
A refrigerator is not listed as an included appliance, so it is assumed to be tenant-owned and an allowance is provided.
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$460
DP3 Annual Estimate$481
DP1 Monthly Equivalent$38
DP3 Monthly Equivalent$40
Replacement Value$86,510
Basis1,144 sqft / 1980
Nearby Houses
Photo unavailable
510 E Decatur St
for_sale · 0.01 mi
Price: $99,000
3 bd / 1 ba · 744 sqft
Latest sale: —
Latest rent: —
Photo unavailable
519 Decatur St
sold · 0.04 mi
Price: $140,000
4 bd / 2 ba · 1,716 sqft
Latest sale: $140,000 on May 28, 2024
Latest rent: —
Photo unavailable
354 S Barron St
for_sale · 0.04 mi
Price: $159,000
3 bd / 3 ba · 1,296 sqft
Latest sale: —
Latest rent: —
Photo unavailable
430 Henry St
sold · 0.06 mi
Price: $65,000
2 bd / 2 ba · 1,424 sqft
Latest sale: $65,000 on Apr 02, 2021
Latest rent: —
Photo unavailable
334 Clinton St
sold · 0.07 mi
Price: $56,500
3 bd / 1 ba · 1,272 sqft
Latest sale: $56,500 on May 27, 2016
Latest rent: —
Photo unavailable
332 Clinton St
sold · 0.08 mi
Price: $177,000
3 bd / 2 ba · 1,200 sqft
Latest sale: $177,000 on Jun 02, 2025
Latest rent: —
Photo unavailable
312 Henry St
sold · 0.09 mi
Price: $130,000
3 bd / 1 ba · 1,264 sqft
Latest sale: $130,000 on Aug 31, 2022
Latest rent: —
Photo unavailable
614 S Henry St
sold · 0.11 mi
Price: $89,900
2 bd / 1 ba · 1,301 sqft
Latest sale: $89,900 on Nov 20, 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 detectors in photographed interior spaces (likely NSPIRE fail until corrected).
- Exterior front and rear steps lack handrails (safety citation / trip/fall hazard).
- Tall, fixed exterior ladder to roof on rear elevation presents an accessible fall/security hazard and should be secured or removed.
Assumptions
- Appliances listed (electric range, freezer, washer, dryer) are present and functional as stated in listing; absence of photos of kitchen appliances is assumed resolved by the listing text.
- Roof age and condition are as-stated in listing (shingle and metal work 2010); no active leaks observed in interior photos.
- A heating system exists (thermostat visible) and is operational, though no furnace or HVAC equipment photos were provided.
- Smoke and CO detectors may exist but were not visible in provided photos; assessor treats their absence in photos as likely inspection issue.
- Plumbing, hot water, and electrical service are functional unless otherwise noted; no active leaks or severe electrical hazards visible in photos.
- Bedroom window egresses are assumed typical for a house of this type but exact dimensions were not confirmed from photos.
Tax and Sale History
Property Tax History
| Year | Tax | Market Total | Assessment Total |
|---|---|---|---|
| 2025 | $932 | $89,710 | $31,400 |
| 2024 | $953 | $89,710 | $31,400 |
| 2023 | $915 | $89,710 | $31,400 |
| 2022 | $793 | $73,230 | $25,630 |
| 2021 | $796 | $73,230 | $25,630 |
| 2020 | $692 | $73,230 | $25,630 |
| 2019 | $474 | $58,770 | $20,570 |
| 2018 | $475 | $58,770 | $20,570 |
| 2017 | $468 | $58,770 | $20,570 |
| 2016 | $336 | $49,850 | $17,450 |
| 2015 | $313 | $49,850 | $17,450 |
| 2014 | $312 | $49,850 | $17,450 |
| 2013 | $375 | $53,680 | $18,790 |
| 2012 | $373 | $53,680 | $18,790 |
| 2011 | $375 | $53,680 | $18,790 |
| 2009 | $349 | $55,750 | $19,510 |
| 2008 | $338 | $55,750 | $19,510 |
| 2006 | $587 | $53,060 | $18,570 |
Sale History
| Date | Event | Price |
|---|---|---|
| 2026-02-07 | Price Changed | $134,000 |
| 2025-11-09 | Listed | $136,000 |
Photo Gallery
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"summary": "This 4-bedroom single family house appears generally well maintained and would likely pass a Housing Choice Voucher (Section 8) inspection after a small scope of safety corrections and verification of mechanicals. Primary inspection risks visible in photos are missing/undocumented smoke and CO alarms, missing handrails on exterior steps, and an unsecured fixed exterior ladder to the roof. Major systems (roof indicated 2010) appear serviceable but furnace/HW/electrical panel were not photographed and should be verified. Most required work is minor (install alarms, add handrails, secure ladder, trim landscaping, document service records) — with those fixes the property looks rentable within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Exterior and interior photos show a generally well-maintained home with intact vinyl siding, updated vinyl windows (listing), original hardwoods noted in listing, and clean living spaces. Visible wear is limited to weathered front wooden steps, minor shrub overgrowth, and dated ceiling tiles/covers in several rooms. Listing states appliances (electric range, freezer, washer, dryer) are included, so missing appliances are not a concern. Overall visible deficiencies are cosmetic or minor maintenance rather than major repairs."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 55.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the interior photos (hallways/rooms) — NSPIRE requires functioning smoke alarms in sleeping areas and on each level; absence in photos is a likely inspection issue. Exterior front and rear steps lack handrails; rear concrete steps have no handrail and the small front wooden steps also lack a handrail/guard — this is a common code/safety citation. The exterior fixed roof ladder on the back of the house presents an accessible fall/entry hazard. No exposed high-risk electrical hazards are visible and windows appear operable for egress, but bedroom window egress dimensions cannot be fully confirmed from photos. Plumbing fixtures and hot water presence not shown. Taken together these items create moderate NSPIRE risk that will likely require straightforward corrections (install smoke/CO alarms, add handrails, secure/remove ladder)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 60.0,
"rationale": "Listing indicates shingle and metal roof installed in 2010 (photos show intact roofline) which suggests roof serviceable. A wall thermostat is visible in one photo, implying presence of a heating system; however no HVAC condenser, furnace, water heater or electrical panel are shown. Plumbing fixtures and hot water were not photographed. No obvious water intrusion, sagging ceilings, or active leaks are visible. Because major systems are not documented in photos but listing text suggests functioning appliances and recent roof work, assign a moderate score pending mechanical verification and service records."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 70.0,
"rationale": "Exterior photos show intact vinyl siding and foundation visually sound with no large visible cracks. Yard is fenced with a storage building; fence appears weathered but functional. Walkways are present but show wear; rear yard has a worn track and some bare patches. Shrubs are overgrown and may need trimming. The tall exterior fixed ladder on the rear wall is a safety/site concern (access to roof). Gutters and downspouts are present and connected. Overall exterior is functional with moderate yard/finish work needed."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in photographed interior spaces (likely NSPIRE fail until corrected).",
"Exterior front and rear steps lack handrails (safety citation / trip/fall hazard).",
"Tall, fixed exterior ladder to roof on rear elevation presents an accessible fall/security hazard and should be secured or removed."
],
"confidence": 0.7,
"assumptions": [
"Appliances listed (electric range, freezer, washer, dryer) are present and functional as stated in listing; absence of photos of kitchen appliances is assumed resolved by the listing text.",
"Roof age and condition are as-stated in listing (shingle and metal work 2010); no active leaks observed in interior photos.",
"A heating system exists (thermostat visible) and is operational, though no furnace or HVAC equipment photos were provided.",
"Smoke and CO detectors may exist but were not visible in provided photos; assessor treats their absence in photos as likely inspection issue.",
"Plumbing, hot water, and electrical service are functional unless otherwise noted; no active leaks or severe electrical hazards visible in photos.",
"Bedroom window egresses are assumed typical for a house of this type but exact dimensions were not confirmed from photos."
],
"overall_score": 67.0,
"rubric_version": "2026-02-NSPIRE-v1"
},
{
"summary": "Overall this 4BR single-family appears in good, mostly cosmetic condition and would likely pass a Housing Choice Voucher/NSPIRE initial inspection after addressing a few straightforward items: install/verify smoke detectors and CO alarms in required locations, add/repair handrail at front entry (if required by local code), secure or remove the exterior fixed ladder, and verify operation of heating, hot water and electrical panel (including GFCI outlets). With those actions this property is likely rent-ready within 30 days.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 80.0,
"rationale": "Property photos and listing describe a clean, well-cared-for 4BR home with original hardwoods and updated vinyl windows. Interior finishes appear intact (walls, ceilings, carpeting) and fixtures are present. Exterior siding and roof look serviceable; roof reported replaced in 2010. Observable minor items: weathered front wood steps (cosmetic/finish), overgrown front shrubs, minor exterior trim wear. Listing indicates appliances (electric range, freezer, washer/dryer) included, so missing-appliance risk is low. Overall mostly cosmetic/low-effort repairs only."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance",
"score": 68.0,
"rationale": "No obvious life‑threatening hazards in photos (no collapsed ceilings, major water intrusion, visible exposed wiring or major foundation movement). A ceiling-mounted smoke/CO style alarm is visible in the enclosed front porch but additional smoke detectors in sleeping areas/each level are not visible in photos — NSPIRE requires detectors on each level and outside sleeping areas. The front entry wood steps lack a handrail; rear concrete steps have a partial handrail. An exterior fixed ladder on the rear elevation is accessible from ground level and poses an access/fall hazard. Bedroom egress windows appear present but exact sill heights/measurements unknown. Because detectors, CO alarms (if fuel appliances present) and a secure front handrail are potential inspection fails, safety score is moderate."
},
{
"key": "systems_mechanical",
"label": "Major Systems (HVAC/Electrical/Plumbing/Roof)",
"score": 65.0,
"rationale": "Roof is reported replaced (shingle + metal in 2010) and appears intact in photos. No visible signs of active leaks or sagging ceilings. A thermostat on the living room wall suggests central heating but the heating appliance, water heater and electrical panel are not pictured. Listing notes laundry and a bath on first floor and includes electric range — which implies functioning plumbing and electrical circuits, but these systems were not photographed for confirmation. Because critical mechanicals are unverified (furnace, water heater, electrical panel condition, GFCI presence), deduct points for unknowns despite no visible distress."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 75.0,
"rationale": "Vinyl siding, gutters/downspouts and foundation look intact. Fenced backyard and a storage building are present (positive for rental). Yard shows worn path and some minor deterioration of small fencing sections and weathered driveway edge; no standing water or major drainage problems visible. Exterior fixed ladder accessible from yard is a safety concern (see safety_code). Overall exterior is functional with moderate cosmetic cleanup and some small repairs needed."
}
],
"red_flags": [
"Exterior fixed ladder accessible from ground level — fall hazard / unauthorized roof access.",
"No visible smoke detectors/CO alarms in sleeping areas or on each level in photos (only a porch alarm visible) — potential NSPIRE fail.",
"Front wooden entry steps lack a handrail (potential hazard / code failure depending on riser count and local code)."
],
"confidence": 0.7,
"assumptions": [
"Listing-provided appliances (electric range, freezer, washer, dryer) are present and operational as stated.",
"Heating system and hot water are installed and functioning though not pictured (thermostat visible suggests presence of central heat).",
"No active roof leaks or major hidden water damage exist since ceilings and roofline in photos appear flat and unstained.",
"Electrical panel, service capacity and GFCI protection are present and serviceable though not photographed; visible wiring inside photos shows no exposed live conductors.",
"Bedroom windows provide adequate egress dimensions (photos show typical double-hung windows but measurements were not provided)."
],
"overall_score": 72.0,
"rubric_version": "1.0"
},
{
"summary": "Overall the property appears generally well maintained with mostly cosmetic repairs and minor safety items to address. The house looks likely to pass an initial HCV/NSPIRE inspection after simple fixes (install/verify smoke and CO alarms, add a compliant handrail at the front entry, address exterior ladder/access and confirm GFCI outlets). Major systems (roof, heating, appliances) appear present or recently serviced per listing, but electrical panel, water heater, and specific egress window compliance should be verified. Estimated time to rent-ready assuming repairs and device installs: 1–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & repairs",
"score": 75.0,
"rationale": "Interior and exterior photos show a generally clean, well-maintained home with original hardwood and newer carpeting; listing states updated vinyl windows and roof work in 2010. Visible issues are cosmetic/maintenance: weathered front wooden steps, overgrown/shrubbery trimming, aged ceiling tiles, and typical cosmetic wear. Appliances are reported included. No visible severe damage or collapsed elements; repair items appear minor and quick to address."
},
{
"key": "safety_code",
"label": "Safety & code compliance",
"score": 60.0,
"rationale": "No smoke detectors or carbon monoxide alarms are visible in interior photos — detectors are required and commonly fail initial inspections when missing. Front entry steps lack a handrail (potential unsafe stairs), which is an NSPIRE/municipal concern. Exterior fixed ladder on rear wall is a climb/access hazard. Bedroom egress and GFCI protection in kitchen/bath cannot be confirmed from photos. No obvious exposed live wiring or severe trip hazards visible. Overall moderate risk due to missing/uncertain life-safety devices and handrail."
},
{
"key": "systems_mechanical",
"label": "Major systems & mechanicals",
"score": 65.0,
"rationale": "Listing states shingle and metal roof work done in 2010; roof and gutters appear intact in photos. Baseboard/heat elements visible suggesting functioning heating (type not shown). Appliances (electric range, washer, dryer, freezer) are reported present. Electrical panel, water heater, hot water availability, and HVAC central equipment are not shown — condition inferred as likely serviceable but unverified. No visible water intrusion, active leaks, or collapsed ceilings noted. Moderate score due to unverified major systems."
},
{
"key": "exterior_site",
"label": "Exterior & site condition",
"score": 70.0,
"rationale": "Vinyl siding and foundation appear sound; fenced backyard and storage shed present. Concrete walkways and rear steps are intact though show typical wear. Landscaping needs trimming. The rear metal ladder attached to the wall presents an exterior safety hazard. Fence appears older but serviceable. No standing water, obvious major drainage problems, or visible foundation movement in photos."
}
],
"red_flags": [
"No visible smoke detectors or CO alarms in interior photos (life-safety device likely missing)",
"Front entry steps have no compliant handrail / potential unsafe stairs",
"Exterior fixed metal ladder on rear wall provides climbable roof access and is a safety hazard that may require mitigation",
"GFCI protection in kitchen/bath and condition of electrical panel not shown (unknown — inspection risk)"
],
"confidence": 0.65,
"assumptions": [
"Listing is accurate: home comes with electric range, freezer, washer and dryer and that these appliances are operational.",
"Roof replacement/repairs referenced in listing (2010) are reasonably intact with no active leaks — no evidence of active water intrusion in photos.",
"Heating exists and is functional (visible baseboard suggests heat source), but no central HVAC unit or service records were provided.",
"Smoke and carbon monoxide detectors are not present or not visible in photos; assume they need installation or verification.",
"Electrical panel condition, GFCI outlets in kitchen/bath, water heater and hot water availability are unknown (not pictured) and should be verified pre-inspection.",
"Bedroom egress windows likely meet size/egress but cannot be confirmed from provided photos; assume at least some windows are compliant but this requires verification."
],
"overall_score": 68.0,
"rubric_version": "2026-02-NSPIRE-v1"
}
],
"model": "gpt-5-mini-2025-08-07",
"errors": [],
"address": "508 E Decatur St, Kenton, OH, 43326",
"aggregate": {
"summary": "This 4-bedroom single family house appears generally well maintained and would likely pass a Housing Choice Voucher (Section 8) inspection after a small scope of safety corrections and verification of mechanicals. Primary inspection risks visible in photos are missing/undocumented smoke and CO alarms, missing handrails on exterior steps, and an unsecured fixed exterior ladder to the roof. Major systems (roof indicated 2010) appear serviceable but furnace/HW/electrical panel were not photographed and should be verified. Most required work is minor (install alarms, add handrails, secure ladder, trim landscaping, document service records) — with those fixes the property looks rentable within 2–4 weeks.",
"criteria": [
{
"key": "condition_repairs",
"label": "Condition & Repairs",
"score": 78.3,
"rationale": "Exterior and interior photos show a generally well-maintained home with intact vinyl siding, updated vinyl windows (listing), original hardwoods noted in listing, and clean living spaces. Visible wear is limited to weathered front wooden steps, minor shrub overgrowth, and dated ceiling tiles/covers in several rooms. Listing states appliances (electric range, freezer, washer, dryer) are included, so missing appliances are not a concern. Overall visible deficiencies are cosmetic or minor maintenance rather than major repairs."
},
{
"key": "exterior_site",
"label": "Exterior & Site Condition",
"score": 71.7,
"rationale": "Exterior photos show intact vinyl siding and foundation visually sound with no large visible cracks. Yard is fenced with a storage building; fence appears weathered but functional. Walkways are present but show wear; rear yard has a worn track and some bare patches. Shrubs are overgrown and may need trimming. The tall exterior fixed ladder on the rear wall is a safety/site concern (access to roof). Gutters and downspouts are present and connected. Overall exterior is functional with moderate yard/finish work needed."
},
{
"key": "safety_code",
"label": "Safety & Code Compliance Risk",
"score": 61.0,
"rationale": "No smoke detectors or carbon monoxide detectors are visible in the interior photos (hallways/rooms) — NSPIRE requires functioning smoke alarms in sleeping areas and on each level; absence in photos is a likely inspection issue. Exterior front and rear steps lack handrails; rear concrete steps have no handrail and the small front wooden steps also lack a handrail/guard — this is a common code/safety citation. The exterior fixed roof ladder on the back of the house presents an accessible fall/entry hazard. No exposed high-risk electrical hazards are visible and windows appear operable for egress, but bedroom window egress dimensions cannot be fully confirmed from photos. Plumbing fixtures and hot water presence not shown. Taken together these items create moderate NSPIRE risk that will likely require straightforward corrections (install smoke/CO alarms, add handrails, secure/remove ladder)."
},
{
"key": "systems_mechanical",
"label": "Major Systems (Roof/HVAC/Plumbing/Electrical)",
"score": 63.3,
"rationale": "Listing indicates shingle and metal roof installed in 2010 (photos show intact roofline) which suggests roof serviceable. A wall thermostat is visible in one photo, implying presence of a heating system; however no HVAC condenser, furnace, water heater or electrical panel are shown. Plumbing fixtures and hot water were not photographed. No obvious water intrusion, sagging ceilings, or active leaks are visible. Because major systems are not documented in photos but listing text suggests functioning appliances and recent roof work, assign a moderate score pending mechanical verification and service records."
}
],
"red_flags": [
"No visible smoke detectors or carbon monoxide detectors in photographed interior spaces (likely NSPIRE fail until corrected).",
"Exterior front and rear steps lack handrails (safety citation / trip/fall hazard).",
"Tall, fixed exterior ladder to roof on rear elevation presents an accessible fall/security hazard and should be secured or removed."
],
"confidence": 0.89,
"assumptions": [
"Appliances listed (electric range, freezer, washer, dryer) are present and functional as stated in listing; absence of photos of kitchen appliances is assumed resolved by the listing text.",
"Roof age and condition are as-stated in listing (shingle and metal work 2010); no active leaks observed in interior photos.",
"A heating system exists (thermostat visible) and is operational, though no furnace or HVAC equipment photos were provided.",
"Smoke and CO detectors may exist but were not visible in provided photos; assessor treats their absence in photos as likely inspection issue.",
"Plumbing, hot water, and electrical service are functional unless otherwise noted; no active leaks or severe electrical hazards visible in photos.",
"Bedroom window egresses are assumed typical for a house of this type but exact dimensions were not confirmed from photos."
],
"score_method": "mean_of_criteria",
"overall_score": 69.1,
"rubric_version": "2026-02-NSPIRE-v1",
"confidence_method": "derived_from_run_agreement"
},
"property_id": "4910020274"
}
}
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